Three-Story Assisted Living
For Sale
$2,000,000
51 N Main St, Pittston, PA 18640
Operating healthcare property with resident accommodations and established on-site staffing.
Property Size15,000 SF
Price / SF$133.33
Days on Market193
Property Features for 51 N Main St
General Information
Standard status
Active
Size
15,000 SF
Property subtype
Subsidized Housing
Additional Details
Business Included
Yes
Road Access
Yes
Building Details
Building Size
15,000 SF
Stories
3
Listing Agency:
KW Commercial, The Daniel Perich Group
(570) 213-4900
Listed By:
Daniel Perich · License #RB070171
(570) 213-4900
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 4:30AM
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 KW Commercial, The Daniel Perich Group
Investment Insights
Based on property information with market context.
This operating assisted living facility comprises approximately 15,000 square feet across three stories and accommodates 55 beds. The property is staffed by 12 employees and is configured for ongoing residential care operations. The asset is located at 51 N Main St in Pittston, Pennsylvania.
The facility sits along Route 11 near Geisinger Health, providing access for residents, visitors, and medical-related needs. Its established operating status, bed capacity, and healthcare-oriented setting support continued use as an assisted living property.
The facility sits along Route 11 near Geisinger Health, providing access for residents, visitors, and medical-related needs. Its established operating status, bed capacity, and healthcare-oriented setting support continued use as an assisted living property.
Key Highlights
- Approximately 15,000 square feet across three stories
- 55‑bed assisted living facility
- Currently operating with 12 employees
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
$112,272
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
5.61%
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%
$2,245,440
$2.2M
Cap Rate 7%
$1,603,886
$1.6M
Cap Rate 9%
$1,247,467
$1.2M
Market Conditions
NOI Build-Up for 15,000 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
$221.4K $14.76/SF
− Vacancy
−$17.3K −$1.15/SF
EGI
$204.1K $13.61/SF
− OpEx
−$91.9K −$6.12/SF
NOI
$112.3K $7.48/SF
Area
Luzerne County, PA
Vacancy
7.80%
Lease Rate
$14.76 /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%
$2,245,440
Cap Rate 7%
$1,603,886
Cap Rate 9%
$1,247,467
Alternative Uses
Best Use
Apartment 5plus
$1.60M
$1.40M – $1.87M
NOI $112,272 @ 7.0% cap · market cap 5.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.75M
$4.16M – $5.54M
NOI $332,640 @ 7.0% cap · market cap 16.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
97
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18640, PA
16,351
Population
8,036
Households
2
Avg Household Size
46
Median Age
25%
College-Educated
94%
High-School Grad
27.9 sq mi
ZIP Area
586
Density / Sq Mi
$57,358
Median Household Income
$39,733
Median Earnings
$890
Median Rent
$135,200
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 - Operating healthcare property with resident accommodations and established on-site staffing.
Where is this assisted living facility located?
The property is located at 51 N Main St Pittston, PA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Approximately 15,000 square feet across three stories; 55‑bed assisted living facility; Currently operating with 12 employees
