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Executive Summary-:

This is a rare opportunity to acquire a licensed Assisted Living Facility (ALF) in a highly desirable Baltimore County market. This offering is positioned for a savvy, hands-on operator or experienced healthcare investor who recognizes the true upside potential of transforming an underutilized asset into a high-performing operation.

Important Note:
This is NOT a fully optimized, high cash-flowing business today. Due to absentee ownership, the facility is currently operating below capacity (approx. 50% occupancy)—creating a clear “ADD-VALUE / PRO-FORMA” opportunity for the right buyer.

Value-Add Opportunity (The Upside)
Total Capacity: 16 Beds | 11 Baths- Might be able to double the rooms with OHCQ and County Approval due to size of the current rooms.
Current Occupancy: ~50%

Average Market Rate: $4,000 – $7,000/month per resident (avg. ~$5,500)

Pro-Forma Potential:

Full Occupancy Revenue:
16 beds × $5,500/month = ~$88,000/month
~$1,056,000 annually
Projected Cash Flow: Potential to exceed $350,000+ annually with proper management, staffing, and marketing execution

Bottom Line:
If you have the operational expertise to increase occupancy, optimize staffing, and implement structured systems, this asset can be repositioned into a seven-figure revenue business.

Property & Facility Highlights
16 Licensed Beds | 11 Bathrooms
1.4 Acres – Spacious, serene setting ideal for resident care
Separate Manager/Owner Residence (on-site)
Elevator Access (rare & highly desirable feature)
Recent Capital Improvements:
Updated Electrical Systems
New/Upgraded HVAC
Hot Water Systems
Roof Improvements
Driveway Enhancements

Why Assisted Living? (Market Tailwinds)
Aging Population: The Baby Boomer generation is rapidly entering their 80s, driving sustained demand
Regulatory Barriers: Maryland enforces strict licensing requirements, limiting new competition
Enforcement Trends: Crackdowns on unlicensed facilities are increasing demand for compliant, licensed operations
Recession-Resilient Industry: Needs-based services with consistent demand regardless of economic cycles

Ideal Buyer Profile

This opportunity is best suited for:

Experienced ALF / healthcare operators
Owner-operators seeking to increase occupancy and margins
Investors looking for a turnaround / repositioning play
Buyers who understand staffing, compliance, and census growth strategies

If you are strictly seeking a passive, high cash-flowing business from Day 1, this may NOT be the right fit.
If you see “True Potential” and are ready to execute, this is an exceptional opportunity.

Confidentiality & Next Steps
Proof of Funds (POF) or Lender Pre-Approval required prior to furnishing information.
NDA required for detailed financials and additional disclosures

Broker Disclaimer
All information has been provided by the Seller and other sources deemed reliable; however, Broker has not independently verified the accuracy of such information and makes no representations or warranties, expressed or implied. Buyers are strongly advised to conduct their own independent due diligence, including verification of all financials, licenses, and property details. This is a pro-forma, value-add opportunity and projections are not guaranteed. Broker and its affiliates are not attorneys or financial advisors. All parties should consult their own professional advisors.