2 Locations

This portfolio features two licensed Residential Care Facilities for the Elderly (RCFE) in Encino and Northridge, California—a high-demand Los Angeles submarket. Priced at $3,550,000, these properties span over 6,100 square feet, delivering a stabilized 5% cap rate based on current performance. Renovated between 2010 and 2014, each home is licensed for up to 6 bedridden residents (per LAFD approval) and includes large grounds with attractive outdoor sitting areas—ideal for personalized senior care.

These 6-bed facilities have thrived on consistent demand from an affluent, aging population, achieving 100% occupancy with a mix of short- and long-term private-pay residents (durations: months to 7+ years). The economic anchors—medical hubs, business districts, and Cal State Northridge—drive strong local traffic and demographic support. With zoning restrictions limiting new small-scale care homes, this portfolio benefits from scarcity value, sustaining high occupancy and offering rental rate growth potential.

Key Highlights:
Properties: Two homes, fully renovated, with spacious lots and outdoor amenities.
Licensing: In good standing with California CCLD; new owners can operate under existing licenses during relicensing.
Operations: Existing staff available to stay, supporting seamless transition; care levels vary across residents.
Financials: 5% cap rate at $3.55M; rent rolls and P&L statements available upon request.
Upside: Potential for zoning changes to expand capacity or services (e.g., memory care).
Market Context: Recent RCFE sales in LA County suggest $250,000–$350,000 per bed; at $305,000/bed (12 beds total), this portfolio is competitively positioned.

This turnkey opportunity blends stable cash flow, operational continuity, and growth potential in a supply-constrained market. Ideal for operators or investors seeking a foothold in boutique senior living.