Individually Owned Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2019
Total area
84,940 SF
Lot
18.58 ac (809,345 SF)
Zoning code
RB
APN
143200 72.00-3-35
UPID
US63-4305907
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Nursing Home Retirement Community
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$650k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.31M
Blend (final)
Blend
$980k
Owner & transaction history
Zoning & alternative use
RB · Clarence, NY
Zoning description
RB Restricted Business § 229-75 Intent. § 229-76 Permitted uses. § 229-77 Uses permitted with special exception use permits. § 229-78 Accessory structures. § 229-79 Development and design provisions. § 229-80 Site design…
General category
COMMERCIAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$980k
Value range
$882k – $1.08M
±10% around blend
Estimated value / SF
$12 / SF
Confidence
Property data
88
Comparable evidence
60
$882k
blend $980k
$1.08M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
84,940 SF
Lot area
18.58 ac
Year built
2019
Stories
2
APN
143200 72.00-3-35
Zoning
RB
Assessed value
$8,990,000
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.31M
Range $566k – $1.31M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$980k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$8.99M
Move the market yield to see immediate price impact.
Value / SF
$106
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$566k
$11.33M
$8.09M
$6.29M
$629k
$12.59M
$8.99M
$6.99M
$692k
$13.84M
$9.89M
$7.69M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$8,990,000
Assessed 2023
Previous assessed
$8,990,000
+0.0% YoY
Assessed land
$200,000
Assessed improvement
$8,790,000
Land market value
$250,000
Improvement market value
$10,987,500
Total market value
$11,237,500
Applied tax rate
143,201.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
2019
Heating
NONE
Stories
2
Total area
84,940 SF
Lot
18.58 ac (809,345 SF)
Zoning code
RB
APN
143200 72.00-3-35
UPID
US63-4305907
Jurisdiction
ERIE
Zoning & alternative use
RB · Clarence, NYZoning RB · permitted uses
RB · Clarence, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
RB Restricted Business § 229-75 Intent. § 229-76 Permitted uses. § 229-77 Uses permitted with special exception use permits. § 229-78 Accessory structures. § 229-79 Development and design provisions. § 229-80 Site design…
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2019
Heating
NONE
Stories
2
Lot
18.58 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
RB
COMMERCIAL
Jurisdiction
Clarence, NY
Recorded code
RB
Official district
RB
Official district profile
What the municipal code says about RB
Zoning description
RB Restricted Business § 229-75 Intent. § 229-76 Permitted uses. § 229-77 Uses permitted with special exception use permits. § 229-78 Accessory structures. § 229-79 Development and design provisions. § 229-80 Site design…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RB in Clarence, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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