Assisted Living Homes
For Sale
$1,800,000
Pending
6301 E Calle De San Alberto, Tucson, AZ 85710
COMMERCIAL - Tucson, AZ
Property Size7,839 SF
Lot Size0.49 Acres
Days on Market324
Property Features for 6301 E Calle De San Alberto
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Tucson - R1
Fencing
Chain Link
Accessibility
Accessible Approach with Ramp, Accessible Doors
Lot features
Corner Lot, North/ South Exposure
Directions
Travel east on Broadway Blvd towards Wilmot. Travel north on Wilmot, on right.
Subdivision
East
Standard status
Pending
APN
133-21-0650
Size
7,839 SF
Lot size
0.49 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
From Parcel:001010010 /San Rafael Estates Lot 62
Tax Annual Amount
3811
Legal Description
From Parcel:001010010 /San Rafael Estates Lot 62
Utilities
Heating system
Natural Gas, Solar (Heating)
Cooling system
Central Air, Gas (Cooling), Zoned
Water source
Public
Building Details
Year built
1945
Building materials
Brick
Listing Agency:
Real Broker
(602) 755-3415
Listed By:
Marion Newton Martin
(520) 262-7978
Added: Oct 2, 2025
Changed: Aug 18
Last Checked: Aug 21 at 6:06PM
MLS# 22526466
Copyright © 2026 Multiple Listing Service of Southern Arizona. 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 offering presents two adjacent assisted living homes at 6301 and 6313 E Calle de San Alberto being sold together. Each home is licensed by the Arizona Department of Health for ten residents and is currently occupied at 80%. The turnkey operation includes most furnishings and is described as having a layout designed for comfort and efficiency. Both homes are well maintained and include garages, carports, additional parking, and secure outdoor areas. The first home also includes a private on-site manager’s residence.
The properties are located in Tucson within the R1 zoning designation noted in the listing. The public remarks state the site is conveniently located about a block from St. Joseph's Hospital and near shopping centers and parks. Buyers are instructed to verify all square footage.
The parcel size is listed as 0.49 acres, and the overall property size is reported as 7,839 square feet. The listing also notes a private 3/2 live-in suite in the 6301 home.
The properties are located in Tucson within the R1 zoning designation noted in the listing. The public remarks state the site is conveniently located about a block from St. Joseph's Hospital and near shopping centers and parks. Buyers are instructed to verify all square footage.
The parcel size is listed as 0.49 acres, and the overall property size is reported as 7,839 square feet. The listing also notes a private 3/2 live-in suite in the 6301 home.
Key Highlights
- Two adjacent assisted living homes at 6301 and 6313 E Calle de San Alberto, each licensed for 10 residents (Arizona Department of Health).
- Currently occupied at 80% and offered together; includes most furnishings.
- Private on‑site manager’s residence in the first home, plus a private 3/2 live‑in suite in 6301.
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.
Similar Off Market Nearby
- Heavenly Assisted Living Facility in Tucson — 444 S Colonia Ave, Tucson, AZ 85711
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- Luz Del Milagro Childcare — 6674 E Broadway Blvd, Tucson, AZ 85710
- Andelly Cottage — 113 N Avenida De San Ramon, Tucson, AZ 85710
- Villa Tampico — 601 S Tampico Ave, Tucson, AZ 85711
Frequently Asked Questions
What type of property is this?
Assisted living facility - Two adjacent licensed assisted living homes are offered together, each set up with garages, secure outdoor areas, and onsite management residence.
Where is this assisted living facility located?
The property is located at 6301 E 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, each licensed for 10 residents (Arizona Department of Health).; Currently occupied at 80% and offered together; includes most furnishings.; Private on‑site manager’s residence in the first home, plus a private 3/2 live‑in suite in 6301.
