116 Cook St · Ithaca, NY 14850

$895,000

9 bd · None ba · 4,119 sqft · MultiFamily public records · 279 Days on market

Built 1980 Good condition 6,534 sqft lot $217/sqft · 43% below area Est $1.132M · 21% under ↓ 10% since listing

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.1/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Ivy League Collegetown property is highly regarded as some of the most stable, investment grade real estate in the country. Located in the heart of Cornell University’s Collegetown- This property features 10 bedrooms and can be rented in a variety of ways. Currently rented by the room, this property is prime for value add. Flexible CR-3 zoning allows for ground up redevelopment of up to 3 stories or implement a value add strategy to boost per bedroom rents to market rate. Fully renovated properties in the area can fetch $1100-$1400 per bedroom. Properties of this size, this close to Cornell in a prime Collegetown location rarely hit the open market.

Key facts

• Flexible cr-3 zoning
• 6,534 sq ft lot
• Built 1980

Tags

• HEART OF CORNELL UNIVERSITY
• FLEXIBLE CR-3 ZONING
• PRIME COLLEGETOWN LOCATION

What this means for you Summary

Snapshot

• This is a 9-bed/?-bath multifamily listed at $895k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $895k).
• Recommended offer: $788k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 3.9% in Ithaca — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#210 in NY, #3,240 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: housing C-, employment D+, cost of living D.
• Ithaca City School District (urban): math 57% / reading 71% proficiency, ranked #195 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Northeast School (math 77% / reading 67%, grade A-, #378 of 2,108 statewide, top 20%, 385 students, 30% FRL); Boynton Middle School (math 36% / reading 64%, grade C, #261 of 729 statewide, top 36%, 526 students, 36% FRL); Ithaca Senior High School (math 95% / reading 95%, grade A+, #83 of 1,100 statewide, top 8%, 1,341 students, 31% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 492 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).
• At $13,997/mo this rent would consume 235% of the median local household income ($71k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k of value loss. Plan a longer hold.
• Tompkins County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $251k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($788k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $787,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.56% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.03%
• DSCR: 2.02
• GRM: 5.3

CMA / ARV

• ARV (median comp): $1,131,840
• List price: $895,000
• Delta: -20.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Dryden Rd	0.31mi	10/4.0 (+1)	4,134 (+0%)	15mo	$1,000,000	$242	67
310-312 Pleasant St	0.47mi	8/4.0 (-1)	3,700 (-10%)	5mo	$685,000	$185	52
108 Ferris Pl	0.20mi	8/3.0 (-1)	3,227 (-22%)	28mo	$625,000	$194	41
921-923 E State St	0.24mi	10/4.0 (+1)	3,362 (-18%)	23mo	$760,000	$226	40
119 The Knoll Knls	0.95mi	10/— (+1)	3,598 (-13%)	2mo	$1,270,000	$353	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.22% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 1.77×
• Total profit: $193,436
• Equity at exit: $133,447

10-year hold

• IRR: 28.4%
• Equity multiple: 3.80×
• Total profit: $701,045
• Equity at exit: $77,383

Cash invested: $250,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 5 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $960,000 ($258/sqft)
• Median days on market: 150 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +6.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14850

• Rents YoY: 5.2%
• Active inventory: 492
• Price-to-rent: 53.3×

Monthly cashflow live

• Estimated rent: $13,997 medium
• Mortgage (P&I): −$4,693
• Tax from tax record: −$1,183 /mo · $14,193/yr
• Insurance: −$373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,939
• Net cashflow: $4,809

10-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 10× units	1	1	$14,000
Total (10 units)			$13,997

Break-even live

Break-even rent $7,910

Max offer price $895,000

Occupancy floor 61%

Sensitivity live

Price	-10% $5,315	-5% $5,062	+0% $4,809	+5% $4,555	+10% $4,302
Rent	-10% $3,703	-5% $4,256	+0% $4,809	+5% $5,361	+10% $5,914
Rate	-1.0pp $5,259	-0.5pp $5,036	base $4,809	+0.5pp $4,577	+1.0pp $4,341

