Mixed-Use Office & Studio
105 107 109 E Clinton Street Ithaca, NY 14850
105 107 109 E Clinton Street, Ithaca, NY, 14850
$1,350,000
For Sale
$1,350,000
COMMERCIAL - Ithaca, NY
Property Size6,400 SF
Price / SF$210.94
Days on Market516
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
- Forced Air, Natural Gas
- Cooling system
- Central Air
Building Details
- Year built
- 1970
- Floors in Building
- 1
- Building materials
- Block, FoamInsulation, Frame, Concrete, StructuralInsulatedPanels
- Roof type
- Rubber, Membrane
Listing agency
Warren Real Estate of Ithaca Inc.
(607) 257-0666
Listed by
Laura Fiore · License #10301208660
(607) 351-6155
Added: Feb 21, 2025 Updated: Jul 12 at 9:36AM Checked: Jul 22 at 4:06AM
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.
Investment Insights
Based on property information with market context.
This offering includes two distinct parcels with commercial improvements. The first parcel features a vacant commercial building with approximately 3,600 square feet of open space and soaring 15-foot ceilings. The adjacent building is approximately 2,800 square feet and is currently home to the Pyramid Sound Recording Studio.
Both properties are located near a corner with a signaled light, providing easy access and visibility, and they are connected to all municipal utilities. The B-4 zoning is described as flexible and may support multi-family, mixed-use, business or professional offices, along with redevelopment possibilities.
Adjacent parcels are also available, which may allow for a larger assemblage. Please note that the Pyramid Sound Recording Studio business is not included in the sale.
Both properties are located near a corner with a signaled light, providing easy access and visibility, and they are connected to all municipal utilities. The B-4 zoning is described as flexible and may support multi-family, mixed-use, business or professional offices, along with redevelopment possibilities.
Adjacent parcels are also available, which may allow for a larger assemblage. Please note that the Pyramid Sound Recording Studio business is not included in the sale.
Key Highlights
- Two adjacent parcels at the edge of Ithaca’s Downtown Business District: 3,600 SF vacant commercial building plus 2,800 SF recording studio building
- 3,600 SF building features wide‑open space with 15‑foot ceilings
- B‑4 zoning allows multi‑family, mixed‑use, business/professional offices, and redevelopment (see zoning details)
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
NOI $106,030 @ 7.0% cap · market cap 7.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.00M
$1.75M – $2.33M
NOI $139,796 @ 7.0% cap · market cap 10.36%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Pyramid Sound
Recording Studio
Similar For Sale Nearby
FAQs
What type of property is this?
Creative space - Two connected buildings with B-4 zoning near a signaled corner, including a vacant space with 15-foot ceilings.
Where is this creative space 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 adjacent parcels at the edge of Ithaca’s Downtown Business District: 3,600 SF vacant commercial building plus 2,800 SF recording studio building; 3,600 SF building features wide‑open space with 15‑foot ceilings; B‑4 zoning allows multi‑family, mixed‑use, business/professional offices, and redevelopment (see zoning details)
