141 KAELYN LN, PORT SAINT JOE, FL 32456-6180 For Sale

Presenting an exclusive opportunity to acquire Our Home at Beacon Hill, a two-story, 16,319 SF purpose-built assisted living community in Port St. Joe on Florida’s Forgotten Coast — 22 units and 32 licensed beds on a 1.58-acre campus within the Panama City MSA, a market with limited competing senior housing supply. Built in 2005, the building is 100% fire-sprinklered with elevator access to both floors, 16 private rooms and 6 semi-private suites, a commercial kitchen, and 28 paved parking spaces, with no significant deferred maintenance per its November 2022 appraisal. The community serves a census weighted toward private pay alongside Medicaid managed-care residents and produced approximately $940,000 of revenue in FY2025 at an average census of 25 with a peak of 28. Twenty-two residents are in place, every vacant room carries a documented asking rate, and third-party management transitions at closing. Offered 25% below the November 2022 as-is appraisal of $2,200,000 — and well below replacement cost. . Do not visit the community or approach staff or residents — all tours and inquiries are strictly by appointment only. This community is offered individually and is part of a larger three-building Florida assisted living portfolio — portfolio and multi-property offers will be considered. The plant also lends itself to repurposing as behavioral health, substance abuse rehabilitation, or transitional housing — uses commanding premium daily rates with growing demand across Florida.

Investment Highlights:

• Asking Price: $1,650,000 · $75,000/unit (primary) · $51,563/licensed bed — 25% below the November 2022 as-is appraisal ($2,200,000 / $100,000-unit) and a fraction of replacement cost
• The Plant: built 2005 · two-story 16,319 SF · 22 units / 32 licensed beds (16 private rooms + 6 semi-private suites) · 100% sprinklered with elevator · commercial kitchen, salon, laundry · 28 paved spaces · no significant deferred maintenance per appraisal · 35 years remaining economic life
• The Location: Port St. Joe, Gulf County — Florida’s Forgotten Coast, within the Panama City MSA (county median age 47.3) · walkable small-town coastal setting · limited competing licensed supply
• The Operation: 22 residents in place (29 beds in service of 32 licensed) · private-pay-weighted census (~3/4 of scheduled revenue) with Medicaid managed-care flexibility · management transitions at closing
• The Upside: 10 vacant licensed beds — no construction or licensing required · FY2025 demonstrated average census of 25 and peak of 28 · documented rate card on every vacant room
• The Numbers: ~$940K FY2025 revenue · demonstrated full-year FY2025 earnings with a documented census-recovery proforma · full financial package via NDA