Assisted Living Facility For
For Sale
$3,400,000
871 Twin Forks Ave, Auburn, AL 36830
Assisted Living Facility in Auburn, Alabama, licensed for 49 beds.
Property Size33,254 SF
Price / SF$102.24
Days on Market164
Property Features for 871 Twin Forks Ave
General Information
Standard status
Active
Size
33,254 SF
Property subtype
Hotel
Building Details
Building Size
33,254 SF
Year Built
2006
Units
43
Listing Agency:
Bull Realty
(404) 876-1640
Listed By:
Ernie Anaya, MBA · License #SC #93244
Source:
Bullrealty
Added: Mar 5
Changed: Aug 8
Last Checked: Aug 8 at 1:46PM
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 Bull Realty
Investment Insights
Based on property information with market context.
This assisted living facility is available for sale. The building has a total area of 33,254 square feet and contains 43 units, licensed for 49 beds. The facility is located in Auburn, Alabama, a city with a population of 82,000, recognized for its dynamic and fast-growing economy in the Southeastern United States. The average net worth for residents aged 75 and older is $1,696,281, with an average household income of $70,747 for the same age group. The average home value in the area is $361,052. The unmet demand within a 10-mile radius is 82 beds. The gross revenue is $2,176,894.66 with an occupancy rate of 92.2%. The forecast net operating income is $544,233.66, normalizing expenses to 75% of gross revenue.
Key Highlights
- High Acquisition CAP Rate: 16.01%
- Strong Financial Performance: $2,176,894.66 Gross Revenue and $544,233.66 Forecast NOI
- Enjoy a high occupancy rate of 92.2%
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
$265,918
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
7.82%
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%
$5,318,360
$5.3M
Cap Rate 7%
$3,798,829
$3.8M
Cap Rate 9%
$2,954,644
$3.0M
Market Conditions
NOI Build-Up for 33,254 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
$518.8K $15.60/SF
− Vacancy
−$35.3K −$1.06/SF
EGI
$483.5K $14.54/SF
− OpEx
−$217.6K −$6.54/SF
NOI
$265.9K $8.00/SF
Area
Lee County, AL
Vacancy
6.80%
Lease Rate
$15.60 /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%
$5,318,360
Cap Rate 7%
$3,798,829
Cap Rate 9%
$2,954,644
Alternative Uses
Best Use
Apartment 5plus
$3.80M
$3.32M – $4.43M
NOI $265,918 @ 7.0% cap · market cap 7.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.11M
$7.10M – $9.46M
NOI $567,734 @ 7.0% cap · market cap 16.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
571
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 36830, AL
47,543
Population
23,146
Households
2.1
Avg Household Size
30
Median Age
63%
College-Educated
96%
High-School Grad
109.5 sq mi
ZIP Area
434
Density / Sq Mi
$63,761
Median Household Income
$37,414
Median Earnings
$1,033
Median Rent
$346,600
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Gentiva Hospice — 730 N Dean Rd #300, Auburn, AL 36830
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Assisted Living Facility in Auburn, Alabama, licensed for 49 beds.
Where is this assisted living facility located?
The property is located at 871 Twin Forks Ave Auburn, AL.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: High Acquisition CAP Rate: 16.01%; Strong Financial Performance: $2,176,894.66 Gross Revenue and $544,233.66 Forecast NOI; Enjoy a high occupancy rate of 92.2%
