Licensed 20-Bed Personal Care Facility | Government-Backed Income| High Upside Investment Opportunity Rare opportunity to acquire a fully licensed and zoned 20-bed Personal Care Home consisting of two adjacent buildings in very good condition, with recent upgrades to the roof and HVAC systems. Offered as a real estate-only transaction, the property will be delivered vacant, allowing immediate repositioning to a higher-performing operational model. Zoned RSA-5 with permitted use (Y50 - Personal Care / Health Facility), the asset is ideally suited for assisted living, behavioral health, recovery housing, or related care uses (subject to approvals). Licensed facilities with compliant zoning are increasingly scarce, creating a strong barrier-to-entry investment opportunity. The existing layout supports efficient care operations and administrative functions. Value-add potential includes architectural plans for a possible third-floor expansion at 1754 Bridge St, allowing for increased capacity (subject to L&I approval). From an income perspective, typical monthly revenue per occupant in the Philadelphia market may range from approximately $2,400 to $6,300+, depending on program type and payer source, including various government-supported programs where available. Certain programs in the region may offer stable income sources and demonstrated demand, often with existing waiting lists, subject to operator qualification and program participation. Delivered vacant, the property allows a new operator to optimize occupancy, upgrade service mix, and maximize revenue potential without legacy operational constraints. (All income figures are estimates and not guaranteed.) Ownership is retiring after 25+ years of operation, creating a rare opportunity for a new operator or investor to acquire a licensed facility with long-standing use and reposition it for future growth. Ideal for operators and investors seeking a scalable healthcare asset with repositioning upside. Business not included. FF&E available separately. Showings by appointment only. Proof of funds or lender pre-approval required.