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Property profile & analytics
OFF-MARKET
Estimated value
$7,640,000
Assisted living facilities
525 Beahan Rd, Rochester, NY 14624-3403
Entity Owned
5-yr Hold
Free & Clear
Property ID
US63-0918569
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1970
Total area
49,351 SF
Lot
6.25 ac (272,250 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
262600 134.11-2-50.1
UPID
US63-0918569
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
-
Bharat Bhushan Gupta Physician
-
Rochester Center Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.78M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.64M
Owner & transaction history
Westgate Realty Associates LLC · 5 yrs held
Westgate Realty Associates LLC
since 2021
Last sale
$9.0M
7 recorded transactions
Zoning & alternative use
02 - SINGLE RESIDENCE · Rochester, 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 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
$5,785,000
ML approach
$6,775,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$7.64M
Range $6.88M – $8.40M · ±10% · vs last sale $9.00M (Mar 24 2021)
Last sale anchor
$9.00M
Mar 24 2021
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
$155 / 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
$3,514,600
Assessed 2023
Previous assessed
$3,514,600
+0.0% YoY
Assessed land
$543,800
Assessed improvement
$2,970,800
Land market value
$655,187
Improvement market value
$3,579,313
Total market value
$4,234,500
Applied tax rate
262,601.0000
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
1970
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
3
Total area
49,351 SF
Lot
6.25 ac (272,250 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
262600 134.11-2-50.1
UPID
US63-0918569
Jurisdiction
MONROE
Zoning & alternative use
02 - SINGLE RESIDENCE · Rochester, NY
Zoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · 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.
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
6.25 ac
Current owner
From public records · entity-resolved
Westgate Realty Associates LLC
Entity
Free & Clear · 5 yrs held
Mailing address
4770 WHITE PLNS RD FL 3RD FL #3, ROCHESTER, NY 14624
Ownership since
2021
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
Jun 30, 2022
—
Westgate Realty Associates LLC
—
Deed
related
$1,643,318 · M & T Bank
Mar 24, 2021
$9,000,000
Westgate Realty Associates LLC
Westgate Building LLC
Bargain And Sale Deed
—
Oct 31, 2019
$3,800,000
Westgate Building LLC
525 Beahan Road LLC
Correction Deed
—
Mar 9, 2016
—
Westgate Building LLC
—
Loan Modification, Consolidation And Extension
related
$4,809,326 · S&t Bk
Mar 3, 2016
—
Westgate Building LLC
—
Trustees Deed
related
$652,435 · S&t Bk
Jun 12, 2015
$3,800,000
Westgate Building LLC
525 Beahan Road LLC
Bargain And Sale Deed
—
Feb 17, 2006
$240,000
Frank S Imburgia
Christiano,dennis J SR
Quit Claim Deed
related
—
—
—
Westgate Building LLC
—
Loan Modification
related
$1,402,435 · S&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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