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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Assisted living facilities
1818 Como Park Blvd, Lancaster, NY 14086-2824
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US63-2772336
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1975
Total area
44,612 SF
Lot
4.98 ac (216,929 SF)
Zoning code
COMM
APN
145289 115.06-5-26
UPID
US63-2772336
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
-
Elderwood at Lancaster Nursing Home
-
Haylee Senay Physician
-
Alexandria Stewart Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$425k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$690k
Blend (final)
Blend
$555k
Owner & transaction history
1818 Como Park Boulevard LLC · 12 yrs held
1818 Como Park Boulevard LLC
since 2013
6 recorded transactions
Zoning & alternative use
COMM · Lancaster, 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 Lancaster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lancaster 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
$425,000
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)
$495,000
Current use
Blend value · Realmo final
$555k
Range $500k – $611k · ±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
$12 / 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
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$5,580,000
Assessed 2023
Previous assessed
$5,580,000
+0.0% YoY
Assessed land
$135,000
Assessed improvement
$5,445,000
Land market value
$180,000
Improvement market value
$7,260,000
Total market value
$7,440,000
Applied tax rate
143,007.0000
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
1975
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
44,612 SF
Lot
4.98 ac (216,929 SF)
Zoning code
COMM
APN
145289 115.06-5-26
UPID
US63-2772336
Jurisdiction
ERIE
Zoning & alternative use
COMM · Lancaster, NY
Zoning COMM · permitted uses
COMM · Lancaster, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lancaster. 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
$495,000
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
1975
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
4.98 ac
Current owner
From public records · entity-resolved
1818 Como Park Boulevard LLC
Entity
Mailing address
500 SENECA ST STE #100, BUFFALO, NY 14204-1963
Ownership since
2013
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
Sep 30, 2025
—
1818 Como Park Boulevard LLC
—
Deed
related
$11,851,185 · Capital Funding
Dec 4, 2018
—
1818 Como Park Boulevard LLC
—
Deed
related
$10,446,222 · Capital Fndg
Aug 12, 2013
$2,071,407
1818 Como Park Boulevard LLC
Lpc At Linwood LLC
Grant Deed
$976,781 · Susquehanna Bank
Aug 11, 2005
$1,686,712
Lpc At Linwood LLC
Furgula Nursing Home
Warranty Deed
$2,400,000 · Greater Buffalo Savings Bank
—
—
1818 Como Park Boulevard LLC
—
Loan Modification, Consolidation And Extension
related
$2,341,500 · Capital Funding INC
—
—
1818 Como Park Boulevard LLC
—
Deed Of Trust
related
$10,446,222 · Capital Fndg
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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