Nursing Home
For Sale
$9,000,000
22427 Montgomery St, Hayward, CA 94541
Commercial Sale, Hayward, CA
Property Size35,080 SF
Lot Size1.52 Acres
Price / SF$256.56
Days on Market134
Property Features for 22427 Montgomery St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RM DT-MS
Parking features
On Street
Subdivision
Downtown
Lot features
Business District, Neighborhood Commercial, Residential Area
Directions
A street, Montgomery..
Standard status
Active
APN
42846422
Size
35,080 SF
Lot size
1.52 Acres
Amenities
secure outdoor areas
landscaped courtyards
Building Details
Year built
1971
Roof type
Tar/Gravel, Composition
Listing Agency:
Compass
(925) 251-1111
Listed By:
Lori Olson
(510) 541-0572
Added: Apr 13
Changed: Aug 24
Last Checked: Aug 24 at 5:06PM
MLS# 41130724
Copyright © 2026 Bay East. 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 35,080-square-foot nursing home property comprises 13 buildings on a 1.52-acre site. The existing configuration supports up to 100 residents and includes 40 skilled nursing beds, plus assisted living and independent living components. Secure exterior areas, landscaped courtyards, and a walkable campus layout are also present. The property is offered as-is and was formerly licensed as a care facility.
Located at 22427 Montgomery St in Hayward, the property carries RM DT-MS zoning and includes on-street parking. Improvements date to 1971, with tar/gravel and composition roofing identified. The campus provides existing healthcare-related infrastructure for continued evaluation by qualified operators or other permitted users.
Located at 22427 Montgomery St in Hayward, the property carries RM DT-MS zoning and includes on-street parking. Improvements date to 1971, with tar/gravel and composition roofing identified. The campus provides existing healthcare-related infrastructure for continued evaluation by qualified operators or other permitted users.
Key Highlights
- 35,080‑square‑foot property with 13 buildings
- Configured for up to 100 residents
- Includes 40 skilled nursing beds
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
Healthcare Medical
$8.58M
$7.51M – $10.01M
NOI $600,878 @ 7.0% cap · market cap 6.68%
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,306
Businesses Nearby
Balanced
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Nursing home - Multi-building healthcare property with skilled nursing, assisted living, and independent living components.
Where is this nursing 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: 35,080‑square‑foot property with 13 buildings; Configured for up to 100 residents; Includes 40 skilled nursing beds
