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    Commercial Buildings in Ithaca, NY Title is generated by Realmo AI

    105 107 109 E Clinton Street, Ithaca, NY 14850

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    For Sale
    $1,350,000

    COMMERCIAL - Ithaca, NY

    Property size:
    6,400 SF
    Price / SF:
    $210/SF
    Added:
    Feb 21, 2025
    Days on Market:
    467
    Last Refresh:
    Jun 3 at 1:06 pm

    Property Features for 105 107 109 E Clinton Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    B-4
    Parking
    2
    Standard status
    Active
    APN
    81.-11-4
    Size
    6,400 SF

    Taxes and HOA fees

    Tax Annual Amount
    18447

    Utilities

    Heating system
    Natural Gas, Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1970
    Floors in Building
    1
    Building materials
    Block, FoamInsulation, Frame, Concrete, StructuralInsulatedPanels
    Roof type
    Membrane, Rubber

    We can help!

    Listing Contact
    Laura Fiore

    Listing agent Laura Fiore License #10301208660

    Listing office Warren Real Estate of Ithaca Inc. 830 Hanshaw Rd, Ithaca, NY

    Listing date Feb 21, 2025

    MLS# R1589491

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Two distinct properties with flexible B‑4 zoning, ideal for multi‑family, mixed‑use, or business/professional offices.
    • Prime location at the edge of Ithaca's Downtown Business District with easy access and high visibility near a signaled corner.
    • Vacant 3,600 sq ft commercial building with 15‑foot ceilings, offering endless customization possibilities.
    • Includes the 2,800 sq ft Pyramid Sound Recording Studio building, a legendary space with unique acoustics.
    • Connected to all municipal utilities for seamless transition and development.
    • Adjacent parcels available, offering potential for larger assemblage and future expansion.

    Overview

    Located at the edge of Ithaca's vibrant Downtown Business District, these two distinct properties present a rare opportunity. The flexible B-4 zoning allows for multi-family, mixed-use, business or professional offices, and redevelopment possibilities. The first parcel features a vacant commercial building offering 3,600 square feet of wide-open space with 15-foot ceilings. This expansive area is customizable and suited for businesses seeking an open floor plan, creative studios, or an innovative redevelopment project. The adjacent 2,800-square-foot building currently houses the Pyramid Sound Recording Studio. This space has hosted recording artists and offers an environment for creative professionals. Both properties are located near a corner with a signaled light, providing access and visibility. They are connected to all municipal utilities. Adjacent parcels are also available for a larger assemblage, enhancing the potential for future growth and expansion. The combined property size is 6,400 square feet.

    Local Financial Insights For Office B

    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 $181.2k $28.32
    − Vacancy −$39.9k −$6.23
    EGI $141.4k $22.09
    − OpEx −$35.3k −$5.52
    NOI $106.0k $16.57
    6,400 SF · lease $28.32/SF/yr · vacancy 22.00% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $1.51M
    $1.33M – $1.77M (±1% cap)
    NOI $106,030 @ 7.0% cap · market cap 7.85%
    Second Best
    Mixed Use
    $946.3K
    $828.0K – $1.10M (±1% cap)
    NOI $66,240 @ 7.0% cap · market cap 4.91%
    Theoretical Best
    Office A
    $2.00M
    $1.75M – $2.33M (±1% cap)
    NOI $139,796 @ 7.0% cap · market cap 10.36%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Pyramid Sound Recording Studio

    Suggested Use

    Real Estate Agency Law Firm Restaurant Dental Office Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Ithaca
    County
    Tompkins
    State
    New York
    Longitude
    -76.499504
    Latitude
    42.43671

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    FAQs

    What type of property is this?
    Mixed-use property - Two commercial buildings with redevelopment potential in Ithaca's Downtown Business District.
    Where is this mixed-use property located?
    The property is located at 105 107 109 E Clinton Street Ithaca, NY.
    What is the asking price?
    The asking price for this property is $1,350,000.
    What are key features of this property?
    This property features: Two distinct properties with flexible B‑4 zoning, ideal for multi‑family, mixed‑use, or business/professional offices.; Prime location at the edge of Ithaca's Downtown Business District with easy access and high visibility near a signaled corner.; Vacant 3,600 sq ft commercial building with **15‑foot ceilings**, offering endless customization possibilities.
    (607) 351-6155
    We can help!
    Listing Contact
    Laura Fiore
    Real Estate License ID: 10301208660
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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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