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Property profile & analytics
OFF-MARKET
Estimated value
$820,000
Investment properties
108 State St 12 Ithaca, NY 14850-5428
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-2615262
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1980
Total area
11,416 SF
Lot
0.13 ac (5,700 SF)
Zoning code
CBD-60
APN
500700 70.-1-8
UPID
US63-2615262
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
-
STREAM Collaborative Landscape Architect Architecture Firm
-
Randall + West Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$830k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$807k
Blend (final)
Blend
$820k
Owner & transaction history
Silber Syracuse I LLC · 4 yrs held
Silber Syracuse I LLC
since 2022
Last sale
$820,000
4 recorded transactions
Zoning & alternative use
CBD-60 · Ithaca, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$785,000
ML approach
$830,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$820k
Range $738k – $902k · ±10% · vs last sale $820k (Jun 28 2022)
Last sale anchor
$820k
Jun 28 2022
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
$72 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$3,314
Tax year 2020
Assessed value
$800,000
Assessed 2023
Previous assessed
$800,000
+0.0% YoY
Effective rate
0.41%
On assessed value
Assessed land
$100,000
Assessed improvement
$700,000
Land market value
$100,000
Improvement market value
$700,000
Total market value
$800,000
Applied tax rate
500,700.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1980
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
4
Total area
11,416 SF
Lot
0.13 ac (5,700 SF)
Zoning code
CBD-60
APN
500700 70.-1-8
UPID
US63-2615262
Jurisdiction
TOMPKINS
Zoning & alternative use
CBD-60 · Ithaca, NY
Zoning CBD-60 · permitted uses
CBD-60 · Ithaca, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ithaca. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1980
Heating
NONE
Cooling
Yes
Stories
4
Buildings
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Silber Syracuse I LLC
Entity
Free & Clear · 4 yrs held
Mailing address
34 WHIG ST, TRUMANSBURG, NY 14886-9152
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2022
$820,000
Silber Syracuse I LLC
Jp&a Contracts LLC
Warranty Deed
—
Dec 29, 2021
$1,450,000
108 W Mlk St Holdings LLC
W St St Hldgs LLC
Warranty Deed
$1,160,000 · Visions FCU
Apr 25, 2008
$839,000
W State Street Holdings LLC
108-112 West State Street LLC
Grant Deed
related
—
Jun 14, 2006
$650,000
108-112 West State Street
Hfc Building Associates LLC
Warranty 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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