Newer Assisted Living and Memory
For Sale
$4,500,000
548 N 1100 E, Washington, UT 84780
Built in 2018, featuring 32 private rooms with half baths for assisted living and memory care.
Property Size18,000 SF
Days on Market115
Property Features for 548 N 1100 E
General Information
Standard status
Active
Size
18,000 SF
Class
A
Property subtype
Office
Building Details
Building Size
18,000 SF
Year Built
2018
Listing Agency:
NAI Excel
Listed By:
Greg Whitehead · License #6510155-SA00
(435) 627-5733
Source:
Naiglobal
Added: May 14
Changed: Sep 4
Last Checked: Sep 5 at 4:26AM
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 NAI Excel
Investment Insights
Based on property information with market context.
This newer senior housing facility was built in 2018 and is configured with 32 private rooms, including 16 assisted living rooms and 16 memory care rooms. Each room includes a private half-bath, and bathroom amenities include call pull cords in every bathroom. Additional room features include walk-in bathtubs and roll-in showers. The property also offers a fully appointed common area and a dedicated laundry services area.
The facility is described as being in an easily accessible location.
With its mix of assisted living and memory care private rooms and support spaces for daily operations, the building is set up to serve residents within a controlled, facility-based environment.
The facility is described as being in an easily accessible location.
With its mix of assisted living and memory care private rooms and support spaces for daily operations, the building is set up to serve residents within a controlled, facility-based environment.
Key Highlights
- Facility built in 2018
- 32 private rooms with half baths: 16 assisted living rooms and 16 memory care rooms
- Room amenities include walk‑in bathtubs/roll‑in showers and call pull cords in every bathroom
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
$200,000
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
4.44%
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%
$4,000,000
$4.0M
Cap Rate 7%
$2,857,143
$2.9M
Cap Rate 9%
$2,222,222
$2.2M
Market Conditions
NOI Build-Up for 18,000 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
$378.0K $21.00/SF
− Vacancy
−$14.4K −$0.80/SF
EGI
$363.6K $20.20/SF
− OpEx
−$163.6K −$9.09/SF
NOI
$200.0K $11.11/SF
Area
Washington County, UT
Vacancy
3.80%
Lease Rate
$21.00 /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%
$4,000,000
Cap Rate 7%
$2,857,143
Cap Rate 9%
$2,222,222
Alternative Uses
Best Use
Apartment 5plus
$2.86M
$2.50M – $3.33M
NOI $200,000 @ 7.0% cap · market cap 4.44%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.96M
$4.34M – $5.78M
NOI $346,970 @ 7.0% cap · market cap 7.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
186
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84780, UT
28,025
Population
12,922
Households
2.2
Avg Household Size
36
Median Age
35%
College-Educated
94%
High-School Grad
61.8 sq mi
ZIP Area
453
Density / Sq Mi
$94,103
Median Household Income
$42,098
Median Earnings
$1,581
Median Rent
$511,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Built in 2018, featuring 32 private rooms with half baths for assisted living and memory care.
Where is this assisted living facility located?
The property is located at 548 N 1100 E Washington, UT.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: Facility built in 2018; 32 private rooms with half baths: 16 assisted living rooms and 16 memory care rooms; Room amenities include walk‑in bathtubs/roll‑in showers and call pull cords in every bathroom
