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    6472 Main Street Westport, NY 12993

    View on Map
    For Sale
    $425,000

    COMMERCIAL - Westport, NY

    Property size:
    4,600 SF
    Lot size:
    0.14 Acres
    Added:
    Mar 24, 2026
    Days on Market:
    10
    Last Refresh:
    Apr 2 at 7:06 am

    Property Features for 6472 Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Mixed
    Parking features
    On Street
    Interior features
    Apartment, High Speed Internet
    Exterior features
    Awning(s), Lighting, Storage
    Basement
    Unfinished, Partial, Interior Entry
    Appliances
    Electric Water Heater, Free-Standing Electric Oven, Free-Standing Electric Range, Free-Standing Refrigerator
    Standard status
    Active
    APN
    66.66-6-28.000
    Size
    4,600 SF
    Lot size
    0.14 Acres

    Taxes and HOA fees

    TaxAnnualAmount
    6971

    Utilities

    Utilities
    Propane
    Sewer type
    Public Sewer
    Heating system
    Zoned, Hot Water(Heating), Baseboard, Propane (Heating)
    Water source
    Public

    Building Details

    Year built
    1930
    Floors in Building
    2
    Number of units
    3
    Flooring type
    Hardwood
    Building materials
    Batts Insulation, Brick Veneer, Frame
    Roof type
    Rubber, Flat
    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 24, 2026

    MLS# 206770

    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.

    Overview

    Westport Mixed-Use Commercial Building

    Located in the heart of Westport's business district, this commercial building offers an opportunity to own property on the shores of Lake Champlain. The building includes two storefront spaces, currently combined into one expansive retail or business area, providing flexibility for a variety of commercial uses or the option to reestablish dual income streams. Above, there is one 2-bedroom, 1-bathroom apartment, and one large open space ready to be converted into an apartment or used as a studio. The apartments offer living spaces that appeal to year-round tenants or seasonal visitors. This mixed-use property is suited for investors or entrepreneurs seeking both immediate income and long-term value. The property is situated on a 0.14-acre lot. The building has 4,600 square feet of space. A lease is in place for the Bessboro Shop.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Bessboro Shop (Bike/Boat/Book/etc) Store

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Westport
    County
    Essex
    State
    New York
    Longitude
    -73.432722
    Latitude
    44.182231

    Nearby Similar for Sale

    • $795,000
      6,048 SF

      Westport Bed and Breakfast Opportunity

      Historic bed and breakfast with restaurant and lake views.
      6455 Main Street, Westport, NY 12993
      View Details
    • $699,000

      Versatile Property with Lumber Yard

      Adaptable property suitable for various business ventures, includes lumber yard.
      252 Nys Route 22, Westport, NY, 12993-3522
      View Details

    FAQs

    What type of property is this?
    Mixed-use property - Prime commercial building with retail and residential income potential.
    Where is this mixed-use property located?
    The property is located at 6472 Main Street Westport, NY.
    What is the asking price?
    The asking price for this property is $425,000.
    What are key features of this property?
    This property features: Prime location in the heart of Westport's business district on Lake Champlain; Mixed‑use property with commercial storefront and residential apartment potential; Two storefront spaces, currently combined, offering flexibility for various business uses or dual income streams
    (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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