Newer Senior Care
For Sale
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548 North 1100 East, Washington, UT 84780
A 2018-built assisted living and memory care facility with 32 private rooms and half baths.
Property Size18,000 SF
Price / SF$250
Days on Market123
Property Features for 548 North 1100 East
General Information
Standard status
Active
Size
18,000 SF
Class
A
Property subtype
Office, Senior Living
Zoning
R-3
Building Details
Year Built
2018
Listing Agency:
NAI Excel
Listed By:
Greg Whitehead · License #UT 6510155-SA00
(435) 627-5733
Source:
Crexi
Added: May 6
Changed: Aug 23
Last Checked: Sep 5 at 6:01AM
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 NAI Excel
Investment Insights
Based on property information with market context.
This newer senior care facility was built in 2018 and includes 32 private rooms with half baths. The layout is split between 16 assisted living rooms and 16 memory care rooms. Room features include walk-in bathtubs or roll-in showers, along with call pull cords in every bathroom.
The property also offers fully appointed common areas and a dedicated laundry services area, supporting day-to-day resident and operational needs.
Configured as a combined assisted living and memory care building, the facility is designed around private-room living with resident support features in each bathroom.
The property also offers fully appointed common areas and a dedicated laundry services area, supporting day-to-day resident and operational needs.
Configured as a combined assisted living and memory care building, the facility is designed around private-room living with resident support features in each bathroom.
Key Highlights
- 2018‑built assisted living and memory care facility
- 32 private rooms with half baths (16 assisted living, 16 memory care)
- Walk‑in bathtubs/roll‑in showers in room amenities
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
$200,000
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
4.44%
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%
$4,000,000
$4.0M
Cap Rate 7%
$2,857,143
$2.9M
Cap Rate 9%
$2,222,222
$2.2M
Market Conditions
NOI Build-Up for 18,000 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
$378.0K $21.00/SF
− Vacancy
−$14.4K −$0.80/SF
EGI
$363.6K $20.20/SF
− OpEx
−$163.6K −$9.09/SF
NOI
$200.0K $11.11/SF
Area
Washington County, UT
Vacancy
3.80%
Lease Rate
$21.00 /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%
$4,000,000
Cap Rate 7%
$2,857,143
Cap Rate 9%
$2,222,222
Alternative Uses
Best Use
Apartment 5plus
$2.86M
$2.50M – $3.33M
NOI $200,000 @ 7.0% cap · market cap 4.44%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.96M
$4.34M – $5.78M
NOI $346,970 @ 7.0% cap · market cap 7.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84780, UT
28,025
Population
12,922
Households
2.2
Avg Household Size
36
Median Age
35%
College-Educated
94%
High-School Grad
61.8 sq mi
ZIP Area
453
Density / Sq Mi
$94,103
Median Household Income
$42,098
Median Earnings
$1,581
Median Rent
$511,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - A 2018-built assisted living and memory care facility with 32 private rooms and half baths.
Where is this assisted living facility located?
The property is located at 548 North 1100 East Washington, UT.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: 2018‑built assisted living and memory care facility; 32 private rooms with half baths (16 assisted living, 16 memory care); Walk‑in bathtubs/roll‑in showers in room amenities
