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*** Please READ entire AD prior to contacting*** Please contact ONLY if you are QUALIFIED and genuinely INTERESTED to provide feedback within 10 days of receiving financials. Executive Summary-: This is a rare opportunity to acquire a licensed Assisted Living Facility (ALF) in a highly desirable Baltimore County market. This offering is positioned for a savvy, hands-on operator or experienced healthcare investor who recognizes the true upside potential of transforming an underutilized asset into a high-performing operation. Important Note: This is NOT a fully optimized, high cash-flowing business today. Due to absentee ownership, the facility is currently operating below capacity (approx. 50% occupancy)—creating a clear “ADD-VALUE / PRO-FORMA” opportunity for the right buyer. Value-Add Opportunity (The Upside) Total Capacity: 16 Beds | 11 Baths- Might be able to double the rooms with OHCQ and County Approval due to size of the current rooms. Current Occupancy: 50% Average Market Rate: $4,000 – $7,000/month per resident (avg. $5,500) Pro-Forma Potential: Full Occupancy Revenue: 16 beds × $5,500/month = $88,000/month $1,056,000 annually Projected Cash Flow: Potential to exceed $350,000+ annually with proper management, staffing, and marketing execution Bottom Line: If you have the operational expertise to increase occupancy, optimize staffing, and implement structured systems, this asset can be repositioned into a seven-figure revenue business. Property & Facility Highlights 16 Licensed Beds | 11 Bathrooms 1.4 Acres – Spacious, serene setting ideal for resident care Separate Manager/Owner Residence (on-site) Elevator Access (rare & highly desirable feature) Recent Capital Improvements: Updated Electrical Systems New/Upgraded HVAC Hot Water Systems Roof Improvements Driveway Enhancements Why Assisted Living? (Market Tailwinds) Aging Population: The Baby Boomer generation is rapidly entering their 80s, driving sustained demand Regulatory Barriers: Maryland enforces strict licensing requirements, limiting new competition Enforcement Trends: Crackdowns on unlicensed facilities are increasing demand for compliant, licensed operations Recession-Resilient Industry: Needs-based services with consistent demand regardless of economic cycles Ideal Buyer Profile This opportunity is best suited for: Experienced ALF / healthcare operators Owner-operators seeking to increase occupancy and margins Investors looking for a turnaround / repositioning play Buyers who understand staffing, compliance, and census growth strategies If you are strictly seeking a passive, high cash-flowing business from Day 1, this may NOT be the right fit. If you see “True Potential” and are ready to execute, this is an exceptional opportunity. Confidentiality & Next Steps Proof of Funds (POF) or Lender Pre-Approval required prior to furnishing information. NDA required for detailed financials and additional disclosures Broker Disclaimer All information has been provided by the Seller and other sources deemed reliable; however, Broker has not independently verified the accuracy of such information and makes no representations or warranties, expressed or implied. Buyers are strongly advised to conduct their own independent due diligence, including verification of all financials, licenses, and property details. This is a pro-forma, value-add opportunity and projections are not guaranteed. Broker and its affiliates are not attorneys or financial advisors. All parties should consult their own professional advisors.
#MDBC2101252

TOWSON

1810 LANDRAKE ROAD

None Beds

None Baths

10,884 Sq.Ft.

