24-Bed Nursing Care
For Sale
$1,900,000
965 Full House Lane, Show Low, AZ 85901
Commercial Sale, Show Low, AZ
Property Size8,366 SF
Lot Size5.00 Acres
Price / SF$227.11
Days on Market131
Property Features for 965 Full House Lane
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
A General
Security features
Security System
Window features
Insulated Windows, ENERGY STAR Qualified WIndows, Drapes, Window Treatments, Double Pane Windows, Screens, Blinds
Patio and Porch features
Patio, Porch
Exterior features
Rain Gutters
Subdivision
Fool Hollow Rh
Lot features
Landscaped
Directions
From Hwy 260 turn south/Right on Full House Lane @ (sequoia school) the building is on the Left 10th of a mile see sign
Standard status
Active
APN
409-25-003B
Size
8,366 SF
Lot size
5.00 Acres
Taxes and HOA fees
Tax Description
FOOL HOLLOW RANCHES #1: LOT 3 OUT OF 209-25-003 FOR '97 ROLL
Tax Annual Amount
10879
Legal Description
FOOL HOLLOW RANCHES #1: LOT 3 OUT OF 209-25-003 FOR '97 ROLL
Utilities
Utilities
Propane
Heating system
Propane (Heating), Forced Air
Cooling system
Central Air
Water source
Well
Amenities
Large common/dining/meeting area
commercial Kitchen
ample support spaces
Building Details
Year built
2003
Additional Structures
Other
Listing Agency:
West USA Realty - Show Low
(800) 937-8872
Listed By:
Jeffrey Steele
(435) 630-8645
Added: Apr 28
Changed: Aug 25
Last Checked: Sep 5 at 11:06AM
MLS# 260821
Copyright © 2026 White Mountain Association of Realtors. 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 8,366-square-foot institutional facility in Show Low is configured for patient care, with 9 bedrooms accommodating up to 24 beds. The interior includes 4 full baths, 5 half baths, a large common, dining, and meeting area, a commercial kitchen, and additional support areas. Built in 2003, the building has forced-air heating, central air, and propane service.
The property occupies a private 5-acre parcel at 965 Full House Lane, with well water and space identified for parking expansion or additional construction. Exterior features include a patio, porch, and rain gutters. The existing layout is positioned for continued patient-care use and has also been described as adaptable for long-term care, medical office, educational, office, or institutional applications.
The property occupies a private 5-acre parcel at 965 Full House Lane, with well water and space identified for parking expansion or additional construction. Exterior features include a patio, porch, and rain gutters. The existing layout is positioned for continued patient-care use and has also been described as adaptable for long-term care, medical office, educational, office, or institutional applications.
Key Highlights
- 9‑bedroom patient‑care facility accommodating up to 24 beds
- 8,366‑square‑foot building on a 5‑acre parcel
- Large common, dining, and meeting area with commercial kitchen
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
$125,216
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
6.59%
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%
$2,504,320
$2.5M
Cap Rate 7%
$1,788,800
$1.8M
Cap Rate 9%
$1,391,289
$1.4M
Market Conditions
NOI Build-Up for 8,366 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
$242.9K $29.04/SF
− Vacancy
−$34.3K −$4.09/SF
EGI
$208.7K $24.95/SF
− OpEx
−$83.5K −$9.98/SF
NOI
$125.2K $14.97/SF
Area
Navajo County, AZ
Vacancy
14.10%
Lease Rate
$29.04 /SF/Yr
Expense Ratio
40.00%
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%
$2,504,320
Cap Rate 7%
$1,788,800
Cap Rate 9%
$1,391,289
Alternative Uses
Best Use
Healthcare Medical
$1.79M
$1.57M – $2.09M
NOI $125,216 @ 7.0% cap · market cap 6.59%
Second Best
Office B
$1.62M
$1.42M – $1.89M
NOI $113,617 @ 7.0% cap · market cap 5.98%
Theoretical Best
Specialty Retail
$2.27M
$1.99M – $2.65M
NOI $159,140 @ 7.0% cap · market cap 8.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85901, AZ
18,701
Population
12,437
Households
1.5
Avg Household Size
49
Median Age
26%
College-Educated
94%
High-School Grad
263.1 sq mi
ZIP Area
71
Density / Sq Mi
$60,313
Median Household Income
$37,466
Median Earnings
$1,009
Median Rent
$256,300
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Nursing home - Institutional facility with patient-care areas, a commercial kitchen, common rooms, and supporting spaces.
Where is this nursing home located?
The property is located at 965 Full House Lane Show Low, AZ.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: 9‑bedroom patient‑care facility accommodating up to 24 beds; 8,366‑square‑foot building on a 5‑acre parcel; Large common, dining, and meeting area with commercial kitchen
