Assisted Living Facility in All-Brick
For Sale
$850,000
306 W Main Street, Pen Argyl, PA 18072
COMMERCIAL - Pen Argyl, PA
Property Size10,600 SF
Lot Size0.62 Acres
Price / SF$80.19
Days on Market142
Property Features for 306 W Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Basement
Full
Subdivision
Pen Argyl Borough
Standard status
Active
APN
5665-04-7781-5084
Size
10,600 SF
Lot size
0.62 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
Block: 3 /Lot: 3A /School District: 06-Pen Argyl Area
Tax Annual Amount
8870
Legal Description
Block: 3 /Lot: 3A /School District: 06-Pen Argyl Area
Utilities
Sewer type
Public Sewer
Heating system
Central, Natural Gas, Hot Water(Heating)
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Amenities
commercial kitchen
large dining room
dens and sitting rooms
Building Details
Year built
1900
Floors in Building
2
Building materials
Block, Brick
Roof type
Slate
Listing Agency:
TACM Commercial Realty Inc.
(570) 801-6170
Listed By:
Daniel Lichty · License #RS323839
(570) 801-6170
Added: Apr 10
Changed: Aug 5
Last Checked: Aug 29 at 12:06AM
MLS# PM-140774
Copyright © 2026 Pocono Mountains Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Gap View Personal Care Home operates as a full-service personal care facility licensed for 25 beds. The property is currently run on a private-pay model and includes a commercial kitchen, a large dining room, and numerous dens and sitting rooms. Rooms are offered in a mix of private, semi-private, and shared configurations, with some private baths and some shared baths. Current occupancy is above 80%, with empty rooms typically filled quickly.
The main building is an all-brick structure built in 1900 and is approximately 10,600 SF on about 0.62 acres. Originally a former hospital, it was converted into personal care around 2007 and has continued in that use since. The sale includes all furniture, fixtures, and equipment, along with an established, experienced staff.
Updates under the current ownership include new flooring, a new furnace, repainting, common-area updates, bathroom upgrades, a kitchen renovation, new lighting, and other electrical updates, along with minor repairs. In-place utilities and systems support ongoing operations, including power, plumbing, heating, laundry, and commercial kitchen capabilities. The facility may also be considered for conversion into other multi-family living formats, such as group homes or apartments.
The main building is an all-brick structure built in 1900 and is approximately 10,600 SF on about 0.62 acres. Originally a former hospital, it was converted into personal care around 2007 and has continued in that use since. The sale includes all furniture, fixtures, and equipment, along with an established, experienced staff.
Updates under the current ownership include new flooring, a new furnace, repainting, common-area updates, bathroom upgrades, a kitchen renovation, new lighting, and other electrical updates, along with minor repairs. In-place utilities and systems support ongoing operations, including power, plumbing, heating, laundry, and commercial kitchen capabilities. The facility may also be considered for conversion into other multi-family living formats, such as group homes or apartments.
Key Highlights
- Licensed for 25 beds personal care facility in a full‑service setup
- 10,600 SF all‑brick main building built in 1900
- About 0.62 acres with a former hospital converted to personal care around 2007
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$64,503
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.59%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,290,060
$1.3M
Cap Rate 7%
$921,471
$921.5K
Cap Rate 9%
$716,700
$716.7K
Market Conditions
NOI Build-Up for 10,600 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$127.2K $12.00/SF
− Vacancy
−$9.9K −$0.94/SF
EGI
$117.3K $11.06/SF
− OpEx
−$52.8K −$4.98/SF
NOI
$64.5K $6.09/SF
Area
Northampton County, PA
Vacancy
7.80%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,290,060
Cap Rate 7%
$921,471
Cap Rate 9%
$716,700
Alternative Uses
Best Use
Apartment 5plus
$921.5K
$806.3K – $1.08M
NOI $64,503 @ 7.0% cap · market cap 7.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.01M
$1.76M – $2.35M
NOI $140,734 @ 7.0% cap · market cap 16.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
245
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18072, PA
6,734
Population
2,779
Households
2.4
Avg Household Size
43
Median Age
23%
College-Educated
87%
High-School Grad
14.9 sq mi
ZIP Area
452
Density / Sq Mi
$79,067
Median Household Income
$41,056
Median Earnings
$1,525
Median Rent
$244,100
Median Home Value
Questions? Ask Rey
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- Morning Star Manor Inc. — 306 w main st, pen argyl, pa 18072
Frequently Asked Questions
What type of property is this?
Assisted living facility - Full-service personal care facility with commercial kitchen, dining areas, and multiple room configurations in a former hospital building.
Where is this assisted living facility located?
The property is located at 306 W Main Street Pen Argyl, PA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Licensed for 25 beds personal care facility in a full‑service setup; 10,600 SF all‑brick main building built in 1900; About 0.62 acres with a former hospital converted to personal care around 2007
