Buckeye Assisted Living
For Sale
$599,950
22222 W Gardenia Drive, Buckeye, AZ 85326
Business Opportunity, Buckeye, AZ
Property Size2,500 SF
Price / SF$239.98
Days on Market134
Property Features for 22222 W Gardenia Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Structure
Standard status
Active
APN
504-21-700
Size
2,500 SF
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Ceiling Fan(s), Central Air, Electric
Listing Agency:
DeLex Realty
(602) 910-3002
Listed By:
Octavian Curpas · License #SA565521000
(602) 400-6031
Added: Apr 15
Changed: Aug 19
Last Checked: Aug 26 at 11:06AM
MLS# 7014511
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 property, located in Buckeye, AZ, is zoned for assisted living home use and was previously licensed as an assisted living facility. It presents an opportunity for group homes, assisted living, behavioral health facilities, or foster care operations. The property spans 2500 square feet and features 6 bedrooms, including 2 primary suites, and 3.5 bathrooms, one of which is ADA compliant with a walk-in shower. The kitchen includes new granite countertops, a stylish backsplash, and stainless steel appliances. The property is located near Watson Road and the upcoming Vestar Mall at Verrado, and is in proximity to the Sundance Adult Village 55+ neighborhood.
Key Highlights
- Zoned for assisted living home use; previously licensed as an assisted living facility
- 6 bedrooms, including 2 primary suites
- 3.5 bathrooms; includes an ADA‑compliant bathroom with a walk‑in shower
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
$28,215
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
4.70%
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%
$564,300
$564.3K
Cap Rate 7%
$403,071
$403.1K
Cap Rate 9%
$313,500
$313.5K
Market Conditions
NOI Build-Up for 2,500 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
$54.0K $21.60/SF
− Vacancy
−$2.7K −$1.08/SF
EGI
$51.3K $20.52/SF
− OpEx
−$23.1K −$9.23/SF
NOI
$28.2K $11.29/SF
Area
Maricopa County, AZ
Vacancy
5.00%
Lease Rate
$21.60 /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%
$564,300
Cap Rate 7%
$403,071
Cap Rate 9%
$313,500
Alternative Uses
Best Use
Apartment 5plus
$403.1K
$352.7K – $470.3K
NOI $28,215 @ 7.0% cap · market cap 4.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$773.3K
$676.7K – $902.2K
NOI $54,132 @ 7.0% cap · market cap 9.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
41
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85326, AZ
72,959
Population
22,417
Households
3.3
Avg Household Size
33
Median Age
17%
College-Educated
86%
High-School Grad
483.0 sq mi
ZIP Area
151
Density / Sq Mi
$91,444
Median Household Income
$45,241
Median Earnings
$1,635
Median Rent
$342,400
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Bloom Assisted Living — 695 s 221st dr, buckeye, az 85326
Frequently Asked Questions
What type of property is this?
Assisted living facility - Assisted living facility near Watson Road and upcoming Vestar Mall.
Where is this assisted living facility located?
The property is located at 22222 W Gardenia Drive Buckeye, AZ.
What is the asking price?
The asking price for this property is $599,950.
What are key features of this property?
This property features: Zoned for assisted living home use; previously licensed as an assisted living facility; 6 bedrooms, including 2 primary suites; 3.5 bathrooms; includes an ADA‑compliant bathroom with a walk‑in shower
