Supplements: High-end finishes, expansive common areas, abundant natural light, and tasteful décor create a warm, residential atmosphere that supports emotional well-being while maintaining operational efficiency and high care standards. Unlike traditional clinical settings, the property delivers a true luxury living experience. A distinctive feature of the property is the inclusion of two fully independent casitas, offering exceptional flexibility and convenience for live-in caregivers, owner-operators, or key staff. These casitas support the operation in the main care home, strengthen on-site oversight, and add meaningful operational value while preserving privacy and comfort. Outdoor living further differentiates the home. Beautifully landscaped grounds, shaded patios, and thoughtfully designed seating areas allow residents to safely enjoy Scottsdale's sunshine and desert environment. These outdoor spaces contribute directly to relaxation, mental wellness, and overall resident satisfaction. From a scale and infrastructure standpoint, the property is unmatched in the residential assisted living market. Encompassing approximately 16,000 square feet under roof, it is the largest residential assisted living property ever sold in Arizona. Three connected residences form a U-shaped floor plan featuring 21 full-size bedrooms, 22.5 full-size bathrooms with walk-in showers, three large kitchens, and five dedicated laundry areas. This level of infrastructure is rare in the sector and supports seamless operations while maintaining a high standard of care. The property offers meaningful upside through licensing expansion. Once the undergoing effort with the City of Scottsdale for the license capacity increase from 10 to 16 residents is completean expansion already approved in other municipalitiesthe home can immediately accommodate additional residents with no planning, construction, or permitting required. Operational efficiency is further enhanced by completed onsite parking, including 10 dedicated spaces for staff and visitors. The operating business is equally compelling. It specializes in higher-acuity residents, supported by an elevated staff-to-resident ratio, a care-focused layout, and extensive Directed Care experience. The business operates on a private-pay model with predictable monthly cash flow and premium pricing, supplemented by private long-term care insurance, reducing reimbursement risk and enhancing financial stability. Established systems for staffing, compliance, care delivery, and family communication are already in place, minimizing operational risk. The property and operation's moat and competitive advantage lies in its rare combination of physical design, infrastructure, and operational historydifficult for competitors to replicate. Overall, this offering represents a rare opportunity to acquire a luxury residential assisted living property paired with a proven, private-pay business, delivering durable cash flow with meaningful upside in both real estate and operations.
