10-Bed Assisted Living
New
For Sale
$999,950
kkkk E Assisated Living Avenue, Phoenix, AZ 85022
Business Opportunity, Phoenix, AZ
Property Size2,799 SF
Lot Size0.25 Acres
Price / SF$357.25
Days on Market3
Property Features for kkkk E Assisated Living Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
LOOKOUT CANYON ESTATES LOT 1-49
Standard status
Active
APN
000-00-000
Size
2,799 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Description
LOT 45 LOOKOUT CANYON ESTATES LOT 1-49 MCR 032210
Legal Description
LOT 45 LOOKOUT CANYON ESTATES LOT 1-49 MCR 032210
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating)
Cooling system
Electric, Ceiling Fan(s)
Building Details
Building materials
Block
Listing Agency:
West USA Realty
(480) 948-5554
Listed By:
Mihaela Phillips · License #SA698081000
(602) 920-0048
Added: Sep 14
Changed: Sep 15
Last Checked: Sep 16 at 6:06PM
MLS# 7080246
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 assisted living facility includes a 2,799-square-foot home on a 0.25-acre lot, with capacity for 10 beds. The layout provides both private and semi-private accommodations. Construction is block, with hot water heating, electric cooling, and ceiling fans. Public sewer serves the property.
The real estate is currently leased to an operator on a month-to-month basis. The current operator is open to selling the business, allowing the facility and operating business to be considered together.
The real estate is currently leased to an operator on a month-to-month basis. The current operator is open to selling the business, allowing the facility and operating business to be considered together.
Key Highlights
- Licensed 10‑bed assisted living home
- 2,799 square feet on a 0.25‑acre lot
- Private and semi‑private accommodations
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
$32,646
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
3.26%
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%
$652,920
$652.9K
Cap Rate 7%
$466,371
$466.4K
Cap Rate 9%
$362,733
$362.7K
Market Conditions
NOI Build-Up for 2,799 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
$63.1K $22.56/SF
− Vacancy
−$3.8K −$1.35/SF
EGI
$59.4K $21.21/SF
− OpEx
−$26.7K −$9.54/SF
NOI
$32.6K $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%
$652,920
Cap Rate 7%
$466,371
Cap Rate 9%
$362,733
Alternative Uses
Best Use
Apartment 5plus
$466.4K
$408.1K – $544.1K
NOI $32,646 @ 7.0% cap · market cap 3.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$847.8K
$741.9K – $989.2K
NOI $59,349 @ 7.0% cap · market cap 5.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
154
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85022, AZ
51,314
Population
25,020
Households
2.1
Avg Household Size
39
Median Age
36%
College-Educated
91%
High-School Grad
9.4 sq mi
ZIP Area
5,459
Density / Sq Mi
$66,601
Median Household Income
$45,875
Median Earnings
$1,517
Median Rent
$385,900
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Licensed assisted living home with private and semi-private accommodations and an existing month-to-month operator arrangement.
Where is this assisted living facility located?
The property is located at kkkk E Assisated Living Avenue Phoenix, AZ.
What is the asking price?
The asking price for this property is $999,950.
What are key features of this property?
This property features: Licensed 10‑bed assisted living home; 2,799 square feet on a 0.25‑acre lot; Private and semi‑private accommodations
