10-Resident Assisted Living
For Sale
Under Contract
$1,850,000
1234 E Assisted Living Road, Phoenix, AZ 85086
Business Opportunity, Phoenix, AZ
Property Size6,469 SF
Lot Size2.00 Acres
Price / SF$285.98
Days on Market93
Property Features for 1234 E Assisted Living Road
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active Under Contract
APN
000-00-000
Size
6,469 SF
Lot size
2.00 Acres
Utilities
Sewer type
Septic Tank
Heating system
Forced Air
Cooling system
Ceiling Fan(s), Electric, Multi Units, Central Air
Water source
Well
Building Details
Building materials
Stucco, Block
Listing Agency:
Compass
(480) 776-1555
Listed By:
Taylor D. Mason
(435) 654-8967
Added: Jun 26
Changed: Sep 24
Last Checked: Sep 26 at 5:06AM
MLS# 7046937
Copyright © 2026 Arizona Regional Multiple Listing Service, Inc. 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 6,469-square-foot assisted living facility includes the operating business and underlying real estate. The care home is licensed for 10 residents and is currently at 100% occupancy. Completed architectural plans provide for an expansion to accommodate 15 residents. The property sits on 2 acres and features stucco and block construction, forced-air heating, multiple cooling systems, central air, electric cooling, and ceiling fans.
Located in Phoenix near the TSMC employment corridor and the communities of Carefree, Cave Creek, and Desert Mountain, the facility serves as an established senior-care operation in a North Phoenix setting. Water is supplied by a well, with septic tank sewer service.
Located in Phoenix near the TSMC employment corridor and the communities of Carefree, Cave Creek, and Desert Mountain, the facility serves as an established senior-care operation in a North Phoenix setting. Water is supplied by a well, with septic tank sewer service.
Key Highlights
- Licensed for 10 residents with current 100% occupancy
- 6,469‑square‑foot assisted living facility on 2 acres
- Completed architectural plans for expansion to 15 residents
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
$75,451
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
4.08%
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%
$1,509,020
$1.5M
Cap Rate 7%
$1,077,871
$1.1M
Cap Rate 9%
$838,344
$838.3K
Market Conditions
NOI Build-Up for 6,469 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
$145.9K $22.56/SF
− Vacancy
−$8.8K −$1.35/SF
EGI
$137.2K $21.21/SF
− OpEx
−$61.7K −$9.54/SF
NOI
$75.5K $11.66/SF
Area
Phoenix, AZ
Vacancy
6.00%
Lease Rate
$22.56 /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%
$1,509,020
Cap Rate 7%
$1,077,871
Cap Rate 9%
$838,344
Alternative Uses
Best Use
Apartment 5plus
$1.08M
$943.1K – $1.26M
NOI $75,451 @ 7.0% cap · market cap 4.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.96M
$1.71M – $2.29M
NOI $137,166 @ 7.0% cap · market cap 7.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85086, AZ
43,223
Population
17,213
Households
2.5
Avg Household Size
45
Median Age
42%
College-Educated
97%
High-School Grad
61.3 sq mi
ZIP Area
705
Density / Sq Mi
$118,543
Median Household Income
$62,626
Median Earnings
$2,177
Median Rent
$554,100
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Cloud Resort — 3126 W Cloud Rd, Phoenix, AZ 85086
- Desert Haven LLC — 2427 W Desert Hills Estate Dr, Phoenix, AZ 85086
Frequently Asked Questions
What type of property is this?
Assisted living facility - Operating senior care property with full occupancy and completed plans for additional resident capacity.
Where is this assisted living facility located?
The property is located at 1234 E Assisted Living Road Phoenix, AZ.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: Licensed for 10 residents with current 100% occupancy; 6,469‑square‑foot assisted living facility on 2 acres; Completed architectural plans for expansion to 15 residents
