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Property profile & analytics
OFF-MARKET
Estimated value
$15,400,000
Assisted living facilities
1350 Westfall Rd, Rochester, NY 14618-2769
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-5109202
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2013
Total area
67,161 SF
Lot
9.5 ac (413,820 SF)
Zoning code
2
APN
262000 136.20-1-23
UPID
US63-5109202
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 Landing of Brighton Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$15.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.40M
Owner & transaction history
Vtr Rochester Ny LLC · 1 yrs held
Vtr Rochester Ny LLC
since 2024
Last sale
$15.4M
4 recorded transactions
Zoning & alternative use
2 · 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
$15,400,000
ML approach
$15,400,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$15.40M
Range $13.86M – $16.94M · ±10% · vs last sale $15.40M (Dec 19 2024)
Last sale anchor
$15.40M
Dec 19 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
$229 / 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
$7,482,700
Assessed 2023
Previous assessed
$7,482,700
+0.0% YoY
Assessed land
$2,370,000
Assessed improvement
$5,112,700
Land market value
$3,385,723
Improvement market value
$7,303,877
Total market value
$10,689,600
Applied tax rate
262,001.0000
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
2013
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
67,161 SF
Lot
9.5 ac (413,820 SF)
Zoning code
2
APN
262000 136.20-1-23
UPID
US63-5109202
Jurisdiction
MONROE
Zoning & alternative use
2 · Rochester, NY
Zoning 2 · permitted uses
2 · 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
2013
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
9.5 ac
Current owner
From public records · entity-resolved
Vtr Rochester Ny LLC
Entity
Free & Clear · 1 yrs held
Mailing address
1350 WESTFALL RD, ROCHESTER, NY 14618-2769
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2024
$15,400,000
Vtr Rochester Ny LLC
Rochester Ny Sentior Property LLC
Bargain & Sale Deed
—
May 4, 2020
—
Rochester Ny Senior Prop LLC
—
Deed
related
$15,785,850 · Bmo Harris Bk NA
Jul 6, 2016
—
Rochester Ny Senior Property LLC
Columbia Wegman Brighton LLC
Bargain And Sale Deed
—
—
—
Rochester Ny Senior Prop LLC
—
Deed Of Trust
related
$15,785,850 · Bmo Harris Bk NA
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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