Licensed Assisted Living
For Sale
$1,390,000
20500 N 80th Ln, Peoria, AZ 85382
Residential care property offered with an established operating business and trained staff in place.
Property Size3,741 SF
Price / SF$371.56
Days on Market14
Property Features for 20500 N 80th Ln
General Information
Standard status
Active
Size
3,741 SF
Property subtype
Business Opportunity
Additional Details
Business Included
Yes
Listing Agency:
Realty Executives Arizona Territory
(602) 755-8556
Listed By:
Lidia Tohatan
(480) 559-0595
Source:
Exprealty
Added: Aug 26
Changed: Sep 7
Last Checked: Sep 7 at 2:34PM
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 Realty Executives Arizona Territory
Investment Insights
Based on property information with market context.
This 3,741-square-foot residential assisted living facility is licensed for 10 beds and is offered with both the real estate and an established operating business. The property is located in Peoria, Arizona, and the operating component includes trained staff, existing vendor relationships, and established care systems.
The facility is positioned near medical centers, shopping, and freeway access. The offering combines a licensed senior-care property with an operating business already associated with the site, providing a defined format for an owner-operator or investor seeking an assisted living asset.
The facility is positioned near medical centers, shopping, and freeway access. The offering combines a licensed senior-care property with an operating business already associated with the site, providing a defined format for an owner-operator or investor seeking an assisted living asset.
Key Highlights
- Licensed residential assisted living facility with 10 beds
- 3,741 square feet of property area
- 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
Location Intelligence
Trade Area within ½ mile
655
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
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Similar Off Market Nearby
- 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 - Residential care property offered with an established operating business and trained staff in place.
Where is this assisted living facility located?
The property is located at 20500 N 80th Ln 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 residential assisted living facility with 10 beds; 3,741 square feet of property area; Sale includes the real estate and established operating business
