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Property profile & analytics
OFF-MARKET
Office buildings
411 Seneca St Ithaca, NY 14850-4031
Entity Owned
13-yr Hold
Free & Clear
Property ID
US63-6272273
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1990
Total area
1,412 SF
Lot
0.09 ac (4,092 SF)
Zoning code
B-2D
APN
500700 71.-1-7
UPID
US63-6272273
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
-
Donna C. Chin, PC Law Firm
-
East Hill Psychotherapy Counselor Marriage Or Relationship Counselor
-
Lantz Barbara PhD, LCSW-R Foster Care Service Social Service Agency
-
Stearns Paul V CPA Tax Preparation
-
Stearns & Cleek CPA Accounting Firm Tax Preparation
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
Tobykai LLC · 13 yrs held
Tobykai LLC
since 2013
Last sale
$305,000
4 recorded transactions
Zoning & alternative use
B-2D · 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, funeral home or mortuary, business or professional office, retail store or service commercial facility, club, lodge or private social center.
Zone name
Business
General category
COMMERCIAL
Zone area
11.96 ac
Source
Realmo
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
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 2020Property tax & assessments
Tax year 2020
Tax billed
$225
Tax year 2020
Assessed value
$210,000
Assessed 2023
Previous assessed
$210,000
+0.0% YoY
Effective rate
0.11%
On assessed value
Assessed land
$45,000
Assessed improvement
$165,000
Land market value
$45,000
Improvement market value
$165,000
Total market value
$210,000
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
1990
Heating
NONE
Buildings
1
Stories
2
Total area
1,412 SF
Lot
0.09 ac (4,092 SF)
Zoning code
B-2D
APN
500700 71.-1-7
UPID
US63-6272273
Jurisdiction
TOMPKINS
Zoning & alternative use
B-2D · Ithaca, NYZoning B-2D · permitted uses
B-2D · 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, funeral home or mortuary, business or professional office, retail store or service commercial facility, club, lodge or private social center.
Zone name
Business
General category
COMMERCIAL
Zone area
11.96 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1990
Heating
NONE
Stories
2
Buildings
1
Lot
0.09 ac
Current owner
From public records · entity-resolved
Tobykai LLC
Entity
Free & Clear · 13 yrs held
Mailing address
411 SODOM RD, ITHACA, NY 14850
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
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
Jan 4, 2013
$215,000
Tobykai LLC
Flip Dev LLC
Grant Deed
—
Aug 31, 2005
$170,000
Flip Development L LLC
411 West Seneca LLC
Warranty Deed
—
Oct 13, 2004
—
411 West Seneca LLC
Perlgut,sue C
Warranty Deed
related
—
Jul 2, 2004
$139,000
Sue C Perlgut
Garvan,gregory L Q
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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