Assisted Living Facility with
For Sale
$995,000
4315 Washington Street, Schnecksville, PA 18078
CommercialSale, Washington Twp, PA
Property Size9,888 SF
Lot Size32.89 Acres
Price / SF$100.63
Days on Market228
Property Features for 4315 Washington Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
R
Elementary school district
Northern Lehigh
Middle school district
Northern Lehigh
High school district
Northern Lehigh
Directions
North on Rt 309, bear right on Rt 873, left on Washington St. to 4315 Washington.
Subdivision
Washington_L
Standard status
Active
APN
555081099179 1
Size
9,888 SF
Lot size
32.89 Acres
Taxes and HOA fees
Tax Annual Amount
17426
Utilities
Sewer type
Septic Tank
Heating system
Oil
Cooling system
Central Air
Water source
Well
Amenities
furnishings
equipment
kitchen
dining area
supplies
living room
administration station
private in room baths
luxury vinyl plank flooring
wide hallways
alarm systems
walk in cooler
six burner commercial gas cook top
commercial dishwasher
full laundry room
storage areas
super size heating
cooling
electric systems
Building Details
Year built
1997
Building materials
VinylSiding
Listing Agency:
Howard Hanna TheFrederickGroup
(610) 398-0411
Listed By:
Doug Frederick
(610) 360-4993
Added: Jan 12
Changed: Aug 25
Last Checked: Aug 28 at 7:06PM
MLS# 770363
Copyright © 2026 Greater Lehigh Valley 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.
This 9,888-square-foot assisted living facility is arranged across three room wings with 11 rooms and capacity for up to 18 beds, depending on the mix of single, double, and triple occupancy. The first floor includes resident living areas, an administration and reception station, dining room, furnished lounge, private in-room bathrooms, wide corridors, and installed alarm systems. Furnishings, equipment, supplies, and fixtures remain in place.
The lower level adds a commercial kitchen with walk-in cooler, six-burner gas cooktop, and commercial dishwasher, along with a laundry room and substantial storage. At-grade double doors support lower-level access. The building has central air, oil heat, vinyl siding, and systems described as updated; it was built in 1997. The property includes 32.89 acres, well water, and a septic tank, with open surrounding areas and shopping nearby.
The lower level adds a commercial kitchen with walk-in cooler, six-burner gas cooktop, and commercial dishwasher, along with a laundry room and substantial storage. At-grade double doors support lower-level access. The building has central air, oil heat, vinyl siding, and systems described as updated; it was built in 1997. The property includes 32.89 acres, well water, and a septic tank, with open surrounding areas and shopping nearby.
Key Highlights
- 9,888‑square‑foot building on a 32.89‑acre parcel
- Three room wings with 11 rooms and capacity for 18 beds
- Resident areas include private in‑room baths, dining room, lounge, and administration station
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
$63,288
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
6.36%
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%
$1,265,760
$1.3M
Cap Rate 7%
$904,114
$904.1K
Cap Rate 9%
$703,200
$703.2K
Market Conditions
NOI Build-Up for 9,888 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
$113.9K $11.52/SF
− Vacancy
−$8.4K −$0.85/SF
EGI
$105.5K $10.67/SF
− OpEx
−$42.2K −$4.27/SF
NOI
$63.3K $6.40/SF
Area
Lehigh County, PA
Vacancy
7.40%
Lease Rate
$11.52 /SF/Yr
Expense Ratio
40.00%
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%
$1,265,760
Cap Rate 7%
$904,114
Cap Rate 9%
$703,200
Alternative Uses
Best Use
Healthcare Medical
$904.1K
$791.1K – $1.05M
NOI $63,288 @ 7.0% cap · market cap 6.36%
Second Best
Apartment 5plus
$825.2K
$722.1K – $962.7K
NOI $57,764 @ 7.0% cap · market cap 5.81%
Theoretical Best
Mixed Use
$1.45M
$1.27M – $1.70M
NOI $101,785 @ 7.0% cap · market cap 10.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
41
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18078, PA
6,996
Population
2,731
Households
2.6
Avg Household Size
45
Median Age
43%
College-Educated
97%
High-School Grad
15.6 sq mi
ZIP Area
448
Density / Sq Mi
$131,875
Median Household Income
$68,097
Median Earnings
$1,265
Median Rent
$361,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Configured care facility with resident rooms, private baths, commercial kitchen, dining space, administration areas, and existing equipment.
Where is this assisted living facility located?
The property is located at 4315 Washington Street Schnecksville, PA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 9,888‑square‑foot building on a 32.89‑acre parcel; Three room wings with 11 rooms and capacity for 18 beds; Resident areas include private in‑room baths, dining room, lounge, and administration station
