All Forum Posts by: Charlie Cameron

@Samuel Coronado I guess my response above is geared more towards your scenario. 

@Marc Shin - to answer this, actually your staffing cost will be even higher with payroll taxes, workers comp, benefits, etc. And you may need two during the day, it all depends on the number of residents, caregiver duties, and resident care needs. This is by far the biggest expense. However the median rate for assisted living in the US is around $5K per month per resident. So you'd need a big enough home to be able to consistently cash flow positively. Memory care is typically a much higher rate as well. But this is a REAL business, not just real estate investing anymore. But it's also the only opportunity I can think of where someone can cash flow 6 figures a year off a single home. 
We are starting a development of some bigger memory care homes that will cash flow $30K+  per month per home after fully performing. 

Quote from @Marc Shin:

Anyone here doing residential assisted living?   How can one cash flow with RAL when the cost for hiring nurses and caregivers is astronomical?  If you pay 1 caregiver $16.00 an hour, that's $11K per month to get 24x7 coverage for just 1 caregiver.  Anyone able to cash flow with this model?

 Hey Marc. It really depends on each home (size, type, bedrooms, how new/nice it is), type of acuity/care provided, and each location. We started in RAL by leasing out to operators just as you mentioned, leasing for roughly 2X the normal rate (as homes specifically renovated for assisted living, sprinklers and all). However for these homes to make sense for the business operator, typically there have to be enough bedrooms to cash flow positively. 5 bedrooms in most states isn't going to cut it unless the bedrooms are massive and can suit 2 residents per room. A good rule of thumb for size would be 300 sqft per resident. Also single story. Does that sound like your home? Does your home already have the renovations and equipment required in Alabama for assisted living? Can you add any bedrooms? All things to consider!

@Nate Akpan My team would love to view any residential style (single story) communities of around 30+ beds. [email protected] 

Quote from @Freddy Agudelo:

Hi, anyone have any information about residential assisted living rentals.

any answer is really appreciated.

Thanks everyone 

Hey Freddy! 👋

Great question — residential assisted living (RAL) is a really exciting space right now, especially with how fast the senior population is growing in the U.S.

To break it down simply: RAL is when a regular house is used as a staffed assisted living home for seniors who need help with daily activities (like meals, meds, and bathing), but want to live in a more homey, comfortable setting — not a big commercial facility. These homes are usually licensed and follow state care regulations, but they feel much more like family living environments.

What’s interesting is that RAL homes have historically had strong occupancy (90%+) and stable returns, even through economic ups and downs. Why? Because the demand for care keeps growing no matter what the economy is doing. And right now, there’s a huge supply and demand gap — thousands of seniors are reaching the age where they need care daily, but there aren’t enough high-quality options out there. That puts RALs in a really strong position for the next few decades. There's already a million bed shortage and a million more on the way but only 30,000 new beds coming online each year in assisted living. 

I started in this sector by buying homes suited for assisted living and leasing them to assisted living operators — a model that helps people get into the business without having to buy the home themselves. We’ve learned a ton and started recording some of the conversations we’ve had with operators, investors, and experts to share what we’re learning. If you're the kind of person who learns well by listening, our podcast might help you get your arms around the space a bit quicker. No pressure — just a friendly heads-up in case it helps!

Now we are working on acquisitions of homes and businesses and ground up development. Feel free to reach out with more questions — happy to share resources or point you in the right direction.

– Charlie

Quote from @Ryan Cleary:

I have a partner interested in getting into Residential Assisted Living in South Florida, does anyone know of a good resource I can throw his way?

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Quote from @Charlene Livers:

Hi everyone.

I broker money for investment properties and also own an assisted living facility, a business I’m deeply passionate about. I believe in the importance of creating and maintaining spaces where people can receive the care they deserve.

Right now, I’m looking for a lender who is willing to provide financing for assisted living facilities. My current lender cannot approve such, and I want to help other business owners in this field secure the funding they need to improve or expand their facilities.

If you know of any lenders specializing in this type of financing or have connections in the industry, I’d love to hear from you! Let’s work together to create opportunities for assisted living facility owners.

Would the financing include the business? If so, you can leverage SBA. Live Oak and Bank 59 would be my top two choices. 

Quote from @Joshua Bautista:

Hey guys, I am opening a senior care home and I am choosing between independent living and assisted living. I was wondering if someone would be kind enough to share their balance sheet with me because I am trying to see if it makes sense to do it.

In addition, I have a partnership opportunity in which we have a pre inspected/renovated home that adheres to the assisted living regulations and the owner is looking for a partner that can provide the show money (will not be used) to the banks. The owner has one other facility that she is currently managing and her money is tied up on that one.

Hey Joshua! Independent living and senior care are quite different where independent living you shouldn't need nearly as much staff or provide any care. You MIGHT provide meals or other life enhancing services, but you'd be hosting completely able seniors. 
Senior care on the other hand requires 24/7 staffing as the definition of assisted living is needing help with 3 or more daily activities, whether that's bathing, eating, walking, toileting, etc. 
Because of this, the rates for independent living are far lower than senior care as you aren't really providing the service. While I know of homes that work for independent living, usually seniors and their families are looking for more individual apartment style for that, whereas with assisted living, a home like environment is more desirable. 
Feel free to reach out about the other opportunity with more details, my partners and I might be interested, especially if it is an operator we know in the area! 

Quote from @Andy Wilson:

@Andy Wilson sorry, I forgot to mention the area: I am looking for a property in LA, Orange, Riverside, San Bernardino counties.

 @Andy Wilson I know a great RCFE expert agent in that area, happy to connect you. 

@Ethan Slater small world huh? Alex is the man, couldn't achieve what we have without a partnership like ours! Minot... fun. My first base was Holloman... equally "fun." Congrats on orthodontic residency, though I know residency will be time consuming as well. 

Feel free to reach out anytime!