For Sale: Clean Congregate Home - Turnkey - Apple Valley, California

This pristine 6-bed congregate home is nestled in the Skyline Ranch community in Apple Valley (San Bernardino County). The facility is approximately a 10-minute drive from Highway 15 with plenty of eateries, grocery stores, and other venues along the way. The facility was incorporated in March of 2016 and it received its initial CDPH license in April of 2017. The facility CDPH license was recently renewed which means that the buyer does not need to have this expense as part of their initial operational budget. The facility was bought by our Seller from the initial owner and sadly due to medical reasons, our Seller never operated the facility.

The price for the business portion of the sale is set at two hundred thirty-nine thousand dollars ($239,000) USD. The price includes several value drivers including the time/money for licensure, the time/money for the build-out, the time/money for the city licensing, the time/money for the policies, forms, and other regulatory compliance, the time/money for a CLHF Consultant, the time/money for allocating a property, the time/money for creating your vendor relationships and vendor agreements, the time/money for the transfer agreements with the local hospital(s) and more. *

BUILD OUT. The build-out includes a large shower room with no curbs to allow for patients to be wheeled in for their showers. The build-out also includes a fire sprinkler system situated throughout the property including the garage area, which conforms to the CDPH standards. The build-out also includes a fully functional outdoor home security camera system which is connected to a large monitor that is situated at the facility's nursing station which contributes to the facility's safety. A feature that is not quite a build-out but merits sharing are the furniture, fixtures, and equipment located within the facility including Hill-Rom electronic hospital beds, bedside tables, IV stands, sharps containers, privacy curtains, mounted televisions for each of the patient beds, oxygen concentrators, shower chairs and more. The build-out also includes a Generac Guardian Series outdoor generator that has been professionally installed and connected to the facility to provide safety for those patients requiring the use of medical-grade equipment such as oxygen machines and ventilators. The build also includes an extreme modification made to the two-car garage which includes a partitioned area for the washer and the dryer along with a sink area. The garage also includes an area that can be used for storage to include earthquake emergency supplies, and patient medical supplies such as diapers, bandages, and more. This garage area has been brought together by vinyl flooring giving the area a professional facility feel that can be used for staff and or family meetings. We opted to detail a few of the build-outs to stress how much time and money was spent on this property and why this is one of the facility's most notable value drivers. *

LICENSES. The facility has a CLHF (C) license which is defined by CDPH as a license for '[s]ervices for persons who are catastrophically and severely disabled. A catastrophically and severely disabled person means a person whose origin of disability was acquired through trauma or non-degenerative neurologic illness, for whom it has been determined that active rehabilitation would be beneficial and for whom these services would be provided. Services offered by a CLHF to a catastrophically disabled person shall include, but not be limited to, speech, physical, and occupational therapy.' The facility also has amongst its licenses: a National Provider Identifier (NPI), a CLIA License/Waiver, and a City Business Permit. The buyer will be responsible for updating the CLIA License and the City Permit. This CLHF (C) license on average would take approximately 3-years to obtain and it is another of the facilities value drivers. This facility does not have a CLHF (A) or a CLHF (B) license. *

LEASE. The Seller signed their lease on July 22, 2022, with a monthly rental payment of $2,500.00 with an annual rent adjustment throughout the lease term. The property has 5 bedrooms with 2 baths with a facility size of 1,836 square feet on a 26,550-lot size. Lease contingency: The buyer would be required to qualify for and initiate a new lease agreement with the landlord as a part of the sales process. It would be required for the buyer to initiate the lease negotiations with the third-party landlord as soon as possible. *

FFE. The Seller will not be pricing the facility Furniture, Fixtures, and Equipment as a separate part of the sale, which means that the value of the FFE is a definite value driver. The FFE will come to the buyer on an 'as-is' basis. *

POLICY AND PROCEDURE MANUALS: The seller will be leaving as part of the sale all the CLHF Policy and Procedures Manuals as well as all the required forms and binders required to maintain regulatory compliance with CDPH which is a value driver. *

COMPETITION. As per the CDPH website, there are a total of eight (8) Congregate Living Health Facilities in the County of San Bernardino of which this facility is one of them. What this means is that the Congregate industry is not saturated allowing for operators to market to both hospitals and nursing homes. *

BILLING: The facility has had no prior billing. *

EMPLOYEES: No employees will be included. *

This business is NOT a franchise. *

TERMS: This listing is not open to financing options (no seller financing). This is a cash-only listing. If the Buyer opts to use an escrow, the Buyer assumes all escrow costs. *

TRANSITION: The Seller will assist the Buyer will all the required paperwork and guidance needed to understand the agency's existing infrastructure. The Buyer will be required to work with a third-party CLHF consultant as part of the change of ownership (CHOW) as well as part of their due diligence. *

LIENS/JUDGEMENTS: The Seller discloses that to the best of their knowledge, the business has no current liens or judgments. It is required that all buyers conduct a UCC search, and background search on the seller(s), and obtain a good entity standing certificate as part of their due diligence. *

ALL potential buyers must: (1) Sign an NDA, (2) provide Proof of Funds (redacted), (3) provide a Buyer Profile with a Buyer Representation for this one business and (4) understand that no direct communication with the Seller is expected as a part of the pre-due diligence phase of the sale.

COOPERATING BROKERS/AGENTS: We will establish a Co-Op Agreement with licensees, though we do request for all inquiring cooperating licensees to have healthcare business sales experience and knowledge.

DISCLAIMER: The Seller is responsible for proving the accuracy of any information provided to the Buyer's satisfaction. Information contained in this document is provided solely by the Seller. No representations or warranties are provided by Healthcare Biz Brokers, its agents, representatives, or subsidiaries as to the accuracy, completeness, or validity of such information. Interested parties are encouraged to seek counsel from their accountant, attorney, CLHF consultants, medical billers, medical coders, experienced clinicians, and/or other business advisors.

Healthcare Biz Brokers does not work with non-licensed buyer representatives (i.e., finders). Buyers seeking this business opportunity will be responsible for any commissions sought by their buyer-representative agreement. Buyers seeking a partnership agreement, an earn-out agreement, or another hybrid acquisition strategy are required to disclose to Healthcare Biz Brokers this fact prior to proceeding with this business opportunity.

*Buyer to verify during due diligence