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $223,750
• Closing costs: $26,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 College Ave #5 Ithaca, NY	1.0	1.0	560	$1,825	$3.26	6d	1	0.09mi
118 College Ave Unit 401 Ithaca, NY	—	2.0	6	$8,100	$1350.00	6d	1	0.11mi
614 E State St Unit 5 Ithaca, NY	2.0	1.0	957	$1,700	$1.78	6d	1	0.15mi
325 Dryden Rd Unit G02 Ithaca, NY	2.0	1.0	—	$3,400	—	6d	1	0.20mi
201 Oak Ave Ithaca, NY	4.0	1.0–4.0	—	$4,000	—	0d	17	0.22mi
214 Stewart Ave Unit 2 Ithaca, NY	1.0	1.0	—	$1,595	—	6d	1	0.23mi
113 Osmun Pl Unit 1 Ithaca, NY	2.0	1.0	—	$1,600	—	6d	1	0.25mi
311 Elmwood Ave Unit 1 Ithaca, NY	1.0	1.0	—	$1,450	—	6d	1	0.26mi
308 Fairmount Ave Ithaca, NY	1.0–2.0	1.0	400	$1,150	$2.88	140d	4	0.28mi
115 James St Ithaca, NY	2.0	1.5	—	$1,950	—	0d	1	0.32mi
526 Stewart Ave Unit 12 Ithaca, NY	1.0	5.0	—	$965	—	6d	1	0.37mi
526 Stewart Ave Unit 32 Ithaca, NY	1.0	5.0	150	$935	$6.23	0d	1	0.37mi
401 E State St Ithaca, NY	1.0–2.0	1.0–1.5	915	$2,350	$2.57	6d	18	0.38mi
208 Hudson St #2 Ithaca, NY	2.0	1.0	—	$1,500	—	6d	1	0.39mi
112 Hudson St Ithaca, NY	1.0–2.0	1.0–2.0	—	$1,075	—	0d	2	0.44mi
107 Hudson St #2 Ithaca, NY	2.0	1.0	—	$1,450	—	6d	1	0.44mi
318 E Seneca St Unit 7 Ithaca, NY	2.0	1.0	—	$1,800	—	6d	1	0.45mi
224 E State St Ithaca, NY	1.0	1.0	12090	$2,500	$0.21	6d	1	0.50mi
210 E Green St Ithaca, NY	2.0	1.0–2.0	700	$2,964	$4.23	0d	23	0.52mi
502 S Aurora St Unit 1 Ithaca, NY	2.0	1.0	800	$1,600	$2.00	6d	1	0.54mi
171 E State St Apt 343 Ithaca, NY	1.0	1.0	798	$1,845	$2.31	6d	1	0.56mi
171 E State St Apt 362 Ithaca, NY	2.0	1.0	682	$1,900	$2.79	6d	1	0.56mi
171 E State St Unit O216 Ithaca, NY	—	1.0	3463	$5,700	$1.65	6d	1	0.56mi
171 E State St Unit O202 Ithaca, NY	—	1.0	4474	$7,450	$1.67	6d	1	0.56mi
123 Columbia St #2 Ithaca, NY	2.0	1.0	—	$1,775	—	6d	1	0.56mi
320 Hillview Pl Ithaca, NY	2.0–3.0	1.0	810	$625	$0.77	0d	4	0.60mi
125 E State St Ithaca, NY	1.0–2.0	1.0–2.0	1000	$3,150	$3.15	6d	5	0.61mi
312 Turner Pl Ithaca, NY	1.0	1.0	—	$1,550	—	6d	1	0.63mi
414 E Marshall St Ithaca, NY	1.0	1.5	—	$850	—	6d	1	0.64mi
109 N Cayuga St Unit G Ithaca, NY	1.0	1.0	—	$1,250	—	6d	1	0.65mi
700 Stewart Ave Ithaca, NY	2.0	1.0–2.0	745	$2,618	$3.51	6d	36	0.70mi
105 W Court St Ithaca, NY	1.0	1.0	595	$2,500	$4.20	6d	1	0.72mi
427 N Cayuga St Unit 6 Ithaca, NY	2.0	1.0	—	$1,495	—	6d	1	0.73mi
709 Stewart Ave Ithaca, NY	1.0–4.0	1.0–2.0	837	$1,548	$1.85	6d	36	0.75mi
520 Linn St Unit 1 Ithaca, NY	2.0	1.0	1000	$2,150	$2.15	6d	1	0.82mi
220-222 W Spencer St #5 Ithaca, NY	2.0	1.0	534	$1,400	$2.62	6d	1	0.83mi
224 W Spencer St Apt 1 Ithaca, NY	1.0	1.0	750	$1,290	$1.72	6d	1	0.84mi
121 Lake St Ithaca, NY	2.0	2.0	—	$1,600	—	6d	1	0.85mi
125 Lake St Ithaca, NY	2.0	1.0–2.0	761	$2,700	$3.55	6d	1	0.86mi
815 S Aurora St Ithaca, NY	2.0–4.0	1.0	936	$950	$1.01	0d	1	0.87mi

