10-Bed Assisted Living
New
For Sale
$1,099,950
4000 W Assisted Living Lane, Glendale, AZ 85306
Business Opportunity, Glendale, AZ
Property Size3,108 SF
Lot Size0.21 Acres
Price / SF$353.91
Days on Market5
Property Features for 4000 W Assisted Living Lane
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Corner Lot
Standard status
Active
APN
000-00-000
Size
3,108 SF
Lot size
0.21 Acres
Utilities
Sewer type
Public Sewer
Heating system
Ceiling
Cooling system
Ceiling Fan(s)
Building Details
Building materials
Block
Listing Agency:
West USA Realty
(480) 948-5554
Listed By:
Mihaela Phillips · License #SA698081000
(602) 920-0048
Added: Aug 31
Changed: Sep 1
Last Checked: Sep 4 at 5:06AM
MLS# 7074408
Copyright © 2026 Arizona Regional Multiple Listing Service, Inc. 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 assisted living facility includes the real estate, furniture, fixtures, equipment, and operating business. The property is licensed for 10 beds and currently operates at full capacity, with established staff in place. ALTCS approval supports its existing assisted living operation.
The 3,108-square-foot building is constructed of block and served by public sewer. Ceiling heating and ceiling fan cooling are installed. The owner is willing to assist with transition and training for a new operator.
The 3,108-square-foot building is constructed of block and served by public sewer. Ceiling heating and ceiling fan cooling are installed. The owner is willing to assist with transition and training for a new operator.
Key Highlights
- Licensed for 10 beds and operating at full capacity
- ALTCS approved assisted living operation
- 3,108 square feet on 0.2056 acres
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
$31,646
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
2.88%
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%
$632,920
$632.9K
Cap Rate 7%
$452,086
$452.1K
Cap Rate 9%
$351,622
$351.6K
Market Conditions
NOI Build-Up for 3,108 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
$61.5K $19.80/SF
− Vacancy
−$4.0K −$1.29/SF
EGI
$57.5K $18.51/SF
− OpEx
−$25.9K −$8.33/SF
NOI
$31.6K $10.18/SF
Area
Glendale, AZ
Vacancy
6.50%
Lease Rate
$19.80 /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%
$632,920
Cap Rate 7%
$452,086
Cap Rate 9%
$351,622
Alternative Uses
Best Use
Apartment 5plus
$452.1K
$395.6K – $527.4K
NOI $31,646 @ 7.0% cap · market cap 2.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$976.3K
$854.2K – $1.14M
NOI $68,338 @ 7.0% cap · market cap 6.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,170
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85306, AZ
25,663
Population
9,587
Households
2.7
Avg Household Size
38
Median Age
24%
College-Educated
91%
High-School Grad
5.9 sq mi
ZIP Area
4,350
Density / Sq Mi
$82,060
Median Household Income
$41,596
Median Earnings
$1,666
Median Rent
$342,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Licensed care facility with block construction, established operations, and public sewer service in Glendale.
Where is this assisted living facility located?
The property is located at 4000 W Assisted Living Lane Glendale, AZ.
What is the asking price?
The asking price for this property is $1,099,950.
What are key features of this property?
This property features: Licensed for 10 beds and operating at full capacity; ALTCS approved assisted living operation; 3,108 square feet on 0.2056 acres
