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    Port Chester Commercial Co-op Space Title is generated by Realmo AI

    388 Westchester Avenue #1E, Portchester, NY 10573

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    For Sale
    $130,000

    Turnkey salon or adaptable commercial space in vibrant Port Chester.

    Type:Commercial
    Property size:
    550 SF
    Price / SF:
    $236/SF
    Added:
    Apr 6, 2026
    Days on Market:
    56
    Last Refresh:
    Apr 8 at 8:19 pm

    Property Features for 388 Westchester Avenue #1E

    General Information

    Standard status
    Active
    Size
    550 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1966

    We can help!

    Listing Contact
    ANN MARIE DAMASHEK

    Listing agent ANN MARIE DAMASHEK

    Listing office COMPASS GREATER NY, LLC

    Listing date Apr 6, 2026

    Source Corcoran

    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

    HighLights

    • Turnkey hair salon ready for immediate operation. Adaptable for other professional uses.
    • Prime location in the heart of Port Chester, near shops, dining, and transportation.
    • Low monthly maintenance of $994.59 includes heat, hot water, and property taxes.
    • Updated unit with Brazilian oak flooring, kitchenette with laundry, and powder room.
    • Potential to convert the space to residential use (subject to board approval).
    • Secure co‑op building with live‑in superintendent, tenant/visitor parking, and seasonal in‑ground pool.

    Overview

    This commercial space is located in a well-maintained co-op building in the heart of Port Chester. Currently operating as a turnkey hair salon, the approximately 550-square-foot space can be adapted for a variety of professional or business uses. Existing businesses in the building include a driving school, medical offices, dental practices, and tax preparation services. The current salon layout features four styling stations, two shampoo sinks, and a waiting area. The updated unit includes Brazilian oak flooring, a kitchenette with laundry, and a powder room. Buyers may explore the potential to convert the space to residential use, subject to board approval. The secure building offers a live-in superintendent, tenant and visitor parking, and a seasonal in-ground pool. The monthly maintenance fee is $994.59 and includes heat, hot water, and property taxes. The property is conveniently located near shops, dining, and transportation in downtown Port Chester.

    Local Financial Insights For Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $19.1k $34.80
    − Vacancy −$2.5k −$4.59
    EGI $16.6k $30.21
    − OpEx −$5.0k −$9.06
    NOI $11.6k $21.14
    550 SF · lease $34.80/SF/yr · vacancy 13.20% · expense 30.00%

    Alternative Uses

    Best Use
    Retail
    $166.1K
    $145.4K – $193.8K (±1% cap)
    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 local authorities.
    Location Intelligence

    Current Use by Public Records

    Joseph R. Kiefer, ... Physician Hair Fanatics Hair Salon Roanne Zuckerman High School Baby Say Cheese Medical Clinic 4 Wheels Driver ... Training Center

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Portchester
    County
    Westchester
    State
    New York
    Longitude
    -73.67275
    Latitude
    41.004742

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    FAQs

    What type of property is this?
    Retail space - Turnkey salon or adaptable commercial space in vibrant Port Chester.
    Where is this retail space located?
    The property is located at 388 Westchester Avenue #1E 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: Turnkey hair salon ready for immediate operation. Adaptable for other professional uses.; Prime location in the heart of Port Chester, near shops, dining, and transportation.; Low monthly maintenance of $994.59 includes heat, hot water, and property taxes.
    (914) 341-1561
    We can help!
    Listing Contact
    ANN MARIE DAMASHEK
    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.

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