Perseverance has paid off for a Murrysville physician.

On Friday, Dr. Walter Beam became the owner of the former Pennsylvania Avenue Elementary School in Irwin when he and the Norwin School District closed on a $230,000 deal.

"You bet I'm excited," Dr. Beam said. "After 3 1/2 years, I have the keys to the building I wondered at times if I would ever own. "

Norwin Superintendent Jack Boylan said: "It took so long to complete the sale of the old school. I can't believe it's over and the money is in the bank.

"I'm amazed by the incredible patience Dr. Beam displayed."

Dr. Beam plans a $3 million to $3.5 million renovation that will turn the 50-year-old school into a 40- to 45-bed personal care home. That facility would anchor a two-block neighborhood light commercial overlay district, created by borough council to permit operation of a proposed 80- to 85-patient assisted living facility.

He estimated the facility likely would create 50 to 55 jobs and generate much-needed tax revenue for the borough and school district.

"Completion of the sale is a win-win situation for the district," said school board President Robert Perkins.

Dr. Beam also owns the Golden Heights personal care facility on Route 130 in Penn Township. He disclosed that he already has invested "about $125,000" in preliminary plans and inspections at the Irwin site.

"I endured so many delays and litigation that I put a hold on everything until the situation was resolved," said Dr. Beam. "I'm grateful that the school district never lost confidence in me."

Planning resumed yesterday at a meeting with a general contractor and architect he retained almost four years ago.

Dr. Beam secured permits to demolish the interior of the building, including removal of asbestos, which led to the district's closing of the school in June 2003.

Norwin dropped plans to renovate the building to relocate its tax office and other operations there when directors decided that asbestos removal would be too costly.

"The facility I plan to build will be aesthetically pleasing without disrupting the character of the neighborhood," Dr. Beam said. "I want to be a good neighbor to the residents in the area."

The new personal care facility, the first in Irwin, could open next summer.