Presenting an exclusive opportunity to acquire a purpose-built assisted living and memory care community in the Western North Carolina mountains — a 43-unit, 55-bed NC DHSR-licensed Adult Care Home with a dedicated 24-bed secured Special Care Unit, constructed in 2011 on ±6.5 acres. The community serves a roughly 60% private-pay / 40% NC Special Assistance census in one of the oldest markets in the state by age profile, with a 65+ population share nearly double the North Carolina average and limited competing licensed supply. North Carolina is a Certificate of Need state — new adult care home beds require CON approval and a need determination under the State Medical Facilities Plan, making the in-place 55-bed license a regulatory asset that conveys with the acquisition while new competing supply faces a formal barrier to entry. Offered at $97,674 per unit — well below an estimated replacement cost of approximately $5.0 million — the community is underwritten to approximately $3.0M of stabilized revenue (EGI basis at ≈92% economic occupancy) and approximately $453,000 of stabilized Adjusted EBITDAR, a 10.8% capitalization rate on the asking price inclusive of a 5% market management fee.
Investment Highlights:
▪ Asking Price: $4,200,000 · $97,674/unit · $76,364/bed — priced well below estimated replacement cost
▪ The Plant: Purpose-built 2011 · 31,060 SF, single story · 43 units / 55 licensed beds (31 AL + 24-bed secured SCU) · fully sprinklered · backup generator · ±6.5 acres
▪ The Location: Western North Carolina mountain submarket · minutes from a critical-access hospital and county-seat services · strong four-season draw for adult children relocating parents
▪ The Market: 65+ population share ~28% — nearly double the NC average · ~79% homeownership supporting private-pay demand · limited competing licensed AL/MC supply · NC is a Certificate of Need state — new AL beds require CON approval, protecting the in-place license
▪ The Operation: Currently ~73% occupied under long-term non-profit ownership — a defined turnaround underwritten at ≈92% economic occupancy with benchmark staffing (fringe benefits already in wage structure) · USDA B&I-eligible rural market
▪ The Numbers: ~$3.0M stabilized revenue (EGI) · ~$453K stabilized Adjusted EBITDAR · 10.8% cap on ask (stabilized proforma basis, after 5% management fee)