Licensed 10-Bed Assisted Living
For Sale
$1,390,000
20500 N 80 confidential, Peoria, AZ 85382
Business Opportunity, Peoria, AZ
Property Size3,741 SF
Price / SF$371.56
Days on Market17
Property Features for 20500 N 80 confidential
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Fenced
Standard status
Active
APN
000-00-000
Size
3,741 SF
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Listing Agency:
Realty Executives Arizona Territory · Realty Executives International
(602) 755-8556
Listed By:
Lidia Tohatan
(480) 559-0595
Added: Aug 18
Changed: Sep 2
Last Checked: Sep 3 at 8:06PM
MLS# 7071465
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 offering combines a licensed residential assisted living facility with the real estate and an established operating business. The property contains 3,741 square feet and is configured for 10 beds. Central heating and central air conditioning support the facility, while fenced parking and public sewer serve the site.
The sale includes an operating care business with trained staff, established vendor relationships, and existing care systems. The property is in Peoria, Arizona, within the 85382 ZIP code, and the source information places it near medical centers, shopping, and freeways.
The sale includes an operating care business with trained staff, established vendor relationships, and existing care systems. The property is in Peoria, Arizona, within the 85382 ZIP code, and the source information places it near medical centers, shopping, and freeways.
Key Highlights
- Licensed 10‑bed residential assisted living facility
- 3,741‑square‑foot property in Peoria, AZ 85382
- Sale includes the real estate and established operating business
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
$41,931
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
3.02%
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%
$838,620
$838.6K
Cap Rate 7%
$599,014
$599.0K
Cap Rate 9%
$465,900
$465.9K
Market Conditions
NOI Build-Up for 3,741 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
$82.2K $21.96/SF
− Vacancy
−$5.9K −$1.58/SF
EGI
$76.2K $20.38/SF
− OpEx
−$34.3K −$9.17/SF
NOI
$41.9K $11.21/SF
Area
Peoria, AZ
Vacancy
7.20%
Lease Rate
$21.96 /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%
$838,620
Cap Rate 7%
$599,014
Cap Rate 9%
$465,900
Alternative Uses
Best Use
Apartment 5plus
$599.0K
$524.1K – $698.9K
NOI $41,931 @ 7.0% cap · market cap 3.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$921.1K
$805.9K – $1.07M
NOI $64,474 @ 7.0% cap · market cap 4.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
333
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 85382, AZ
42,576
Population
19,796
Households
2.2
Avg Household Size
45
Median Age
38%
College-Educated
93%
High-School Grad
9.9 sq mi
ZIP Area
4,301
Density / Sq Mi
$93,387
Median Household Income
$53,864
Median Earnings
$1,875
Median Rent
$408,000
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Arrowhead Senior Living — 7886 W Piute Ave, Glendale, AZ 85308
- Horizon Assisted Living Home LLC — 19728 N 79th Ave, Glendale, AZ 85308
- Brookdale Union Hills — 20025 N 81st Ave, Peoria, AZ 85382
- Silver Crown Assisted Living Home — 20706 N 74th Ln, Glendale, AZ 85308
- Prince of Peace Assisting Living — 8262 W Adam Ave, Peoria, AZ 85382
Frequently Asked Questions
What type of property is this?
Assisted living facility - Licensed residential care property with central HVAC, fenced parking, and an operating business included.
Where is this assisted living facility located?
The property is located at 20500 N 80 confidential Peoria, AZ.
What is the asking price?
The asking price for this property is $1,390,000.
What are key features of this property?
This property features: Licensed 10‑bed residential assisted living facility; 3,741‑square‑foot property in Peoria, AZ 85382; Sale includes the real estate and established operating business
