Two-Story Assisted Living
New
For Sale
$849,900
8888 W Rosewood Hills, Peoria, AZ 85383
Business Opportunity, Peoria, AZ
Property Size4,500 SF
Price / SF$188.87
Days on Market2
Property Features for 8888 W Rosewood Hills
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Westwing
Standard status
Active
APN
000-00-000
Size
4,500 SF
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Ceiling Fan(s), Electric, Central Air
Listing Agency:
DeLex Realty
(602) 910-3002
Listed By:
Octavian Curpas · License #SA565521000
(602) 400-6031
Added: Sep 3
Changed: Sep 4
Last Checked: Sep 4 at 9:06AM
MLS# 7075695
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 4,500-square-foot, two-level residence is configured for assisted living use, with 8 bedrooms, 4 bathrooms, and shared areas that include a living room, dining area, and kitchen. The layout also incorporates private living quarters, supporting an owner-operated live-and-work arrangement.
The main level contains 4 bedrooms and 2 bathrooms, including an ADA-compliant bathroom with a large walk-in shower. Building systems include natural gas heating, central air, electric cooling, ceiling fans, and public sewer service. The property is located in Peoria, Arizona, within ZIP Code 85383.
The main level contains 4 bedrooms and 2 bathrooms, including an ADA-compliant bathroom with a large walk-in shower. Building systems include natural gas heating, central air, electric cooling, ceiling fans, and public sewer service. The property is located in Peoria, Arizona, within ZIP Code 85383.
Key Highlights
- 4,500‑square‑foot two‑level residence configured for assisted living use
- 8 bedrooms and 4 bathrooms
- Main level includes 4 bedrooms and 2 bathrooms
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
$67,524
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
7.94%
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%
$1,350,480
$1.4M
Cap Rate 7%
$964,629
$964.6K
Cap Rate 9%
$750,267
$750.3K
Market Conditions
NOI Build-Up for 4,500 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
$105.3K $23.40/SF
− Vacancy
−$15.3K −$3.39/SF
EGI
$90.0K $20.01/SF
− OpEx
−$22.5K −$5.00/SF
NOI
$67.5K $15.01/SF
Area
Peoria, AZ
Vacancy
14.50%
Lease Rate
$23.40 /SF/Yr
Expense Ratio
25.00%
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%
$1,350,480
Cap Rate 7%
$964,629
Cap Rate 9%
$750,267
Alternative Uses
Best Use
Office B
$964.6K
$844.1K – $1.13M
NOI $67,524 @ 7.0% cap · market cap 7.94%
Second Best
Mixed Use
$867.9K
$759.4K – $1.01M
NOI $60,750 @ 7.0% cap · market cap 7.15%
Theoretical Best
Office A
$1.11M
$969.4K – $1.29M
NOI $77,555 @ 7.0% cap · market cap 9.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
151
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85383, AZ
69,617
Population
25,570
Households
2.7
Avg Household Size
40
Median Age
51%
College-Educated
96%
High-School Grad
156.8 sq mi
ZIP Area
444
Density / Sq Mi
$138,671
Median Household Income
$67,745
Median Earnings
$2,371
Median Rent
$607,700
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Pleasant Sunset Assisted Living LLC — 21393 N 94th Ave, Peoria, AZ 85382
- Integrity Adult Care Home 1 — 8952 W Melinda Ln, Peoria, AZ 85382
- North Star Assisted Living Home — 21935 N 97th Dr, Peoria, AZ 85383
- Acacia Heights Seniors — 22006 N 85th Ave, Peoria, AZ 85383
- The Caring Place — 8632 W Via Montoya Dr, Peoria, AZ 85383
Frequently Asked Questions
What type of property is this?
Assisted living facility - Owner-operated configuration combines assisted living areas with private quarters under one roof.
Where is this assisted living facility located?
The property is located at 8888 W Rosewood Hills Peoria, AZ.
What is the asking price?
The asking price for this property is $849,900.
What are key features of this property?
This property features: 4,500‑square‑foot two‑level residence configured for assisted living use; 8 bedrooms and 4 bathrooms; Main level includes 4 bedrooms and 2 bathrooms
