27-Bed Licensed Care
For Sale
$1,295,000
47 Lincoln Avenue, Lambertville, NJ 08530
Licensed residential care facility in Lambertville, NJ. Value-add opportunity.
Property Size6,000 SF
Lot Size1.00 Acre
Price / SF$215.83
Days on Market220
Property Features for 47 Lincoln Avenue
General Information
Standard status
Active
Size
6,000 SF
Lot size
1.00 Acre
Property subtype
Commercial
Lease Term
[]
Building Details
Year Built
1860
Listing Agency:
Keller Williams Cornerstone Realty
(908) 359-0893
Listed By:
Mia L Chen
Source:
Deepcreeklake
Added: Jan 15
Changed: Aug 23
Last Checked: Aug 23 at 6:56AM
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 Keller Williams Cornerstone Realty
Investment Insights
Based on property information with market context.
This is a rare opportunity to acquire a state-licensed 27-bed Residential Health Care / Boarding Home facility in the desirable Lambertville, located in Hunterdon County, New Jersey. The Little Haven Boarding Home Residential Health Care Facility is a multi-building campus consisting of a main building with 23 licensed beds and a detached cottage with 4 licensed beds. The detached cottage is currently under renovation following prior fire damage. The property is situated on an approximately 1-acre lot in the Cottage Hill neighborhood, within walking distance to downtown Lambertville restaurants, retail, and services. The main building is approximately 6,000 SF with 11 bedrooms and 5.5 bathrooms. The detached cottage has 4 bedrooms and 1 bathroom. There are 6 on-site parking spaces. An adjacent property, under common ownership, is licensed for an additional 5 beds and may be made available separately or as part of a larger assemblage. All facilities are licensed and regulated by the New Jersey Department of Community Affairs (DCA) and are in good standing with current inspections. This property is ideal for residential healthcare / boarding home operators, behavioral health or supportive housing providers, senior housing (independent or assisted living models – subject to approvals), recovery / sober living operators (buyer responsible for use compliance), nonprofit housing organizations, and investors seeking to lease to experienced operators. It presents a value-add opportunity through renovation, lease-up, and operational optimization. The cottage rebuild creates immediate upside upon completion. The multi-building campus supports scalable operations and program separation.
Key Highlights
- Licensed 27‑bed Residential Health Care Facility in high‑demand Lambertville, NJ.
- Value‑add opportunity through cottage renovation (4 beds), lease‑up, and operational improvements.
- Multi‑building campus layout supports scalable operations and program separation.
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
$92,268
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
7.12%
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%
$1,845,360
$1.8M
Cap Rate 7%
$1,318,114
$1.3M
Cap Rate 9%
$1,025,200
$1.0M
Market Conditions
NOI Build-Up for 6,000 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
$180.0K $30.00/SF
− Vacancy
−$12.2K −$2.04/SF
EGI
$167.8K $27.96/SF
− OpEx
−$75.5K −$12.58/SF
NOI
$92.3K $15.38/SF
Area
Hunterdon County, NJ
Vacancy
6.80%
Lease Rate
$30.00 /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%
$1,845,360
Cap Rate 7%
$1,318,114
Cap Rate 9%
$1,025,200
Alternative Uses
Best Use
Apartment 5plus
$1.32M
$1.15M – $1.54M
NOI $92,268 @ 7.0% cap · market cap 7.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.57M
$1.37M – $1.83M
NOI $109,670 @ 7.0% cap · market cap 8.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
712
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 08530, NJ
7,832
Population
3,816
Households
2.1
Avg Household Size
49
Median Age
58%
College-Educated
93%
High-School Grad
27.1 sq mi
ZIP Area
289
Density / Sq Mi
$121,667
Median Household Income
$76,835
Median Earnings
$1,641
Median Rent
$554,000
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Econotech Development Co — 25 S Main St, Lambertville, NJ 08530
Frequently Asked Questions
What type of property is this?
Assisted living facility - Licensed residential care facility in Lambertville, NJ. Value-add opportunity.
Where is this assisted living facility located?
The property is located at 47 Lincoln Avenue Lambertville, NJ.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Licensed 27‑bed Residential Health Care Facility in high‑demand Lambertville, NJ.; Value‑add opportunity through cottage renovation (4 beds), lease‑up, and operational improvements.; Multi‑building campus layout supports scalable operations and program separation.
