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Property profile & analytics
OFF-MARKET
Estimated value
$1,250,000
Investment properties
8379 Thompson Rd, Cicero, NY 13039-9390
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-0108639
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2003
Total area
14,747 SF
Lot
2.87 ac (125,017 SF)
APN
312289 051.-01-28.2
UPID
US63-0108639
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
-
Rite Aid Pharmacy Pharmacy
-
Ruffrano Michael N Pharmacy
-
CDReload - Online Bitcoin ATM Currency Exchange Service Money Transfer Service
-
Amazon Hub Counter - Rite Aid Postal Service Courier Service
-
higi Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.25M
Owner & transaction history
Cicero Ace INC · 1 yrs held
Cicero Ace INC
since 2024
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.6M
+17.3%
Office building
$1.6M
+16.2%
Auto repair, garage
$1.5M
+12.9%
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 Cicero submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cicero 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
$1,250,000
ML approach
$1,250,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,345,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,580,000
Change: +17% · Conversion: Difficult
OFFICE BUILDING
$1,565,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,520,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$1.25M
Range $1.13M – $1.38M · ±10% · vs last sale $1.25M (Dec 13 2024)
Last sale anchor
$1.25M
Dec 13 2024
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
$85 / 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
$2,200,000
Assessed 2023
Previous assessed
$2,200,000
+0.0% YoY
Assessed land
$271,300
Assessed improvement
$1,928,700
Land market value
$376,806
Improvement market value
$2,678,750
Total market value
$3,055,556
Applied tax rate
312,403.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2003
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
14,747 SF
Lot
2.87 ac (125,017 SF)
APN
312289 051.-01-28.2
UPID
US63-0108639
Jurisdiction
ONONDAGA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2003
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.87 ac
Current owner
From public records · entity-resolved
Cicero Ace INC
Entity
Free & Clear · 1 yrs held
Mailing address
120 MARVELLE RD, FAYETTEVILLE, NY 13066-1020
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 13, 2024
$1,250,000
Cicero Ace INC
Enterprise Elm Hldgs LLC
Deed
—
Jun 4, 2024
$1,215,000
Enterprise Elm Hldgs LLC
Elraine A Brennan Ret
Deed
—
Sep 1, 2022
—
Sharon E Buffaloe
Buffaloe Theodore L Est
Executors Deed
—
Nov 17, 2014
—
Ellen Millikin
Estate Margaret J Weber
Deed
—
Sep 24, 2013
—
Ellen Millikin
Michael Mcnamee
Deed
—
Mar 12, 2012
—
Elraine A Brenna Revocabl
Brennan Living Trust
Deed
—
Aug 30, 2006
$360,200
Theodore Buffalo
Fund Aei Net Lease Income Anter
Deed
—
Apr 27, 2006
$274,200
Nazli Seewer
Fund Xx Aei Nct Lease INC Owth
Deed
—
Dec 27, 2005
$205,000
Eliza Cohn
Fund Xx Partners Aei Net Owth
Deed
—
Dec 2, 2005
$356,600
Margaret Weber
Growth Fund Xl Aei Net Lease Income
Deed
—
Nov 29, 2005
$420,000
Bg-cicero LLC
LP Aei Real Est Fund Xvii
Deed
—
Nov 18, 2005
$359,000
Peter Reissmann
Owth Fund Xx Limited Part Aei Net L
Deed
—
Sep 26, 2005
$366,770
Donald Smith
Fund Xx Partners Aei Net Owth
Deed
—
Sep 12, 2005
$359,000
Peter Reissmann
Growth Fund Xx Aei Net Lease Income
Deed
—
Mar 9, 2005
$1,040,000
Le Living Trust Nov Trust The Brenn
Aei Real Estate Fund Xvii
Deed
—
Feb 28, 2005
$790,000
John Kolles
LP Aei Real Est Fund Xvii
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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