Property summary
This turnkey assisted living facility and Residential Care Facility for the Elderly (RCFE) presents a unique investment opportunity in Arroyo Grande, California. The property boasts a 32-bed license, currently housing 24 private bedrooms all located on the first floor, with a hospice waiver for six additional beds. The facility serves clients requiring RCFE and hospice care, and is comprised of two buildings totaling 11,368 square feet on a 0.81-acre lot. While title records show 11,368… square feet, approximate measurements indicate a larger footprint of 13,185 square feet for the main building and an additional 981 square feet for a storage building. Buyers should conduct their own measurements to verify square footage. Built in 1953, this property offers significant upside potential. Expansion possibilities include converting the storage building and first-floor office space into an additional 29 private bedrooms (by relocating the office to a built-out attic space). Furthermore, the seller owns two adjacent residential lots, with pre-existing plans to expand the facility onto these lots, potentially creating a much larger 49-bedroom facility. The business, furniture, fixtures, and equipment (FF&E), and real estate are all included in the asking price of $4,600,000. The property is classified as Class C. Opportunities exist to increase occupancy through targeted advertising campaigns and exploring the possibility of transitioning to dementia care. The potential for increased revenue through double occupancy in existing rooms also presents a compelling investment opportunity.
Ownership intelligence
Resolved identity, portfolio, hold profile and investor signals. Included in the full report.
Owner contacts
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax
No data for this sectionNo tax or assessment record is on file for this parcel in the county feed.
Value estimate
· Sep 2026No data for this sectionNo value estimate could be modeled: the record carries too little market input for this parcel.
Recently sold
No data for this sectionNo cleaned sale $/SF benchmark exists for this use type in this ZIP, submarket or county yet.
Cap rate analysis
No income signal is modeled for this parcel yet — the Cap Rates tab runs the workflow.
Zoning insight
No data for this sectionNo zoning code is on file for this parcel. Coverage grows with every catalog release.
Location intelligence
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
Comparables
6 properties nearbyComparable nearby
Instant AI valuation built from comps, income signals, and proprietary benchmarks.A defensible range, not a single guess.
from $99/month
- GBA
- 11,368 SF
- Lot area
- 0.81 ac
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
from $99/month
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
Registration is required before any owner information is shown.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
Registration is required before any owner information is shown.
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