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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Office buildings
122 Ct St Ithaca, NY 14850-4165
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-0592177
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Total area
4,848 SF
Lot
0.25 ac (11,060 SF)
Zoning code
R-3A
APN
500700 50.-4-26
UPID
US63-0592177
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
-
Jonathan Roth Counselor Marriage Or Relationship Counselor
-
Marsh Joyce Marriage Or Relationship Counselor Family Counselor
-
Viviani Massage Alternative Medicine Practice Spa & Massage Center
-
Dr. Jaclyn Borza Maher Alternative Medicine Practice
-
Sea Change Massage Therapy Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$515k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$571k
Blend (final)
Blend
$520k
Owner & transaction history
Adio 122w LLC · 4 yrs held
Adio 122w LLC
since 2021
Last sale
$475,677
1 recorded transaction
Zoning & alternative use
R-3A · Ithaca, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of this zoning district is to provide one family detached dwelling, two family dwelling, multi family, church and related building.
Zone name
Multifamily Residential
General category
RESIDENTIAL
Zone area
234.98 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$770,000
+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
$570,000
ML approach
$515,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$720,000
Current use
COMMERCIAL (GENERAL)
$770,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$520k
Range $468k – $572k · ±10% · vs last sale $476k (Dec 23 2021)
Last sale anchor
$476k
Dec 23 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
$107 / 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
$405,000
Assessed 2023
Previous assessed
$405,000
+0.0% YoY
Assessed land
$75,000
Assessed improvement
$330,000
Land market value
$75,000
Improvement market value
$330,000
Total market value
$405,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1985
Heating
NONE
Buildings
1
Stories
2
Total area
4,848 SF
Lot
0.25 ac (11,060 SF)
Zoning code
R-3A
APN
500700 50.-4-26
UPID
US63-0592177
Jurisdiction
TOMPKINS
Zoning & alternative use
R-3A · Ithaca, NYZoning R-3A · permitted uses
R-3A · Ithaca, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of this zoning district is to provide one family detached dwelling, two family dwelling, multi family, church and related building.
Zone name
Multifamily Residential
General category
RESIDENTIAL
Zone area
234.98 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$720,000
COMMERCIAL (GENERAL)
Est. value
$770,000
OFFICE BUILDING Current
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
1985
Heating
NONE
Stories
2
Buildings
1
Lot
0.25 ac
Current owner
From public records · entity-resolved
Adio 122w LLC
Entity
Mailing address
1212 TRUMANSBURG RD, ITHACA, NY 14850-1314
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2021
$475,677
Adio 122w LLC
Patti L Jacobson
Warranty Deed
$450,678 · Patti Jacobson
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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