23-Room Assisted Living
For Sale
Contact for pricing
1945 Pennsylvania Ave., Beaumont, TX 77701
Configured for resident care with staff offices, activity areas, and operational support spaces.
Property Size14,812 SF
Price / SF$141.78
Days on Market14
Property Features for 1945 Pennsylvania Ave.
General Information
Standard status
Active
Size
14,812 SF
Property subtype
Office
Amenities
shared and private baths
4 half baths
3 furnished offices
nurse station
employee break room
laundry area
beauty parlor
rehabilitation room
storage
commercial kitchen
dining area
theater room
whole-complex generator
Building Details
Buildings
2
Listing Agency:
Coldwell Banker Southern Homes
Listed By:
Tammy Tinkle · License #TX
Source:
Crexi
Added: Aug 22
Changed: Sep 3
Last Checked: Sep 3 at 2:25AM
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 Southern Homes
Investment Insights
Based on property information with market context.
This 14,812-square-foot assisted living facility includes 23 resident rooms, shared and private baths, four half baths, a nurse station, three furnished offices, an employee break room, laundry facilities, a beauty parlor, rehabilitation space, and storage. A commercial kitchen contains a stainless-steel gas range and island, Motak/Sub-Zero refrigerator, and Migali three-door freezer. Dining space seats 36 across nine tables, while a theater room accommodates 14.
The property also includes a 1,152-square-foot building constructed in 2019 for additional operational and activity space. A whole-complex generator provides backup power, and furnishings, commercial appliances, and equipment are included. The existing configuration supports assisted living, residential care, or a similar operation.
The property also includes a 1,152-square-foot building constructed in 2019 for additional operational and activity space. A whole-complex generator provides backup power, and furnishings, commercial appliances, and equipment are included. The existing configuration supports assisted living, residential care, or a similar operation.
Key Highlights
- 23‑room care facility with shared and private baths plus 4 half baths
- 14,812 SF main facility with resident, staff, activity, and support areas
- Additional 1,152 sq. ft. building constructed in 2019
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
$117,624
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
5.60%
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%
$2,352,480
$2.4M
Cap Rate 7%
$1,680,343
$1.7M
Cap Rate 9%
$1,306,933
$1.3M
Market Conditions
NOI Build-Up for 14,812 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
$227.5K $15.36/SF
− Vacancy
−$13.7K −$0.92/SF
EGI
$213.9K $14.44/SF
− OpEx
−$96.2K −$6.50/SF
NOI
$117.6K $7.94/SF
Area
Beaumont, TX
Vacancy
6.00%
Lease Rate
$15.36 /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%
$2,352,480
Cap Rate 7%
$1,680,343
Cap Rate 9%
$1,306,933
Alternative Uses
Best Use
Apartment 5plus
$1.68M
$1.47M – $1.96M
NOI $117,624 @ 7.0% cap · market cap 5.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.50M
$3.06M – $4.08M
NOI $244,860 @ 7.0% cap · market cap 11.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
469
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77701, TX
13,232
Population
5,755
Households
2.3
Avg Household Size
37
Median Age
8%
College-Educated
73%
High-School Grad
6.9 sq mi
ZIP Area
1,918
Density / Sq Mi
$48,711
Median Household Income
$31,347
Median Earnings
$952
Median Rent
$79,000
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Heart to Heart Hospice — 550 Fannin St Suite 1200, Beaumont, TX 77701
Frequently Asked Questions
What type of property is this?
Assisted living facility - Configured for resident care with staff offices, activity areas, and operational support spaces.
Where is this assisted living facility located?
The property is located at 1945 Pennsylvania Ave. Beaumont, TX.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 23‑room care facility with shared and private baths plus 4 half baths; 14,812 SF main facility with resident, staff, activity, and support areas; Additional 1,152 sq. ft. building constructed in 2019
