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Property profile & analytics
OFF-MARKET
Commercial land
2177 Clute Rd Cortland, NY 13045-9574
Individually Owned
1-yr Hold
Free & Clear
Property ID
US63-4062340
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
11.63 ac (506,603 SF)
APN
114600 127.00-09-14.200
UPID
US63-4062340
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
-
Carvers Steakhouse Restaurant
-
Hope Lake Lodge & Conference Center Hotel & Motel
-
Acorn Grill Restaurant
-
The Lookout at Hope Lake Wedding Service
-
Waterfalls Spa Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Kathleen Hanley · 1 yrs held
Kathleen Hanley
since 2025
Last sale
$6,000
7 recorded transactions
Zoning & alternative use
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 Cortland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cortland 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
Tax billed
$39,208
Tax year 2023
Assessed value
$162,828
Assessed 2023
Previous assessed
$162,828
+0.0% YoY
Effective rate
24.08%
On assessed value
Assessed land
$162,828
Land market value
$239,453
Total market value
$239,453
Applied tax rate
110,200.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
11.63 ac (506,603 SF)
APN
114600 127.00-09-14.200
UPID
US63-4062340
Jurisdiction
CORTLAND
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Lot
11.63 ac
Current owner
From public records · entity-resolved
Kathleen Hanley
Individual
Free & Clear · 1 yrs held
Mailing address
2000 STATE RTE 392, CORTLAND, NY 13045-9556
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
58 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2025
—
Kathleen Hanley
James C Burns
Deed
—
Feb 3, 2022
$6,000
Richard W Macdonald
Hope Lake Assn
Deed
—
Jul 16, 2019
$82,000
Hope Lake Holdings LLC
Shamrock Mountain Holdings INC
Warranty Deed
related
—
Apr 19, 2013
$1,823,089
Hope Lake Holdings LLC
Hope Lake Investors LLC
Warranty Deed
—
Jun 16, 2010
$53,640
Vip Structures INC
Hope Lake Invtrs LLC
Grant Deed
—
Jun 16, 2010
$96,930
Schug Realty LLC
Hope Lake Invtrs LLC
Trustees Deed
—
Jun 16, 2010
$51,300
Daniel Haynes
Hope Lake Invtrs LLC
Grant Deed
—
Jun 16, 2010
$81,090
Tag Mechanical Systems INC
Hope Lake Invtrs LLC
Grant Deed
—
Jun 16, 2010
$95,670
Gypsum Systems INC
Hope Lake Invtrs LLC
Grant Deed
—
Jun 2, 2010
$89,200
Linda Nozick
Hope Lake Invtrs LLC
Grant Deed
—
May 28, 2010
$44,443
C & H Hldgs Of Ithaca LLC
Hope Lake Invtrs LLC
Grant Deed
—
May 10, 2010
$55,500
Jeffrey Merrill
Hope Lake Invtrs LLC
Grant Deed
—
Apr 16, 2010
$3,784,990
Virgil Resort Fndg Group
Hope Lake Invtrs LLC
Trustees Deed
—
Mar 3, 2010
$55,500
Jin Moonsoo
Hope Lake Invtrs LLC
Grant Deed
—
Mar 2, 2010
$51,882
Yun Y Li
Hope Lake Invtrs LLC
Grant Deed
—
Feb 12, 2010
$80,538
Charles Hatfield
Hope Lake Invtrs LLC
Grant Deed
—
Feb 12, 2010
$78,038
Charles Hatfield
Hope Lake Invtrs LLC
Grant Deed
—
Feb 4, 2010
$55,500
Judy Baye
