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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Assisted living facilities
100 Kidd Castle Way, Webster, NY 14580-1963
Entity Owned
Free & Clear
Property ID
US63-3601740
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2000
Total area
62,560 SF
Lot
6.4 ac (278,784 SF)
Zoning code
MR
APN
264200 093.11-1-55
UPID
US63-3601740
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
-
Sage Harbor at Baywinde Nursing Home Retirement Community
-
Baywinde Senior Living Community Nursing Home Retirement Community
-
Giordano Stella Business Management Consultant
-
Syracuse Leah Business Management Consultant
-
Fink Catherine Business Management Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$520k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$994k
Blend (final)
Blend
$760k
Owner & transaction history
Wr Sage LLC
Wr Sage LLC
since 2025
7 recorded transactions
Zoning & alternative use
MR · Webster, 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 Webster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Webster 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
$520,000
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)
$705,000
Current use
Blend value · Realmo final
$760k
Range $684k – $836k · ±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
$12 / 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
$8,209,800
Assessed 2023
Previous assessed
$8,209,800
+0.0% YoY
Assessed land
$813,000
Assessed improvement
$7,396,800
Land market value
$864,891
Improvement market value
$7,868,909
Total market value
$8,733,800
Applied tax rate
265,401.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2000
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
62,560 SF
Lot
6.4 ac (278,784 SF)
Zoning code
MR
APN
264200 093.11-1-55
UPID
US63-3601740
Jurisdiction
MONROE
Zoning & alternative use
MR · Webster, NY
Zoning MR · permitted uses
MR · Webster, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Webster. 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
$705,000
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
2000
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
6.4 ac
Current owner
From public records · entity-resolved
Wr Sage LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1505 S HOWARD AVE, TAMPA, FL 33606-3127
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 28, 2025
$825,000
Wr Sage LLC
Bre Rook Sh Sage Harbor At Baywinde
Bargain & Sale Deed
—
Mar 17, 2017
$22,300,000
Bre Rook Sh Sage Hbr Of Baywinde
Welltower INC
Grant Deed
$17,718,000 · Holliday Fenoglio Fowler
Mar 17, 2017
—
Bre Rook Sh Sage Hbr Of Baywinde
—
Loan Modification
related
$22,147,500 · Holliday Fenoglio Fowler
Oct 11, 2012
$2,800,000
Health Care Reit INC
Wsl Sage Harbor Invtrs IV LLC
Grant Deed
—
Nov 2, 2005
$9,877,000
Wsl Sage Harbor Invtrs IV LLC
Sage Harbor LLC
Grant Deed
related
—
—
—
Wsl Sage Harbor Invtrs IV LLC
—
Loan Modification
related
$11,925,000 · Prudential Multifamily Mtg INC
—
—
Wsl Sage Harbor Invtrs IV LLC
—
Deed Of Trust
related
$5,904,141 · Prudential Multifamily Mtg INC
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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