$1,900,000

MLS#: MDBC2101252

Welcome to 1435 Wesleys Run, a stunning 6,482-square-foot masterpiece nestled in the exclusive Northwood community of Gladwyne — one of Philadelphia’s most sought-after Main Line enclaves. This impeccably finished home, built in 2000 and better than new, offers privacy, elegance, and effortless sophistication on a beautifully sited lot. Step inside and be immediately captivated by the dramatic high ceilings and the breathtaking, beautiful foyer that sets the tone for gracious living. Sun-filled rooms throughout create an airy, open ambiance perfect for both grand entertaining and everyday comfort. The main-level primary suite is a true retreat, featuring a spacious master bedroom and luxurious en-suite bathroom, including world known California closets! — ideal for single-floor living or ultimate convenience. Upstairs and throughout, generously proportioned bedrooms and baths provide ample space for family, guests, or a private home office. The heart of the home is the spectacular gourmet kitchen, outfitted with top-of-the-line commercial-grade appliances, including a drastically insane stove/cooktop that will delight any serious chef. This show-stopping culinary space flows seamlessly into the expansive family room, creating an ideal setting for casual gatherings or formal dinner parties. Additional highlights include a fully finished walk-out lower level with media room, game room, exercise area, wine cellar, and even a second kitchen — perfect for multi-generational living or unforgettable entertaining. Location is everything, and this property delivers in spades. Enjoy easy access to I-76, Route 476 (Blue Route), and the Pennsylvania Turnpike, placing you minutes from major corridors. Downtown Philadelphia is an effortless drive of less than 20 minutes, while the vibrant King of Prussia Mall and its world-class shopping and dining are just 10 minutes away. Whether commuting to Center City for work or escaping for a weekend getaway, this location offers unmatched convenience. Families will love that this home sits in the highly acclaimed Lower Merion School District — consistently ranked among the top school districts in Pennsylvania (including #1 in Montgomery County by Niche and top rankings for its high schools by U.S. News & World Report). With outstanding academics, exceptional teachers, and a wealth of resources, it provides an unparalleled educational foundation for children of all ages. Rarely does a home combine such architectural drama, luxury finishes, chef-worthy appliances, and an unbeatable Main Line location. 1435 Wesleys Run is more than a house — it’s a lifestyle statement. Private showings by appointment only.
#PAMC2177174

GLADWYNE

1435 WESLEYS RUN

5 Beds

4 Baths

6,482 Sq.Ft.

$1,900,000

MLS#: PAMC2177174

Up to 4.33 acres of redevelopment opportunity along Market St in Mechanicsburg. Located at a lighted signal across street from Mechanicsburg Middle School. Great visibility in a high-growth area. Located adjacent to new Penn State Hershey medical facility. Several other strong national brands currently in the process of being built in same corridor – including Chick-Fil-A, Burger King, and 7-Eleven. Ideal for a potential medical facility, daycare facility or retail/office development. Owner would consider subdividing the acreage. Reach out today for more info!
#PACB2049856

MECHANICSBURG

1723 S MARKET STREET

None Beds

None Baths

0.99 acres

$1,900,000

MLS#: PACB2049856

"Property Specifications 6515 Belair Rd is a well-positioned mixed-use investment opportunity featuring a functional commercial layout designed to support a range of tenant uses. The property includes garages with 3 drive-in doors, approximately 15 parking spaces, 3 separate office areas, and a 6,500 SF warehouse, providing strong utility and flexibility for long-term operations. Financial Highlights From an income standpoint, the asset offers stable in-place cash flow with strong existing tenancy. The 2-unit commercial retail component is fully occupied, and one of the retail units is currently leased to No Limit. The property is currently generating $15,421 in total monthly rent, providing an investor immediate, predictable income from day one. Location Highlights Located along one of Northeast Baltimore’s most heavily traveled commercial corridors, 6515 Belair Rd benefits from strong visibility, excellent frontage, and consistent daily traffic. These location fundamentals support durable occupancy and long-term tenant demand, making it a compelling option for investors seeking stability in an established Baltimore market."
#MDBA2172038

BALTIMORE

6515 BELAIR ROAD

None Beds

None Baths

14,968 Sq.Ft.

$1,900,000

MLS#: MDBA2172038

Investment Opportunity – Fully Occupied Multi-Unit Property This exceptional income-producing property offers a rare opportunity to acquire a well-maintained multi-building complex featuring three buildings totaling approximately 11,000 square feet. The property consists of 10 spacious units, each offering 1,120 square feet of living space with 2 bedrooms and 1.5 bathrooms. All units are fully leased at $1,100 per month, providing immediate and stable cash flow for investors. Several units include finished basements, adding additional usable space and increased tenant appeal. The landlord currently covers water, sewer, trash, snow removal, and lawn care, ensuring consistent maintenance and convenience for tenants. This property presents a strong investment profile with steady rental income, desirable unit layouts, and added value potential. Note: Proof of funds is required prior to scheduling any showings.
#PANU2003248

WATSONTOWN

117 S MAIN STREET

None Beds

None Baths

11,200 Sq.Ft.

