Licensed Assisted Living
New
For Sale
$849,900
N 83 Avenue, Peoria, AZ 85383
Operating assisted living residence with a spacious bedroom and bathroom configuration.
Property Size4,144 SF
Days on Market3
Property Features for N 83 Avenue
General Information
Standard status
Active
Size
4,144 SF
Property subtype
Business Opportunity
Occupancy
100%
Additional Details
Business Included
Yes
Building Details
Building Size
4,144 SF
Abandoned
No
Listing Agency:
Delex Realty
(602) 400-6031
Listed By:
Octavian Curpas · License #SA565521000
(602) 400-6031
Source:
Sunhaven-realestate
Added: Aug 14
Changed: Aug 15
Last Checked: Aug 16 at 3:59PM
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 Delex Realty
Investment Insights
Based on property information with market context.
This licensed assisted living business operates from a residential property with 8 bedrooms and 4 full bathrooms. The facility is licensed for 5 residents and currently has 5 active residents, reflecting 100% occupancy.
The property is located on N 83 Avenue in Peoria, Arizona, within the Westwing subdivision in North Peoria. The offering combines an operating assisted living business with the residential improvements used for care operations.
The property is located on N 83 Avenue in Peoria, Arizona, within the Westwing subdivision in North Peoria. The offering combines an operating assisted living business with the residential improvements used for care operations.
Key Highlights
- Licensed for 5 residents
- Currently operating at 100% occupancy with 5 active residents
- 8 bedrooms and 4 full 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
$46,448
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
5.47%
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%
$928,960
$929.0K
Cap Rate 7%
$663,543
$663.5K
Cap Rate 9%
$516,089
$516.1K
Market Conditions
NOI Build-Up for 4,144 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
$91.0K $21.96/SF
− Vacancy
−$6.6K −$1.58/SF
EGI
$84.5K $20.38/SF
− OpEx
−$38.0K −$9.17/SF
NOI
$46.4K $11.21/SF
Area
Peoria, AZ
Vacancy
7.20%
Lease Rate
$21.96 /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%
$928,960
Cap Rate 7%
$663,543
Cap Rate 9%
$516,089
Alternative Uses
Best Use
Apartment 5plus
$663.5K
$580.6K – $774.1K
NOI $46,448 @ 7.0% cap · market cap 5.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.02M
$892.7K – $1.19M
NOI $71,419 @ 7.0% cap · market cap 8.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
145
Businesses Nearby
Balanced
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Operating assisted living residence with a spacious bedroom and bathroom configuration.
Where is this assisted living facility located?
The property is located at N 83 Avenue 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: Licensed for 5 residents; Currently operating at 100% occupancy with 5 active residents; 8 bedrooms and 4 full bathrooms
