Lansdowne Turnkey Investment
For Sale
$425,000
24 W STEWART AVENUE, Lansdowne, PA 19050
Operating sober living residence with strong income and growth potential.
Property Size2,282 SF
Days on Market138
Property Features for 24 W STEWART AVENUE
General Information
Standard status
Active
Size
2,282 SF
Property subtype
Special Purpose
Taxes and HOA fees
Annual Taxes
$7,659
Building Details
Building Size
2,282 SF
Year Built
1910
Listing Agency:
Keller Williams Real Estate - Media
(484) 441-3075
Listed By:
John Knisely · License #RS337729
(484) 441-3075
Source:
Patmckennarealtors
Added: Apr 14
Changed: Aug 23
Last Checked: Aug 26 at 1:54PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Real Estate - Media
Investment Insights
Based on property information with market context.
Located in Lansdowne, this property is currently operating as a sober living/recovery residence, generating approximately $104,000 annually. The property is configured with 11 beds and offers potential to increase occupancy. Both the real estate and the business operations with leases in place are for sale. It features spacious common areas, including a large living room and multiple sitting areas, and a wraparound front porch. The kitchen and dining area are sized to accommodate group living, while the layout provides flexibility for continued use as a recovery home or similar residential income-producing use. Additional features include central air conditioning, 3 full bathrooms, and basement laundry. The property is located in a convenient Lansdowne setting with access to transportation, shopping, and local amenities on Lansdowne Ave. It is positioned for a new owner to continue operations or further optimize performance.
Key Highlights
- Turnkey investment opportunity with strong, consistent annual income of approximately $104,000.
- Established sober living/recovery residence with leases in place; business operations included in sale.
- Potential to increase occupancy and revenue beyond current 11 beds.
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
$32,535
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
7.66%
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%
$650,700
$650.7K
Cap Rate 7%
$464,786
$464.8K
Cap Rate 9%
$361,500
$361.5K
Market Conditions
NOI Build-Up for 2,282 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
$58.9K $25.80/SF
− Vacancy
−$4.7K −$2.04/SF
EGI
$54.2K $23.76/SF
− OpEx
−$21.7K −$9.50/SF
NOI
$32.5K $14.26/SF
Area
Delaware County, PA
Vacancy
7.90%
Lease Rate
$25.80 /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%
$650,700
Cap Rate 7%
$464,786
Cap Rate 9%
$361,500
Alternative Uses
Best Use
Healthcare Medical
$464.8K
$406.7K – $542.3K
NOI $32,535 @ 7.0% cap · market cap 7.66%
Second Best
Apartment 5plus
$326.8K
$286.0K – $381.3K
NOI $22,876 @ 7.0% cap · market cap 5.38%
Theoretical Best
Office A
$691.9K
$605.4K – $807.2K
NOI $48,432 @ 7.0% cap · market cap 11.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,076
Businesses Nearby
Explore this area
Business Placement
Demographics for 19050, PA
29,176
Population
12,695
Households
2.3
Avg Household Size
40
Median Age
30%
College-Educated
92%
High-School Grad
3.7 sq mi
ZIP Area
7,885
Density / Sq Mi
$62,517
Median Household Income
$44,408
Median Earnings
$1,166
Median Rent
$188,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Rehabilitation center - Operating sober living residence with strong income and growth potential.
Where is this rehabilitation center located?
The property is located at 24 W STEWART AVENUE Lansdowne, PA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Turnkey investment opportunity with strong, consistent annual income of approximately $104,000.; Established sober living/recovery residence with leases in place; business operations included in sale.; Potential to increase occupancy and revenue beyond current 11 beds.