$1,900,000

MLS#: PANU2003248

MOTIVATED SELLER - BRING ALL OFFERS. Discover a premier investment opportunity in the heart of Broomes Island, offering a waterfront destination that perfectly embodies the Chesapeake lifestyle. Spanning over 3 acres across three separate tax parcels, this expansive mixed-use assembly overlooks the Patuxent River and Island Creek, situated just minutes from the Chesapeake Bay and the affluent D.C. market. The centerpiece at 3944 Oyster House Road features a 6,208 +/- SF full-service restaurant and 28-slip marina. The restaurant accommodates approximately 300 guests across multiple dining levels-including a loft and waterfront decks-and includes an outdoor "boat bar," extensive kitchen facilities with outdoor cold storage, and a large adjoining parking lot. All furniture, fixtures, and equipment are included in the sale. The potential for diverse revenue continues at 3946 Oyster House Road, a 1.39-acre waterfront commercial lot improved by a 5,000 +/- SF tented venue specifically designed for high-end events and parties, supported by a dedicated storage and cooking building. Complementing the commercial assets are two distinct residential properties: the fully furnished Broomes Island Inn, a two-story Bed & Breakfast featuring 4 bedrooms and dual kitchens/laundry facilities, and 3935 Oyster House Road, a furnished two-unit waterview home on a corner lot ideal for long-term rentals or staff housing. With multiple income streams and a dominant position in the local maritime landscape, this property offers unparalleled hyper-local authority for a savvy investor.
#MDCA2026102

BROOMES ISLAND

3944, 3946, & 3935 OYSTER HOUSE ROAD

None Beds

None Baths

7,391 Sq.Ft.

$1,900,000

MLS#: MDCA2026102

Germantown Ave Lots are the result of years of combining lots to allow for Highest and Best Use, Take a look at the architectural drawings and with the new CMX-2 Zoning by right you can add an additional floor taking your development up another story along with a rooftop development. with underground parking and Commerical space on the first floor along with residential apartments using , City Tax Abatments, close to Regional Rail Lines, Trolley lines, Walkable to Restaurants, Pubs, and a new Supermarket for your tenants Unlock the potential of this exceptional vacant lot, perfectly positioned for your next project. This property comes with thoughtfully designed architectural plans already in place, offering a seamless path from concept to construction. Ideal for developers, builders, or investors looking to capitalize on a ready-to-go opportunity. An excellent place to create Generational Wealth with a CLASS A Commerical Mixed Use Building.
#PAPH2610192

PHILADELPHIA

6540 GERMANTOWN AVENUE

None Beds

None Baths

0.24 acres

$1,900,000

MLS#: PAPH2610192

New on site 2 days ago
20,000+ sqft industrial building conveniently located close to Route 61 & 222. Approximately 14,000 sqft of warehouse with 16' center ceilings, 2 loading docks, 2 overhead doors, 3 phase electric as well as 6,500+ sqft of office/conference room space and 5 bathrooms. Fenced parking in the rear as well as 32 spaces for employees in the front. Subject to lease. I-1 zoning.
#PABK2071724

READING

1000 COMMONS BOULEVARD

None Beds

None Baths

20,665 Sq.Ft.

$1,900,000

MLS#: PABK2071724

New on site 4 days ago
Coming soon
Welcome to this truly exceptional, one-of-a-kind waterfront estate on the historic St. Mary’s River. Nestled on 1.72 beautifully landscaped acres, this property boasts 150 feet of private water frontage, along with an impressive private pier equipped with three boat lifts, electric, water, and approximately 10 feet of deep water—ideal for accommodating vessels of nearly any size. Designed for both relaxation and entertaining, the outdoor space features an in-ground pool and expansive wrap-around Trex decking with sleek Duradek glass railings, offering uninterrupted views of the river. A spacious three-car garage with automatic openers provides convenience and ample storage. Inside, the home showcases custom cabinetry by Cord’s Cabinetry throughout, blending craftsmanship with elegance. The open-concept living room features large sliding glass doors that lead to the deck, seamlessly connecting indoor and outdoor living while showcasing stunning water views. The gourmet kitchen is a chef’s dream, complete with Corian and quartz countertops, double electric ovens, a glass cooktop, a large side-by-side refrigerator, and an oversized island with double sinks and a dishwasher—perfect for hosting and everyday living. The spacious primary suite is a private retreat, featuring sliding glass doors with river views, a large walk-in closet with built-in shelving, and a luxurious en-suite bath. The bathroom includes double vanities, a soaking tub, a large walk-in steam shower, and a private water closet. And that’s just the beginning—this home offers countless additional features and thoughtful details throughout (see floor plans and photos for more). Don’t miss this rare opportunity to own a truly extraordinary waterfront property—it’s more than a home; it’s a lifestyle.
#MDSM2031028

LEXINGTON PARK

19393 N. SNOW HILL MANOR ROAD

4 Beds

3 Baths

5,747 Sq.Ft.

