Licensed Assisted Living
For Sale
$849,900
N 83 Avenue, Peoria, AZ 85383
COMMERCIAL - Peoria, AZ
Property Size4,144 SF
Lot Size0.18 Acres
Price / SF$205.09
Days on Market138
Property Features for N 83 Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Westwing Mountain
Standard status
Active
APN
000-00-000
Size
4,144 SF
Lot size
0.18 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Electric, Central Air, Ceiling Fan(s)
Listing Agency:
Delex Realty
(602) 910-3002
Listed By:
Octavian Curpas · License #SA565521000
(602) 400-6031
Added: Apr 1
Changed: Aug 13
Last Checked: Aug 16 at 10:06AM
MLS# 7007206
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 4,144-square-foot assisted living facility is configured with 8 bedrooms and 4 full bathrooms. The licensed operation accommodates up to 5 residents and currently has 5 active residents. Building systems include central heating, electric cooling, central air conditioning, and ceiling fans, with service from a public sewer system.
The property is located on N 83 Avenue in Peoria, Arizona, within the Westwing subdivision in North Peoria. The surrounding residential setting supports the existing senior-housing use, while the site also offers signage possibilities as identified in the property information.
The property is located on N 83 Avenue in Peoria, Arizona, within the Westwing subdivision in North Peoria. The surrounding residential setting supports the existing senior-housing use, while the site also offers signage possibilities as identified in the property information.
Key Highlights
- 4,144‑square‑foot assisted living facility
- 8 bedrooms and 4 full bathrooms
- Licensed for 5 residents
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Assisted living facility - Operating senior-care residence with full occupancy and a five-resident license.
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: 4,144‑square‑foot assisted living facility; 8 bedrooms and 4 full bathrooms; Licensed for 5 residents
