Newly Renovated 10-Bed Assisted
For Sale
Contact for pricing
5453 East 4th Street, Tucson, AZ 85711
A fully renovated 10-bed assisted living home offered for sale or lease in Tucson, AZ.
Property Size2,000 SF
Price / SF$350
Days on Market65
Property Features for 5453 East 4th Street
General Information
Standard status
Active
Size
2,000 SF
Class
B
Property subtype
Senior Living
Zoning
R-1
Investment Type
Owner/User
Building Details
Year Built
1958
Buildings
1
Listing Agency:
Omni Homes International
Listed By:
Mark Biery · License #AZ BR522349000
Source:
Crexi
Added: Jun 8
Changed: Aug 8
Last Checked: Aug 10 at 4:09PM
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 Omni Homes International
Investment Insights
Based on property information with market context.
This property is a 10-bed assisted living home that has been newly and completely renovated. The offering is positioned for operators seeking a residential-style healthcare setting with an already-updated interior.
Located at 5453 East 4th Street in Tucson, Arizona, the property is offered for sale or lease. The address provides straightforward access for prospective tenants, buyers, staff, and visiting families.
For buyers or lease candidates, the current configuration supports an assisted living model with capacity for up to 10 residents. With renovations already completed, the facility may reduce the need for immediate interior upgrades and can support a faster transition into operation, subject to applicable licensing and regulatory requirements.
Located at 5453 East 4th Street in Tucson, Arizona, the property is offered for sale or lease. The address provides straightforward access for prospective tenants, buyers, staff, and visiting families.
For buyers or lease candidates, the current configuration supports an assisted living model with capacity for up to 10 residents. With renovations already completed, the facility may reduce the need for immediate interior upgrades and can support a faster transition into operation, subject to applicable licensing and regulatory requirements.
Key Highlights
- 10‑bed assisted living home
- Fully renovated (newly, completely renovated)
- Built in 1958
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
$20,551
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
2.94%
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%
$411,020
$411.0K
Cap Rate 7%
$293,586
$293.6K
Cap Rate 9%
$228,344
$228.3K
Market Conditions
NOI Build-Up for 2,000 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
$40.8K $20.40/SF
− Vacancy
−$3.4K −$1.72/SF
EGI
$37.4K $18.68/SF
− OpEx
−$16.8K −$8.41/SF
NOI
$20.6K $10.28/SF
Area
Tucson, AZ
Vacancy
8.42%
Lease Rate
$20.40 /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%
$411,020
Cap Rate 7%
$293,586
Cap Rate 9%
$228,344
Alternative Uses
Best Use
Apartment 5plus
$293.6K
$256.9K – $342.5K
NOI $20,551 @ 7.0% cap · market cap 2.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$519.6K
$454.6K – $606.2K
NOI $36,369 @ 7.0% cap · market cap 5.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,054
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85711, AZ
41,518
Population
19,774
Households
2.1
Avg Household Size
39
Median Age
30%
College-Educated
88%
High-School Grad
8.6 sq mi
ZIP Area
4,828
Density / Sq Mi
$52,358
Median Household Income
$35,130
Median Earnings
$1,001
Median Rent
$248,600
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Harmony Haven — 5522 E Burns St, Tucson, AZ 85711
- Serenity Heights Adult Living — 5601 E 10th St, Tucson, AZ 85711
- Interim HealthCare of Tucson — 5055 E Broadway Blvd Suite D104, Tucson, AZ 85711
- Tucson Community Hospice — 5055 E Broadway Blvd, Tucson, AZ 85711
- Serenity Heights Luxury — 5522 E Burns St, Tucson, AZ 85711
Frequently Asked Questions
What type of property is this?
Assisted living facility - A fully renovated 10-bed assisted living home offered for sale or lease in Tucson, AZ.
Where is this assisted living facility located?
The property is located at 5453 East 4th Street Tucson, AZ.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: 10‑bed assisted living home; Fully renovated (newly, completely renovated); Built in 1958
