15456 W Morning Glory St - NN-Leased Single-Family Investment | Assisted 1,818 SF Health Care Building Offered at $825,000 at a 7.50% Cap Rate in Goodyear, AZ 85338

True 7.5% Cap Rate | Long-Term Lease Stability
Stabilized single-family investment leased to an established assisted care operator under a modified-NN lease structure. The tenant recently executed a new 5-year lease.
Current rent is $5,600 per month, with annual contractual increases to $6,000 per month by Year 5. The tenant is responsible for all operating expenses, including utilities, maintenance, landscaping, and repairs. The landlord covers property taxes, insurance, and HOA fees.
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.
Offered at $825,000, this asset delivers a true 7.5% cap rate, supported by a needs-based tenant and predictable income growth.
Ideal for investors seeking stable cash flow, limited management intensity, and long-term lease security.
Rent & NOI Escalation Table (Marketing-Ready)
Purchase Price: $825,000
Cap Rate: 7.5%
Lease Year Monthly Rent Annual Rent Projected NOI
Year 1 $5,600 $67,200 $61,875
Year 2 $5,700 $68,400 $63,075
Year 3 $5,800 $69,600 $64,275
Year 4 $5,900 $70,800 $65,475
Year 5 $6,000 $72,000 $66,675
NOI growth driven by contractual rent increases under a modified-NN lease structure.