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    Westport Bed and Breakfast Opportunity Title is generated by Realmo AI

    6455 Main Street, Westport, NY 12993

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    Claim this Listing
    For Sale
    $795,000

    COMMERCIAL - Westport, NY

    Property size:
    6,048 SF
    Lot size:
    0.87 Acres
    Price / SF:
    $131/SF
    Added:
    Mar 26, 2026
    Days on Market:
    47
    Last Refresh:
    May 11 at 3:06 pm

    Property Features for 6455 Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Mixed
    Parking
    12
    Parking features
    Driveway, Paved or Surfaced, Open, Off Street
    Security features
    Security System
    Interior features
    Apartment, Bar, High Ceilings, High Speed Internet, Pantry, Storage
    Basement
    Interior Entry, Storage Space, Unfinished
    Standard status
    Active
    APN
    66.66-4-15.000
    Size
    6,048 SF
    Lot size
    0.87 Acres

    Taxes and HOA fees

    Tax Annual Amount
    4928

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Heating system
    Hot Water(Heating), Baseboard
    Water source
    Public

    Building Details

    Year built
    1872
    Floors in Building
    3
    Number of units
    1
    Flooring type
    Hardwood, Tile - Ceramic, Combination, Linoleum
    Building materials
    Batts Insulation, Clapboard, Frame, Wood Siding
    Roof type
    Asphalt
    Additional Structures
    Storage

    We can help!

    Listing Contact
    John La Selva

    Listing agent John La Selva

    Listing office Venture North Associates P.O. Box 549, Westport, NY

    Listing date Mar 26, 2026

    MLS# 206775

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

    HighLights

    • Lake Champlain views and location overlooking scenic Ballard Park in desirable Westport, NY.
    • Recently renovated historic building (built in 1872) blending character with modern updates.
    • Six spacious guest rooms, each with private bathroom, ideal for bed and breakfast or hospitality venture.
    • Three‑bedroom, two‑bathroom apartment on the third floor with lake views, suitable for owner's residence or rental income.
    • Includes a popular restaurant space, offering mixed‑use possibilities.
    • Prime Main Street location suitable for hospitality, mixed‑use, or live‑work lifestyle.

    Overview

    Located on Main Street in Westport, NY, this bed and breakfast property offers an opportunity along the shores of Lake Champlain. Overlooking Ballard Park, the setting provides lake views for guests year-round. Constructed in 1872, this historic building has been renovated within the last five years, blending character with modern updates. The property features a restaurant space and six guest rooms on the second floor, each with a private bathroom and views of the park and lake. The third floor includes a three-bedroom, two-bathroom apartment with views of Lake Champlain, suitable as an owner's residence or rental. The sale does not include the current business, allowing the next owner the freedom to bring their own vision once the current lease expires. Suited for hospitality ventures, mixed-use possibilities, or a live-work lifestyle, this property is situated on a 0.87-acre lot. The building size is 6,048 square feet. The property is located in one of the Adirondack Coast's most desirable communities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    The Gables Inn Mountain ... Restaurant

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Auto Repair Shop Hair Salon Nail Salon Kitchen & Bath Showroom Accounting Firm

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

    Similar Places Nearby

    • The Inn in Westport — 1234 Stevenson Rd, Westport, NY 12993
    • Victorian Lady — 6447 Main St, Westport, NY 12993

    Location Insight

    • Map
    • Local Demand
    City
    Westport
    County
    Essex
    State
    New York
    Longitude
    -73.433215
    Latitude
    44.180905

    Nearby Similar for Sale

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    • $425,000
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      Westport Mixed-Use Commercial Building

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      6472 Main Street, Westport, NY 12993
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    • $699,000

      Versatile Property with Lumber Yard

      Adaptable property suitable for various business ventures, includes lumber yard.
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    FAQs

    What type of property is this?
    Bed & breakfast - Historic bed and breakfast with restaurant and lake views.
    Where is this bed & breakfast located?
    The property is located at 6455 Main Street Westport, NY.
    What is the asking price?
    The asking price for this property is $795,000.
    What are key features of this property?
    This property features: Lake Champlain views and location overlooking scenic Ballard Park in desirable Westport, NY.; **Recently renovated historic building (built in 1872) blending character with modern updates.**; Six spacious guest rooms, each with private bathroom, ideal for bed and breakfast or hospitality venture.
    (518) 524-2421
    We can help!
    Listing Contact
    John La Selva
    Learn More
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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
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