55-Bed Assisted Living
For Sale
$1,700,000
Withheld by request, Wilkes Barre, PA 18701
Commercial Sale, Wilkes Barre, PA
Property Size15,000 SF
Lot Size0.25 Acres
Price / SF$113.33
Days on Market178
Property Features for Withheld by request
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Elementary school district
Wilkes-Barre Area
Middle school district
Wilkes-Barre Area
High school district
Wilkes-Barre Area
Subdivision
Wilkes Barre City
Standard status
Active
APN
Withheld by request
Size
15,000 SF
Lot size
0.25 Acres
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Ductless (Heating)
Cooling system
Central Air, Ductless
Water source
Public
Building Details
Year built
1902
Floors in Building
3
Listing Agency:
The Daniel Perich Group
(570) 500-0151
Listed By:
Daniel M. Perich · License #RB070171
(570) 213-4900
Added: Mar 17
Changed: Sep 7
Last Checked: Sep 10 at 10:06PM
MLS# PM-140106
Copyright © 2026 Pocono Mountains 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 assisted living facility provides 55 beds within a 15,000-square-foot property on approximately 0.25 acres. Built in 1902, the facility is described as operational and equipped for assisted living use, with dedicated staff in place. Heating includes electric and ductless systems, while cooling is provided by central air and ductless units.
The property is located in Luzerne County, Pennsylvania, near Wilkes-Barre and major healthcare providers. Public water and public sewer serve the site, supporting its established healthcare use.
The property is located in Luzerne County, Pennsylvania, near Wilkes-Barre and major healthcare providers. Public water and public sewer serve the site, supporting its established healthcare use.
Key Highlights
- 55‑bed assisted living facility
- 15,000 square feet on 0.25 acres
- Built in 1902
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
6.60%
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 6.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.75M
$4.16M – $5.54M
NOI $332,640 @ 7.0% cap · market cap 19.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,090
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 18701, PA
4,658
Population
1,513
Households
3.1
Avg Household Size
27
Median Age
25%
College-Educated
87%
High-School Grad
0.5 sq mi
ZIP Area
9,316
Density / Sq Mi
$32,417
Median Household Income
$6,479
Median Earnings
$842
Median Rent
$245,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Healthcare property with public utilities, central air, and ductless climate systems.
Where is this assisted living facility located?
The property is located at Withheld by request Wilkes Barre, PA.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: 55‑bed assisted living facility; 15,000 square feet on 0.25 acres; Built in 1902
