Hayward Senior Care
For Sale
$9,000,000
22427 Montgomery St, Hayward, CA 94541
Licensed senior care campus in Hayward, California, for sale.
Property Size35,080 SF
Lot Size2.19 Acres
Price / SF$256.56
Days on Market145
Property Features for 22427 Montgomery St
General Information
Standard status
Active
Size
35,080 SF
Lot size
2.19 Acres
Zoning
RM DT-MS
Amenities
On Street
Building Details
Building Size
35,080 SF
Year Built
1971
Listing Agency:
Compass
Listed By:
Lori Olson
(510) 541-0572
Source:
Evrealestate
Added: Apr 24
Changed: Sep 14
Last Checked: Sep 14 at 6:12AM
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 Compass
Investment Insights
Based on property information with market context.
The Bethesda Home is a licensed senior care campus located in Hayward, California, situated on 2.19 acres across 5 parcels. The property includes 13 buildings and is currently configured to accommodate up to 100 residents, including 40 skilled nursing beds, along with assisted and independent living components. The campus features secure outdoor areas, landscaped courtyards, and a walkable layout designed for residential care operations. This offering presents an opportunity for operators seeking a licensed skilled nursing facility with additional residential care components, as well as for developers exploring higher-density redevelopment potential along A Street. The property is offered as-is and combines existing healthcare infrastructure with long-term land value in a high-demand Bay Area market. The location has a bike score of 59, making it bikeable, a walk score of 50, indicating car-dependent, and a transit score of 48, suggesting some transit options are available.
Key Highlights
- Licensed senior care campus with 40 skilled nursing beds and assisted/independent living components.
- Capacity for up to 100 residents across 13 buildings.
- Located on 2.19 acres across 5 parcels in Hayward, California.
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
$680,414
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
7.56%
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%
$13,608,280
$13.6M
Cap Rate 7%
$9,720,200
$9.7M
Cap Rate 9%
$7,560,156
$7.6M
Market Conditions
NOI Build-Up for 35,080 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
$1.30M $37.20/SF
− Vacancy
−$67.9K −$1.93/SF
EGI
$1.24M $35.27/SF
− OpEx
−$556.7K −$15.87/SF
NOI
$680.4K $19.40/SF
Area
Hayward, CA
Vacancy
5.20%
Lease Rate
$37.20 /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%
$13,608,280
Cap Rate 7%
$9,720,200
Cap Rate 9%
$7,560,156
Alternative Uses
Best Use
Apartment 5plus
$9.72M
$8.51M – $11.34M
NOI $680,414 @ 7.0% cap · market cap 7.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$10.84M
$9.49M – $12.65M
NOI $759,075 @ 7.0% cap · market cap 8.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,306
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 94541, CA
69,736
Population
23,217
Households
3
Avg Household Size
36
Median Age
30%
College-Educated
82%
High-School Grad
7.5 sq mi
ZIP Area
9,298
Density / Sq Mi
$106,556
Median Household Income
$52,023
Median Earnings
$2,229
Median Rent
$781,900
Median Home Value
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Similar Off Market Nearby
- Home Instead Home Care Services of Hayward, CA — 770 A St, Hayward, CA 94541
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Frequently Asked Questions
What type of property is this?
Senior housing / Retirement Home - Licensed senior care campus in Hayward, California, for sale.
Where is this senior housing / retirement home located?
The property is located at 22427 Montgomery St Hayward, CA.
What is the asking price?
The asking price for this property is $9,000,000.
What are key features of this property?
This property features: Licensed senior care campus with 40 skilled nursing beds and assisted/independent living components.; Capacity for up to 100 residents across 13 buildings.; Located on 2.19 acres across 5 parcels in Hayward, California.
