Turnkey Personal Care
For Sale
Contact for pricing
Pending
506 Gallitzin Rd, Cresson, PA 16630
Well-maintained 14-bed personal care facility with additional apartment.
Property Size5,936 SF
Days on Market198
Property Features for 506 Gallitzin Rd
General Information
Standard status
Pending
Size
5,936 SF
Class
A
Property subtype
Business for Sale, Senior Living
Zoning
Commercial
Occupancy
100%
Investment Type
Owner/User
Building Details
Year Built
1991
Buildings
1
Stories
2
Units
15
Listing Agency:
Howard Hanna Bardell Realty
(814) 254-8121
Listed By:
Hunter Ott · License ##RS353898
Source:
Crexi
Added: Jan 26
Changed: Aug 8
Last Checked: Jul 24 at 10:59AM
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 Howard Hanna Bardell Realty
Investment Insights
Based on property information with market context.
This is an opportunity to acquire a personal care facility featuring 14 licensed beds and an additional luxury apartment. The facility is currently fully occupied and has a history of consistent income. Operating on a private-pay model, the property is well-managed and maintained. The sale includes all furniture, equipment, and an established, experienced staff.
Key Highlights
- Turnkey, fully occupied personal care facility with 14 licensed beds and an additional luxury apartment.
- Proven history of consistent income over decades of successful operation.
- Private‑pay model ensures strong revenue potential.
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
$36,435
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
4.05%
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%
$728,700
$728.7K
Cap Rate 7%
$520,500
$520.5K
Cap Rate 9%
$404,833
$404.8K
Market Conditions
NOI Build-Up for 5,936 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
$71.2K $12.00/SF
− Vacancy
−$5.0K −$0.84/SF
EGI
$66.2K $11.16/SF
− OpEx
−$29.8K −$5.02/SF
NOI
$36.4K $6.14/SF
Area
Cambria County, PA
Vacancy
7.00%
Lease Rate
$12.00 /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%
$728,700
Cap Rate 7%
$520,500
Cap Rate 9%
$404,833
Alternative Uses
Best Use
Apartment 5plus
$520.5K
$455.4K – $607.3K
NOI $36,435 @ 7.0% cap · market cap 4.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.79M
$1.57M – $2.09M
NOI $125,368 @ 7.0% cap · market cap 13.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
276
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 16630, PA
4,679
Population
2,143
Households
2.2
Avg Household Size
41
Median Age
22%
College-Educated
93%
High-School Grad
5.7 sq mi
ZIP Area
821
Density / Sq Mi
$65,034
Median Household Income
$32,172
Median Earnings
$657
Median Rent
$139,700
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 - Well-maintained 14-bed personal care facility with additional apartment.
Where is this assisted living facility located?
The property is located at 506 Gallitzin Rd Cresson, PA.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Turnkey, fully occupied personal care facility with **14 licensed beds** and an additional luxury apartment.; Proven history of consistent income over decades of successful operation.; Private‑pay model ensures strong revenue potential.
