Profitable RCFE Business and
For Sale
Contact for pricing
27828 Parkvale Dr, Santa Clarita, CA 91350
Residential Care Facility for the Elderly with property for sale.
Property Size2,068 SF
Lot Size0.16 Acres
Price / SF$498.02
Days on Market268
Property Features for 27828 Parkvale Dr
General Information
Standard status
Active
Size
2,068 SF
Lot size
0.16 Acres
Property subtype
Special Purpose
Zoning
UR2
Listing Agency:
Coldwell Banker Commercial Quality Properties
(818) 201-7743
Listed By:
Rene Fuentes · License #CA 01474068
Source:
Crexi
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Aug 8 at 6:41AM
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 Coldwell Banker Commercial Quality Properties
Investment Insights
Based on property information with market context.
Located on a cul-de-sac in the Saugus neighborhood, this single-story home is currently operating as a Residential Care Facility for the Elderly (RCFE). The property, along with the business, is being offered for sale. The residence features 4 bedrooms and 2 bathrooms within its 2,068 sq. ft. layout, set on a 6,750 sq. ft. lot. The interior includes new laminate flooring, an open-concept layout, and a light-filled living room with expansive windows. A family room with a fireplace connects to the backyard, and there is a formal dining area. The kitchen is equipped with cabinetry and tile countertops. The primary suite includes an en-suite bathroom and closet space. Additional features include a bonus room, fresh exterior paint, recessed lighting, central air and heating, and an attached two-car garage. The backyard is designed for low maintenance. Energy-efficient features include a leased solar panel system and a newer roof installed in 2022. The property is located near schools, parks, and shopping destinations. The seller is offering both the residence and the business for sale.
Key Highlights
- Profitable RCFE business included in sale.
- Located in the desirable Saugus neighborhood on a peaceful cul‑de‑sac.
- Single‑story home with 4 bedrooms and 2 bathrooms.
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
$31,283
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
3.04%
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%
$625,660
$625.7K
Cap Rate 7%
$446,900
$446.9K
Cap Rate 9%
$347,589
$347.6K
Market Conditions
NOI Build-Up for 2,068 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
$59.6K $28.80/SF
− Vacancy
−$2.7K −$1.30/SF
EGI
$56.9K $27.50/SF
− OpEx
−$25.6K −$12.38/SF
NOI
$31.3K $15.13/SF
Area
Santa Clarita, CA
Vacancy
4.50%
Lease Rate
$28.80 /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%
$625,660
Cap Rate 7%
$446,900
Cap Rate 9%
$347,589
Alternative Uses
Best Use
Apartment 5plus
$446.9K
$391.0K – $521.4K
NOI $31,283 @ 7.0% cap · market cap 3.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$518.3K
$453.5K – $604.6K
NOI $36,278 @ 7.0% cap · market cap 3.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
357
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 91350, CA
41,514
Population
13,959
Households
3
Avg Household Size
39
Median Age
41%
College-Educated
94%
High-School Grad
15.9 sq mi
ZIP Area
2,611
Density / Sq Mi
$135,612
Median Household Income
$65,115
Median Earnings
$2,485
Median Rent
$733,000
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- D'Elders R'Us — 28001 Cero Dr, Santa Clarita, CA 91350
- Willow View Manor Inc — 27828 Parkvale Dr #1939, Santa Clarita, CA 91350
- D'Elders R Us — 21514 Alaminos Dr, Santa Clarita, CA 91350
- Santa Clarita Homes-Elderly — 21559 Quinn Pl, Santa Clarita, CA 91350
- New Haven at the Willow — 21225 Georgetown Dr, Santa Clarita, CA 91350
Frequently Asked Questions
What type of property is this?
Assisted living facility - Residential Care Facility for the Elderly with property for sale.
Where is this assisted living facility located?
The property is located at 27828 Parkvale Dr Santa Clarita, CA.
What is the asking price?
The asking price for this property is $1,029,900.
What are key features of this property?
This property features: Profitable RCFE business included in sale.; Located in the desirable Saugus neighborhood on a peaceful cul‑de‑sac.; Single‑story home with 4 bedrooms and 2 bathrooms.