Listing history 50 events

1. 2026-09-24
   days on market $895,000 Active 279 DOM
2. 2026-09-24
   days on market $895,000 Active 278 DOM
3. 2026-09-22
   days on market $895,000 Active 277 DOM
4. 2026-09-20
   days on market $895,000 Active 275 DOM
5. 2026-09-18
   days on market $895,000 Active 273 DOM
6. 2026-09-17
   days on market $895,000 Active 272 DOM
7. 2026-09-16
   days on market $895,000 Active 271 DOM
8. 2026-09-15
   days on market $895,000 Active 270 DOM
9. 2026-09-14
   days on market $895,000 Active 269 DOM
10. 2026-09-13
    days on market $895,000 Active 268 DOM
11. 2026-09-12
    days on market $895,000 Active 267 DOM
12. 2026-09-11
    days on market $895,000 Active 266 DOM
13. 2026-09-05
    days on market $895,000 Active 260 DOM
14. 2026-09-04
    days on market $895,000 Active 259 DOM
15. 2026-09-03
    days on market $895,000 Active 258 DOM
16. 2026-09-02
    days on market $895,000 Active 257 DOM
17. 2026-08-30
    days on market $895,000 Active 254 DOM
18. 2026-08-29
    days on market $895,000 Active 253 DOM
19. 2026-08-28
    days on market $895,000 Active 252 DOM
20. 2026-08-27
    days on market $895,000 Active 251 DOM
21. 2026-08-25
    days on market $895,000 Active 249 DOM
22. 2026-08-24
    days on market $895,000 Active 248 DOM
23. 2026-08-23
    days on market $895,000 Active 247 DOM
24. 2026-08-22
    days on market $895,000 Active 246 DOM
25. 2026-08-21
    days on market $895,000 Active 245 DOM
26. 2026-08-20
    days on market $895,000 Active 244 DOM
27. 2026-08-19
    days on market $895,000 Active 243 DOM
28. 2026-08-18
    days on market $895,000 Active 242 DOM
29. 2026-08-17
    days on market $895,000 Active 241 DOM
30. 2026-08-16
    days on market $895,000 Active 240 DOM
31. 2026-08-15
    days on market $895,000 Active 239 DOM
32. 2026-08-14
    days on market $895,000 Active 238 DOM
33. 2026-08-13
    days on market $895,000 Active 237 DOM
34. 2026-08-12
    days on market $895,000 Active 236 DOM
35. 2026-08-11
    days on market $895,000 Active 235 DOM
36. 2026-08-10
    days on market $895,000 Active 234 DOM
37. 2026-08-09
    days on market $895,000 Active 233 DOM
38. 2026-08-08
    days on market $895,000 Active 232 DOM
39. 2026-08-07
    days on market $895,000 Active 231 DOM
40. 2026-08-06
    days on market $895,000 Active 230 DOM
41. 2026-08-05
    days on market $895,000 Active 229 DOM
42. 2026-08-04
    days on market $895,000 Active 228 DOM
43. 2026-08-03
    days on market $895,000 Active 227 DOM
44. 2026-07-31
    days on market $895,000 Active 224 DOM
45. 2026-07-29
    days on market $895,000 Active 222 DOM
46. 2026-07-27
    days on market $895,000 Active 220 DOM
47. 2026-07-25
    days on market $895,000 Active 218 DOM
48. 2026-07-23
    days on market $895,000 Active 216 DOM
49. 2026-07-22
    days on market $895,000 Active 215 DOM
50. 2026-07-21
    days on market $895,000 Active 214 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $14,193 · $1,183/mo
• Projected year-2 tax: $14,659 · $1,222/mo
• Expected delta: +$466/yr (+$39/mo · 3.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $167,964
• − Mortgage interest: −$50,134
• − Property taxes: −$14,193
• − Insurance: −$4,475
• − Repairs & maintenance: −$13,437
• − Management: −$13,437
• − Depreciation: −$26,036
• Taxable income: $46,252
• Est. tax owed @ 24.0%: −$11,100
• After-tax cash flow: $46,602/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $20,595–$61,785 screening

