Senior Living Development
For Sale
Contact for pricing
10000 E University Dr, Prescott Valley, AZ 86314
Fully entitled, shovel-ready senior living development in Prescott Valley, Arizona.
Property Size54,552 SF
Price / SF$274.97
Days on Market172
Property Features for 10000 E University Dr
General Information
Standard status
Active
Size
54,552 SF
Class
A
Property subtype
Hospitality, Multifamily, Office, Senior Living
Zoning
RS
Building Details
Year Built
2005
Listing Agency:
Arizona Commercial Real Estate
(480) 309-1089
Listed By:
Matthew Fish · License #BR626105000
Source:
Crexi
Added: Feb 20
Changed: Aug 8
Last Checked: Aug 8 at 6:38AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Arizona Commercial Real Estate
Investment Insights
Based on property information with market context.
This is a fully entitled, shovel-ready senior living development opportunity located in Prescott Valley, Arizona. The project is anchored by an existing 54,552 square foot, three-story former university building, planned to serve as the community’s central hub. This structure is suited to accommodate a range of community and care-related uses, including memory care, medical clinic space, restaurant and dining facilities, wellness and fitness amenities, and residential units. The development is fully approved for up to 259 residential units consisting of a mix of apartments, single-family cottages, and townhomes. The project allows for either a 55+ Active Adult community or a full Continuing Care Retirement Community (CCRC). Planned amenities include multiple dining venues, pickleball and tennis courts, and additional lifestyle and wellness features. The property benefits from convenient access to major arterial roadways and is located less than two miles from the area’s primary retail and medical corridor, which includes regional shopping, dining, entertainment, banking, professional services, and hospital facilities. The site also offers mountain views and proximity to outdoor recreational opportunities. The project is situated within a rapidly expanding growth corridor, with surrounding land planned for approximately 2,000 additional single-family homes and complementary commercial development.
Key Highlights
- Fully Entitled, Shovel‑Ready Senior Living Development Opportunity
- Located in Prescott Valley, Arizona, a rapidly growing retirement market
- Existing 54,552 SF building suitable for community hub and residential units
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
$581,470
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
3.88%
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%
$11,629,400
$11.6M
Cap Rate 7%
$8,306,714
$8.3M
Cap Rate 9%
$6,460,778
$6.5M
Market Conditions
NOI Build-Up for 54,552 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
$1.11M $20.40/SF
− Vacancy
−$55.6K −$1.02/SF
EGI
$1.06M $19.38/SF
− OpEx
−$475.7K −$8.72/SF
NOI
$581.5K $10.66/SF
Area
Yavapai County, AZ
Vacancy
5.00%
Lease Rate
$20.40 /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%
$11,629,400
Cap Rate 7%
$8,306,714
Cap Rate 9%
$6,460,778
Alternative Uses
Best Use
Apartment 5plus
$8.31M
$7.27M – $9.69M
NOI $581,470 @ 7.0% cap · market cap 3.88%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$18.27M
$15.99M – $21.32M
NOI $1,279,233 @ 7.0% cap · market cap 8.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
34
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 86314, AZ
39,461
Population
16,806
Households
2.3
Avg Household Size
44
Median Age
23%
College-Educated
89%
High-School Grad
26.6 sq mi
ZIP Area
1,483
Density / Sq Mi
$67,263
Median Household Income
$37,829
Median Earnings
$1,432
Median Rent
$363,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Senior housing / Retirement Home - Fully entitled, shovel-ready senior living development in Prescott Valley, Arizona.
Where is this senior housing / retirement home located?
The property is located at 10000 E University Dr Prescott Valley, AZ.
What is the asking price?
The asking price for this property is $15,000,000.
What are key features of this property?
This property features: Fully Entitled, Shovel‑Ready Senior Living Development Opportunity; Located in Prescott Valley, Arizona, a rapidly growing retirement market; Existing 54,552 SF building suitable for community hub and residential units