Hope Lake Invtrs LLC
Grant Deed
—
Feb 4, 2010
$58,100
Judy Baye
Hope Lake Invtrs LLC
Grant Deed
—
Feb 3, 2010
$90,700
Kenneth Alweis
Hope Lake Invtrs LLC
Grant Deed
—
Feb 3, 2010
$49,382
Wendell Hatfield
Hope Lake Invtrs LLC
Grant Deed
—
Feb 3, 2010
$129,703
Wendell Hatfield
Hope Lake Invtrs LLC
Grant Deed
—
Jan 26, 2010
$51,300
Glenn Fritts
Hope Lake Invtrs LLC
Grant Deed
—
Jan 13, 2010
$85,800
Anne Caprini
Hope Lake Invtrs LLC
Grant Deed
—
Jan 13, 2010
$83,958
Ahmad Mehdi
Hope Lake Invtrs LLC
Grant Deed
—
Jan 12, 2010
$80,538
Roderick Hatfield
Hope Lake Invtrs LLC
Grant Deed
—
Jan 12, 2010
$78,038
Roderick Hatfield
Hope Lake Invtrs LLC
Grant Deed
—
Jan 5, 2010
$54,300
Barbara Mack
Hope Lake Invtrs LLC
Grant Deed
—
Jan 5, 2010
$136,767
Bryan T Bassler
Hope Lake Invtrs LLC
Grant Deed
—
Jan 5, 2010
$93,287
John Benjamin
Hope Lake Invtrs LLC
Grant Deed
—
Jan 5, 2010
$51,882
Arthur Silver
Hope Lake Invtrs LLC
Grant Deed
—
Jan 5, 2010
$100,100
Frank Berrish
Hope Lake Invtrs LLC
Grant Deed
—
Jan 4, 2010
$49,382
William Hales
Hope Lake Invtrs LLC
Grant Deed
—
Dec 30, 2009
$96,930
Donald Fisher
Hope Lake Invtrs LLC
Grant Deed
—
Dec 30, 2009
$90,200
Martin J Chalk
Hope Lake Invtrs LLC
Grant Deed
—
Dec 30, 2009
$93,287
Leonard Pellegrino
Hope Lake Invtrs LLC
Grant Deed
—
Dec 30, 2009
$58,100
William Fair
Hope Lake Invtrs LLC
Grant Deed
—
Dec 18, 2009
$49,382
Timothy Jackson
Hope Lake Invtrs LLC
Grant Deed
—
Dec 18, 2009
$80,538
Alis Rafkis
Hope Lake Invtrs LLC
Grant Deed
—
Dec 16, 2009
$79,869
Paul Diehl
Hope Lake Invtrs LLC
Grant Deed
—
Dec 16, 2009
$51,882
Scott Zarriello
Hope Lake Invtrs LLC
Grant Deed
—
Dec 16, 2009
$93,287
Robert Brown
Hope Lake Invtrs LLC
Grant Deed
—
Dec 15, 2009
$134,400
Tom Darpino
Hope Lake Invtrs LLC
Grant Deed
—
Dec 14, 2009
$51,882
Maria Czerwinski
Hope Lake Invtrs LLC
Grant Deed
—
Dec 14, 2009
$93,287
David Malanga
Hope Lake Invtrs LLC
Grant Deed
—
Dec 14, 2009
$54,500
James Ermer
Hope Lake Invtrs LLC
Grant Deed
—
Dec 14, 2009
$51,800
Zsuzsanna Csaki
Hope Lake Invtrs LLC
Grant Deed
—
Dec 11, 2009
$49,382
Stanley Prodes
Hope Lake Invtrs LLC
Grant Deed
—
Dec 11, 2009
$78,038
Stanley Prodes
Hope Lake Invtrs LLC
Grant Deed
—
Dec 10, 2009
$79,869
James Dimovski
Hope Lake Invtrs LLC
Grant Deed
—
Dec 10, 2009
$93,287
Richard Ohmer
Hope Lake Invtrs LLC
Grant Deed
—
Dec 9, 2009
$90,200
Susan Fried
Hope Lake Invtrs LLC
Grant Deed
—
Dec 8, 2009
$93,287
Thomas Gough
Hope Lake Invtrs LLC
Grant Deed
—
Dec 8, 2009
$80,538
Teresa Kenny
Hope Lake Invtrs LLC
Grant Deed
—
Dec 3, 2009
$79,869
John Graupera
Hope Lake Invtrs LLC
Grant Deed
—
Dec 3, 2009
$124,727
Anecia-lee Dalton
Hope Lake Invtrs LLC
Grant Deed
—
Nov 25, 2009
$129,703
Henry Guarriello
Hope Lake Invtrs LLC
Grant Deed
—
—
—
Hope Lake Investors LLC
—
Loan Modification
related
$19,800,000 · Tennessee Commerce Bank
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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