Licensed Assisted Living
New
For Sale
$2,599,950
QXZZZ E Assisted Living Road, Queen Creek, AZ 85142
Business Opportunity, Queen Creek, AZ
Property Size6,479 SF
Lot Size0.25 Acres
Price / SF$401.29
Days on Market4
Property Features for QXZZZ E Assisted Living Road
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
CRISMON HEIGHTS
Standard status
Active
APN
000-00-000
Size
6,479 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Description
LOT 133 CRISMON HEIGHTS MCR 073027
Legal Description
LOT 133 CRISMON HEIGHTS MCR 073027
Utilities
Sewer type
Public Sewer
Heating system
Ceiling
Cooling system
Central Air
Building Details
Building materials
Wood Frame
Listing Agency:
West USA Realty
(480) 948-5554
Listed By:
Mihaela Phillips · License #SA698081000
(602) 920-0048
Added: Sep 23
Last Checked: Sep 26 at 12:06AM
MLS# 7084201
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 licensed assisted living facility accommodates 10 beds and includes a separate owner’s residence with five bedrooms and a large open living area. The approximately quarter-acre property features wood-frame construction, central air conditioning, ceiling heating, and public sewer service.
The facility is located in Queen Creek, Arizona, within Maricopa County. Its residential-style configuration combines assisted living space with dedicated private quarters, creating a defined layout for on-site ownership or management.
The facility is located in Queen Creek, Arizona, within Maricopa County. Its residential-style configuration combines assisted living space with dedicated private quarters, creating a defined layout for on-site ownership or management.
Key Highlights
- Licensed 10‑bed assisted living facility
- Separate owner’s quarters with 5 bedrooms
- Large open living area in the owner’s quarters
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
$73,122
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
2.81%
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%
$1,462,440
$1.5M
Cap Rate 7%
$1,044,600
$1.0M
Cap Rate 9%
$812,467
$812.5K
Market Conditions
NOI Build-Up for 6,479 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
$139.9K $21.60/SF
− Vacancy
−$7.0K −$1.08/SF
EGI
$132.9K $20.52/SF
− OpEx
−$59.8K −$9.23/SF
NOI
$73.1K $11.29/SF
Area
Maricopa County, AZ
Vacancy
5.00%
Lease Rate
$21.60 /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%
$1,462,440
Cap Rate 7%
$1,044,600
Cap Rate 9%
$812,467
Alternative Uses
Best Use
Apartment 5plus
$1.04M
$914.0K – $1.22M
NOI $73,122 @ 7.0% cap · market cap 2.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.00M
$1.75M – $2.34M
NOI $140,289 @ 7.0% cap · market cap 5.40%
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
65
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85142, AZ
80,734
Population
27,701
Households
2.9
Avg Household Size
34
Median Age
38%
College-Educated
96%
High-School Grad
101.3 sq mi
ZIP Area
797
Density / Sq Mi
$125,236
Median Household Income
$55,193
Median Earnings
$2,092
Median Rent
$521,300
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Eastmark Christ-Centered Care Assisted Living — 10217 E Ampere Ave, Mesa, AZ 85212
- Spring Assisted Living, LLC — 10535 e e corbin ave, mesa, az 85212
Frequently Asked Questions
What type of property is this?
Assisted living facility - Operating senior-care property with separate owner’s quarters and central air conditioning in Queen Creek.
Where is this assisted living facility located?
The property is located at QXZZZ E Assisted Living Road Queen Creek, AZ.
What is the asking price?
The asking price for this property is $2,599,950.
What are key features of this property?
This property features: Licensed 10‑bed assisted living facility; Separate owner’s quarters with 5 bedrooms; Large open living area in the owner’s quarters