This multi-family property is in good condition with minimal repairs needed. It offers a great opportunity for value-add through painting, kitchen upgrades, and landscaping improvements, making it an attractive investment.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can improve the functionality and appeal of the kitchen, making it more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Well-maintained landscaping can enhance the curb appeal and make the property more attractive to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 71/100

Zoned Schools

Elementary Belle Sherman School B- NY #745/2,108 Nat'l #7,252/41,679 Middle Dewitt Middle School B NY #161/729 Nat'l #1,836/14,009 High Ithaca Senior High School A+ NY #83/1,100 Nat'l #116/17,239

Schools (NCES district)

• District: Ithaca City School District
• NCES district ID: 3615570
• Math proficiency: 57% ▼ -5.00%
• Reading proficiency: 71% ▲ 11.00%
• Median HH income: $46,528
• Composite: 54.01/100
• National rank: #1397
• State rank: #195 of 590 in NY

B Composite livability gradescore 77/100

Livability — Ithaca

• Score: 77/100
• State rank: #210
• US rank: #3240

Category grades

Amenities A+ Commute A+ Cost of living D Crime C Employment D+ Housing C- Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ithaca, NY
• County: Tompkins County · 113,958 people
• City population: 68,610
• Metro: Ithaca, NY
• Population (ZIP): 68,610
• Household income: $71,445
• Rent vs Own: 55.2% rent · 44.8% own
• Severe rent burden: 13% of renters

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Population outlook (Tompkins County) Hauer SSP2

• Today (2025): 113,958 people
• By 2030: 118,774 · +4.2%
• By 2040: 125,927 · +10.5%
• By 2050: 133,599 · +17.2%
• By 2075: 156,759 · +37.6%
• By 2100: 169,896 · +49.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Asian 13% Hispanic / Latino 8% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 3% Italian 3% Scotch-Irish 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 79% English-only · Chinese 5% Spanish 4% Other Indo-European 4%

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Political lean MEDSL · Tompkins

• 2024 margin: Solid D (+50.6) · D 75.3% · R 24.7%
• 2008→2024 swing: +8.6pp toward D · 2008: 42.1pp · 2024: 50.6pp
• All cycles: 2024: D+50.6 2020: D+49.2 2016: D+42.1 2012: D+39.8 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -276.59%
• Current HPI: 389.7215
• Rent YoY: ▲ 5.22%
• Metro: Ithaca, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-10.1% since first listed

7 events — show timeline

• 2026-02-17 Relisted — IBRMLS
• 2026-01-16 Contingent — IBRMLS
• 2025-12-19 Listed $895,000 IBRMLS
• 2025-10-27 Relisted — IBRMLS
• 2025-09-19 Delisted — IBRMLS
• 2025-01-09 Listed $995,000 IBRMLS
• 2024-04-16 Listed $995,000 IBRMLS

Property tax history

-1.8%/yr

Latest (2025): $14,193 · +2.3% YoY. Source: county tax records.