Autumn Springs Assisted Living
9,204 SF Type-B Assisted Living | 16-Bed Capacity | 10.7% Pro Forma Cap | Value-Add | Galveston, TX
Marketing description
Investment Opportunity
Autumn Springs Assisted Living is a 9,204 SF Type-B assisted living facility in Galveston, Texas, configured for 14 bedrooms and 16-patient licensed capacity. The Property is offered at $2,999,000, representing a 10.7% implied cap rate on stabilized net operating income of $320,918.
Property Highlights
The Property features a horseshoe-shaped configuration with two symmetric 3,208 SF wings flanking a renovated 2,788 SF center section (former garage conversion). The 9-room expansion completed in 2025 brought the facility from 5 bedrooms to its current 14-bedroom / 16-patient configuration. The two-wing layout supports operational segmentation for memory care, gender-separated wings, or differentiated acuity tiers, with the renovated center serving as common space, dining, and administrative areas.
Demonstrated Market Demand
The 2025 rent roll establishes the asset's rate-bearing capacity in this market: private-pay rates from $3,200 to $6,500 per month, with a 7-resident weighted average of $4,978 per occupied bed. The stable resident cohort maintained 100% retention through the 12-month construction period. Post-construction rate structure is established at $5,500 per month per single-occupancy bedroom plus a $4,000 admission fee on new signups.
Value-Add Acquisition Thesis
This is a value-add acquisition for an experienced Texas Type-B operator. The HHSC license is buyer-applied: experienced Texas operators qualifying under 26 TAC §553.25 Good Standing fast-track can secure licensure in 3-6 months. Stabilized pro forma assumes 93% occupancy at the established post-construction rate structure, producing $987,440 in total effective gross revenue and $320,918 in NOI at a 32.5% margin.
Market Context
Galveston County is home to approximately 61,300 residents aged 65+ (16.7% of the county's 377,000 population), growing 1.3% annually. The Property sits in the Houston-The Woodlands-Sugar Land MSA with proximity to the University of Texas Medical Branch (UTMB) and a deep healthcare infrastructure. The U.S. assisted living market is projected to grow from $44.4B in 2024 to $93.5B by 2033.
Investment Materials
A 14-page Confidential Offering Memorandum, 6-page Income Analysis with stabilized pro forma, and a fully editable Excel financial model are available upon execution of the Confidentiality Agreement.
Broker Contact
Robert Johnson, Realtor® — Century 21 Olympian — 281-250-0188 — [email protected]
Investment highlights
- Recently expanded (2025), purpose-built facility. Horseshoe-shaped, 9,204 SF building with 14 bedrooms and a 16-patient licensed capacity. Two symmetric wings (3,208 SF each) flank a renovated former-garage center section (2,788 SF) — a configuration well-suited for operational segmentation (memory care vs. general assisted living, or men's/women's wings).
- Validated rate-bearing capacity. The 2025 rent roll shows the facility commanded private-pay rates of $3,200 to $6,500 per month, with a weighted average of $4,978/month per occupied bed across seven residents. All five long-term residents maintained 100% retention through 12 months of construction disruption.
- Established post-construction rate structure. One-bedroom rate set at $5,500 per month with a $4,000 per-resident admission fee — both real revenue accelerators inherited by the next operator as market-tested rates.
- Powerful demographic tailwinds. Galveston County has approximately 61,300 residents aged 65+ (16.7% of population), with the county growing 1.3% annually. The U.S. assisted living facility market is projected to grow from $44.4B in 2024 to $93.5B by 2033.
- Compelling value-add cap rate. At the $2,999,000 asking price, the buyer underwrites a 10.7% implied cap rate on stabilized NOI of $320,918 — a return profile that fairly compensates the licensing-application timeline and stabilization risk.
- Gulf Coast location with healthcare cluster access. Galveston is home to the University of Texas Medical Branch (UTMB) and a deep healthcare infrastructure that supports senior living referral pipelines, staffing pools, and physician-collaboration networks.
- HHSC license applied by buyer (§553.25 fast-track eligible)
Listing Contacts
Valuation Calculator
Valuation Metrics
Map
Broker Selected Comps View More Comps
Property History
Similar Properties
Additional Information
Is there information that looks off?
