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Property profile & analytics
OFF-MARKET
Estimated value
$6,725,000
Assisted living facilities
2515 Culver Rd, Rochester, NY 14609-1751
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-3197680
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1974
Total area
51,974 SF
Lot
5.06 ac (220,414 SF)
Zoning code
03 - MULTI-FAMILY
APN
263400 092.10-2-47.11
UPID
US63-3197680
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
-
Shire At Culverton Adult Home Nursing Home Retirement Community
-
Cirrus Manor Residental Center Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.87M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.73M
Owner & transaction history
Cirrus Realty Holdings LLC · 5 yrs held
Cirrus Realty Holdings LLC
since 2020
Last sale
$7.2M
6 recorded transactions
Zoning & alternative use
03 - MULTI-FAMILY · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.8M
+1,051.5%
Restaurant
$5.4M
+964.0%
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
$6,630,000
ML approach
$5,865,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$5,845,000
Change: +1,051% · Conversion: Difficult
RESTAURANT
$5,405,000
Change: +964% · Conversion: Difficult
Blend value · Realmo final
$6.73M
Range $6.05M – $7.40M · ±10% · vs last sale $7.20M (Jul 6 2020)
Last sale anchor
$7.20M
Jul 6 2020
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
$129 / 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
$6,000,000
Assessed 2023
Previous assessed
$3,361,800
+78.5% YoY
Assessed land
$652,200
Assessed improvement
$5,347,800
Land market value
$652,200
Improvement market value
$5,347,800
Total market value
$6,000,000
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
1974
Heating
NONE
Cooling
PARTIAL
Stories
2
Total area
51,974 SF
Lot
5.06 ac (220,414 SF)
Zoning code
03 - MULTI-FAMILY
APN
263400 092.10-2-47.11
UPID
US63-3197680
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
AUTO REPAIR, GARAGE
Est. value
$5.8M
RESTAURANT
Est. value
$5.4M
AUTO REPAIR, GARAGE
RESTAURANT
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
1974
Heating
NONE
Cooling
Yes
Stories
2
Lot
5.06 ac
Current owner
From public records · entity-resolved
Cirrus Realty Holdings LLC
Entity
Mailing address
2515 CULVER RD, ROCHESTER, NY 14609-1751
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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 6, 2020
$7,200,000
Cirrus Realty Holdings LLC
Shire At Culverton Realty LLC
Warranty Deed
—
Apr 3, 2013
$3,650,000
Shire At Culverton Realty LLC
Lml Associates Co
Grant Deed
$1,615,192 · Provident Savings Bank
—
—
Shire At Culverton Realty LLC
—
Deed Of Trust
related
$150,000 · Provident Savings Bank
—
—
Shire At Culverton Realty LLC
—
Deed Of Trust
related
$1,800,000 · Sterling Nat'l Bk
—
—
Shire At Culverton Realty LLC
—
Deed Of Trust
related
$2,000,000 · Sterling Nat'l Bk
—
—
Shire At Culverton Realty LLC
—
Deed Of Trust
related
$3,000,000 · Provident Savings Bank
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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