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    192 S Main St Salem, NY 12865

    Sponsored
    For Sale
    $104,500

    COMMERCIAL - Other - Salem, NY

    Property size:
    1,280 SF
    Lot size:
    0.02 Acres
    Days on Market:
    11
    Last Refresh:
    Feb 12 at 3:06 am

    Property Features for 192 S Main St

    General Information

    Special listing conditions
    Standard
    Property type
    Commercial Sale
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Zoning
    Commercial
    Rooms
    Bathroom 1
    Bathrooms
    1
    APN
    534800 209.9-1-30
    Parking features
    Off Street
    Interior features
    High Speed Internet, Built-in Features
    Basement
    Interior Entry, Full
    Size
    1,280 SF
    Lot size
    0.02 Acres

    Utilities

    Heating system
    Baseboard, Oil
    Cooling system
    Window Unit(s)
    Water source
    Public

    Building Details

    Year built
    1900
    Floors in Building
    2
    Flooring type
    Wood, Carpet
    Building materials
    Masonite, Wood Siding
    Roof type
    Rubber
    Architectural style
    Other

    We can help!

    Listing Contact
    Stacey Loya

    PennyDot Realty LLC (518) 321-9767

    Listing agent Stacey Loya (518) 338-8998 License #10401383633

    Listing date Feb 2, 2026

    MLS# 202611421

    Copyright © 2026 Global MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Historic Building on Main Street

    This historical commercial building is located on a busy Main Street on the New York/Vermont border. The well-maintained row building features newer windows on the second floor and new carpet. The layout includes a waiting area, storage space, a conference room, and a private office. The second floor is accessible via a stairway, leading to original wainscot walls and ceilings. The basement houses a boiler system for baseboard heat, along with a newer electrical service entrance and rubber roof. A new front porch awning adds to the building's old neighborhood charm. With a total property size of 1280 square feet and situated on a lot of 0.02 acres, this location is suitable for a new or established business in a growing community. The building features baseboard heat. It is being sold as is.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mc Phee Donald Law Firm

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Building Supply Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Auto Parts Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Salem
    County
    Washington
    State
    New York
    Longitude
    -73.327005
    Latitude
    43.172377

    Nearby Similar for Sale

    • $259,000
      5,022 SF

      Mixed-Use Property in Historic Salem

      Mixed-use property with storefronts and apartments in Salem, NY.
      217 N Main St, Salem, NY 12865
      View Details

    FAQs

    What type of property is this?
    Office space - Charming commercial building in growing community on NY/VT border.
    Where is this office space located?
    The property is located at 192 S Main St Salem, NY.
    What is the asking price?
    The asking price for this property is $104,500.
    What are key features of this property?
    This property features: - Prime location on a busy Main Street in a growing community on the NY/VT border, ideal for business.; - Historical building with original wainscot walls and ceilings, offering unique character.; - Newer windows on the second floor and a new rubber roof, indicating recent upgrades.
    (518) 338-8998
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    192 S Main St Salem, NY 12865
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    Salem, NY 12865
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    192 S Main St Salem, NY 12865
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    We can help!
    Listing Contact
    Stacey Loya
    Real Estate License ID: 10401383633
    (518) 338-8998
    Learn more
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