510 Reed Rd - 24-Unit Personal Care Home 19,213 SF Health Care Building Offered at $3,999,990 at a 8.88% Cap Rate in Dalton, GA 30720

The Senior Housing Group at Bull Realty, Inc. is pleased to introduce a 90%+ occupied, 24-unit, licensed Personal Care Home Facility, with waiting list, in the heart of Dalton, GA. Dalton is often referred to as the “Carpet Capital of the World” because it is home to over 150 carpet plants and approximately 100 carpet outlet stores. The industry employs more than 30,000 people in the Whitfield County area. Dalton, GA is located between Atlanta, GA and Chattanooga, TN. Hamilton Medical Center just acquired a 52,000 SF Flex facility on 20+ acres directly across the street from the facility.
This ±12,213 SF facility offers 6 spacious suites and 18 charming studios, all with inviting porches that overlook beautifully landscaped grounds. Potential to finish lower level. Residents will enjoy the tranquil and rural setting that’s conveniently located within the city and only 2 minutes from I-75. The facility features a lovely award-winning vegetable garden, walk paths, and a cozy gazebo, making it the perfect place to relax and unwind. Safety and security are top priorities at this gated community, equipped with video cameras that ensure residents feel secure and protected.
The facility includes a ±7,000 SF basement with garages and storage, a ±1,100 SF staff apartment, and an unfinished portion that could be converted into an activity room for current residents. The demand for assisted living units within a 5-mile Primary Market Area (PMA) is increasing with a projected demand of 65 units in 2027, representing an 116.6% increase. With 14.7% of the senior population aged 65+, this facility provides an excellent opportunity to meet the growing demand for senior housing.
The average cost of assisted living in Dalton, GA is $3,100 per month, making this facility an affordable option for seniors. The average net worth for ages 75+ within the PMA is $1,088,741, the average household income for ages 75+ within the PMA is $62,090, and the average home value within the PMA is $233,433.
U.S. Census disability statistics for Dalton, GA reveal that 34.4% of the population have ambulatory difficulty, while 28.5% require independent living. This facility is designed to cater to the unique needs of these seniors, ensuring they receive the care and attention they deserve.
Currently, the facility generates a gross income of $913,800.00 per year, with a net operating income (NOI) of $469,289.19 With its impeccable design, stunning location, and excellent income potential, this facility presents an outstanding investment opportunity for those seeking to make a difference in the lives of seniors in Dalton, GA.
Using a SBA 504 Loan with 25-year Term, 15% down payment, and 6.037% interest yields the following before tax:
Projected Sales (5-Year Hold): $8,436,000
Sales Proceeds after cost of sales: $5,123,485
IRR: 67.6%
Acquisition CAP Rate: 10.59%
Cash on Cash: 23.06%
Debt Service Coverage Ratio: 1.61

**Disclaimer: While the information is deemed reliable, no warranty is expressed or implied. Any information important to you or another party should be independently confirmed within an applicable due diligence period.