Senior Assisted Living
For Sale
$550,000
4305 E BRIARWOOD Terrace, Phoenix, AZ 85048
Licensed 5-bed assisted living home with updated AC and a 2-car garage, offered for real estate including major appliances.
Property Size1,741 SF
Price / SF$315.91
Days on Market79
Property Features for 4305 E BRIARWOOD Terrace
General Information
Standard status
Active
Size
1,741 SF
Property subtype
Commercial/Industrial
Additional Details
Business Included
Yes
Listing Agency:
Delex Realty
(480) 330-4350
Listed By:
Ed Orillo · License #SA563099000
(480) 330-4350
Source:
Exitrealty
Added: May 25
Changed: Aug 8
Last Checked: Aug 11 at 5:53AM
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 Delex Realty
Investment Insights
Based on property information with market context.
This property is currently operating as a senior assisted living home licensed for 5 beds. The layout includes five bedrooms, including one room for caregivers, and two full bathrooms. The home has a 2-car garage, new AC units, and a large, well-maintained backyard. The asking price is for the real estate and includes all major appliances.
The property is located in the Ahwatukee area of Phoenix. The sale is structured with the existing operating arrangement in place, and the carehome operator’s lease is set to expire on 1/31/2027 at $2,900 per month. The sellers are the landlord, and the sale of the carehome business is to be separately negotiated with the current operator.
For buyers seeking a healthcare-focused residential asset, this offering presents a turnkey real estate component designed for assisted living use, including the existing improvements and included major appliances. It may also appeal to investors or operators looking to acquire a licensed, income-producing property with a defined lease term through the stated expiration date. Prospective purchasers should confirm all licensing and operational requirements for future use as part of their due diligence.
The property is located in the Ahwatukee area of Phoenix. The sale is structured with the existing operating arrangement in place, and the carehome operator’s lease is set to expire on 1/31/2027 at $2,900 per month. The sellers are the landlord, and the sale of the carehome business is to be separately negotiated with the current operator.
For buyers seeking a healthcare-focused residential asset, this offering presents a turnkey real estate component designed for assisted living use, including the existing improvements and included major appliances. It may also appeal to investors or operators looking to acquire a licensed, income-producing property with a defined lease term through the stated expiration date. Prospective purchasers should confirm all licensing and operational requirements for future use as part of their due diligence.
Key Highlights
- Licensed senior assisted living home for 5 beds
- 5 bedrooms, including 1 caregiver room, plus 2 full bathrooms
- 2‑car garage and all major appliances included with the real estate purchase
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
$20,306
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
3.69%
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%
$406,120
$406.1K
Cap Rate 7%
$290,086
$290.1K
Cap Rate 9%
$225,622
$225.6K
Market Conditions
NOI Build-Up for 1,741 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
$39.3K $22.56/SF
− Vacancy
−$2.4K −$1.35/SF
EGI
$36.9K $21.21/SF
− OpEx
−$16.6K −$9.54/SF
NOI
$20.3K $11.66/SF
Area
Phoenix, AZ
Vacancy
6.00%
Lease Rate
$22.56 /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%
$406,120
Cap Rate 7%
$290,086
Cap Rate 9%
$225,622
Alternative Uses
Best Use
Apartment 5plus
$290.1K
$253.8K – $338.4K
NOI $20,306 @ 7.0% cap · market cap 3.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$527.4K
$461.4K – $615.3K
NOI $36,915 @ 7.0% cap · market cap 6.71%
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
1,149
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 85048, AZ
34,524
Population
14,369
Households
2.4
Avg Household Size
42
Median Age
62%
College-Educated
98%
High-School Grad
10.1 sq mi
ZIP Area
3,418
Density / Sq Mi
$123,198
Median Household Income
$70,210
Median Earnings
$1,995
Median Rent
$538,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Licensed 5-bed assisted living home with updated AC and a 2-car garage, offered for real estate including major appliances.
Where is this assisted living facility located?
The property is located at 4305 E BRIARWOOD Terrace Phoenix, AZ.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Licensed senior assisted living home for 5 beds; 5 bedrooms, including 1 caregiver room, plus 2 full bathrooms; 2‑car garage and all major appliances included with the real estate purchase
