Senior Living Community
For Sale
$1,200,000
4315 Washington Street, Schnecksville, PA 18078
SINGLE_FAMILY - Washington Twp, PA
Property Size9,888 SF
Lot Size32.89 Acres
Price / SF$121.36
Days on Market208
Property Features for 4315 Washington Street
General Information
Property type
Residential
Property subtype
Office
Zoning
R
Elementary school district
Northern Lehigh
Middle school district
Northern Lehigh
High school district
Northern Lehigh
Directions
North on Rt 309, bear right on Rt 873, left on Washington St. to 4315 Washington.
Subdivision
Washington_L
Standard status
Active
APN
555081099179 1
Size
9,888 SF
Lot size
32.89 Acres
Taxes and HOA fees
Tax Annual Amount
17426
Utilities
Sewer type
Septic Tank
Heating system
Oil
Cooling system
Central Air
Water source
Well
Building Details
Year built
1997
Building materials
VinylSiding
Listing Agency:
Howard Hanna TheFrederickGroup
(610) 398-0411
Listed By:
Doug Frederick
(610) 398-0411
Added: Jan 12
Changed: Jun 30
Last Checked: Aug 8 at 1:06PM
MLS# 770363
Copyright © 2026 Greater Lehigh Valley REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This large, attractive building, previously used as a senior living community, is ready for immediate occupancy. The up-to-date design features three wings of rooms, totaling 11 rooms, sufficient to accommodate up to 18 beds, depending on the arrangement of singles, doubles, or triples. The first floor provides living quarters, an administration desk and receptionist area, a dining room with multiple tables, and a living room area with seating and a flat-screen TV. Private in-room baths are in great shape and feature luxury vinyl plank flooring, wide hallways, and alarm systems. The lower level provides a full commercial kitchen with a walk-in cooler, a six-burner commercial gas cooktop, and a commercial dishwasher, along with a full laundry room and tremendous storage areas with convenient, at-grade, double doors. Super-sized heating, cooling, and electric systems are all up to date, as the building was built in the late 90s. The property is surrounded by open areas with relaxing views but is close to shopping. The 9,888 square foot building is situated on a 32.89-acre lot. It is suitable for various uses in the health industry, including assisted living, rehab, and long-term care. Other uses could include residential-related purposes as can be approved by the township.
Key Highlights
- Fully equipped and furnished senior living facility ready for immediate operation, including kitchen, dining, living areas, and furnishings.
- Capacity for up to 18 beds with 11 rooms across 3 wings, offering flexibility in resident arrangements.
- Commercial‑grade kitchen with walk‑in cooler, six‑burner cooktop, and commercial dishwasher.
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
$63,288
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
5.27%
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%
$1,265,760
$1.3M
Cap Rate 7%
$904,114
$904.1K
Cap Rate 9%
$703,200
$703.2K
Market Conditions
NOI Build-Up for 9,888 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
$113.9K $11.52/SF
− Vacancy
−$8.4K −$0.85/SF
EGI
$105.5K $10.67/SF
− OpEx
−$42.2K −$4.27/SF
NOI
$63.3K $6.40/SF
Area
Lehigh County, PA
Vacancy
7.40%
Lease Rate
$11.52 /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%
$1,265,760
Cap Rate 7%
$904,114
Cap Rate 9%
$703,200
Alternative Uses
Best Use
Healthcare Medical
$904.1K
$791.1K – $1.05M
NOI $63,288 @ 7.0% cap · market cap 5.27%
Second Best
Apartment 5plus
$825.2K
$722.1K – $962.7K
NOI $57,764 @ 7.0% cap · market cap 4.81%
Theoretical Best
Mixed Use
$1.45M
$1.27M – $1.70M
NOI $101,785 @ 7.0% cap · market cap 8.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
61
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18078, PA
6,996
Population
2,731
Households
2.6
Avg Household Size
45
Median Age
43%
College-Educated
97%
High-School Grad
15.6 sq mi
ZIP Area
448
Density / Sq Mi
$131,875
Median Household Income
$68,097
Median Earnings
$1,265
Median Rent
$361,200
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Assisted living facility - Large building previously used as a senior living community.
Where is this assisted living facility located?
The property is located at 4315 Washington Street Schnecksville, PA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Fully equipped and furnished senior living facility ready for immediate operation, including kitchen, dining, living areas, and furnishings.; Capacity for up to 18 beds with 11 rooms across 3 wings, offering flexibility in resident arrangements.; Commercial‑grade kitchen with walk‑in cooler, six‑burner cooktop, and commercial dishwasher.
