Turnkey Assisted Living
For Sale
$1,800,000
6301 Calle De San Alberto, Tucson, AZ 85710
Two adjacent, state-licensed assisted living homes offer garages, carports, secure outdoor areas, and on-site manager housing.
Property Size7,839 SF
Price / SF$229.62
Days on Market316
Property Features for 6301 Calle De San Alberto
General Information
Standard status
Active
Size
7,839 SF
Property subtype
General Commercial
Occupancy
80%
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$3,811
Amenities
Central Air, Gas, A/C - Zone
3
Corner Lot.
Lighted.
11369, 0.49
Corner, Paved Road.
Building Details
Year Built
1945
Listing Agency:
(520) 262-7978
Listed By:
Real Broker
(520) 262-7978
Source:
Xome
Added: Sep 30, 2025
Changed: Aug 8
Last Checked: Aug 11 at 4:53AM
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 Real Broker
Investment Insights
Based on property information with market context.
Two adjacent assisted living homes at 6301 and 6313 E Calle de San Alberto are offered together as a turnkey operation. Each property is licensed by the Arizona Department of Health for up to ten residents and is currently occupied at 80%. The homes are described as well maintained and include a layout designed for comfort and efficiency. The offering includes most furnishings, along with practical exterior and site amenities such as garages, carports, additional parking, and secure outdoor areas. The first home also includes a private on-site manager’s residence, with a listed private 3/2 live-in suite in 6301.
The property is located just a block from St. Joseph’s Hospital, with shopping centers and parks nearby, within the historic San Rafael Estates community.
The seller notes that buyers should verify all square footage.
The property is located just a block from St. Joseph’s Hospital, with shopping centers and parks nearby, within the historic San Rafael Estates community.
The seller notes that buyers should verify all square footage.
Key Highlights
- Two adjacent assisted living homes at 6301 and 6313 E Calle de San Alberto
- Both homes are Arizona Department of Health–licensed for 10 residents each
- Currently occupied at 80% capacity
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
$71,545
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
3.97%
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%
$1,430,900
$1.4M
Cap Rate 7%
$1,022,071
$1.0M
Cap Rate 9%
$794,944
$794.9K
Market Conditions
NOI Build-Up for 7,839 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
$142.0K $18.12/SF
− Vacancy
−$12.0K −$1.53/SF
EGI
$130.1K $16.59/SF
− OpEx
−$58.5K −$7.47/SF
NOI
$71.5K $9.13/SF
Area
ZIP 85710
Vacancy
8.42%
Lease Rate
$18.12 /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%
$1,430,900
Cap Rate 7%
$1,022,071
Cap Rate 9%
$794,944
Alternative Uses
Best Use
Apartment 5plus
$1.02M
$894.3K – $1.19M
NOI $71,545 @ 7.0% cap · market cap 3.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.15M
$1.88M – $2.51M
NOI $150,321 @ 7.0% cap · market cap 8.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
80%
Occupancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,985
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85710, AZ
57,381
Population
28,463
Households
2
Avg Household Size
43
Median Age
31%
College-Educated
94%
High-School Grad
12.0 sq mi
ZIP Area
4,782
Density / Sq Mi
$54,738
Median Household Income
$36,892
Median Earnings
$1,169
Median Rent
$245,900
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Two adjacent, state-licensed assisted living homes offer garages, carports, secure outdoor areas, and on-site manager housing.
Where is this assisted living facility located?
The property is located at 6301 Calle De San Alberto Tucson, AZ.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Two adjacent assisted living homes at 6301 and 6313 E Calle de San Alberto; Both homes are Arizona Department of Health–licensed for 10 residents each; Currently occupied at 80% capacity
