Cutler Bay Assisted Living
For Sale
$1,000,000
9760 Memorial Rd, Cutler Bay, FL 33157
Turnkey, fully operational assisted living facility with transferable license.
Property Size1,651 SF
Lot Size0.20 Acres
Price / SF$607.16
Days on Market107
Property Features for 9760 Memorial Rd
General Information
Standard status
Active
Size
1,651 SF
Lot size
0.20 Acres
Property subtype
Commercial
Building Details
Building Size
1,651 SF
Year Built
1958
Listing Agency:
CANVAS REAL ESTATE
(786) 862-4523
Listed By:
Ariel Gomez · License #A11985976
(786) 862-4523
Source:
Elliman
Added: May 16
Changed: Aug 14
Last Checked: Aug 29 at 12:33PM
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 CANVAS REAL ESTATE
Investment Insights
Based on property information with market context.
This is a fully operational assisted living facility in Cutler Bay that has been in continuous operation since 2019. The property features a current and transferable license and full occupancy across its 6 beds. The residence offers 1,647 sq. ft. of living area on an 8,525 sq. ft. lot. It is delivered in excellent condition, ensuring operational continuity. Recent upgrades include impact-resistant windows, a new roof, and a backup generator. Located in a residential area of Cutler Bay, the facility provides a professional environment supported by a qualified care team. Existing resident contracts will remain in place after closing, ensuring stable cash flow for the new owner. Additional resident services enhance the facility's competitive edge and generate supplementary revenue streams. The property is ideal for investors or operators looking to add a stable, profitable business to their portfolio within South Florida's senior care sector. The location has a bike score of 52, indicating it is bikeable, a walk score of 42, indicating it is car-dependent, and a transit score of 36, indicating some transit options are available.
Key Highlights
- Fully operational Assisted Living Facility (ALF) with transferable license and continuous operation since 2019.
- Full occupancy across 6 beds with existing resident contracts ensuring immediate cash flow.
- Recent upgrades including impact‑resistant windows, new roof, and backup generator.
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
$30,360
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
3.04%
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%
$607,200
$607.2K
Cap Rate 7%
$433,714
$433.7K
Cap Rate 9%
$337,333
$337.3K
Market Conditions
NOI Build-Up for 1,647 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
$58.1K $35.28/SF
− Vacancy
−$2.9K −$1.76/SF
EGI
$55.2K $33.52/SF
− OpEx
−$24.8K −$15.08/SF
NOI
$30.4K $18.43/SF
Area
ZIP 33157
Vacancy
5.00%
Lease Rate
$35.28 /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%
$607,200
Cap Rate 7%
$433,714
Cap Rate 9%
$337,333
Alternative Uses
Best Use
Apartment 5plus
$433.7K
$379.5K – $506.0K
NOI $30,360 @ 7.0% cap · market cap 3.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$835.6K
$731.1K – $974.9K
NOI $58,491 @ 7.0% cap · market cap 5.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
610
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33157, FL
68,069
Population
23,176
Households
2.9
Avg Household Size
42
Median Age
33%
College-Educated
86%
High-School Grad
14.9 sq mi
ZIP Area
4,568
Density / Sq Mi
$80,364
Median Household Income
$38,803
Median Earnings
$1,493
Median Rent
$478,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Turnkey, fully operational assisted living facility with transferable license.
Where is this assisted living facility located?
The property is located at 9760 Memorial Rd Cutler Bay, FL.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Fully operational Assisted Living Facility (ALF) with transferable license and continuous operation since 2019.; Full occupancy across 6 beds with existing resident contracts ensuring immediate cash flow.; Recent upgrades including impact‑resistant windows, new roof, and backup generator.
