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Senior Housing and Assisted Living Facilities for Sale in California

Active Adult, RCFEs, Independent Living, Assisted Living Communities, and Memory Care Facilities for Sale in California including Los Angeles, San Diego, Sacramento, and San Francisco

We aggregate all 16+ Unit senior housing, Independent Living, Assisted Living, and Memory Care facilities and businesses for sale throughout the United States. This information is updated every two weeks.

Haven Senior Investments is proud to present a 22-unit, 44-bed memory care community located in the San Joaquin Valley and Fresno MSA. Fresno is the fifth largest city in California and the largest inland population in the state. The community is currently owned and operated by a local family who are retiring after many years of ownership.

Fresno County is approved for the California Assisted Living Waiver (ALW) program. The ALW program is a highly sought-after California program, which will allow a new owner to restructure the Community to capitalize on the extremely high demand in the market for government-subsidized, assisted living and memory care. The community is currently operating with 27 residents in place. However, an optimized per-unit utilization may be achieved through participation in the ALW program, which has a higher demand in the subject area than private pay as well as higher per-bed rates. By dedicating 50% of the facility’s beds to ALW, the average per-bed rate increases by nearly 20%, while allowing for higher utilization of the licensed bed count. Post-ALW stabilized revenue is over $2,500,000, which represents a 34% increase. Further accounting for additional labor and other costs associated with increased bed count as well as higher acuity care, shows EBITDAR to increase by 25% to $750,000, operating at a 29.7% profit margin.

The physical plant has been well maintained and updated over the years requiring very little in additional capital expenditure. Recent improvements include roof, flooring, HVACs, appliances, and paint.

  • In place cash flow with significant upside.
  • 11% Cap Rate going in, 21% Cap Rate post repositioning.
  • Opportunity to recognize ~32%+ leveraged IRR over 5 year hold period.
  • Recent and significant renovations to the property = turn-key physical plant.
  • Fresno is the 5th largest city in CA. This community is 15 miles from downtown Fresno

Haven Senior Investments is thrilled to present a remarkable assisted living community located in Southern California. Boasting a sprawling 5.52 acre lot, this 96-bed community has recently secured approval for the coveted California Assisted Living Waiver (ALW) program.

The ALW program is in high demand throughout California, presenting a golden opportunity for a new owner to capitalize on the immense market need for government-subsidized assisted living and memory care services. With the approval in place this opportunity stands ready to be transformed into a thriving community, catering to the growing demand.

The community currently houses residents in single occupancy, private pay rooms, and with some minor policy and procedure changes advised by leading ALW reimbursement experts, the potential to accommodate 5 to 8 new residents per month becomes apparent. This targeted approach will steadily lead the community to reach maximum occupancy and a projected 25% operating margin, translating to an impressive estimated EBITDAR of approximately $1.04 million.

The physical plant has been well maintained over the years and requires minimal capital expenditure for an ALW community. Moreover, the unique floor plan allows for efficient grouping of residents based on acuity levels, ensuring a seamless transition during the lease-up period without major disruptions to operations. In addition, two adjacent parcels totaling 5.26 acres, previously approved by the city for skilled nursing and assisted living, are also available for sale. The current owners, who possess Independent Living apartments on a nearby parcel, are open to a First Right of Refusal for interested parties.

Don’t miss this exceptional chance to participate in the thriving ALW market. The recent ALW program approval, strategic floor plan ideal for memory care or higher ALW Tier levels, substantial building size, large lot and additional adjacent parcels make for tremendous growth potential. Supported by a dedicated long-term staff, this is a truly unique opportunity to make a significant impact in the senior care industry.

Contact Haven Senior Investments today to embark on a journey toward

ID#005528   Approximate Beds/Units:  27    Location:  Joshua Tree

An associate firm is pleased to introduce freestanding buildings with 24,000 Sq Ft of livable space on 1.63 acres with 27 beds located in PRIME JOSHUA TREE that is ready to be re-positioned. All the structures are intact making this an efficient and affordable opportunity that does not require ground-up construction. Built-in 1988 as a retirement home, this property is zoned JT/RM. This is a great opportunity for an Assisted Living.

ID#0050526   Approximate Beds/Units:  85    Location:  Newark

An associate firm is pleased to introduce an Assisted Living for the elderly with 85 beds. This facility has 10 Hospice Waivers and 30 in an Assisted Living Waiver program.​ The seller is retiring after a long-term ownership.


