Rare Opportunity: Level 2 ARF Business + Real Estate in Prime Location
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Rare opportunity to acquire a well-established Adult Residential Facility (Level II) with real estate in Mission Viejo, Orange County. This 19-year operation has demonstrated consistent stability, strong demand, and steady growth in the highly desirable home health care sector.
BUSINESS HIGHLIGHTS:
• Licensed for 6 beds with separate staff bedroom
• Annual revenue of $491,312 with strong cash flow of $373,251
• Established referral network with Regional Center funding providing reliable revenue stream
• Quick vacancy fill rate due to high demand and limited facility availability
• Absentee owner operation requiring only 20 hours weekly involvement
• 19-year operating history with proven demand and consistent occupancy
FINANCIAL OVERVIEW:
• Asking Price: $500,000
• Annual Revenue: $491,312
• Cash Flow (SDE): $373,251
• FF&E: $25,000
• Inventory: $25,000 (included)
• Real Estate Value: $1,699,999
• Building: 2,515 square feet
GROWTH OPPORTUNITIES:
The facility offers multiple expansion pathways including maintaining full occupancy, strengthening Regional Center relationships, improving operational efficiency, and potentially expanding services or capacity where licensing permits. The established foundation eliminates startup challenges, allowing focus on incremental growth and optimization.
MARKET POSITION:
Residential care facilities are rarely offered for sale, making this an uncommon opportunity. Strong ongoing demand, limited facility availability, and reliable Regional Center funding provide favorable market positioning. The established patient relationships and referral network offer significant advantages over new facility development.
OPERATIONS:
Currently managed by absentee owner working approximately 20 hours weekly. Includes 3-4 months of comprehensive training support. The manageable workload makes this attractive for owner-operators seeking established business with limited time commitment.
Located in prime Mission Viejo setting within an established, desirable community. This turnkey operation represents an excellent opportunity for experienced operators or qualified buyers seeking a proven residential care business with demonstrated demand and growth potential.
BUSINESS HIGHLIGHTS:
• Licensed for 6 beds with separate staff bedroom
• Annual revenue of $491,312 with strong cash flow of $373,251
• Established referral network with Regional Center funding providing reliable revenue stream
• Quick vacancy fill rate due to high demand and limited facility availability
• Absentee owner operation requiring only 20 hours weekly involvement
• 19-year operating history with proven demand and consistent occupancy
FINANCIAL OVERVIEW:
• Asking Price: $500,000
• Annual Revenue: $491,312
• Cash Flow (SDE): $373,251
• FF&E: $25,000
• Inventory: $25,000 (included)
• Real Estate Value: $1,699,999
• Building: 2,515 square feet
GROWTH OPPORTUNITIES:
The facility offers multiple expansion pathways including maintaining full occupancy, strengthening Regional Center relationships, improving operational efficiency, and potentially expanding services or capacity where licensing permits. The established foundation eliminates startup challenges, allowing focus on incremental growth and optimization.
MARKET POSITION:
Residential care facilities are rarely offered for sale, making this an uncommon opportunity. Strong ongoing demand, limited facility availability, and reliable Regional Center funding provide favorable market positioning. The established patient relationships and referral network offer significant advantages over new facility development.
OPERATIONS:
Currently managed by absentee owner working approximately 20 hours weekly. Includes 3-4 months of comprehensive training support. The manageable workload makes this attractive for owner-operators seeking established business with limited time commitment.
Located in prime Mission Viejo setting within an established, desirable community. This turnkey operation represents an excellent opportunity for experienced operators or qualified buyers seeking a proven residential care business with demonstrated demand and growth potential.
About the Business
- Years in Operation
- 19
- Employees
- 8 (2 Full-time, 5 Part-time, 1 Contractor)
Owner acts as facility administrator. - Facilities & Assets
- The business operates from a fully functional residential care facility designed to accommodate six (6) patients/residents. The home includes six patient beds and one staff bedroom that accommodates two (2) full-time staff members. The facility is fully equipped and operational, with all furniture, fixtures, appliances, equipment, and other items within the home included in the sale. The property also includes a fully paid solar system. The existing facilities and assets provide a turnkey operation for the buyer. The current owner serves as the facility administrator and receives compensation for this role while working approximately 20 hours per week, demonstrating that the facility can operate efficiently with limited owner involvement.
- Market Outlook / Competition
- The market for residential care facilities remains strong due to the ongoing demand for quality care and limited availability of established facilities. Businesses of this type are rarely offered for sale, making this an attractive and uncommon opportunity for a buyer seeking an operating facility with an established patient base and revenue stream. The facility has experienced consistent demand, and when a patient/resident leaves, vacancies are generally filled quickly due to the continued need for available placements. A significant portion of patient payments is funded through the Regional Center, providing an established and reliable source of revenue. This funding structure, combined with the limited supply of available facilities and strong demand for placements, provides the business with a favorable position within its market. The established facility and existing patient relationships provide meaningful advantages compared with starting a new facility from the ground up.
- Opportunities for Growth
- The business offers several opportunities for future growth and expansion. The facility is currently operating with an established patient base and has demonstrated strong demand, with vacancies generally being filled quickly. A new owner may have the opportunity to increase revenue by maintaining full occupancy and strengthening relationships with referral sources and the Regional Center. Additional growth may also be achieved through improving operational efficiency, expanding services where permitted, and increasing the facility’s capacity if licensing, zoning, and property requirements allow. Since the business is already fully functional and established, a buyer can focus on maintaining operations and pursuing incremental growth rather than building a new facility from the ground up. The current owner’s limited weekly involvement also provides an opportunity for a new owner to assume operations while exploring additional revenue and efficiency opportunities.
Real Estate
- Owned or Leased
- Owned
- Not included in asking price
- Building Sq. Ft.
- 2,515
About the Sale
- Seller Motivation
- Retirement
- Transition Support
- 3-4 months of full training
Listing Info
- ID
- 2539247
- Listing Views
Business Location
Listing ID: 2539247 The information on this listing has been provided by either the seller or a business broker representing the seller. BizQuest has no interest or stake in the sale of this business and has not verified any of the information and assumes no responsibility for its accuracy, veracity, or completeness. See our full Terms of Use. Learn how to avoid scams.
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