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Property profile & analytics
OFF-MARKET
Assisted living facilities
1177 Henrietta Rd, Rochester, NY 14623-2616
Entity Owned
15-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-3191781
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1969
Total area
53,497 SF
Lot
8.94 ac (389,426 SF)
Zoning code
06 - INDUSTRIAL
APN
262000 149.17-2-16.1
UPID
US63-3191781
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
-
The Hurlbut Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Hurlbut Property LLC · 15 yrs held
Hurlbut Property LLC
since 2010
3 recorded transactions
Zoning & alternative use
06 - INDUSTRIAL · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$3,750,000
Assessed 2023
Previous assessed
$3,750,000
+0.0% YoY
Assessed land
$833,200
Assessed improvement
$2,916,800
Land market value
$1,190,276
Improvement market value
$4,166,824
Total market value
$5,357,100
Applied tax rate
265,001.0000
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
1969
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
53,497 SF
Lot
8.94 ac (389,426 SF)
Zoning code
06 - INDUSTRIAL
APN
262000 149.17-2-16.1
UPID
US63-3191781
Jurisdiction
MONROE
Zoning & alternative use
06 - INDUSTRIAL · Rochester, NY
Zoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · 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
1969
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
8.94 ac
Current owner
From public records · entity-resolved
Hurlbut Property LLC
Entity
Free & Clear · 15 yrs held
Mailing address
740 EE AVE, ROCHESTER, NY 14607-2107
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2010
—
Hurlbut Property LLC
Hurlbut,robert H
Quit Claim Deed
related
—
—
—
Seneca Center Properties LLC
—
Deed Of Trust
related
$3,500,000 · M&t Bk
—
—
Hurlbut Property LLC
—
Deed Of Trust
related
$2,770,000 · M&t Bk
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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