ID#005525   Approximate Beds/Units:  18     Location:  Sacramento

An associate firm is pleased to introduce an Assisted Living property that is licensed for 18 for elderly care with a hospice waiver. It is located on a main commercial road in the corner of a dead-end street. It is close to Elk Grove & accessible to the shopping centers. The facility has 11 resident rooms, 1 staff break room & a large administrator office. Each room has cable & alarm in all exit doors. The building including the front porch, steps, and some bedrooms has been newly repainted. It has high occupancy each month. PROPERTY FACTS:  Lot Size is 0.47 AC; Price Per Bed is $133,333; Building Size is 4,489 SF; Sale Type is Owner User; Number of. Beds 18; Sale Conditions are Business Value Included; Number of Stories is 1;  Property Type is Health Care; Year Built/Renovated is 1965/2010; Property Subtype id Assisted Living; Parking Ratio is 1.34/1,000 SF

ID# 0050522   Approximate Beds/Units:  49     Location:  Mill Valley

An associate firm is pleased to introduce an operating facility, licensed for 49, for elderly care, all of which may be non-ambulatory and 10 of which may be bedridden with a hospice waiver for 20 residents. It has 2 buildings on 2 separate parcels. The front building is 9,350 square feet on a lot size of 13,750 square feet. There are 16 bedrooms on the 1st floor with shared bathrooms between each room except for 2 rooms that have their own private bathrooms. The 2nd floor has 7 bedrooms & 2 bathrooms. The building has 1 elevator & a large terrace in the back. There is a pathway bridge over a serene stream with trees to access the 2nd building. The 2nd building has 6 bedrooms & 4 bathrooms with a large living & dining room. The building is 2,534 square feet on a lot size of 17,000 square feet. The seller has a contract with Golden Gate Regional Center for up to 6 clients. The facility receives $7,000 for shared & $8,500 for private.

 ID# 0050524   Approximate Beds/Units:  34     Location:   TBD

An associate firm is pleased to introduce an Assisted Living Facility with 34 units, in a 17,500sf +/- building, established in 2005. This well-established Residential Care Facility for the Elderly (RCFE) is a full-time Assisted Living Community. In addition, the facility offers several other programs, including but not limited to: Assisted Living Services, Respite Care Services, Hospice Care, Adult Day Services (separately licensed ADC), Transportation Services, and Concierge Services. The adult day program includes an activities center open to seniors who would like to visit just during the day and then return to their families in the evening. By offering both a part-time and full-time program in the same location, this facility can ensure a variety of social activities and interactions to keep the social atmosphere fresh, new and exciting. Some of the attractions this facility offers are beautiful room accommodations, medication coordination, and monitoring, dressing and grooming assistance, trained staff available 24 hrs/day, delicious, well-balanced meals, transportation arrangements for health appointments, various engaging programs and activities, complimentary wireless internet, cable TV and phone service, and an automatic backup power generator to ensure the building always has power. Having been established in 2005, the facility enjoys an excellent reputation within the community and extensive relations with other facilities, doctors, and local hospitals. The property has approved entitlements to add ~13,000 SF to the existing ~17,500 SF building that would add 30 private suites with full private baths (60 more beds). This offering qualifies for SBA, HUD, USDA, and Conventional. The owners will assist with transfer of all licensing, along with all account transfers (as applicable). The owners will also assist with a smooth transition and stay involved with growth of company during escrow and transition period, after escrow. The administrator will offer training during the ownership transition. Consulting services, after the close of escrow, are negotiable.

ID#0050518   Approximate Beds/Units: 34    Location:  Kerman

An associate firm is pleased to introduce an Assisted Living Facility/Memory Care Facility currently licensed for RCFE/Dementia with a total capacity of 34 with the potential to increase. This is a newer facility and is an established operating Memory Care Facility. There is a commercial kitchen with a full-time chef. This is a secured facility with ample parking. It is located growth area near Kerman. There is excess land with room to grow. The building is comprised of a total of 15,447 SF. The site is well-maintained, recently built, and is well secured for the residents of this memory care facility.

ID#0050517   Approximate Beds/Units:  58-60     Location:    Turlock 

An associate firm is pleased to present a Senior Living Facility. The asking price is $3,395,000.This is an investment for an owner user or institutional purchase and can increase the number of units for independent units up to 80 units on top of what’s already there. The square footage is 18,900 and the price per square foot is $179.63. The Pro-Forma Cap Rate is 19.00% with a Pro-Forma NOI of $645,000. The number of beds is 60. There are 2 stories. The Lot Size (acres) is 1.53. There are also 12 Hospice Waivers.

ID#0050516  Approximate Beds/Units:  40     Location:  Bakersfield

An associate firm is pleased to introduce a 6,729 SF Assisted Living Facility with 40 beds offered at $2,400,000 in Bakersfield, CA. This is a well-established facility.

Contact us today regarding off-market Senior Housing Properties including Assisted Living, Memory Care, and Independent Living throughout California

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Senior Housing and Assisted Living Facilities for Sale in California

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