15456 W Morning Glory Street, Goodyear, AZ 85338
Local realty services provided by:CENTURY 21 Arizona West
Listed by: linda s gerchick
Office: gerchick real estate
MLS#:6967518
Source:ARMLS
Price summary
- Price:$800,000
About this home
7.50% Cap Rate on Stabilized Assisted Living Investment
Proven 3-Year Operator Just Renewed for 5 More Years
$61,883 NOI Operating Income
$67,200 Gross Annual Income with Escalations Through 2030
NN Lease Structure - Owner Pays Only Taxes, Insurance & $50 HOA
Tenant Paid January, February & March 2026
Built-In Rent Increases Locked Through 2030
Low Expense Ratio - Strong Yield Profile
Growing Goodyear Senior Housing Demand EXECUTIVE SUMMARY
7.50% Cap Rate | NN Leased Residential Investment | 5-Year Lease
This offering consists of a single-family residence leased to an established care operator under a long-term lease structure. The property is being offered as a real estate investment only. The operating business, license, and care operations are not included in the sale.
The tenant has successfully operated at the property for approximately three years and executed a new five-year lease beginning January 12, 2026, providing renewed contractual income stability and built-in rent growth.
The property is offered at $825,000, delivering a true 7.50% cap rate based on verified income and actual operating expenses.
Income Overview
Base Rent: $5,600 per month
Annualized Rent: $67,200
Scheduled increases:
Year 2: $5,700/month
Year 3: $5,800/month
Year 4: $5,900/month
Year 5: $6,000/month
The tenant has paid January, February, and March 2026 under the new lease term, confirming continued operational performance.
Operating Expenses (Actual)
Insurance: $2,793
Property Taxes (2025): $1,924
HOA: $600
Total Annual Expenses: $5,317
NOI Operating Income (Year 1): $61,883
Investment Highlights
Single-tenant residential income property
Proven three-year operating history at location
Newly executed 5-year lease (January 2026)
Contractual annual rent increases
True 7.50% cap rate based on actual expenses
Low expense structure
Predictable cash flow profile
Needs-based tenant use
Valuation & Underwriting Consideration
This asset should be evaluated based on its income performance and lease structure. As a single-family residence leased to an operator, traditional owner-occupied comparable home sales may not fully reflect the investment value of the property.
This opportunity is well suited for investors seeking stable yield, limited management intensity, and long-term lease security supported by a needs-based tenant.
Buyer to verify all Facts and Figures...
Contact an agent
Home facts
- Year built:2005
- Listing ID #:6967518
- Updated:April 18, 2026 at 02:49 PM
Rooms and interior
- Flooring:Ceramic Tile, Vinyl
Heating and cooling
- Cooling:Ceiling Fan(s), Heat Pump
- Heating:Heat Pump, Individual Heating
Structure and exterior
- Year built:2005
- Construction Materials:Painted, Stucco
Utilities
- Water:City Franchise, Master Meter
Finances and disclosures
- Price:$800,000
- Tax amount:$1,924 (2025)
Parking
- Total parking spaces:2
- Parking description:Paved
- Garage:Yes
All information should be verified by the recipient and none is guaranteed as accurate by ARMLS. Copyright 2020 Arizona Regional Multiple Listing Service, Inc. All rights reserved.New listings near 15456 W Morning Glory Street
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