Remodeled Assisted Living
For Sale
$849,950
Pending
XXZZZ N Assisted Living Home Lane, Phoenix, AZ 85053
Business Opportunity, Phoenix, AZ
Property Size2,474 SF
Lot Size0.30 Acres
Days on Market220
Property Features for XXZZZ N Assisted Living Home Lane
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
SHADOW CANYON 2
Standard status
Pending
APN
000-00-000
Size
2,474 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Description
LOT 159 SHADOW CANYON 2 MCR
Legal Description
LOT 159 SHADOW CANYON 2 MCR
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Listing Agency:
West USA Realty
(480) 948-5554
Listed By:
Mihaela Phillips · License #SA698081000
(602) 920-0048
Added: Feb 16
Changed: Sep 19
Last Checked: Sep 24 at 12:06AM
MLS# 6985417
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 remodeled assisted living facility contains 2,474 square feet on a 0.3-acre parcel in Phoenix. The property is currently licensed for 8 beds and is zoned for 10 beds, providing a defined residential care configuration within the existing improvements.
Central heating and central air support year-round interior climate control, while public sewer serves the property. The site is located in Phoenix, Arizona, within Maricopa County and the 85053 postal area.
Central heating and central air support year-round interior climate control, while public sewer serves the property. The site is located in Phoenix, Arizona, within Maricopa County and the 85053 postal area.
Key Highlights
- 2,474‑square‑foot assisted living facility
- 0.3‑acre parcel in Phoenix, AZ 85053
- Currently licensed for 8 beds
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
$28,856
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
3.40%
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%
$577,120
$577.1K
Cap Rate 7%
$412,229
$412.2K
Cap Rate 9%
$320,622
$320.6K
Market Conditions
NOI Build-Up for 2,474 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
$55.8K $22.56/SF
− Vacancy
−$3.3K −$1.35/SF
EGI
$52.5K $21.21/SF
− OpEx
−$23.6K −$9.54/SF
NOI
$28.9K $11.66/SF
Area
Phoenix, AZ
Vacancy
6.00%
Lease Rate
$22.56 /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%
$577,120
Cap Rate 7%
$412,229
Cap Rate 9%
$320,622
Alternative Uses
Best Use
Apartment 5plus
$412.2K
$360.7K – $480.9K
NOI $28,856 @ 7.0% cap · market cap 3.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$749.4K
$655.7K – $874.3K
NOI $52,458 @ 7.0% cap · market cap 6.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,223
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 85053, AZ
30,136
Population
12,003
Households
2.5
Avg Household Size
37
Median Age
26%
College-Educated
89%
High-School Grad
5.2 sq mi
ZIP Area
5,795
Density / Sq Mi
$66,870
Median Household Income
$43,411
Median Earnings
$1,385
Median Rent
$329,500
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Marco Polo Care Home — 2157 W Marco Polo Rd, Phoenix, AZ 85027
- Silver Star Assisted Living — 1851 W Behrend Dr, Phoenix, AZ 85027
- Desert Valley Hospice — 20045 N 19th Ave Building 9 Suite 162, Phoenix, AZ 85027
- Celestial Care — 2730 W Agua Fria Fwy #207, Phoenix, AZ 85027
- ALJ Assisted Living — Phoenix, AZ 85027
Frequently Asked Questions
What type of property is this?
Assisted living facility - Licensed care setting with central heating, central air, and public sewer service.
Where is this assisted living facility located?
The property is located at XXZZZ N Assisted Living Home Lane Phoenix, AZ.
What is the asking price?
The asking price for this property is $849,950.
What are key features of this property?
This property features: 2,474‑square‑foot assisted living facility; 0.3‑acre parcel in Phoenix, AZ 85053; Currently licensed for 8 beds
