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Property profile & analytics
OFF-MARKET
Estimated value
$2,015,000
Assisted living facilities
150 Towngate Rd, Rochester, NY 14626-3019
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-3967431
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1976
Total area
37,382 SF
Lot
3 ac (130,680 SF)
Zoning code
05 - COMMERCIAL
APN
262800 074.18-1-30
UPID
US63-3967431
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 Village at Towngate: A Willow Ridge Senior Living Community Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.02M
Owner & transaction history
Senior Moments LLC · 2 yrs held
Senior Moments LLC
since 2023
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.3M
+797.2%
Medical building
$2.1M
+468.8%
Retail stores
$1.8M
+403.4%
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
$2,060,000
ML approach
$2,065,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,275,000
Change: +797% · Conversion: Difficult
MEDICAL BUILDING
$2,075,000
Change: +469% · Conversion: Difficult
RETAIL STORES
$1,840,000
Change: +403% · Conversion: Difficult
OFFICE BUILDING
$1,670,000
Change: +357% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,210,000
Change: +232% · Conversion: Difficult
Blend value · Realmo final
$2.02M
Range $1.81M – $2.22M · ±10% · vs last sale $1.97M (Jul 11 2023)
Last sale anchor
$1.97M
Jul 11 2023
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
$54 / 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
$2,034,700
Assessed 2023
Previous assessed
$2,200,000
-7.5% YoY
Assessed land
$139,100
Assessed improvement
$1,895,600
Land market value
$161,744
Improvement market value
$2,204,186
Total market value
$2,365,930
Applied tax rate
262,801.0000
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
1976
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
37,382 SF
Lot
3 ac (130,680 SF)
Zoning code
05 - COMMERCIAL
APN
262800 074.18-1-30
UPID
US63-3967431
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · 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.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$3.3M
MEDICAL BUILDING
Est. value
$2.1M
RETAIL STORES
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.7M
WAREHOUSE, STORAGE
Est. value
$1.2M
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1976
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
3 ac
Current owner
From public records · entity-resolved
Senior Moments LLC
Entity
Free & Clear · 2 yrs held
Mailing address
550 LATONA RD BLDG A, ROCHESTER, NY 14626-2723
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Jul 5, 2024
—
Senior Moments LLC
—
Deed
related
$725,000 · Quaint Oak Bank
Jul 11, 2023
$2,010,000
Senior Moments LLC
Wf Towngate LLC
Deed
—
Sep 3, 2020
$394,642
Wf Towngate LLC
Vtr Greece LLC
Grant Deed
—
Aug 27, 2004
—
Kapson New York Holdings LLC
—
Deed Of Trust
related
$19,800,000 · General Electric Capital Corp
—
—
Vtr Greece LLC
—
Deed Of Trust
related
$114,000 · General Electric Capital Corp
—
—
Vtr Greece LLC
—
Deed Of Trust
related
—
—
—
Vtr Greece LLC
—
Deed Of Trust
related
$350,000 · General Electric Capital Corp
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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