102-Bed Assisted Living
New
For Sale
Contact for pricing
2789 Rafferty Rd, Hemet, CA 92545
Residential care facility with memory care capabilities near Hemet Global Medical Center.
Property Size38,732 SF
Lot Size2.51 Acres
Price / SF$335.64
Days on Market6
Property Features for 2789 Rafferty Rd
General Information
Standard status
Active
Size
38,732 SF
Total Parking Spaces
50
Lot size
2.51 Acres
Property subtype
Senior Living
Zoning
C1
Investment Type
Value Add
Additional Details
Business Included
Yes
Building Details
Year Built
1998
Buildings
3
Units
102
Listing Agency:
KW Commercial Alhambra
Listed By:
Jennie Ching · License #CA / 02018566
Source:
Crexi
Added: Aug 6
Changed: Aug 9
Last Checked: Aug 10 at 9:49AM
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 KW Commercial Alhambra
Investment Insights
Based on property information with market context.
The property comprises a 38,732-square-foot residential care facility on 2.51 acres. Midtown Villa provides 102 beds for assisted living and has memory care capabilities, supporting an aging-in-place resident model. The facility is identified as an RCFE and was built in 1998.
Located at 2789 Rafferty Rd in Hemet, California, the property is near Hemet Global Medical Center. C1 zoning applies to the site. The offering combines the care facility improvements and underlying real estate in a single asset.
Located at 2789 Rafferty Rd in Hemet, California, the property is near Hemet Global Medical Center. C1 zoning applies to the site. The offering combines the care facility improvements and underlying real estate in a single asset.
Key Highlights
- 102‑bed RCFE with assisted living and memory care capabilities
- 38,732‑square‑foot facility on 2.51 acres
- C1 zoning
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
$626,936
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
4.82%
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%
$12,538,720
$12.5M
Cap Rate 7%
$8,956,229
$9.0M
Cap Rate 9%
$6,965,956
$7.0M
Market Conditions
NOI Build-Up for 38,732 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
$1.16M $30.00/SF
− Vacancy
−$22.1K −$0.57/SF
EGI
$1.14M $29.43/SF
− OpEx
−$512.9K −$13.24/SF
NOI
$626.9K $16.19/SF
Area
Riverside County, CA
Vacancy
1.90%
Lease Rate
$30.00 /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%
$12,538,720
Cap Rate 7%
$8,956,229
Cap Rate 9%
$6,965,956
Alternative Uses
Best Use
Apartment 5plus
$8.96M
$7.84M – $10.45M
NOI $626,936 @ 7.0% cap · market cap 4.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$11.60M
$10.15M – $13.54M
NOI $812,242 @ 7.0% cap · market cap 6.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
840
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92545, CA
44,072
Population
17,533
Households
2.5
Avg Household Size
45
Median Age
17%
College-Educated
84%
High-School Grad
29.7 sq mi
ZIP Area
1,484
Density / Sq Mi
$59,575
Median Household Income
$41,732
Median Earnings
$1,778
Median Rent
$334,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Residential care facility with memory care capabilities near Hemet Global Medical Center.
Where is this assisted living facility located?
The property is located at 2789 Rafferty Rd Hemet, CA.
What is the asking price?
The asking price for this property is $13,000,000.
What are key features of this property?
This property features: 102‑bed RCFE with assisted living and memory care capabilities; 38,732‑square‑foot facility on 2.51 acres; C1 zoning
