Senior Housing and Assisted Living Facilities for Sale in California

Haven Senior Investments is exclusively offering a fully entitled senior living development in one of the most desirable and affluent markets in the U.S.

This mixed-use, four-story project includes independent and assisted living units, plus retail space, and is now accepting pre-reservations and investment inquiries.

Key Highlights

Premier Location in high-demand Palo Alto
Fully Approved for 28 senior units + 2,900+ SF retail
Designed for Affluent Demographics with luxury amenities
Entitlement Incentives including HIP waivers and reduced parking
Excellent Access to transit and world-class healthcare
Strong Market Fundamentals with aging population and limited supply

This is a rare turnkey opportunity in a high-barrier-to-entry market. Ideal for developers, operators, or investment partners seeking strategic growth in the senior housing sector.

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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.

ID#005545   Approximate Beds/Units:  75   Location:  Los Angeles

Another firm is pleased to introduce a rare opportunity to acquire a fully operational 75-bed residential facility in one of Los Angeles’ most vibrant and high-demand neighborhoods. With approximately 12,000 square feet of interior space on a 9,339 SF lot zoned LAC4, this two-story property features 20 resident rooms – including 18 four-bed suites with en-suite baths, one ADA-accessible unit, and one full staff unit, communal kitchens, lounge, laundry rooms, and a private backyard patio. Originally built in 1922 and meticulously maintained by AMDA (a 501(c)(3) nonprofit educational organization), the building is primed for continued use as an Assisted Living.

ID#005544    Approximate Beds/Units: 68    Location:  Stockton

Another firm is pleased to introduce a 22,088 SF Assisted Living Facility previously licensed for 68 beds. This property presents a compelling opportunity to acquire a 68-bed assisted living and memory care facility in the heart of Stockton, California. Previously licensed and operated, the facility is now vacant and in need of full repositioning—making it an ideal target for experienced senior housing operators looking to establish or expand their presence in the Central Valley. Located in a quiet residential neighborhood, the property offers a spacious layout tailored for assisted living, with dedicated resident rooms, communal areas, and service support infrastructure already in place. Although the previous license is no longer active, the building’s original use and design make it a prime candidate for re-licensing with the California Department of Social Services (DSS). The structural foundation significantly reduces the time and capital required compared to ground-up development. The Stockton area is experiencing rising demand for senior housing driven by shifting demographics, a growing senior population, and limited regional inventory. This offering provides a rare opportunity to rebuild and reintroduce a much-needed care facility in a market poised for growth.

ID#005543   Approximate Beds/Units:  175   Location:  Holtville

Another firm is pleased to introduce a 29,000 SF Health Care Building at a 12.71% Cap Rate in Holtville, CA.

PROPERTY FACTS:

Lot Size: 2.07 AC
Price Per Bed: $57,143      Building Size: 29,000 SF
Sale Type: Investment or Owner User       No. Beds: 175
Cap Rate 12.71%       No. Stories 2
Property Type: Health Care        Year Built: 1975
Property Subtype: Congregate Senior Housing      Parking Ratio: 0.97/1,000 SF
Building Class: B          Opportunity Zone: Yes

ID#005542    Approximate Beds/Units:   28    Location:  Redding

Another firm is pleased to introduce a 6,123 SF Assisted Living Facility in Redding, CA. Property Facts:

Price: $2,250,000      Building Class: C        Price Per Bed: $80,357        Lot Size: 0.37 AC

Sale Type: Investment or Owner User          Building Size: 6,123 SF         S le Conditions: Business Value Included

No. Beds: 28           Property Type: Health Care           No. Stories: 1           Property Subtype: Assisted Living

Year Buil: 1978

ID#005540   Approximate Beds/Units: 24/32   Location: San Luis Obispo County/Arroyo Grande

Another firm is pleased to introduce a turnkey Assisted Living Facility/RCFE. The business/FF&E and Real Estate are included in the purchase price. This is a profitable business with expansion abilities, CDSS License: 32-Bed License, 32 Non-Ambulatory, and Hospice waiver for 6. Client groups served are RCFE/Hospice. Ability to potentially expand to 29-Private Bedrooms by expanding into the storage out building and into the first floor office (ability to relocate office into 2nd floor built out attic with windows). The seller also owns two (2) neighboring residential lots. The seller has had plans drawn to expand facility onto both of these residential lots to create a mega structure with 49-Private Bedrooms. The building/Lot is 11,368 SF per Title (approximate measurements are larger showing 13,185 SF main building and 981 SF storage building). The buyer needs to measure and confirm all SF measurements. The facility has 24-Bedrooms (currently all private) and all on the 1st floor. This is a 0.81 acre lot that was built in 1953. Upside could be to change facility to handle dementia care, start advertising campaigns to increase enrollment and new inquiries. Double occupancy in rooms.

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

Another 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.