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Property profile & analytics
OFF-MARKET
Estimated value
$4,200,000
Assisted living facilities
4455 Henrietta Rd, Henrietta, NY 14467-9610
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-3503543
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Total area
41,761 SF
Lot
5 ac (217,800 SF)
Zoning code
05 - COMMERCIAL
APN
263200 175.10-2-81
UPID
US63-3503543
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
-
Woodcrest Commons - A DePaul Senior Living Community Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.20M
Owner & transaction history
Woodcrest At Henrietta Realty LLC · 1 yrs held
Woodcrest At Henrietta Realty LLC
since 2024
Last sale
$4.2M
3 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Henrietta, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.0M
+955.6%
Auto repair, garage
$3.6M
+657.6%
Restaurant
$3.5M
+644.1%
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 Henrietta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Henrietta 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
$4,200,000
ML approach
$4,200,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,960,000
Change: +956% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,560,000
Change: +658% · Conversion: Difficult
RESTAURANT
$3,495,000
Change: +644% · Conversion: Difficult
MEDICAL BUILDING
$2,625,000
Change: +459% · Conversion: Difficult
Blend value · Realmo final
$4.20M
Range $3.78M – $4.62M · ±10% · vs last sale $4.20M (Sep 4 2024)
Last sale anchor
$4.20M
Sep 4 2024
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
$101 / 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
$4,200,000
Assessed 2023
Previous assessed
$4,200,000
+0.0% YoY
Assessed land
$1,050,000
Assessed improvement
$3,150,000
Land market value
$1,050,000
Improvement market value
$3,150,000
Total market value
$4,200,000
Applied tax rate
265,001.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
PARTIAL
Buildings
1
Stories
1
Total area
41,761 SF
Lot
5 ac (217,800 SF)
Zoning code
05 - COMMERCIAL
APN
263200 175.10-2-81
UPID
US63-3503543
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · Henrietta, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Henrietta, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Henrietta. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$5.0M
AUTO REPAIR, GARAGE
Est. value
$3.6M
RESTAURANT
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$2.6M
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
MEDICAL BUILDING
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
1999
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
5 ac
Current owner
From public records · entity-resolved
Woodcrest At Henrietta Realty LLC
Entity
Free & Clear · 1 yrs held
Mailing address
4455 W HENRIETTA RD, HENRIETTA, NY 14467-9610
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 4, 2024
$4,200,000
Woodcrest At Henrietta Realty LLC
Vincent Properties INC
Bargain And Sale Deed
—
Jan 31, 2022
—
Community Facilities INC
—
Deed
related
$156,902 · The Canandaigua National Bank & Trust Co
Aug 5, 2011
—
Community Facilities INC
County Of Monroe Indl Dev Agcy
Grant Deed
$4,912,500 · Canandaigua National 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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