Turnkey Salon Retail
For Sale
$130,000
388 Westchester Avenue Unit 1E, Portchester, NY 10573
Updated retail unit with salon infrastructure, kitchenette, laundry, and powder room in a professionally occupied co-op building.
Property Size550 SF
Price / SF$236.36
Days on Market153
Property Features for 388 Westchester Avenue Unit 1E
General Information
Standard status
Active
Size
550 SF
Property subtype
Business
Amenities
Brazilian oak flooring
kitchenette with laundry
powder room
live-in superintendent
tenant and visitor parking
seasonal in-ground pool
Building Details
Building Size
550 SF
Year Built
1966
Tenancy
Single
Listing Agency:
Compass Greater NY, LLC
Listed By:
Ann Marie Damashek
(917) 623-0624
Source:
Cottiemaxwellrealestate
Added: Apr 20
Changed: Sep 18
Last Checked: Sep 18 at 3:01PM
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 operates as a hair salon within a well-maintained co-op building. The layout includes four styling stations, two shampoo sinks, a waiting area, Brazilian oak flooring, a kitchenette with laundry, and a powder room. The current owner is willing to remain after closing if desired. Residential conversion may be considered, subject to board approval.
Constructed in 1966, the secure property includes a live-in superintendent, tenant and visitor parking, and a seasonal in-ground pool. Other businesses in the building include driving, medical, dental, and tax preparation services. The property is located at 388 Westchester Avenue in Port Chester, near shops, dining, and transportation in downtown Port Chester.
Constructed in 1966, the secure property includes a live-in superintendent, tenant and visitor parking, and a seasonal in-ground pool. Other businesses in the building include driving, medical, dental, and tax preparation services. The property is located at 388 Westchester Avenue in Port Chester, near shops, dining, and transportation in downtown Port Chester.
Key Highlights
- Approximately 550 square feet of retail space
- Existing salon layout with 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
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Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,224
Businesses Nearby
110k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 48%
Shops & Services 28%
Dining 14%
Electronics 5%
ACME Markets
Groceries
30,407 visits/mo
0.5 miles
Restaurant Depot
Groceries
22,409 visits/mo
0.5 miles
AutoZone
Shops & Services
7,821 visits/mo
0.5 miles
Sinclair
Shops & Services
6,477 visits/mo
0.3 miles
Wingstop
Dining
6,293 visits/mo
0.5 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Retail space - Updated retail unit with salon infrastructure, kitchenette, laundry, and powder room in a professionally occupied co-op building.
Where is this retail space located?
The property is located at 388 Westchester Avenue Unit 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: Approximately 550 square feet of retail space; Existing salon layout with four styling stations and two shampoo sinks; Brazilian oak flooring, kitchenette with laundry, and powder room
