Assisted Living Facility with Expansion
For Sale
Contact for pricing
5495 E Onyx Drive, Prescott, AZ 86303
Established assisted living use permit with single-level living areas, multiple suites, and additional land for future expansion.
Property Size3,361 SF
Price / SF$185.93
Days on Market305
Property Features for 5495 E Onyx Drive
General Information
Standard status
Active
Size
3,361 SF
Property subtype
Special Purpose
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
2004
Buildings
1
Stories
1
Listing Agency:
Arizona Commercial Real Estate
(928) 710-2094
Listed By:
Denise Raney · License #SA567345000
Source:
Crexi
Added: Oct 31, 2025
Changed: Aug 29
Last Checked: Aug 29 at 10:01PM
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 Arizona Commercial Real Estate
Investment Insights
Based on property information with market context.
This single-level assisted living property combines a 1,458-square-foot manufactured home affixed in 2004 with a 1,903-square-foot site-built addition completed in 2009. The layout includes three master suites, an office, kitchenettes in two suites, and a large great room with view windows. All work was permitted, and an assisted living use permit is established.
The property encompasses over 6 acres at 5495 E Onyx Drive in Prescott, Arizona, with views toward the Bradshaw Mountains. Usable land accommodates parking, animals, and gardens, while preliminary plans provide for additional living quarters. The site is near shopping, medical services, and schools, and has no HOA.
The property encompasses over 6 acres at 5495 E Onyx Drive in Prescott, Arizona, with views toward the Bradshaw Mountains. Usable land accommodates parking, animals, and gardens, while preliminary plans provide for additional living quarters. The site is near shopping, medical services, and schools, and has no HOA.
Key Highlights
- Established assisted living use permit
- Over 6 acres with usable land for expansion, animals, gardens, and parking
- 1,458 SF manufactured home affixed in 2004
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
$35,825
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
5.73%
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%
$716,500
$716.5K
Cap Rate 7%
$511,786
$511.8K
Cap Rate 9%
$398,056
$398.1K
Market Conditions
NOI Build-Up for 3,361 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
$68.6K $20.40/SF
− Vacancy
−$3.4K −$1.02/SF
EGI
$65.1K $19.38/SF
− OpEx
−$29.3K −$8.72/SF
NOI
$35.8K $10.66/SF
Area
Yavapai County, AZ
Vacancy
5.00%
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%
$716,500
Cap Rate 7%
$511,786
Cap Rate 9%
$398,056
Alternative Uses
Best Use
Apartment 5plus
$511.8K
$447.8K – $597.1K
NOI $35,825 @ 7.0% cap · market cap 5.73%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.13M
$985.2K – $1.31M
NOI $78,815 @ 7.0% cap · market cap 12.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
76
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 86303, AZ
18,201
Population
12,255
Households
1.5
Avg Household Size
61
Median Age
41%
College-Educated
96%
High-School Grad
107.2 sq mi
ZIP Area
170
Density / Sq Mi
$68,656
Median Household Income
$44,428
Median Earnings
$1,309
Median Rent
$502,400
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- American Heritage Senior Living — 4872 E Ramada Dr, Prescott, AZ 86301
Frequently Asked Questions
What type of property is this?
Assisted living facility - Established assisted living use permit with single-level living areas, multiple suites, and additional land for future expansion.
Where is this assisted living facility located?
The property is located at 5495 E Onyx Drive Prescott, AZ.
What is the asking price?
The asking price for this property is $624,900.
What are key features of this property?
This property features: Established assisted living use permit; Over 6 acres with usable land for expansion, animals, gardens, and parking; 1,458 SF manufactured home affixed in 2004
