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Property profile & analytics
OFF-MARKET
Estimated value
$30,300,000
Assisted living facilities
100 Mcauley Dr, Rochester, NY 14610-2342
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-0432594
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2006
Total area
198,196 SF
Lot
23.67 ac (1,031,065 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
262000 122.16-1-2.11
UPID
US63-0432594
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
-
Legacy at Clover Blossom Retirement Community
-
clover blossom Congregation
-
Greater Rochester Area Partnership for the Elderly Charitable Organization Social Service Agency
-
Happier at Home - East Rochester, NY Home Health Care Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$30.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$30.30M
Owner & transaction history
Lsc Rochester Ny Dst · 1 yrs held
Lsc Rochester Ny Dst
since 2024
Last sale
$30.3M
7 recorded transactions
Zoning & alternative use
02 - SINGLE RESIDENCE · Rochester, 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 Rochester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rochester 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
$30,300,000
ML approach
$30,300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$30.30M
Range $27.27M – $33.33M · ±10% · vs last sale $30.30M (Dec 10 2024)
Last sale anchor
$30.30M
Dec 10 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
$153 / 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
$10,244,300
Assessed 2023
Previous assessed
$10,244,300
+0.0% YoY
Assessed land
$1,381,000
Assessed improvement
$8,863,300
Land market value
$1,972,855
Improvement market value
$12,661,845
Total market value
$14,634,700
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 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
2006
Heating
NONE
Buildings
1
Stories
3
Total area
198,196 SF
Lot
23.67 ac (1,031,065 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
262000 122.16-1-2.11
UPID
US63-0432594
Jurisdiction
MONROE
Zoning & alternative use
02 - SINGLE RESIDENCE · Rochester, NY
Zoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · Rochester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rochester. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2006
Heating
NONE
Stories
3
Buildings
1
Lot
23.67 ac
Current owner
From public records · entity-resolved
Lsc Rochester Ny Dst
Individual
Mailing address
4578 N 1ST AVE STE #160, TUCSON, AZ 85718-5777
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 10, 2024
$30,300,034
Lsc Rochester Ny Dst
Rochester Clover Blossom Owner LLC
Bargain & Sale Deed
$18,900,000 · Bank Of Montreal
Aug 11, 2017
—
Rochester Clover Blossom Owner
Rochester Clover Blossom 1031
Quit Claim Deed
related
$21,684,841 · Miscellaneous Ins Co
Jan 7, 2015
—
Gcs Growth LLC
County Of Monroe Indl Dev Agcy
Quit Claim Deed
related
—
Jul 24, 2008
$42,783
Gcs Growth LLC
—
Loan Modification
related
$4,307,808 · Rbs Citizens Bank NA
Jun 7, 2007
$39,000
Town Of Brighton
County Of Monroe Indl Dev Agcy
Grant Deed
—
—
—
Gcs Growth LLC
—
Deed Of Trust
related
$500,000 · Canandaigua National Bank
—
—
Gcs Growth LLC|clover Blossom Villas LLC
—
Loan Modification
related
$3,008,584 · Miscellaneous Ins Co
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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