Turnkey Assisted Living
For Sale
$4,000,000
2411 Lake Ave, Pueblo, CO 81004
Turnkey assisted living setup with a multi-wing residential building and a 4,080 sq. ft. office building.
Property Size17,372 SF
Lot Size1.50 Acres
Price / SF$230.26
Days on Market47
Property Features for 2411 Lake Ave
General Information
Standard status
Active
Size
17,372 SF
Lot size
1.50 Acres
Property subtype
Commercial/Industrial
Additional Details
Business Included
Yes
Office Units
7
Building Details
Year Built
2001
Listing Agency:
Real Broker, LLC DBA REAL
(719) 406-3680
Listed By:
John Christie · License #FA100089442
(719) 406-3680
Source:
Exitrealty
Added: Jul 17
Changed: Aug 31
Last Checked: Sep 1 at 5:11PM
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 Real Broker, LLC DBA REAL
Investment Insights
Based on property information with market context.
This turnkey commercial property includes a 4,080 sq. ft. office building and a 13,292 sq. ft. residential building configured for assisted living. The office building offers seven private offices (with potential for an eighth), a secured reception area, a conference room, multiple restrooms, and administrative workspace. The residential building includes indoor and outdoor exercise areas, a commercial kitchen, lounge, computer library, classroom, and four wings. Wings A, B, and C are monitored by a centralized security system and provide a combination of private and double-occupancy bedrooms, multiple bathrooms with showers, two additional kitchens, a laundry room, and a medical supply room. The fourth wing is secured separately and includes private bedrooms, its own lounge, kitchen, bathroom, secured office, and storage. Every bedroom is furnished with a bed, dresser, and mini refrigerator, supporting immediate occupancy.
The property is zoned for 77 beds with an option to expand. A 2018 passenger van with 53,000 miles is included with the asking price. The configuration and furnishing support uses such as residential care, workforce housing, educational, healthcare, government, or other institutional needs, as described in the offering materials.
The property is zoned for 77 beds with an option to expand. A 2018 passenger van with 53,000 miles is included with the asking price. The configuration and furnishing support uses such as residential care, workforce housing, educational, healthcare, government, or other institutional needs, as described in the offering materials.
Key Highlights
- Multi‑building setup on over 1.5 acres: 4,080 SF office building plus 13,292 SF residential building
- Residential building designed for beds: zoned for 77 beds with option to expand
- Residential layout with secured wings A, B, and C plus separately secured 4th wing
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
$190,354
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
4.76%
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%
$3,807,080
$3.8M
Cap Rate 7%
$2,719,343
$2.7M
Cap Rate 9%
$2,115,044
$2.1M
Market Conditions
NOI Build-Up for 17,372 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
$260.6K $15.00/SF
− Vacancy
−$6.8K −$0.39/SF
EGI
$253.8K $14.61/SF
− OpEx
−$63.5K −$3.65/SF
NOI
$190.4K $10.96/SF
Area
Pueblo, CO
Vacancy
2.60%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
25.00%
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%
$3,807,080
Cap Rate 7%
$2,719,343
Cap Rate 9%
$2,115,044
Alternative Uses
Best Use
Office B
$2.72M
$2.38M – $3.17M
NOI $190,354 @ 7.0% cap · market cap 4.76%
Second Best
Apartment 5plus
$1.83M
$1.60M – $2.13M
NOI $128,079 @ 7.0% cap · market cap 3.20%
Theoretical Best
Office A
$3.62M
$3.17M – $4.22M
NOI $253,399 @ 7.0% cap · market cap 6.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Office units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
552
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 81004, CO
26,005
Population
12,597
Households
2.1
Avg Household Size
39
Median Age
20%
College-Educated
90%
High-School Grad
160.9 sq mi
ZIP Area
162
Density / Sq Mi
$48,620
Median Household Income
$33,925
Median Earnings
$1,002
Median Rent
$181,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Voyager Home Health Care — 1941 Lake Ave, Pueblo, CO 81004
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Turnkey assisted living setup with a multi-wing residential building and a 4,080 sq. ft. office building.
Where is this assisted living facility located?
The property is located at 2411 Lake Ave Pueblo, CO.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: Multi‑building setup on over 1.5 acres: 4,080 SF office building plus 13,292 SF residential building; Residential building designed for beds: zoned for 77 beds with option to expand; Residential layout with secured wings A, B, and C plus separately secured 4th wing
