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Property profile & analytics
FOR SALE
Assisted living facilities
306 W Main St Pen Argyl, PA 18072
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US73-2008657
For Sale
1 / 36
$850,000
306 W Main St, Pen Argyl, PA 18072
View Listing →
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1900
Total area
10,610 SF
Lot
0.62 ac (27,152 SF)
Zoning code
IL
APN
E8NE3A 3 3A 0625
UPID
US73-2008657
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Morning Star Manor Inc. Nursing Home Retirement Community
-
Gap View Personal Care Home Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$575k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$650k
Owner & transaction history
Gap View Realty LLC · 3 yrs held
Gap View Realty LLC
since 2022
Last sale
$695,000
4 recorded transactions
Zoning & alternative use
IL · Pen Argyl, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$970,000
+186.1%
Retail stores
$900,000
+164.6%
Restaurant
$880,000
+158.3%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Pen Argyl submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pen Argyl submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$635,000
ML approach
$575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$970,000
Change: +186% · Conversion: Difficult
RETAIL STORES
$900,000
Change: +165% · Conversion: Difficult
RESTAURANT
$880,000
Change: +158% · Conversion: Difficult
MEDICAL BUILDING
$840,000
Change: +147% · Conversion: Difficult
COMMERCIAL (GENERAL)
$745,000
Change: +119% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$500,000
Change: +47% · Conversion: Difficult
Blend value · Realmo final
$650k
Range $585k – $715k · ±10% · vs last sale $695k (Nov 1 2022)
Last sale anchor
$695k
Nov 1 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$61 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$8,789
Tax year 2024
Assessed value
$108,700
Assessed 2024
Previous assessed
$108,700
+0.0% YoY
Effective rate
8.09%
On assessed value
Assessed land
$22,000
Assessed improvement
$86,700
Land market value
$44,000
Improvement market value
$173,400
Total market value
$217,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
For Sale
Year built
1900
Heating
YES
Cooling
CENTRAL
Stories
1
Total area
10,610 SF
Lot
0.62 ac (27,152 SF)
Zoning code
IL
APN
E8NE3A 3 3A 0625
UPID
US73-2008657
Jurisdiction
NORTHAMPTON
Zoning & alternative use
IL · Pen Argyl, PA
Zoning IL · permitted uses
IL · Pen Argyl, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pen Argyl. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$970,000
RETAIL STORES
Est. value
$900,000
RESTAURANT
Est. value
$880,000
MEDICAL BUILDING
Est. value
$840,000
COMMERCIAL (GENERAL)
Est. value
$745,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$500,000
AUTO REPAIR, GARAGE
RETAIL STORES
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1900
Heating
YES
Cooling
Yes
Stories
1
Lot
0.62 ac
Current owner
From public records · entity-resolved
Gap View Realty LLC
Entity
Mailing address
306 W MAIN ST, PEN ARGYL, PA 18072-1916
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2023
—
Gap View Realty Lcc
—
Deed
related
$475,980 · The Fidelity Deposit & Discount Bank
Nov 1, 2022
$695,000
Gap View Realty LLC
Morning Star Manor INC
Deed
$465,000 · Commonwealth Capital LLC
—
—
Morning Star Manor INC
—
Deed Of Trust
related
$225,000 · Pnc Bank
—
—
Morningstar Manor INC
—
Deed Of Trust
related
$120,000 · Pennsylvania Mennonite FCU
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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