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Property profile & analytics
OFF-MARKET
Estimated value
$860,000
Assisted living facilities
100 Elderwood Ct, Penfield, NY 14526-1765
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US63-5346283
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2009
Total area
95,800 SF
Lot
7.26 ac (316,246 SF)
Zoning code
MR
APN
264200 125.03-2-55.1
UPID
US63-5346283
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
-
Heathwood Assisted Living and Memory Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$595k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.13M
Blend (final)
Blend
$860k
Owner & transaction history
Limestone Dev Co LLC · 12 yrs held
Limestone Dev Co LLC
since 2014
7 recorded transactions
Zoning & alternative use
MR · Penfield, NY
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 Penfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Penfield 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
by Request
ML approach
$595,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,080,000
Current use
Blend value · Realmo final
$860k
Range $774k – $946k · ±10%
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
$9 / 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
Property tax & assessments
Assessed value
$9,300,000
Assessed 2023
Previous assessed
$9,500,900
-2.1% YoY
Assessed land
$1,281,400
Assessed improvement
$8,018,600
Land market value
$1,363,189
Improvement market value
$8,530,411
Total market value
$9,893,600
Applied tax rate
264,201.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2009
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
95,800 SF
Lot
7.26 ac (316,246 SF)
Zoning code
MR
APN
264200 125.03-2-55.1
UPID
US63-5346283
Jurisdiction
MONROE
Zoning & alternative use
MR · Penfield, NY
Zoning MR · permitted uses
MR · Penfield, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Penfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2009
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
7.26 ac
Current owner
From public records · entity-resolved
Limestone Dev Co LLC
Entity
Mailing address
815 HOPKINS RD, WILLIAMSVILLE, NY 14221-2320
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2016
—
Elderwood Penfield Prop Co LLC
—
Deed
related
$9,474,516 · Century Health Cap INC
May 6, 2016
—
Elderwood Penfield Prop Co LLC
—
Deed
related
$5,644,400 · Century Health Cap INC
Mar 24, 2014
—
Limestone Dev Co LLC
Elderwood Penfield Prop Co LLC
Quit Claim Deed
related
—
Sep 14, 2009
—
Elderwood Penfield Prop Co LLC
—
Grant Deed
related
$10,000,000 · Manufacturers & Traders Tr
—
—
Elderwood Penfield Prop Co LLC
—
Loan Modification
related
$9,767,900 · Century Health Cap INC
—
—
Elderwood Penfield Prop Co LLC
—
Loan Modification
related
$371,872 · Century Health Cap INC
—
—
Elderwood Penfield Prop Co LLC
—
Loan Modification
related
$9,474,516 · Century Health Cap INC
—
—
Elderwood Penfield Prop Co LLC
—
Loan Modification
related
$5,369,772 · Century Health Cap INC
—
—
Elderwood Penfield Prop Co LLC
—
Loan Modification
related
$5,644,400 · Century Health Cap INC
—
—
Elderwood Penfield Prop Co LLC
—
Deed Of Trust
related
$10,000,000 · Manufacturers & Traders Tr
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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