Hair Salon Retail
For Sale
$130,000
1e-388 Westchester Ave, Portchester, NY 10573
Updated co-op unit with salon fixtures, kitchenette, laundry, and a powder room.
Property Size550 SF
Price / SF$236.36
Days on Market167
Property Features for 1e-388 Westchester Ave
General Information
Standard status
Active
Size
550 SF
Amenities
Brazilian oak flooring
kitchenette with laundry
powder room
live-in superintendent
tenant and visitor parking
seasonal in-ground pool
Building Details
Tenancy
Single
Listing Agency:
Compass Greater NY, LLC
(914) 341-1561
Listed By:
Ann Marie Damashek
(917) 623-0624
Source:
Exprealty
Added: Apr 6
Changed: Sep 18
Last Checked: Sep 18 at 3:42PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Compass Greater NY, LLC
Investment Insights
Based on property information with market context.
This approximately 550-square-foot retail unit is configured as an operating hair salon within a maintained co-op building. The layout includes four styling stations, two shampoo sinks, a customer waiting area, Brazilian oak flooring, a kitchenette with laundry, and a powder room. The space may also suit other professional or business uses, subject to applicable approvals.
Building features include a live-in superintendent, secure access, tenant and visitor parking, and a seasonal in-ground pool. Other occupants include driving, medical, dental, and tax preparation businesses. The property is situated near shops, dining, and transportation in downtown Port Chester. Residential conversion may be explored with board approval.
Building features include a live-in superintendent, secure access, tenant and visitor parking, and a seasonal in-ground pool. Other occupants include driving, medical, dental, and tax preparation businesses. The property is situated near shops, dining, and transportation in downtown Port Chester. Residential conversion may be explored with board approval.
Key Highlights
- Approximately 550 square feet configured for an operating hair salon
- Four styling stations and two shampoo sinks
- Brazilian oak flooring, kitchenette with laundry, and powder room
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$11,629
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.95%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$232,580
$232.6K
Cap Rate 7%
$166,129
$166.1K
Cap Rate 9%
$129,211
$129.2K
Market Conditions
NOI Build-Up for 550 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$19.1K $34.80/SF
− Vacancy
−$2.5K −$4.59/SF
EGI
$16.6K $30.21/SF
− OpEx
−$5.0K −$9.06/SF
NOI
$11.6K $21.14/SF
Area
Westchester County, NY
Vacancy
13.20%
Lease Rate
$34.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$232,580
Cap Rate 7%
$166,129
Cap Rate 9%
$129,211
Alternative Uses
Best Use
Retail
$166.1K
$145.4K – $193.8K
NOI $11,629 @ 7.0% cap · market cap 8.95%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,196
Businesses Nearby
197k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 54%
Shops & Services 30%
Dining 11%
Electronics 5%
Costco Wholesale
Superstores
106,057 visits/mo
0.0 miles
Sunoco
Shops & Services
16,829 visits/mo
0.1 miles
Bartaco
Dining
11,326 visits/mo
0.2 miles
AutoZone
Shops & Services
7,821 visits/mo
0.3 miles
Sinclair
Shops & Services
6,477 visits/mo
0.4 miles
Demographics for 10573, NY
41,758
Population
14,592
Households
2.9
Avg Household Size
39
Median Age
44%
College-Educated
83%
High-School Grad
5.5 sq mi
ZIP Area
7,592
Density / Sq Mi
$110,612
Median Household Income
$48,263
Median Earnings
$1,940
Median Rent
$649,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Updated co-op unit with salon fixtures, kitchenette, laundry, and a powder room.
Where is this retail space located?
The property is located at 1e-388 Westchester Ave Portchester, NY.
What is the asking price?
The asking price for this property is $130,000.
What are key features of this property?
This property features: Approximately 550 square feet configured for an operating hair salon; Four styling stations and two shampoo sinks; Brazilian oak flooring, kitchenette with laundry, and powder room
