±23,120 SF Assisted Living Facility | Dalton, GA | For Sale

Highlights

• PROPERTY HIGHLIGHTS
• List Price: $2,600,000
• Gross Revenue: $1,582,777 (Actual)
• Occupancy: 77.5% (Actual)
• Forecast NOI: $395,694 (normalizing expenses to 75% of Gross Revenue)
• CoStar Southeast Sold Comps: $233/SF; subject property at $112.46/SF
• 2024 Weitz Replacement Cost (Construction cost only): $273/SF
• FINANCIAL HIGHLIGHTS (5-Year Hold)
• Property Qualifies for an SBA 504 Loan: 25-year term, 85% LTC, and 5.856% interest
• Using Vacancy 22.5% Year 1, 15% Years 2-10
• Revenue growth 5% per year
• IRR: 73.54%
• Cash on Cash: 32.25%
• Acquisition CAP Rate: 12.2%
• Debt Service Coverage Ratio: 1.88
• Projected Sales Year 5: $5.54 million
• Sales proceeds after expenses: $3.39 million

Description

Dalton, Georgia is a strategically located industrial powerhouse in the foothills of the Blue Ridge Mountains, long known as the “Carpet Capital of the World” but now undergoing a significant economic transformation. The city still produces roughly 90% of the world’s functional carpet, with the local economy anchored by the industry’s “Big Three” — Shaw Industries, Mohawk Industries, and Engineered Floors — which together employ more than 14,000 people. At the same time, Dalton is diversifying into clean energy through Qcells, home to the Western Hemisphere’s largest solar manufacturing facility, representing a $2.5 billion investment. Local leaders are also targeting future growth in the electric vehicle (EV), data center, and food processing sectors to capitalize on the region’s strong infrastructure.

Dalton’s logistics advantages reinforce its economic importance. Located along the I-75 corridor about 30 miles south of Chattanooga and 80 miles north of Atlanta, the city serves as a critical distribution and industrial hub for the Southeast, with a metro population of approximately 143,000. Healthcare in the region is anchored by Vitruvian Health (formerly Hamilton Health Care System), centered on a 282-bed acute-care hospital and supported by specialized facilities such as the Peeples Cancer Institute and the Anna Shaw Children’s Institute. Demographic trends show rising demand for senior housing and long-term care to support an aging industrial workforce, with Vitruvian Health managing a substantial portion of the existing inventory. Among residents age 75+, the average net worth is approximately $1,808,314, average household income is $82,765, and the average home value is $287,984, with an estimated unmet demand of 287 senior housing beds within a 10-mile radius.

Dalton ,GA