2 Locations

This value-add portfolio pairs a 22-unit / 32-bed two-story community (2005 construction, elevator-served, commercial kitchen, salon, generous parking) with a 20-unit / 36-bed single-story community (2015 construction — all rooms with private bathrooms and walk-in showers, secured entry, resident call systems, plus a half-acre of excess land for expansion). Both are purpose-built assisted living assets in markets with minimal competing senior housing supply. The current owner is fully absentee: each community is run day-to-day by a third-party management company with experienced on-site administrators and direct care staff, and management can be retained or replaced at the buyer's discretion.

The portfolio is priced for the work it needs: both communities could use some updating, and the $70,200-per-unit basis — a fraction of replacement cost and prior appraised values of $4.84m in 2022 — reflects that. For a hands-on owner-operator, the upside is layered three ways: 44 residents in place generating meaningful current cash flow, 24 vacant licensed beds available without construction or licensing, and the margin recapture available to a buyer who steps into the operation directly rather than paying for off-site management. The double-digit going-in yield compensates the buyer for the repositioning lift.

Financial Highlights

• Asking Price: $2,950,000
• Cap Rate: 17.2% on current annualized Adjusted EBITDAR
• Adjusted EBITDAR (2026 YTD annualized): ~$507,000
• Annualized Revenue (2026 YTD): ~$1,840,000
• Price / Unit: $70,200 | Price / Bed: $43,400
• Size: 24,905 SF combined across two purpose-built communities (2005 and 2015 construction)
• Payor Mix: Diversified private pay and Managed Medicaid
• Asset Type: Two licensed Assisted Living Facilities in separate markets, both 100% fire sprinklered
• Ownership: Absentee owner — operated day-to-day by third-party management with on-site administrators