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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Manufacturing properties
104 Fairgrounds Dr, Manlius, NY 13104-2450
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US63-0543330
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2014
Total area
9,512 SF
Lot
0.63 ac (27,443 SF)
Zoning code
C
APN
313803 029.-02-02.2
UPID
US63-0543330
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$655k
Comparable Approach
Comparable
$378k
Blend (final)
Blend
$525k
Owner & transaction history
104 Fgd, LLC · 10 yrs held
104 Fgd, LLC
since 2016
2 recorded transactions
Zoning & alternative use
C · Manlius, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$870,000
+105.2%
Warehouse, storage
$565,000
+33.9%
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 Manlius submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manlius 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$710,000
6.5%
$655,000
7%
$610,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$425,000
Current use
COMMERCIAL (GENERAL)
$870,000
Change: +105% · Conversion: Difficult
WAREHOUSE, STORAGE
$565,000
Change: +34% · Conversion: Easy
Blend value · Realmo final
$525k
Range $473k – $578k · ±10%
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
$55 / 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 2023Property tax & assessments
Tax year 2023
Assessed value
$665,000
Assessed 2023
Previous assessed
$624,000
+6.6% YoY
Assessed land
$71,700
Assessed improvement
$593,300
Land market value
$71,700
Improvement market value
$593,300
Total market value
$665,000
Applied tax rate
313,801.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2014
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
9,512 SF
Lot
0.63 ac (27,443 SF)
Zoning code
C
APN
313803 029.-02-02.2
UPID
US63-0543330
Jurisdiction
ONONDAGA
Zoning & alternative use
C · Manlius, NY
Zoning C · permitted uses
C · Manlius, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Manlius. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$425,000
COMMERCIAL (GENERAL)
Est. value
$870,000
WAREHOUSE, STORAGE
Est. value
$565,000
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
2014
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.63 ac
Current owner
From public records · entity-resolved
104 Fgd, LLC
Entity
Mailing address
108 FAIRGROUNDS DR, MANLIUS, NY 13104-2450
Ownership since
2016
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
Feb 1, 2024
—
104fgd LLC
—
Deed
related
$640,000 · Tompkins Community Bank
Feb 2, 2016
—
104 Fgd, LLC
Pamela Ellerton
Deed
—
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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