Leaf Ln - RCFE Development – 4 By-Right Care Home Lots 0.58 Acres of Commercial Land Offered at $650,000 in Escondido, CA 92026

By-Right Subdivision Opportunity for Four Residential Care Homes (RCFEs) in North Escondido This is a unique and rare offering: a 0.58-acre infill parcel in the heart of North Escondido, fully zoned and configured to support four single-family lots, each ideal for development as a 6-bed Residential Care Facility for the Elderly (RCFE). Located in a quiet cul-de-sac setting surrounded by residential homes, the property offers the perfect combination of zoning, topography, and utilities access—making it a turn-key development site for operators, investors, or developers focused on senior care, healthcare, or passive income-generating real estate. Use Potential: By-Right RCFE Model Under California Health & Safety Code §1566.3, any licensed RCFE with six or fewer residents is treated exactly like a single-family residence in all residential zoning districts, including RS. This means each of the four homes built on this property can be legally operated as an RCFE without the need for: Conditional Use Permits (CUP) Minor Use Permits (MUP) Discretionary Planning Commission review CEQA/environmental studies Public hearings or neighbor approvals This simplifies the process dramatically for any investor or builder intending to develop and lease the homes to licensed RCFE operators—or for operators looking to own and occupy. Development Scenarios: Option 1: Build & Lease to Operators (Passive Income Model) Subdivide the land into four 6,000+ SF parcels Construct four ~2,500–3,000 SF single-story RCFE-optimized homes Lease each to licensed operators at rates ranging from $7,500–$12,000/month Triple net or modified gross leases possible Option 2: Build-to-Sell (Exit Strategy Model) Deliver four brand-new homes fully prepped for RCFE licensing (ADA-accessible bathrooms, fire sprinklers, etc.) Sell individually to owner-operators or institutional investors Capture profit at certificate of occupancy without operational risk Option 3: Owner-Operator (Healthcare Business Model) Build and operate one or more of the homes as an RCFE business Achieve scale on a single site while maintaining residential character Ideal for experienced RCFE licensees seeking growth without multifamily complexity Location Advantages The site sits in the desirable Country Club neighborhood of Escondido, a short drive from I-15, Hwy 78, Twin Oaks Golf Course, and Palomar Medical Center. This area is known for its established residential community, strong demographics, and proximity to essential services and amenities—making it ideal for elder care. Residents benefit from: Peaceful suburban surroundings Nearby parks and walking trails Quick access to hospitals, pharmacies, and retail centers Highly desirable North County Inland submarket with strong long-term fundamentals Entitlements & Planning Path Subdivision of four lots is permitted by right under the current RS zoning and VR-7.3 land use designation SB 684 may further streamline the parcel map approval process, offering faster review times and administrative-level approval All homes up to 6 beds are protected under state law as single-family residences—no discretionary approval needed Standard building permit and plan check required For homes serving more than six residents (7–10 beds), a Minor Use Permit (MUP) would be required—but is not needed for the proposed 6-bed model Market Demand & Financial Potential The demand for smaller, community-based care homes continues to rise. Large-scale facilities often lack the personalized care and home-like setting that aging residents and their families increasingly prefer. Estimated Operator Revenues (Per Home): 6 residents × $6,000–$8,500/month = $36,000–$51,000/month Net leases from $7,500–$12,000/month are common for new RCFE-ready homes Annualized rent potential across all 4 homes: $360,000–$576,000 Add to that the growing trend of institutional and private capital entering the residential care space, and this opportunity aligns perfectly with high-growth, low-volatility healthcare asset demand. Summary: Why This Property Stands Out True by-right RCFE development—no entitlement headaches High-demand sector with strong lease and resale potential Flat, buildable, infill location with utilities in place Simple four-lot subdivision supports clear exit strategy Flexible for investors, operators, or developers This is a rare, executable opportunity to establish a scalable care portfolio in one of North San Diego County’s most stable submarkets.