1234 West Main Street, Festus, MO 63028

Presenting an exclusive opportunity to acquire a stabilized Residential Care Facility in Missouri — a community dually licensed by Missouri DMH (Department of Mental Health) and DHSS (Department of Health & Senior Services). VA-Approved and a participant in the VA Community Placement Program, the community serves a roughly 62% private-pay / 38% VA-supported census, and is producing approximately $1.5M in annual revenue with strong, durable cash flow.

Investment Highlights:

* Asking Price: $2,400,000

* 2025 Actual: ~$1.5M Revenue · ~$265K EBITDAR · 11.0% Cap

* 2026 Pro Forma: ~$1.5M Revenue · ~$298K Adjusted EBITDAR · 12.4% Cap

* Current Occupancy: 85% — room for fill-to-capacity upside

* Payor Mix: ~62% private-pay / ~38% VA-supported · zero Medicaid

* Asset: Residential Care Facility II · DMH/DHSS dual licensed · VA-Approved · VA CPP participant