Assisted Living Facility with ADA
For Sale
$599,950
22222 W Gardenia Dr, Buckeye, AZ 85326
Previously licensed for assisted living use, the property includes multiple bedrooms, primary suites, and updated kitchen finishes.
Property Size2,500 SF
Price / SF$239.98
Days on Market252
Property Features for 22222 W Gardenia Dr
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Commercial
Amenities
granite countertops
backsplash
stainless steel appliances
ADA compliant bathroom
walk-in shower
Listing Agency:
DeLex Realty
(602) 400-6031
Listed By:
Octavian Curpas · License #SA565521000
Source:
Findallphoenixhomelistings
Added: Dec 20, 2025
Changed: Aug 28
Last Checked: Aug 28 at 9:08PM
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 DeLex Realty
Investment Insights
Based on property information with market context.
This assisted living property is zoned for assisted living home use and was previously licensed as an assisted living facility. The layout includes 6 bedrooms, with 2 primary suites, and 3.5 bathrooms. One bathroom is ADA compliant and includes a walk-in shower.
The kitchen has new granite countertops, a backsplash, and stainless steel appliances. The property is near Watson Road, the upcoming Vestar Mall at Verrado, and the Sundance Adult Village 55+ neighborhood. Its configuration and zoning support consideration for assisted living operations and other uses identified in the property information, including group homes, behavioral health facilities, and foster care operations.
The kitchen has new granite countertops, a backsplash, and stainless steel appliances. The property is near Watson Road, the upcoming Vestar Mall at Verrado, and the Sundance Adult Village 55+ neighborhood. Its configuration and zoning support consideration for assisted living operations and other uses identified in the property information, including group homes, behavioral health facilities, and foster care operations.
Key Highlights
- Zoned for assisted living home use and previously licensed as an assisted living facility
- 6 bedrooms, including 2 primary suites
- 3.5 bathrooms, including 1 ADA‑compliant bathroom with a walk‑in shower
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
$28,215
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
4.70%
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%
$564,300
$564.3K
Cap Rate 7%
$403,071
$403.1K
Cap Rate 9%
$313,500
$313.5K
Market Conditions
NOI Build-Up for 2,500 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
$54.0K $21.60/SF
− Vacancy
−$2.7K −$1.08/SF
EGI
$51.3K $20.52/SF
− OpEx
−$23.1K −$9.23/SF
NOI
$28.2K $11.29/SF
Area
Maricopa County, AZ
Vacancy
5.00%
Lease Rate
$21.60 /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%
$564,300
Cap Rate 7%
$403,071
Cap Rate 9%
$313,500
Alternative Uses
Best Use
Apartment 5plus
$403.1K
$352.7K – $470.3K
NOI $28,215 @ 7.0% cap · market cap 4.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$773.3K
$676.7K – $902.2K
NOI $54,132 @ 7.0% cap · market cap 9.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
41
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85326, AZ
72,959
Population
22,417
Households
3.3
Avg Household Size
33
Median Age
17%
College-Educated
86%
High-School Grad
483.0 sq mi
ZIP Area
151
Density / Sq Mi
$91,444
Median Household Income
$45,241
Median Earnings
$1,635
Median Rent
$342,400
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Bloom Assisted Living — 695 s 221st dr, buckeye, az 85326
Frequently Asked Questions
What type of property is this?
Assisted living facility - Previously licensed for assisted living use, the property includes multiple bedrooms, primary suites, and updated kitchen finishes.
Where is this assisted living facility located?
The property is located at 22222 W Gardenia Dr Buckeye, AZ.
What is the asking price?
The asking price for this property is $599,950.
What are key features of this property?
This property features: Zoned for assisted living home use and previously licensed as an assisted living facility; 6 bedrooms, including 2 primary suites; 3.5 bathrooms, including 1 ADA‑compliant bathroom with a walk‑in shower
