15456 W MORNING GLORY Street, Goodyear, AZ 85338

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