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Property profile & analytics
OFF-MARKET
Assisted living facilities
1550 Empire Blvd, Webster, NY 14580-2104
Individually Owned
16-yr Hold
Free & Clear
Property ID
US63-3232823
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1967
Total area
42,008 SF
Lot
5.4 ac (235,224 SF)
Zoning code
MR
APN
264200 093.19-2-34
UPID
US63-3232823
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
-
Bryan R. Rupert, RPh Pharmacy
-
Hill Haven Rehabilitation & Transitional Care Center Nursing Home Retirement Community
-
Wohlers Bridget C Nursing Home
-
Erika Griffin Physician
-
Dr. Stephen D. Ryan, MD Physician
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
Long Term Ca Rochester · 16 yrs held
Long Term Ca Rochester
since 2010
2 recorded transactions
Zoning & alternative use
MR · Webster, 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 Webster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Webster 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
$3,217,300
Assessed 2023
Previous assessed
$3,217,300
+0.0% YoY
Assessed land
$550,000
Assessed improvement
$2,667,300
Land market value
$585,113
Improvement market value
$2,837,587
Total market value
$3,422,700
Applied tax rate
265,401.0000
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
1967
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
42,008 SF
Lot
5.4 ac (235,224 SF)
Zoning code
MR
APN
264200 093.19-2-34
UPID
US63-3232823
Jurisdiction
MONROE
Zoning & alternative use
MR · Webster, NY
Zoning MR · permitted uses
MR · Webster, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Webster. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1967
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
5.4 ac
Current owner
From public records · entity-resolved
Long Term Ca Rochester
Individual
Free & Clear · 16 yrs held
Mailing address
1425 PORTLAND AVE BLDG #2, ROCHESTER, NY 14621-3011
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2010
—
Long Term Ca Rochester
Grhs Foundation INC
Quit Claim Deed
related
—
Nov 27, 2006
$115,000
Grhs Foundation INC
1550 Empire Boulevard
Grant Deed
—
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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