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Property profile & analytics
OFF-MARKET
Estimated value
$1,860,000
Office buildings
100 Uptown Rd Ithaca, NY 14850-1632
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-4145039
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2007
Total area
7,119 SF
Lot
2.4 ac (104,544 SF)
APN
503201 46.1-6-6.21
UPID
US63-4145039
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Arleo Eye Associates: Macaluso Katie J MD Physician
-
Tamara J. Stockwin, O.D. Physician
-
Lempert Philip MD Ophthalmologist
-
Richard P. Pascucci, OD Physician
-
Bishop Ralph M MD Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.84M
CAP Approach
CAP
$1.94M
Comparable Approach
Comparable
$1.33M
Blend (final)
Blend
$1.86M
Owner & transaction history
Tompkins Ofc Mgmt Sys INC · 4 yrs held
Tompkins Ofc Mgmt Sys INC
since 2021
Last sale
$1.9M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+7.4%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Ithaca submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ithaca submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,855,000
ML approach
$1,835,000
CAP Approach
CAP Return
Estimation
6%
$2,095,000
6.5%
$1,935,000
7%
$1,795,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,135,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$1.86M
Range $1.67M – $2.05M · ±10% · vs last sale $1.88M (Dec 30 2021)
Last sale anchor
$1.88M
Dec 30 2021
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$261 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2019Property tax & assessments
Tax year 2019
Tax billed
$11,730
Tax year 2019
Assessed value
$1,400,000
Assessed 2023
Previous assessed
$1,400,000
+0.0% YoY
Effective rate
0.84%
On assessed value
Assessed land
$345,000
Assessed improvement
$1,055,000
Land market value
$345,000
Improvement market value
$1,055,000
Total market value
$1,400,000
Applied tax rate
503,201.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2007
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
7,119 SF
Lot
2.4 ac (104,544 SF)
APN
503201 46.1-6-6.21
UPID
US63-4145039
Jurisdiction
TOMPKINS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.1M
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2007
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.4 ac
Current owner
From public records · entity-resolved
Tompkins Ofc Mgmt Sys INC
Entity
Free & Clear · 4 yrs held
Mailing address
63 TEETER RD, ITHACA, NY 14850-8507
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2021
$1,875,000
Tompkins Ofc Mgmt Sys INC
Arleo Real Estate LLC
Deed
—
Sep 27, 2007
—
Arleo Real Estate LLC
Arleo,robert J
Quit Claim Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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