HS Listing ID-70706

----Located in Western Pennsylvania----

HedgeStone Business Advisors is pleased to present a confidential opportunity to acquire an established, state-licensed Personal Care Home (PCH) in the Greater Pittsburgh / Western Pennsylvania market [1, 2]. This turnkey facility is licensed for 45 beds and is currently operating with an active census of 30 residents, presenting a rare chance to step into an operating senior care platform at a distressed valuation based purely on current under-occupancy [1, 3]. The facility features a warm, compassionate environment with a fully installed care staff and management infrastructure, allowing a new operator to bypass the steep costs and uncertainties of a start-up [4, 5].

Financial & Deal Breakdown:
Asking Price: $1,000,000
Price Per Bed: ~$22,222 (Priced significantly below market replacement cost)
Trailing 12-Month Gross Revenue: ~$811,000

Real Estate: The property operates under a highly favorable fixed monthly mortgage payment of $9,649, creating a low baseline of fixed expenses that will scale highly efficiently as new residents are admitted.

Investment Highlights:
High Barrier to Entry & Regulatory Moat: Pennsylvania PCH licenses are notoriously difficult to obtain, and this active license is a scarce asset that saves a new entrant years of effort and capital.

Rapid Path to Profitability: The business only requires 8 additional move-ins (reaching 38 residents) to achieve cash-flow breakeven. With active referral pipelines and a newly installed marketing team, the facility is projected to reach this milestone within 60 to 90 days of closing.

Material Revenue Upside: The current average realized revenue per resident sits below the midpoint of the published rate schedule . A new operator can immediately increase cash flow through rate alignment, properly tiering higher-acuity residents with Level of Care (LOC) surcharges ($125–$375/month), and rolling out a new ancillary care program projected to generate an additional $5,000 to $10,000 in monthly revenue.

Favorable Demographics: Positioned in a market with an aging Baby Boomer population and surrounded by an established healthcare infrastructure that feeds directly into licensed PCH placements.

A SIGNED CONFIDENTIALITY AGREEMENT IS REQUIRED FOR THE EXACT LOCATION