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Property profile & analytics
OFF-MARKET
Estimated value
$2,225,000
Assisted living facilities
1500 Portland Ave Rochester, NY 14621-3065
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US63-2637706
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1961
Total area
238,750 SF
Lot
17.07 ac (743,569 SF)
Zoning code
03 - MULTI-FAMILY
APN
263400 091.12-1-2.1
UPID
US63-2637706
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
-
Dr. John Ellie Physician
-
Leo Center For Caring Nursing Home
-
Krupa Shah Pediatrician Physician
-
Basta Kimberly Medical Clinic
-
St. Ann's Adult Day Services Adult Day Care
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.22M
Blend (final)
Blend
$2.23M
Owner & transaction history
St Anns Of Grtr Rochester INC · 6 yrs held
St Anns Of Grtr Rochester INC
since 2019
6 recorded transactions
Zoning & alternative use
03 - MULTI-FAMILY · 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
by Request
ML approach
by Request
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)
$2,335,000
Current use
Blend value · Realmo final
$2.23M
Range $2.00M – $2.45M · ±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
$9 / 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
$18,000,000
Assessed 2023
Previous assessed
$19,345,200
-7.0% YoY
Assessed land
$2,791,200
Assessed improvement
$15,208,800
Land market value
$2,791,200
Improvement market value
$15,208,800
Total market value
$18,000,000
Applied tax rate
263,401.0000
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
1961
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
11
Total area
238,750 SF
Lot
17.07 ac (743,569 SF)
Zoning code
03 - MULTI-FAMILY
APN
263400 091.12-1-2.1
UPID
US63-2637706
Jurisdiction
MONROE
Zoning & alternative use
03 - MULTI-FAMILY · Rochester, NY
Zoning 03 - MULTI-FAMILY · permitted uses
03 - MULTI-FAMILY · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$2.3M
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
1961
Heating
NONE
Cooling
Yes
Stories
11
Buildings
1
Lot
17.07 ac
Current owner
From public records · entity-resolved
St Anns Of Grtr Rochester INC
Entity
Mailing address
1500 PORTLAND AVE, ROCHESTER, NY 14621-3065
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2019
—
St Anns Of Grtr Rochester INC
—
Deed
related
$5,794,675 · Industrial Dev Auth
Oct 2, 2014
—
St Anns Home For The Aged
—
Grant Deed
related
$74,609,413 · Industrial Dev Auth
Dec 22, 2010
—
Home For The Aged St. Anns
—
Deed Of Trust
related
$17,200,000 · Hsbc Bank USA
—
—
St Anns Of Grtr Rochester INC
—
Deed Of Trust
related
$5,794,675 · Industrial Dev Auth
—
—
St Anns Home For The Aged
—
Deed Of Trust
related
$108,825,000 · Industrial Dev Auth
—
—
St Anns Home For The Aged
—
Deed Of Trust
related
$32,855,325 · Industrial Dev Auth
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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