Assisted Living Facility with 14
For Sale
$899,900
Pending
506 Gallitzin Road, Cresson, PA 16630
COMMERCIAL - Cresson, PA
Property Size5,936 SF
Lot Size0.32 Acres
Days on Market203
Property Features for 506 Gallitzin Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Rooms
Basement
Basement
Partially Finished, Full
Lot features
Cleared, Level, Cleared, Level
Elementary school district
Penn Cambria
Middle school district
Penn Cambria
High school district
Penn Cambria
Subdivision
Cresson Township
Standard status
Pending
APN
16-002. -132.000
Size
5,936 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
2317/ 1301
Tax Annual Amount
4202
Legal Description
2317/ 1301
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Baseboard, Oil, Forced Air, Radiant
Cooling system
Central Air
Water source
Public
Building Details
Year built
1991
Building materials
Vinyl Siding
Roof type
Shingle
Listing Agency:
Howard Hanna Bardell Realty Altoona
(814) 313-4111
Listed By:
Hunter Ott · License #RS353898
(814) 254-8121
Added: Jan 26
Changed: Aug 4
Last Checked: Aug 17 at 2:06AM
MLS# 79302
Copyright © 2026 Allegheny Highland Association of 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 personal care facility offers 14 licensed beds plus an additional luxury apartment. The property is currently fully occupied and operated under a private-pay model. The sale includes furniture, equipment, and an established, experienced staff intended to support a seamless transition.
The building is situated on a 0.32-acre lot and contains 5,936 square feet. Constructed in 1991 with vinyl siding and a shingle roof, the facility includes basement space and is served by public water and public sewer. Heating is provided via forced air, hot water (heating), baseboard, oil, and radiant systems, with central air conditioning.
With a long operating history, the facility is designed for ongoing, resident-focused care within its licensed capacity.
The building is situated on a 0.32-acre lot and contains 5,936 square feet. Constructed in 1991 with vinyl siding and a shingle roof, the facility includes basement space and is served by public water and public sewer. Heating is provided via forced air, hot water (heating), baseboard, oil, and radiant systems, with central air conditioning.
With a long operating history, the facility is designed for ongoing, resident-focused care within its licensed capacity.
Key Highlights
- 14 licensed beds plus an additional luxury apartment
- Fully occupied personal care facility
- Private‑pay operating model
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
Lease Details
100%
Occupancy
Turnkey business
Opportunity
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
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Personal care facility on public water and sewer with central air and oil-fired heating.
Where is this assisted living facility located?
The property is located at 506 Gallitzin Road 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: 14 licensed beds plus an additional luxury apartment; Fully occupied personal care facility; Private‑pay operating model