$1,900,000

MLS#: MDSM2031028

New on site 4 days ago
Nestled on over three private acres with breathtaking scenic views, this exceptional residence offers the perfect blend of timeless elegance and modern refinement. Freshly painted and impeccably maintained, the home showcases beautiful designer finishes, thoughtfully curated spaces and seamless indoor-outdoor living. Recent upgrades enhance both comfort and peace of mind, including two high efficiency Trane HVAC systems and two beautifully remodeled bathrooms featuring sophisticated, modern design. From the moment you arrive, you will appreciate the sense of privacy and tranquility this remarkable property provides. Expansive living areas, exquisite craftsmanship and carefully selected details create an atmosphere of understated luxury throughout. Whether entertaining on a grand scale or enjoying quiet moments surrounded by nature, this home offers an extraordinary lifestyle in a truly stunning setting. A rare opportunity to own a beautifully appointed retreat where sophistication meets serenity. This home offers the perfect canvas for a discerning buyer to personalize and make it their own. Impeccably prepared for its next owner.
#MDHW2067776

ELLICOTT CITY

4290 BUCKSKIN LAKE DRIVE W

5 Beds

4 Baths

6,665 Sq.Ft.

$1,900,000

MLS#: MDHW2067776

Experience lakefront living at its finest in this exceptional 5-bedroom, 3.5-bath home offering over 4,600 square feet of living space on a private lot of more than one acre. Featuring an incredibly spacious primary suite on the main level, as well as an additional master suite on the second level, this home is ideal for both full-time living and hosting guests. Enjoy breathtaking lake views from nearly every angle, anchored by a stunning native stone fireplace and a spacious, well-appointed gourmet kitchen, perfect for entertaining. Outdoor living is unmatched with a three-tiered deck system with incredible views of the lake, outdoor fireplace, and a private walkway leading to approximately 125 feet of pristine lake frontage. A 2-car attached garage and an additional 3-car detached garage with an 18'X32" storage area on the second level provide ample space for vehicles, boats, and storage. With well and septic, propane forced-air heating with heat pump, and central A/C, this property offers comfort and efficiency year-round. Whether you’re seeking a primary residence, luxury vacation retreat, or rental/investment opportunity, this lakefront estate delivers the ultimate waterfront lifestyle. RAILEY REALTY IS NOT THE CARETAKER OF PROPERTIES LISTED BY IT. DURING INCLEMENT WEATHER CONDITIONS, PROSPECTIVE PURCHASERS AND THEIR AGENTS ASSUME ALL LIABILITY ASSOCIATED WITH OR BY WEATHER AT THE PROPERTY.
#MDGA2011092

OAKLAND

815 CHADDERTON SCHOOL ROAD

5 Beds

3 Baths

4,619 Sq.Ft.

