Remodeled Assisted Living
For Sale
$799,950
5XXX W Assisted Living Drive, Phoenix, AZ 85083
Business Opportunity, Phoenix, AZ
Property Size2,158 SF
Lot Size0.14 Acres
Price / SF$370.69
Days on Market52
Property Features for 5XXX W Assisted Living Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
STETSON VALLEY PARCELS 2 3 4
Standard status
Active
APN
000-00-000
Size
2,158 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Description
LOT 30 STETSON VALLEY PARCELS 2 3 4 MCR 070617
Legal Description
LOT 30 STETSON VALLEY PARCELS 2 3 4 MCR 070617
Utilities
Sewer type
Public Sewer
Heating system
Ceiling
Cooling system
Electric, 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 6
Changed: Sep 24
Last Checked: Sep 26 at 5:06AM
MLS# 7063608
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 2,158-square-foot assisted living facility is configured for 8 beds and operates under an active license. The property has been substantially remodeled with new flooring, fresh paint, updated bathrooms, and a renovated kitchen. Fire and safety compliance, ADA-compliant features, block construction, and public sewer support the facility’s current use. Heating is provided by ceiling units, while cooling includes electric service and ceiling fans.
The property is zoned for 10 beds, offering approved capacity beyond the current 8-bed configuration. Its Phoenix location is identified by ZIP Code 85083 in Maricopa County. The improvements include updated interior finishes and exterior curb appeal, presenting a ready-to-operate assisted living setting rather than a redevelopment project.
The property is zoned for 10 beds, offering approved capacity beyond the current 8-bed configuration. Its Phoenix location is identified by ZIP Code 85083 in Maricopa County. The improvements include updated interior finishes and exterior curb appeal, presenting a ready-to-operate assisted living setting rather than a redevelopment project.
Key Highlights
- Operational 8‑bed assisted living facility
- Active license in good standing
- Zoned for 10 beds
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
$25,170
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
3.15%
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%
$503,400
$503.4K
Cap Rate 7%
$359,571
$359.6K
Cap Rate 9%
$279,667
$279.7K
Market Conditions
NOI Build-Up for 2,158 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
$48.7K $22.56/SF
− Vacancy
−$2.9K −$1.35/SF
EGI
$45.8K $21.21/SF
− OpEx
−$20.6K −$9.54/SF
NOI
$25.2K $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%
$503,400
Cap Rate 7%
$359,571
Cap Rate 9%
$279,667
Alternative Uses
Best Use
Apartment 5plus
$359.6K
$314.6K – $419.5K
NOI $25,170 @ 7.0% cap · market cap 3.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$653.7K
$572.0K – $762.6K
NOI $45,757 @ 7.0% cap · market cap 5.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85083, AZ
20,898
Population
6,947
Households
3
Avg Household Size
39
Median Age
52%
College-Educated
97%
High-School Grad
19.9 sq mi
ZIP Area
1,050
Density / Sq Mi
$157,437
Median Household Income
$73,300
Median Earnings
$2,115
Median Rent
$572,600
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Assisted living facility - Operational care facility with an active license, ADA-compliant improvements, and updated interior spaces.
Where is this assisted living facility located?
The property is located at 5XXX W Assisted Living Drive Phoenix, AZ.
What is the asking price?
The asking price for this property is $799,950.
What are key features of this property?
This property features: Operational 8‑bed assisted living facility; Active license in good standing; Zoned for 10 beds
