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Property profile & analytics
OFF-MARKET
Estimated value
$3,190,000
Assisted living facilities
2006 5th Mile Line Rd, Penfield, NY 14526-1419
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-1739326
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1972
Total area
52,429 SF
Lot
4.5 ac (196,020 SF)
Zoning code
R-1-15
APN
264200 124.18-1-49
UPID
US63-1739326
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
-
Melissa A. Rice, OT Physician
-
Scott Bowlin Physician
-
The Village at Penfield: A Willow Ridge Senior Living Community Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.42M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.19M
Owner & transaction history
Senior Moments LLC · 2 yrs held
Senior Moments LLC
since 2023
Last sale
$3.0M
6 recorded transactions
Zoning & alternative use
R-1-15 · Penfield, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.5M
+657.6%
Restaurant
$4.4M
+644.1%
Office building
$3.5M
+488.4%
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 Penfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Penfield 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
$3,300,000
ML approach
$3,415,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$4,470,000
Change: +658% · Conversion: Difficult
RESTAURANT
$4,390,000
Change: +644% · Conversion: Difficult
OFFICE BUILDING
$3,470,000
Change: +488% · Conversion: Difficult
MEDICAL BUILDING
$3,300,000
Change: +459% · Conversion: Difficult
RETAIL STORES
$2,320,000
Change: +293% · Conversion: Difficult
Blend value · Realmo final
$3.19M
Range $2.87M – $3.51M · ±10% · vs last sale $3.02M (Jul 11 2023)
Last sale anchor
$3.02M
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
$61 / 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
$3,795,000
Assessed 2023
Previous assessed
$11,536,100
-67.1% YoY
Assessed land
$780,000
Assessed improvement
$3,015,000
Land market value
$829,780
Improvement market value
$3,207,420
Total market value
$4,037,200
Applied tax rate
264,201.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1972
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
52,429 SF
Lot
4.5 ac (196,020 SF)
Zoning code
R-1-15
APN
264200 124.18-1-49
UPID
US63-1739326
Jurisdiction
MONROE
Zoning & alternative use
R-1-15 · Penfield, NY
Zoning R-1-15 · permitted uses
R-1-15 · Penfield, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Penfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$4.5M
RESTAURANT
Est. value
$4.4M
OFFICE BUILDING
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$3.3M
RETAIL STORES
Est. value
$2.3M
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
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
1972
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
4.5 ac
Current owner
From public records · entity-resolved
Senior Moments LLC
Entity
Free & Clear · 2 yrs held
Mailing address
550 LATONA BLDG RD BLDG A, PENFIELD, NY 14526
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 11, 2023
$3,020,000
Senior Moments LLC
Wf Five Mile LLC
Deed
—
Sep 3, 2020
$580,357
Wf Five Mile LLC
Vtr Penfield LLC
Grant Deed
—
May 19, 2011
—
Vtr Penfield LLC
Kapson New York Holdings LLC
Grant Deed
related
—
—
—
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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