Historic Cooperstown Estate on
For Sale
Contact for pricing
6 Westridge Rd, Cooperstown, NY 13326
Iconic 1884 Shingle Style estate with lake views.
Property Size6,600 SF
Lot Size3.00 Acres
Price / SF$181.82
Days on Market156
Property Features for 6 Westridge Rd
General Information
Standard status
Active
Size
6,600 SF
Lot size
3.00 Acres
Property subtype
Hospitality, Special Purpose
Investment Type
Owner/User
Listing Agency:
Keller Williams Upstate Ny Pro
(607) 435-0470
Listed By:
Susan Muther · License #10401290369
Source:
Crexi
Added: Mar 17
Changed: Aug 15
Last Checked: Aug 18 at 9:27AM
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 Keller Williams Upstate Ny Pro
Investment Insights
Based on property information with market context.
Located in Cooperstown, NY, 6 Westridge Road is an American Shingle Style estate designed in 1884 by Babb, Cook & Willard. Once the Bryn Brooke Manor Bed & Breakfast, this home has welcomed guests from around the globe. The property features a continuous cedar shingle exterior, sweeping rooflines, and banded window groupings. A two-story turret and a broad lake-facing porch enhance its architectural appeal. The interior spans over 6,600 square feet with finishes of oak, maple, and butternut wood, period lighting, custom wallpapers, bespoke cabinetry, and artisanal woodwork. Modern upgrades include new furnaces, efficient mini-split systems on the main and second floors, a complete electrical overhaul, and a freshly painted exterior. The kitchen is designed for gatherings and culinary activities, featuring modern appliances and direct access to multiple porches. The estate includes eight bedrooms and eight bathrooms, including a private caretaker’s suite with a separate entrance. All bathrooms have been updated with premium materials and period-appropriate finishes. The property is situated within walking distance of the Fenimore Art Museum, The Farmers’ Museum, and the Otesaga Hotel. The village of Cooperstown and the National Baseball Hall of Fame are also nearby. The nearly three-acre property offers views of Otsego Lake and mature gardens. Given its history as Bryn Brooke Manor Bed & Breakfast, 6 Westridge Road holds potential for those looking to venture into the hospitality industry. The property’s layout makes it ideal for hosting guests, and its proximity to local attractions ensures a steady stream of visitors.
Key Highlights
- Historically significant 1884 American Shingle Style estate designed by renowned architects Babb, Cook & Willard.
- Spacious 6,600+ sq ft interior with 8 bedrooms and 8 bathrooms, including a private caretaker's suite.
- Modern upgrades including new furnaces, mini‑split systems, complete electrical overhaul, and updated bathrooms.
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
$42,323
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
3.53%
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%
$846,460
$846.5K
Cap Rate 7%
$604,614
$604.6K
Cap Rate 9%
$470,256
$470.3K
Market Conditions
NOI Build-Up for 6,600 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
$118.8K $18.00/SF
− Vacancy
−$29.7K −$4.50/SF
EGI
$89.1K $13.50/SF
− OpEx
−$46.8K −$7.09/SF
NOI
$42.3K $6.41/SF
Area
Otsego County, NY
Vacancy
25.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
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%
$846,460
Cap Rate 7%
$604,614
Cap Rate 9%
$470,256
Alternative Uses
Best Use
Hotel Hospitality
$604.6K
$529.0K – $705.4K
NOI $42,323 @ 7.0% cap · market cap 3.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.82M
$1.59M – $2.12M
NOI $127,354 @ 7.0% cap · market cap 10.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
431
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13326, NY
4,893
Population
2,724
Households
1.8
Avg Household Size
51
Median Age
48%
College-Educated
96%
High-School Grad
92.1 sq mi
ZIP Area
53
Density / Sq Mi
$70,977
Median Household Income
$33,740
Median Earnings
$1,120
Median Rent
$308,600
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
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- Main Street Bed & Breakfast — 202 Main St, Cooperstown, NY 13326
- Lyoncher Bed and Breakfast — 8 Eagle St, Cooperstown, NY 13326
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Iconic 1884 Shingle Style estate with lake views.
Where is this bed & breakfast located?
The property is located at 6 Westridge Rd Cooperstown, NY.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Historically significant 1884 American Shingle Style estate designed by renowned architects Babb, Cook & Willard.; Spacious 6,600+ sq ft interior with 8 bedrooms and 8 bathrooms, including a private caretaker's suite.; Modern upgrades including new furnaces, mini‑split systems, complete electrical overhaul, and updated bathrooms.
