14 Unit Personal Care Home | Arnoldsville, GA

Highlights:

• Unzoned ±2.56-Acre Site: The property offers rare flexibility for continued use as a senior care facility or immediate potential for conversion to a Drug Treatment center without zoning hurdles.
• Turnkey Facility: The ±6,290-square-foot building was originally constructed in 1997, recently renovated in 2019, and remains in good condition.
• Licensed Care Capacity: The asset is licensed as a 24-bed Personal Care Home and features 14 rooms, which include 11 shared suites and 2 private suites.
• Fully Equipped Infrastructure: The building includes a professional commercial kitchen equipped with a hood system, a dedicated dining room, and full private bathrooms in all 14 units.
• Strategic Location: Located roughly 10 miles southeast of the University of Georgia and downtown Athens, providing close proximity to major regional medical centers like Piedmont Athens Regional.
• Excellent Accessibility: The property is situated conveniently 84 miles from the Atlanta Airport, ideal for out-of-town families and corporate staff.
• Strong Demographic Demand: The facility is surrounded by a mature, wealthy 55+ population within a 10-mile radius possessing an average net worth of $549,000, heavily supporting private-pay care models.
• Value-Add Financial Upside: The investment boasts a projected Year 1 Cash-on-Cash return of 11.20%, and a 5-Year Leveraged IRR of 39.26%.

Description:

The Senior Housing Group at Bull Realty is happy to present an exceptional investment opportunity at 109 Meyer Farm Road in Arnoldsville, Georgia, this 14-unit, 24-bed Personal Care Home is perfectly positioned to serve the region’s growing demographic. Built in 1997 and renovated in 2019, the ±6,290-square-foot facility sits on a ±2.56-acre site and features a professional kitchen, a dining room, and full bathrooms in every unit. Currently operating as Rainbow Retirement & Assisted Living, the property offers a stable, supportive environment approximately 10 miles southeast of the University of Georgia and downtown Athens. This prime location allows residents to enjoy a quiet exurban setting while maintaining proximity to major medical hubs and community amenities.

Beyond its current use as a licensed personal care facility, this property offers incredible upside and flexibility. Because the site is unzoned, there are no restrictive zoning barriers, presenting a unique potential for conversion to a Drug Treatment center. Furthermore, the facility is highly accessible for families, staff, and traveling professionals, located just 84 miles from the Atlanta Airport. Whether acquired by an owner-operator to expand a senior housing portfolio or repositioned for specialized behavioral health care, this asset provides a rare blend of existing infrastructure and strategic potential.

Senior housing facility in Arnoldsville, Georgia, approximately 10 miles southeast of the University of Georgia and downtown Athens, in a quiet exurban setting with access to regional medical hubs.

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