A purpose-built, three-story senior care home in Saskatoon, Saskatchewan, accommodates 15 private suites and common living spaces across approximately 5,000 sq ft. Constructed in 2022, the facility features full wheelchair access via an internal elevator, in-floor radiant heating, central HVAC, and state-of-the-art fire and security systems. Common areas include a residential-style kitchen, dining room, multiple lounges, and a landscaped outdoor patio. All rooms and communal spaces are fully furnished, creating a warm, homelike environment.

Operational Performance
Since opening, the home has achieved and maintained 100% occupancy, with every bed filled by private-pay residents and a standing waiting list—significantly outperforming the industry average occupancy of ~84% . The home operates under the Continuing Care Retirement Communities and Assisted Living Facilities for the Elderly classification, providing assistance with activities of daily living (ADLs), medication management, three daily home-cooked meals, housekeeping, laundry, and a robust schedule of social and recreational activities, yet without the overhead of on-site skilled nursing .

Staffing levels are deliberately lean—typically one caregiver per five residents—with off-site management oversight, enabling a highly efficient operation. In-house meal preparation, centralized laundry, and group purchasing for supplies further control costs. This operational model combines high service quality with streamlined processes to deliver exceptional resident care at competitive monthly fees of $3,300–$3,800, above the regional average of ~$3,100 , yet fully justified by the modern facility and personalized attention.

Financial Results
At full occupancy, the home generates approximately $50,000 per month (?$600,000 annually). Projected 2026 revenues of $588,121, rising to $650,935 by 2028, reflect modest annual rate increases and ancillary service revenues. Operating expenses are forecast at $344,000–$361,000 over the same period, yielding net operating incomes (EBITDA) of $224,166 (41% margin) in 2026 and $239,397 (42% margin) by 2028 .

These margins far exceed typical industry profitability—private nursing and residential care facilities in Canada average 7–9% net margins , and even top-tier assisted living operators generally target 20% operating margins . The home’s 40–42% net profit margin underscores its exceptional cost efficiency and revenue strength.

Projected free cash flow of nearly $220,000 per year before debt service supports a compelling unleveraged cap rate of 7.0%, with potential for double-digit leveraged returns. This compares favorably to industry cap rates of 6–8% for similar assets.

Asset Backing & Turnkey Nature
The property’s land and building carry an appraised value of over $2 million, while furniture, fixtures, equipment, and leasehold improvements total $600,000. As a turnkey operation, all assets—including commercial kitchen appliances, laundry equipment, medical-alert systems, and comprehensive furnishings—are included in the sale. Minimal near-term capital expenditures are required, given the home’s new construction and full warranties on major systems.

Owning the real estate secures both operational control and long-term appreciation potential in Saskatoon’s stable housing market. The tangible asset base significantly de-risks the investment, easing financing and providing collateral value independent of business cash flows.

Comparative Industry Benchmarks

Metric This Care Home Industry standard
Occupancy Rate 100% ~84%
Net Profit Margin 40–42% 7–9%
Annual Revenue Growth >10% (ramp-up) ~5%

This care home outperforms industry and other carehomes in the area in every area. This is very lucrative investment for new investors, Absentee Investors, Private Equity or Foreign Investors looking to use this for Immigration and SINP.