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    Assisted Living Care Facility Title is generated by Realmo AI

    2792 Egypt, Audubon, PA 19403

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    For Sale
    $994,000

    For sale assisted living facility providing healthcare services in Audubon, positioned near major regional employment centers.

    Property size:
    6,031 SF
    Price / SF:
    $164/SF
    Added:
    Mar 9, 2026
    Days on Market:
    90
    Last Refresh:
    Jun 3 at 2:10 am

    Property Features for 2792 Egypt

    General Information

    Standard status
    Active
    Size
    6,031 SF

    Building Details

    Year Built
    1910

    We can help!

    Listing Contact
    Michael S Choplin
    Michael S Choplin

    Listing agent Michael S Choplin License #RS281080

    Listing office RE/MAX Services

    Listing date Mar 9, 2026

    Source Evrealestate

    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 RE/MAX Services

    HighLights

    • For sale assisted living facility providing healthcare services in Audubon
    • About 5 miles to King of Prussia, Collegeville, and Norristown
    • Year built: 1910
    • Central air cooling
    • Heating: hot water and electric
    • Electric water heater

    Overview

    This listing presents an assisted living facility and healthcare property offered for sale. The property is identified as 2792 Egypt in Audubon, PA, with a total size of 6,031 square feet. It is designed and positioned for assisted living operations within the healthcare category.

    The property is located in Montgomery County. For directions, use GPS, and the seller’s remarks note King of Prussia, Collegeville, and Norristown are each only about five miles away, placing the facility within a short drive of multiple regional destinations.

    An assisted living operator or healthcare investor may find this asset suitable for maintaining or expanding a dedicated care-focused footprint. Buyers evaluating healthcare properties can consider it as a streamlined facility format within the assisted living segment, with proximity to nearby communities supporting access for staff, residents, and visitors. If you are exploring healthcare real estate in Montgomery County, this offering provides a specific, category-aligned option for an assisted living business plan.

    Local Financial Insights For Apartment 5plus

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $157.8k $26.16
    − Vacancy −$9.6k −$1.60
    EGI $148.1k $24.56
    − OpEx −$66.7k −$11.05
    NOI $81.5k $13.51
    6,031 SF · lease $26.16/SF/yr · vacancy 6.10% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $1.16M
    $1.02M – $1.36M (±1% cap)
    NOI $81,481 @ 7.0% cap · market cap 8.20%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Specialty Retail
    $3.47M
    $3.04M – $4.05M (±1% cap)
    NOI $242,837 @ 7.0% cap · market cap 24.43%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Life Healing Life Coach Patel Natu MD Pediatrician Visiting Angels Senior ... Assisted Living Facility Merlyn Ancilla Johnson Pediatrician Holly Weeks Pediatrician

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • The Meadows at Shannondell — 6000 Shannondell Dr, Audubon, PA 19403
    • Parkview at Valley Forge — Elysia Ln, Audubon, PA 19403
    • Visiting Angels Senior Home Care Audubon — 2792 Egypt Rd #2, Audubon, PA 19403

    Location Insight

    • Map
    • Local Demand
    City
    Audubon
    County
    Montgomery
    State
    Pennsylvania
    Longitude
    -75.430642
    Latitude
    40.12788

    Nearby Similar for Sale

    • $999,900
      6,031 SF

      Stand Alone Office Building

      Stand alone office building suitable for medical or professional use.
      2792 Egypt Rd, Audubon, PA 19403
      View Details
    • $6,700,000
      11,495 SF

      CVS Property with Drive-Thru

      Corporately guaranteed CVS with drive-thru and over 12 years remaining.
      2801 Egypt Rd, Audubon, PA 19403
      View Details

    FAQs

    What type of property is this?
    Assisted living facility - For sale assisted living facility providing healthcare services in Audubon, positioned near major regional employment centers.
    Where is this assisted living facility located?
    The property is located at 2792 Egypt Audubon, PA.
    What is the asking price?
    The asking price for this property is $994,000.
    What are key features of this property?
    This property features: For sale assisted living facility providing healthcare services in Audubon; About 5 miles to King of Prussia, Collegeville, and Norristown; Year built: 1910
    (610) 291-3056
    We can help!
    Listing Contact
    Michael S Choplin
    Michael S Choplin
    Real Estate License ID: RS281080
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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