Assisted Living Facility for Sale in Central Virginia

Premier Investment Opportunity in Senior Care

KW Commercial and My ALF Consultant proudly present the oppurtunity to own an established 80-bed assisted living and memory care facility in Central, Virginia. This turnkey investment offers a fully stabilized, income-generating property with 91% occupancy, a cap rate of 10.35%, and a trailing six-month cap rate of 11.81%. With a dedicated team of caregivers and strong regional demand for senior housing, this is an ideal acquisition for investors and operators looking to expand in the senior living market.

Property Highlights

✅ Licensed for 75 Beds

✅ 56 Spacious Bedrooms & 67 Bathrooms

✅ 48,000± SF Across Two Buildings

✅ 32.26± Acre Property in a Peaceful Rural Setting

✅ 90% Occupancy Rate with Strong Cash Flow

✅ Sellers Discretionary Earnings (SDE): $963,889

✅ Dedicated & Secure Memory Care Wing

✅ On-Site Therapy Services (Physical, Occupational & Speech Therapy)

✅ 24/7 Nursing & Staff Support

✅ Fire Safety Systems & Backup Generator

✅ Community Amenities: Beauty/Barber Shop, Library, Gift Shop, Exercise Room, Dining Areas

✅ Serene Outdoor Spaces with Secure Courtyards

Investment Summary

This 75+/- Bed Retirement Community provides comprehensive assisted living and memory care services, ensuring a high standard of living for its residents. Built in 1998, this well-maintained facility is designed to offer personalized care, engaging resident activities, and a safe, homelike environment.

With an established reputation and consistent revenue stream, this facility is a prime opportunity for investors seeking a stable, high-return asset in the senior living sector.

Strategic Location

📍 Central, Virginia – Located in a tranquil rural setting, offering a peaceful environment while remaining easily accessible to major cities. The facility is close to Medical Care and Hospitals, ensuring residents have access to quality healthcare.

Financial Overview

💲 Sale Price: $6,000,000

📈 Cap Rate: 14.4% 2025 Actual

🏢 Price Per Bed: $90,000

💰 Gross Revenue: $4,184,564

📊 Net Operating Income 2025 (NOI): $863,862

Confidentiality & Additional Information

📞 For financials, additional property details, or to schedule a confidential discussion, an NDA is required. Please use this link to complete. https://tinyurl.com/4sjbyzwr

📍 Contact: Gayle Bailey – KW Commercial (Listing Agent)

📩 [email protected]

📞 (703) 350-2955

Disclaimer: The buyer is to verify all permits, approvals, regulations, allowed use, parking, financials, market rental rates, expenses, zoning, licenses, building square footage, expansion possibilities, capacity increase, number of licensed beds, proformas, FF&E valuation, and all other factors pertaining to using these parcel(s) and building(s) for the buyer's intended use. Cash Flow Provided in this ad is derived from the 2024 P&L with add-backs. Buyer(s) to independently verify all financials, pro-forma figures, and add-back validity with their financials advisor/CPA