Assisted Living Facility With Two
For Sale
$950,990
13190 E Central Avenue, Mayer, AZ 86333
Operating healthcare property with residential rooms, shared gathering areas, and a commercial kitchen across two buildings.
Property Size3,361 SF
Lot Size0.97 Acres
Price / SF$282.95
Days on Market544
Property Features for 13190 E Central Avenue
General Information
Standard status
Active
Size
3,361 SF
Lot size
0.97 Acres
Property subtype
Commercial
Zoning
AI
Taxes and HOA fees
Annual Taxes
$3,577
Building Details
Building Size
3,361 SF
Year Built
2002
Buildings
2
Stories
1
Listing Agency:
ARRT of Real Estate
(480) 300-2879
Listed By:
Anastasia Plesco · License #SA695947000
(480) 300-2879
Source:
Aznewhorizonrealty
Added: Feb 11, 2025
Changed: Aug 8
Last Checked: Aug 8 at 3:16AM
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 ARRT of Real Estate
Investment Insights
Based on property information with market context.
This assisted living facility in Mayer, Arizona, includes two buildings on a 0.97-acre parcel. The first building provides six rooms and one full bathroom. The second building has an updated commercial kitchen, dining area, living room, and another full bathroom, with an open interior arrangement suitable for group activities or meetings. The property was built in 2002 and is currently operating with eight beds.
Located at 13190 E Central Avenue, the site is just south of Prescott and includes parking for staff and visitors. The current configuration supports group-home or healthcare use, with the property information identifying capacity expansion to 14 beds as a potential future option. The property is offered for sale only.
Located at 13190 E Central Avenue, the site is just south of Prescott and includes parking for staff and visitors. The current configuration supports group-home or healthcare use, with the property information identifying capacity expansion to 14 beds as a potential future option. The property is offered for sale only.
Key Highlights
- Operating assisted living facility with 8 beds
- Two buildings on a 0.97‑acre parcel
- Building 1 includes 6 rooms and 1 full 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
$35,825
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
3.77%
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%
$716,500
$716.5K
Cap Rate 7%
$511,786
$511.8K
Cap Rate 9%
$398,056
$398.1K
Market Conditions
NOI Build-Up for 3,361 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
$68.6K $20.40/SF
− Vacancy
−$3.4K −$1.02/SF
EGI
$65.1K $19.38/SF
− OpEx
−$29.3K −$8.72/SF
NOI
$35.8K $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%
$716,500
Cap Rate 7%
$511,786
Cap Rate 9%
$398,056
Alternative Uses
Best Use
Apartment 5plus
$511.8K
$447.8K – $597.1K
NOI $35,825 @ 7.0% cap · market cap 3.77%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.13M
$985.2K – $1.31M
NOI $78,815 @ 7.0% cap · market cap 8.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
108
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 86333, AZ
5,886
Population
3,296
Households
1.8
Avg Household Size
54
Median Age
12%
College-Educated
84%
High-School Grad
499.2 sq mi
ZIP Area
12
Density / Sq Mi
$54,385
Median Household Income
$27,900
Median Earnings
$1,008
Median Rent
$173,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Operating healthcare property with residential rooms, shared gathering areas, and a commercial kitchen across two buildings.
Where is this assisted living facility located?
The property is located at 13190 E Central Avenue Mayer, AZ.
What is the asking price?
The asking price for this property is $950,990.
What are key features of this property?
This property features: Operating assisted living facility with 8 beds; Two buildings on a 0.97‑acre parcel; Building 1 includes 6 rooms and 1 full bathroom
