Building Details

Year Built 1974

Listing Agency: Coldwell Banker Rowley Realtors

Listed By: Christina Lee Show Phone

Source: Crexi

Added: Apr 27 Changed: Sep 10 Last Checked: Sep 22 at 3:36PM

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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 Coldwell Banker Rowley Realtors

Investment Insights

Based on property information with market context.

This is an exceptional turnkey assisted living opportunity offering both strong in-place income and future growth potential. The well-established, owner-operated facility is licensed for up to 12 residents and is currently operating with stable occupancy and consistent revenue. The property features a thoughtfully designed layout with 7+ bedrooms on the main level, including a mix of spacious double and private rooms, supported by 2 full and 1 half bathrooms. A large, updated kitchen serves as the heart of the home, complemented by multiple common areas that provide comfortable gathering space for residents. The finished lower level expands functionality with additional living space, bonus rooms, and ample storage, ideal for staff use, activities, or administrative needs. Situated on over 4 acres, the property includes a large pole barn with loft, offering flexibility for storage, maintenance operations, or potential additional use. Major systems have been well maintained, including a newer roof, updated HVAC (under 7 years), sprinkler system, and leased solar panels contributing to operational efficiency. This is a fully operational business with systems in place, optional experienced management willing to stay on, and an owner prepared to provide transition training to ensure continuity.

Key Highlights

• Turnkey assisted living facility with strong in‑place income and growth potential.
• Licensed for 12 residents with stable occupancy and consistent revenue.
• 7+ bedrooms, including double and private rooms, and multiple common areas.

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

$32,317

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

3.80%

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%

$646,340 $646.3K

Cap Rate 7%

$461,671 $461.7K

Cap Rate 9%

$359,078 $359.1K

Market Conditions

NOI Build-Up for 3,688 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

$62.8K $17.04/SF

− Vacancy

−$4.1K −$1.11/SF

EGI

$58.8K $15.93/SF

− OpEx

−$26.4K −$7.17/SF

NOI

$32.3K $8.76/SF

Area

Cecil County, MD

Vacancy

6.50%

Lease Rate

$17.04 /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%

$646,340

Cap Rate 7%

$461,671

Cap Rate 9%

$359,078

Alternative Uses

Best Use

Apartment 5plus

$461.7K

$404.0K – $538.6K (±1% cap)

NOI $32,317 @ 7.0% cap · market cap 3.80%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$1.37M

$1.20M – $1.60M (±1% cap)

NOI $95,739 @ 7.0% cap · market cap 11.26%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Liberty Garden Elderly ... Nursing Home

Suggested Use

Top Pick Real Estate Agency (Bike/Boat/Book/etc) Store Garden Center Nursing Home

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

14

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 21918, MD

4,269

Population

1,645

Households

2.6

Avg Household Size

45

Median Age

15%

College-Educated

90%

High-School Grad

17.6 sq mi

ZIP Area

243

Density / Sq Mi

$81,026

Median Household Income

$68,021

Median Earnings

$1,008

Median Rent

$293,800

Median Home Value

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this assisted living facilities located? What is the asking price? Find similar properties What are key features of this property?

Similar Off Market Nearby

• Liberty Garden Elderly Care — 1670 Liberty Grove Rd, Conowingo, MD 21918

Frequently Asked Questions

What type of property is this?

Assisted living facility - Established assisted living facility with income and growth potential.

Where is this assisted living facility located?

The property is located at 1670 Liberty Grove Rd Conowingo, MD.

What is the asking price?

The asking price for this property is $850,000.

What are key features of this property?

This property features: Turnkey assisted living facility with strong in‑place income and growth potential.; Licensed for 12 residents with stable occupancy and consistent revenue.; 7+ bedrooms, including double and private rooms, and multiple common areas.