Listing ID: 70706

Business Overview

HedgeStone Business Advisors is pleased to present a confidential opportunity to acquire an established, state-licensed Personal Care Home (PCH) in the Greater Pittsburgh / Western Pennsylvania market [1, 2]. This turnkey facility is licensed for 45 beds and is currently operating with an active census of 30 residents, presenting a rare chance to step into an operating senior care platform at a distressed valuation based purely on current under-occupancy [1, 3]. The facility features a warm, compassionate environment with a fully installed care staff and management infrastructure, allowing a new operator to bypass the steep costs and uncertainties of a start-up [4, 5].

Financial & Deal Breakdown:
Asking Price: $1,000,000 
Price Per Bed: ~$22,222 (Priced significantly below market replacement cost)
Trailing 12-Month Gross Revenue: ~$811,000 

Real Estate: The property operates under a highly favorable fixed monthly mortgage payment of $9,649, creating a low baseline of fixed expenses that will scale highly efficiently as new residents are admitted.

Investment Highlights:
High Barrier to Entry & Regulatory Moat: Pennsylvania PCH licenses are notoriously difficult to obtain, and this active license is a scarce asset that saves a new entrant years of effort and capital.

Rapid Path to Profitability: The business only requires 8 additional move-ins (reaching 38 residents) to achieve cash-flow breakeven. With active referral pipelines and a newly installed marketing team, the facility is projected to reach this milestone within 60 to 90 days of closing.

Material Revenue Upside: The current average realized revenue per resident sits below the midpoint of the published rate schedule . A new operator can immediately increase cash flow through rate alignment, properly tiering higher-acuity residents with Level of Care (LOC) surcharges ($125–$375/month), and rolling out a new ancillary care program projected to generate an additional $5,000 to $10,000 in monthly revenue.

Favorable Demographics: Positioned in a market with an aging Baby Boomer population and surrounded by an established healthcare infrastructure that feeds directly into licensed PCH placements.

A SIGNED CONFIDENTIALITY AGREEMENT IS REQUIRED FOR THE EXACT LOCATION

Business Owners: We represent qualified clients that are very interested in buying all types of businesses. If you have any interest in selling your business at this time or in the near future please contact me at info@hedgestone.com. Our buyers are already qualified and willing to invest their time and money toward a business like yours. All communications are kept STRICTLY CONFIDENTIAL.

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FOR INTERESTED PARTIES PLEASE CALL US AT (561) 593-3711

Financial

  • Asking Price: $999,999
  • Cash Flow: N/A
  • Gross Revenue: $811,000
  • EBITDA: N/A
  • FF&E: N/A
  • Inventory: N/A
  • Inventory Included: No
  • Established: N/A

Detailed Information

  • Property Owned or Leased:Lease
  • Property Included:N/A
  • Building Square Footage:N/A
  • Lot Size:N/A
  • Total Number of Employees:N/A
  • Furniture, Fixtures and Equipment:N/A
Is Support & Training Included:

Yes.

Purpose For Selling:

Other business interests.