Assisted Living Facility with
For Sale
$1,000,000
9760 Memorial Rd, Cutler Bay, FL 33157
A licensed, operating care residence has resident agreements in place and impact-resistant windows.
Property Size1,651 SF
Lot Size0.20 Acres
Price / SF$607.16
Days on Market147
Property Features for 9760 Memorial Rd
General Information
Standard status
Active
Size
1,651 SF
Lot size
0.20 Acres
Property subtype
Special Purpose
Occupancy
100%
Additional Details
Business Included
Yes
Building Details
Building Size
1,651 SF
Year Built
1958
Buildings
1
Listing Agency:
Canvas Real Estate
Listed By:
Heriberto Rios · License #3304847
(954) 332-7121
Source:
Relinkre
Added: May 12
Changed: Oct 2
Last Checked: Oct 4 at 3:31PM
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 assisted living residence has 1,647 square feet of living area on an 8,525-square-foot lot. The four-bedroom, two-bath property has a six-bed capacity and was built in 1958. Improvements include impact-resistant windows, a replacement roof, and a backup generator. Operations have continued since 2019, and the facility holds a transferable license.
All six beds are occupied, and existing resident agreements are set to continue after the sale. The property is in Cutler Bay, Florida.
All six beds are occupied, and existing resident agreements are set to continue after the sale. The property is in Cutler Bay, Florida.
Key Highlights
- Transferable assisted living license; operations have continued since 2019
- All 6 beds are occupied
- 1,647 square feet of living area on an 8,525‑square‑foot lot
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
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Current Use
Lease Details
100%
Occupancy
Turnkey business
Opportunity
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
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Cap Rate, Value Estimation, Potential NOI and more
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Frequently Asked Questions
What type of property is this?
Assisted living facility - A licensed, operating care residence has resident agreements in place and impact-resistant windows.
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: Transferable assisted living license; operations have continued since 2019; All 6 beds are occupied; 1,647 square feet of living area on an 8,525‑square‑foot lot
