Class A Senior Healthcare
For Sale
Contact for pricing
1495 N Ctr Ave, Somerset, PA 15501
Newly delivered Class A healthcare facility built in 2020 on a 3.74-acre parcel.
Property Size13,300 SF
Lot Size3.74 Acres
Price / SF$271.50
Days on Market163
Property Features for 1495 N Ctr Ave
General Information
Standard status
Active
Size
13,300 SF
Class
A
Lot size
3.74 Acres
Property subtype
Office, Retail, Special Purpose
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$288,876
Building Details
Year Built
2020
Tenancy
Single
Listing Agency:
CBRE - Philadelphia Suburban
Listed By:
Matthew Gorman · License #PA RS287470
(484) 567-2340
Source:
Crexi
Added: Mar 26
Changed: Aug 31
Last Checked: Aug 31 at 6:56PM
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 CBRE - Philadelphia Suburban
Investment Insights
Based on property information with market context.
CBRE is pleased to exclusively present for sale the UPMC-backed Community LIFE building in Somerset, Pennsylvania. Delivered new in 2020, the property is a 13,300 SF Class “A” healthcare facility purpose-built to support Community LIFE’s integrated senior care model.
The building is situated on an oversized 3.74-acre parcel within a concentrated medical hub that includes UPMC Somerset Hospital less than 2 miles away. The PA Turnpike Somerset interchange is also noted as providing easy regional access.
As a senior healthcare facility, the building is designed to support an “age in place” approach, with facilities and layout built around Community LIFE’s integrated care concept.
The building is situated on an oversized 3.74-acre parcel within a concentrated medical hub that includes UPMC Somerset Hospital less than 2 miles away. The PA Turnpike Somerset interchange is also noted as providing easy regional access.
As a senior healthcare facility, the building is designed to support an “age in place” approach, with facilities and layout built around Community LIFE’s integrated care concept.
Key Highlights
- Class A healthcare facility delivered in 2020
- 13,300 SF facility built in 2020
- Located on an oversized 3.74‑acre parcel
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
$101,707
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
2.82%
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%
$2,034,140
$2.0M
Cap Rate 7%
$1,452,957
$1.5M
Cap Rate 9%
$1,130,078
$1.1M
Market Conditions
NOI Build-Up for 13,300 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
$196.3K $14.76/SF
− Vacancy
−$11.4K −$0.86/SF
EGI
$184.9K $13.90/SF
− OpEx
−$83.2K −$6.26/SF
NOI
$101.7K $7.65/SF
Area
Somerset County, PA
Vacancy
5.80%
Lease Rate
$14.76 /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%
$2,034,140
Cap Rate 7%
$1,452,957
Cap Rate 9%
$1,130,078
Alternative Uses
Best Use
Apartment 5plus
$1.45M
$1.27M – $1.70M
NOI $101,707 @ 7.0% cap · market cap 2.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.21M
$3.69M – $4.92M
NOI $294,941 @ 7.0% cap · market cap 8.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
195
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15501, PA
16,277
Population
7,656
Households
2.1
Avg Household Size
46
Median Age
20%
College-Educated
89%
High-School Grad
132.0 sq mi
ZIP Area
123
Density / Sq Mi
$55,797
Median Household Income
$35,311
Median Earnings
$731
Median Rent
$162,300
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Interim HealthCare of Somerset — 512 Georgian Pl, Somerset, PA 15501
- Ganister Station — 129 Brantwood Dr, Somerset, PA 15501
Frequently Asked Questions
What type of property is this?
Senior housing / Retirement Home - Newly delivered Class A healthcare facility built in 2020 on a 3.74-acre parcel.
Where is this senior housing / retirement home located?
The property is located at 1495 N Ctr Ave Somerset, PA.
What is the asking price?
The asking price for this property is $3,611,000.
What are key features of this property?
This property features: Class A healthcare facility delivered in 2020; 13,300 SF facility built in 2020; Located on an oversized 3.74‑acre parcel
