NDA for Offering Memorandum / Marketing Package and Seller Disclosure Documents: https://tinyurl.com/24g7whme
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**INVESTMENT OPPORTUNITY: TURNKEY RESIDENTIAL CARE FACILITY IN LAKESIDE, CA**

**THE OPPORTUNITY**
This is a rare and powerful acquisition opportunity for a buyer seeking a cash-flowing, real estate-backed business with substantial value-add potential. Located in a scenic residential area of East San Diego County, this 21-bed licensed facility is fully operational, profitable, and well-positioned for a strategic shift from its current independent living model to a higher-revenue assisted living operation.

All real estate, FF&E (furniture, fixtures, and equipment), and the business itself are included in the sale — making this a truly turnkey operation with immediate income and long-term upside.

What sets this opportunity apart is the untapped potential. With 1.28 acres spanning three separately parceled lots and over 5,400 square feet of improvements, this property is already generating income with zero marketing budget, minimal online presence, and limited occupancy. A buyer with vision can grow revenue, expand services, and leverage California’s upcoming Prop 1 funding for behavioral health and senior care services.
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**PROPERTY OVERVIEW**
- Address: 11802, 11812, & 11822 Lakeside Ave, Lakeside, CA 92040
- Total Land: 1.28 Acres (3 separate parcels)
- Total Building Size: 5,405 SF (Per Title)
- 11802 – 0.55 acres | 1,221 SF
- 11812 – 0.27 acres | 2,664 SF
- 11822 – 0.46 acres | 1,520 SF
- Current Operation: Independent Living
- Current Residents: 17
- Facility License: RCFE – Residential Care Facility for the Elderly
- Zoning: Compatible with care operations
- Parking: Ample on-site
- Caretaker House: 3 bed / 3 bath

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**KEY FEATURES**
- Fully Licensed: 21-bed capacity in place and operational
- No Deferred Maintenance: Buildings are well maintained
- Turnkey Business: Includes FF&E, systems, and trained staff
- Expansion-Ready: Underutilized capacity and land
- Separate Parcels: Increases flexibility for future redevelopment, financing, or exit strategies
- Strong Location: Quiet neighborhood, near freeways, hospitals, shopping
- Experienced Staff: Team in place, ready to stay post-sale
- Retirement Sale: Seller is stepping away — this is not a distressed asset

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**UPSIDE POTENTIAL**
- Increase Revenue per Bed: Assisted living rates at $6,000/month vs. current $1,300 avg
- Occupancy Growth: Room to grow from 17 to full 21 residents
- Marketing Activation: No website, ads, or digital footprint – major growth opportunity
- Property Consolidation: Combine or reconfigure parcels for better efficiency
- Leverage Prop 1: New state funding for mental health and senior care services
- Absentee Ownership: Can be run hands-off with proper admin/staff
- Group Home Model: Explore transitional housing or state-funded behavioral care