Licensed Five-Bed Assisted Living
For Sale
$550,000
4305 E BRIARWOOD Terrace, Phoenix, AZ 85048
COMMERCIAL - Phoenix, AZ
Property Size1,741 SF
Lot Size0.21 Acres
Price / SF$315.91
Days on Market81
Property Features for 4305 E BRIARWOOD Terrace
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
PECOS WEST LOT 1-391 DRAINAGE WAY
Directions
South on 42nd St.; left on Briarwood Terrace; property is on your right. No Signage.
Standard status
Active
APN
301-69-501
Size
1,741 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Description
LOT 242 PECOS WEST LOT 1-391 DRAINAGE WAY MCR 029431
Legal Description
LOT 242 PECOS WEST LOT 1-391 DRAINAGE WAY MCR 029431
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air, Ceiling Fan(s)
Amenities
outdoor tuff shed for storage
well-maintained backyard
Building Details
Building materials
Wood Frame
Listing Agency:
Delex Realty
(602) 910-3002
Listed By:
Ed Orillo · License #SA563099000
(480) 330-4350
Added: May 23
Changed: Aug 4
Last Checked: Aug 11 at 7:06PM
MLS# 7032582
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 licensed assisted living facility is a five-bedroom home arranged for four residents and one caregiver. The property includes two full bathrooms, a two-car garage, and an outdoor tuff shed for storage. Heating is central electric, and cooling is central air with ceiling fans. The home also features a new AC unit and a well-maintained backyard, supporting day-to-day resident comfort.
The current tenant is operating an assisted living home licensed for five beds under an existing lease that ends January 31, 2027. The business operation and any potential sale or renewal option is separate from the real estate sale.
Set on a 0.2089-acre lot, the property is constructed with wood frame materials and served by public sewer, supporting flexible multi-use considerations while remaining focused on assisted living operations.
The current tenant is operating an assisted living home licensed for five beds under an existing lease that ends January 31, 2027. The business operation and any potential sale or renewal option is separate from the real estate sale.
Set on a 0.2089-acre lot, the property is constructed with wood frame materials and served by public sewer, supporting flexible multi-use considerations while remaining focused on assisted living operations.
Key Highlights
- Licensed for five beds in an assisted living home setup for four residents plus one caregiver
- Existing lease ends January 31, 2027 with current tenant operating the assisted living
- 1,741 SF five‑bedroom wood frame home with central electric heat and central air cooling
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
$20,306
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
3.69%
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%
$406,120
$406.1K
Cap Rate 7%
$290,086
$290.1K
Cap Rate 9%
$225,622
$225.6K
Market Conditions
NOI Build-Up for 1,741 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
$39.3K $22.56/SF
− Vacancy
−$2.4K −$1.35/SF
EGI
$36.9K $21.21/SF
− OpEx
−$16.6K −$9.54/SF
NOI
$20.3K $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%
$406,120
Cap Rate 7%
$290,086
Cap Rate 9%
$225,622
Alternative Uses
Best Use
Apartment 5plus
$290.1K
$253.8K – $338.4K
NOI $20,306 @ 7.0% cap · market cap 3.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$527.4K
$461.4K – $615.3K
NOI $36,915 @ 7.0% cap · market cap 6.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,149
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 85048, AZ
34,524
Population
14,369
Households
2.4
Avg Household Size
42
Median Age
62%
College-Educated
98%
High-School Grad
10.1 sq mi
ZIP Area
3,418
Density / Sq Mi
$123,198
Median Household Income
$70,210
Median Earnings
$1,995
Median Rent
$538,500
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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- La Estancia Nursing & Rehabilitation Center — 15810 S 42nd St, Phoenix, AZ 85048
Frequently Asked Questions
What type of property is this?
Assisted living facility - Licensed assisted living home with five beds, central air, and a well-maintained backyard on a small lot in Ahwatukee.
Where is this assisted living facility located?
The property is located at 4305 E BRIARWOOD Terrace Phoenix, AZ.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Licensed for five beds in an assisted living home setup for four residents plus one caregiver; Existing lease ends January 31, 2027 with current tenant operating the assisted living; 1,741 SF five‑bedroom wood frame home with central electric heat and central air cooling
