535-540 N 600 W - BeeHive Homes of Richfield 5,730 SF Health Care Building Offered at $2,474,681 CAD at a 10.24% Cap Rate in Richfield, UT 84701

BeeHive Homes of Richfield represents a compelling investment in Utah’s expanding senior housing market, offering a fully operational, income-generating assisted living business positioned for growth. The property includes two adjacent homes located on N 600 West in Richfield, Utah, collectively licensed for 19 beds under a Level I Assisted Living Facility license.
The operation is structured as a going-concern transfer, encompassing the real estate, operational rights, all furniture, fixtures, and equipment, and the option to retain the BeeHive Homes franchise license. This turnkey opportunity delivers day-one revenue with current occupancy at approximately 79% and a clear path to stabilization at 85%, supported by a blended rate assumption and strong historical growth.
With three consecutive years of revenue growth and projected 2025 gross revenue of $652,189, the property provides a pro forma net operating income of $182,325 at stabilization. Removing existing rent expense through real estate ownership further enhances margins, while filling four vacant beds offers over $156,000 of additional annual revenue at conservative rates.
Strategically located in Richfield’s established residential area near Sevier Valley Medical Center and major highways I-70 and US-89, this asset benefits from steady demand and limited competing supply in a regional healthcare hub. It is rare to find an opportunity offering operational continuity, scalability, and immediate NOI improvement in such a supply-constrained market.