$1,900,000

MLS#: MDGA2011092

PRIVATE CUL-DE-SAC RETREAT WITH HEATED POOL, OUTDOOR ENTERTAINING & ELEGANT INTERIORS Exquisite Toll Brothers estate home sited on a premier 1.18-acre cul-de-sac lot in sought-after Triadelphia Crossing. Offering 8,427 finished square feet, this exceptional residence blends timeless elegance with modern luxury and resort-style outdoor living. A circular drive, paver walkways, garden walls, and covered front porch create striking curb appeal, while double entry doors open to a marble-floored storied foyer with a pair of cascading curved staircases, and a secondary rear stair. Formal living and dining rooms flank the dramatic central foyer, featuring tray ceilings and generous proportions, ideal for banquet sized entertaining. The heart of the home is the expansive gourmet kitchen, complete with professional Monogram appliances, a gas cooking station with custom hood, granite counters, designer tile backsplash, commanding center island with prep sink, two breakfast bars, walk-in pantry with organizer system, and dual beverage coolers. Adjacent breakfast and morning rooms both offer abundant natural light, atrium access to the composite deck and access to a screened gazebo for additional gathering space. A coffered ceiling crowns the two-story family room that is defined by columns and a central fireplace creating a grand yet inviting focal point adjacent to the kitchen. The main level also features a private study, sun-filled conservatory, and a main-level bedroom with a full bath and balcony access, perfect for guests or multigenerational living. California Closet organizers enhance storage and closets throughout, and two laundry centers provide added convenience. Upstairs, the luxurious primary suite showcases a tray ceiling, spacious sitting room, a spa- inspired bath, and an oversized bonus walk-in closet large enough to accommodate the finest clothing and shoe collection. The upper-level laundry conveniently services all four ensuite bedrooms including the primary bedroom, a private guest suite and two additional en-suite bedrooms, each outfitted with private sitting areas, closet organizer systems and private attached baths. The finished, full-daylight walk-out lower level is designed for entertaining, and flexibility featuring a large recreation room, exercise/game area, media/flex room, guest quarters, full bath, wet bar with full-size ice maker, and extensive unfinished storage with another bath rough-in, and spaces with full daylight windows adding potential for an additional bedroom and bath. Outdoor living rivals a private retreat with a heated in-ground pool featuring three water fountains, composite deck, rear balcony, screened gazebo, walk-out patio, extensive hardscaping, and professional landscaping. Buried propane services the heated pool, fireplaces, heating inside, and cooking. Luxury and convenience at every turn includes a three-car side-loading garage, cozy gas heat, central AC, and a water conditioning system for well and septic. Conveniently located within the Bushy Park, Folly Quarter, and Glenelg school districts, this rare offering of refined interiors, freshly painted, with new carpet (2025) combines exceptional amenities, and an unparalleled setting. This home is truly a standout that will impress the most discerning buyer. Come home to luxury, privacy and elegance all at once!
#MDHW2063162

GLENELG

14242 MEADOW LAKE DRIVE

6 Beds

6 Baths

8,427 Sq.Ft.

$1,900,000

MLS#: MDHW2063162

One block off of Broad St. and steps away from the new 47 story, 108 unit, Arthaus building on Broad and Spruce st. This property sits on a street to street CMX-5 lot with rear parking access and has substantial upside for a redevelopment project.
#PAPH1008824

PHILADELPHIA

1325 SPRUCE STREET

None Beds

None Baths

4,865 Sq.Ft.

$1,900,000

MLS#: PAPH1008824

Built in 2006 within the Iron Bridge Corporate Center, 16 Iron Bridge Dr has proudly been the home of Embarq Creative. This +/- 12,080 SF flex building sits on 2 acres and consists of a 50x125’ clear span warehouse totaling 6,250 SF of industrial space. Features include 24-34’ ceilings, one loading dock, a 12x14’ drive-in door and 3 phase/480V 400 Amp power. The office portion of the building, totaling 5,730 SF, is two floors, with the first containing four offices, breakroom, conference room, 30’x30’ show room and two bathrooms. The second floor contains three offices and a bullpen area. The property has also been approved for a 5,600 SF expansion. Great location in Perkiomen Township, Montgomery County with quick access to Routes 476, 76, 276, 422, 202 and 73. Just 15-20 minutes to the Lansdale, King of Prussia and Malvern turnpike interchanges. Plenty of good restaurants, shops and hotels nearby. Call for additional information and a copy of the building plans
#PAMC2094788

COLLEGEVILLE

16 IRON BRIDGE DRIVE

None Beds

None Baths

N/A

$1,900,000

MLS#: PAMC2094788

On Roland Park's premier street! Elegant updated 6BR, 5/1BA Georgian home. Semi-circular portico leads to wide center hall w/gracious staircase, formal LR, DR & Study- all w/FP, stunning 39ft custom gourmet Kit, adjacent FamRm. 32ft MBR w/FP & marble BA/DressRm. 5 additional large BRs & 4 BAs. Screened Porch, Patio, Koi pond & in-ground Pool set amidst beautiful landscaping & gardens.
#1001165725

BALTIMORE

210 GOODWOOD GARDENS

6 Beds

5 Baths

6,330 Sq.Ft.

$1,900,000

MLS#: 1001165725

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