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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Assisted living facilities
390 Church St Saratoga Springs, NY 12866-8630
Entity Owned
~
Est. High Equity
Property ID
US63-2075247
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Total area
28,108 SF
Lot
3.14 ac (136,778 SF)
Zoning code
UR1
APN
411589 165.-2-2.11
UPID
US63-2075247
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
-
Home of the Good Shepherd Memory Care - Saratoga Springs Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$540k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$540k
Owner & transaction history
Vs 390 Church LLC
Vs 390 Church LLC
since 2025
7 recorded transactions
Zoning & alternative use
UR1 · Saratoga Springs, 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 Saratoga Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saratoga Springs 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
$540,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$540k
Range $486k – $594k · ±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
$19 / 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
$2,596,700
Assessed 2023
Previous assessed
$2,596,700
+0.0% YoY
Assessed land
$456,600
Assessed improvement
$2,140,100
Land market value
$878,077
Improvement market value
$4,115,577
Total market value
$4,993,654
Applied tax rate
411,500.0000
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
1999
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
28,108 SF
Lot
3.14 ac (136,778 SF)
Zoning code
UR1
APN
411589 165.-2-2.11
UPID
US63-2075247
Jurisdiction
SARATOGA
Zoning & alternative use
UR1 · Saratoga Springs, NYZoning UR1 · permitted uses
UR1 · Saratoga Springs, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1999
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
3.14 ac
Current owner
From public records · entity-resolved
Vs 390 Church LLC
Entity
Mailing address
390 CHURCH ST, SARATOGA SPRINGS, NY 12866-8630
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 10, 2025
$5,164,951
Vs 390 Church LLC
Ch Aid Protestant Epi INC
Deed
$31,522,836 · Merchants Bank Of Inidana
Jan 9, 2017
—
Church Aid Of Protestant Episcopa
—
Trustees Deed
related
$1,100,000 · M&t Bk
Nov 9, 2016
—
Church Aid Of Protestant Episcopa
—
Deed
related
$400,000 · M&t Bk
Feb 3, 2005
$3,200,000
Church Aid Of The Protestant E
Ale Holdings LLC
Warranty Deed
—
—
—
Church Aid Of Protestant Episcopa
—
Deed Of Trust
related
$32,399 · M&t Bk
—
—
Church Aid Of Protestant Episcopa
—
Loan Modification
related
$2,785,000 · M&t Bk
—
—
Church Aid Of Protestant Episcopa
—
Deed Of Trust
related
$1,100,000 · M&t Bk
—
—
Church Aid Of Protestant Episcopa
—
Deed Of Trust
related
$400,000 · M&t Bk
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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