Award-Winning 38- 48 Bed Memory Care Facility with Expansion Potential
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Investment Opportunity: Award-Winning 38–48 Bed Memory Care Facility (Fresno County, CA)
We are pleased to present the exclusive opportunity to acquire a premier, award-winning Memory Care / Residential Care Facility for the Elderly (RCFE) in Fresno County, California. Facility is operating with 100% non-ambulatory clearance, this facility combines updated capital infrastructure, stabilized operations, and exceptional net operating income potential.
This asset is an ideal acquisition for private equity groups, regional senior housing operators, or healthcare investors seeking a high-yielding platform asset or a strategic expansion in Central California.
Key Investment & Operational Highlights
1. Comprehensive Property & Facility Modernization
Capital Improvements Complete: Recent extensive interior updates include refreshed resident private/semi-private rooms, modernized common living areas, dining facilities, and therapeutic spaces.
Purpose-Built Memory Care Design: Layout and infrastructure prioritize resident safety, secure wander management, comfort, and specialized cognitive activity programs designed to maintain high quality-of-life standards.
2. Exceptional Margin Efficiency & Zero Referral Agency Dependence
Direct Referral Network: Unlike facilities reliant on high-cost third-party placement agencies, current ownership has established deep-rooted relationships with local hospitals, physicians, social workers, and community organizations.
Eliminated Agency Costs: Organic, direct placement pipelines completely eliminate placement fees (typically 50%–100% of the first month's rent per resident), dramatically widening operating margins.
Standardized Systems: Implemented cost-control protocols and lean management systems optimize inventory, procurement, and daily operational expenses.
Occupancy: Operating at 100% capacity.
3. High-Value Licensing & Clinical Flexibility
100% Non-Ambulatory Clearance: Licensed to accommodate residents with any mobility limitation, removing care-level restrictions on admissions.
40 Hospice Waivers: An unusually high allocation of 40 hospice waivers allows residents to age in place comfortably without requiring transfer to skilled nursing facilities, driving higher length-of-stay metrics and predictable census.
4. Turnkey Staffing & Operations in Place
Tenured Management & Staff: Highly experienced, long-term facility leadership and care staff are committed to staying post-acquisition, mitigating operational disruption during ownership transition.
Turnkey Compliance: Operational processes and care protocols adhere strictly to Title 22 and local regulatory standards.
Financial Upside & Value-Add Strategy
Mark-to-Market Pricing Strategy: Monthly resident fees are currently structured below prevailing Fresno County sub-market averages for memory care. A phased rate adjustment aligned with local market rates presents an immediate opportunity for top-line revenue expansion without requiring additional capital expenditure.
Census Optimization: Operating scope allows strategic census scaling toward the maximum 48-bed capacity.
Acquisition Terms & Process
Offering Price: Provided upon execution of NDA
Property Visits: Strictly by appointment through listing representatives. Do not disturb staff or residents.
We are pleased to present the exclusive opportunity to acquire a premier, award-winning Memory Care / Residential Care Facility for the Elderly (RCFE) in Fresno County, California. Facility is operating with 100% non-ambulatory clearance, this facility combines updated capital infrastructure, stabilized operations, and exceptional net operating income potential.
This asset is an ideal acquisition for private equity groups, regional senior housing operators, or healthcare investors seeking a high-yielding platform asset or a strategic expansion in Central California.
Key Investment & Operational Highlights
1. Comprehensive Property & Facility Modernization
Capital Improvements Complete: Recent extensive interior updates include refreshed resident private/semi-private rooms, modernized common living areas, dining facilities, and therapeutic spaces.
Purpose-Built Memory Care Design: Layout and infrastructure prioritize resident safety, secure wander management, comfort, and specialized cognitive activity programs designed to maintain high quality-of-life standards.
2. Exceptional Margin Efficiency & Zero Referral Agency Dependence
Direct Referral Network: Unlike facilities reliant on high-cost third-party placement agencies, current ownership has established deep-rooted relationships with local hospitals, physicians, social workers, and community organizations.
Eliminated Agency Costs: Organic, direct placement pipelines completely eliminate placement fees (typically 50%–100% of the first month's rent per resident), dramatically widening operating margins.
Standardized Systems: Implemented cost-control protocols and lean management systems optimize inventory, procurement, and daily operational expenses.
Occupancy: Operating at 100% capacity.
3. High-Value Licensing & Clinical Flexibility
100% Non-Ambulatory Clearance: Licensed to accommodate residents with any mobility limitation, removing care-level restrictions on admissions.
40 Hospice Waivers: An unusually high allocation of 40 hospice waivers allows residents to age in place comfortably without requiring transfer to skilled nursing facilities, driving higher length-of-stay metrics and predictable census.
4. Turnkey Staffing & Operations in Place
Tenured Management & Staff: Highly experienced, long-term facility leadership and care staff are committed to staying post-acquisition, mitigating operational disruption during ownership transition.
Turnkey Compliance: Operational processes and care protocols adhere strictly to Title 22 and local regulatory standards.
Financial Upside & Value-Add Strategy
Mark-to-Market Pricing Strategy: Monthly resident fees are currently structured below prevailing Fresno County sub-market averages for memory care. A phased rate adjustment aligned with local market rates presents an immediate opportunity for top-line revenue expansion without requiring additional capital expenditure.
Census Optimization: Operating scope allows strategic census scaling toward the maximum 48-bed capacity.
Acquisition Terms & Process
Offering Price: Provided upon execution of NDA
Property Visits: Strictly by appointment through listing representatives. Do not disturb staff or residents.
About the Business
- Facilities & Assets
- Award-winning Memory Care / RCFE facility currently licensed for 38 beds with the opportunity to expand operations to a maximum of 48 beds. The property has undergone extensive renovations, including updated resident rooms, common areas, dining spaces, and therapeutic activity areas. Purpose-built for memory care with secure resident accommodations, the facility is licensed for 100% non-ambulatory residents and includes 40 hospice waivers. The business operates at full occupancy with experienced management, established systems, and a strong reputation within the community.
- Market Outlook / Competition
- The facility benefits from an established referral network consisting of hospitals, physicians, social workers, and community organizations, resulting in consistent occupancy without reliance on costly third-party placement agencies. Demand for quality memory care services continues to grow throughout California due to an aging population and increasing need for specialized dementia care.
- Opportunities for Growth
- Significant upside exists through expanding operations from the current 38 licensed beds to a potential maximum capacity of 48 beds, subject to applicable approvals. Additional revenue growth may be achieved through phased adjustments of resident rates to align with prevailing market rates in Fresno County. The combination of occupancy growth and rate optimization presents an attractive value-add opportunity.
Real Estate
- Owned or Leased
- Owned
- Not included in asking price
About the Sale
- Seller Motivation
- Confidential. Additional information will be provided to qualified buyers upon e
- Transition Support
- Ownership will provide a comprehensive transition to ensure a seamless transfer of operations. Experienced management and key staff are expected to remain following the sale, providing continuity of care and operational stability. Training on daily operations, vendor relationships, referral sources, and compliance procedures will be provided during the transition period.
Listing Info
- ID
- 2541134
- Listing Views
Listing ID: 2541134 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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