Sell My RCFE or Assisted Living Facility in Southern California | Martin Navarro, Business Broker
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RCFE, Board & Care & Assisted Living

Sell My RCFE in Southern California

An RCFE is a licensed care business and, usually, the home or building it operates in. Martin Navarro, Business Broker, guides board-and-care and assisted living owners through valuation, census and payor mix, the Community Care Licensing transfer, and the real estate, across Los Angeles, Orange County, the Inland Empire, and Ventura, and throughout Southern California.

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Answered Directly

Selling an RCFE, the key questions

What is my RCFE or assisted living facility worth?

A residential care facility is valued on the earnings of the business, then the real estate is valued separately when you own the home or building and added on top. Small six-bed board-and-cares are often valued on a multiple of seller's discretionary earnings plus the residential real estate, while larger assisted living communities are valued on a capitalization rate applied to net operating income and cross-checked per bed. Census, private-pay rates, and your licensing record all move the number. A valuation on your actual financials gives the real figure, not an online estimate.

Do I sell the facility with the real estate?

Usually the real estate is central to the sale, especially for six-bed board-and-cares operating in a home. Many owners sell the business and the property together, while some keep the real estate and lease it to the new operator. Selling the real estate is handled under my California DRE license, #02372118, and we choose the structure that fits your goals before going to market.

How does the RCFE license transfer to a buyer?

An RCFE license is facility-specific and does not simply transfer. The buyer must be approved by Community Care Licensing through a change-of-ownership process, meet the requirements, and have a certified administrator in place. I coordinate the sale timeline around that process and work alongside your licensing consultant or attorney so the state approval and the escrow line up.

Does my census and payor mix affect the price?

Yes, directly. Occupancy, your private-pay rates, and any SSI or waiver residents determine the facility's income, which drives value. A facility running strong occupancy at healthy private-pay rates is worth more, and I help you present census, rates, and payor mix clearly so buyers and lenders can underwrite it.

Will my licensing and compliance history matter to buyers?

Yes. Buyers and the state will look at your inspection and deficiency history, so a clean or well-explained compliance record supports a smoother transfer and a stronger price. I help you present your Title 22 compliance honestly and in context, so it is a known factor rather than an open question during due diligence.

What Makes An RCFE Sale Different

Six things that drive a care facility's value

A residential care facility rarely sells like an ordinary business. These are the pieces that set the price, and the ones I manage for you.

The RCFE License

Community Care Licensing approval of your buyer and the change-of-ownership process, coordinated so licensing does not stall the sale.

Census & Payor Mix

Occupancy, private-pay rates, and any SSI or waiver residents, the numbers that drive value.

Staffing & Administrator

Caregiver ratios and your certified administrator, the team a buyer must continue.

Compliance & Title 22

Your licensing history and inspection record, presented honestly for a clean transfer.

The Real Estate

The home or building is often central to value. Real estate is handled under my DRE license, #02372118.

Level of Care

Board-and-care, assisted living, or memory care. Acuity shapes revenue and the buyer pool.

Why Work With Me

A broker who understands census, licensing, and the real estate

Residential care facilities attract owner-operators, care groups, and investors who value on census, private-pay income, and the real estate. Selling well means presenting the business, the licensing picture, and the property as one clean, credible package.

Businesses with real estate are a specialty within my full-service brokerage practice. I handle your valuation, confidential marketing, buyer screening, census, licensing, and real estate presentation, and negotiation, from first conversation to close. When the property is part of the sale, that side is handled under my California DRE license, #02372118. I am a California business broker, a U.S. Marine Corps veteran, bilingual in English and Spanish, and a member of CABB and IBBA.

The Selling Process

How selling your RCFE works

Confidential Consultation

We start with a confidential conversation about your facility, your goals, and your timeline.

Valuation

We establish a defensible value from your census, private-pay rates, and earnings, plus the real estate when you own it.

Organize Census, Financials & Licensing

We assemble occupancy, rates, financials, and your licensing record into the package buyers and the state expect.

Confidential Marketing

Your facility is marketed to qualified, capable buyers without naming it, protecting your residents, families, and staff.

Buyer Screening & Licensing Coordination

We screen buyers for capability and coordinate the Community Care Licensing change-of-ownership process alongside your consultant.

Escrow & Transfer

We coordinate escrow, the real estate, and the license transfer so the handoff protects your residents and closes cleanly.

Start with a free, confidential valuation →

For Buyers

Buying an RCFE in Southern California

Residential care is a favorite for owner-operators and investors who want a mission-driven, real-estate-backed business with strong demand from an aging population. It also carries real licensing diligence, and that is where guidance pays off.

I help buyers evaluate census and payor mix, private-pay rates, the licensing and compliance history, staffing and the administrator, and the real estate, and coordinate the Community Care Licensing change-of-ownership process alongside their consultant. Whether you want a six-bed board-and-care to operate or a larger assisted living community to invest in, I will help you buy the right one at the right terms.

See how I help buyers acquire a business →

Also work with: gas stations, car washes, self-storage facilities, laundromats, hotels and motels, auto repair shops, and restaurants, plus other businesses that come with real estate. Ask me what is available.
By Area

Selling an RCFE near you

I sell RCFEs and assisted living facilities throughout Southern California. Start with your area for local market detail, or request a valuation from any page.

Inland Empire → San Fernando Valley → Ventura County → Orange County → Los Angeles →
Frequently Asked Questions

Selling an RCFE, answered

A residential care facility is valued on the earnings of the business, then the real estate is valued separately when you own the home or building and added on top. Small six-bed board-and-cares are often valued on a multiple of seller's discretionary earnings plus the residential real estate, while larger assisted living communities are valued on a capitalization rate applied to net operating income and cross-checked per bed. Census, private-pay rates, and your licensing record all move the number. A valuation on your actual financials gives the real figure, not an online estimate.

Usually the real estate is central to the sale, especially for six-bed board-and-cares operating in a home. Many owners sell the business and the property together, while some keep the real estate and lease it to the new operator. Selling the real estate is handled under my California DRE license, #02372118, and we choose the structure that fits your goals before going to market.

An RCFE license is facility-specific and does not simply transfer. The buyer must be approved by Community Care Licensing through a change-of-ownership process, meet the requirements, and have a certified administrator in place. I coordinate the sale timeline around that process and work alongside your licensing consultant or attorney so the state approval and the escrow line up.

Yes, directly. Occupancy, your private-pay rates, and any SSI or waiver residents determine the facility's income, which drives value. A facility running strong occupancy at healthy private-pay rates is worth more, and I help you present census, rates, and payor mix clearly so buyers and lenders can underwrite it.

Yes. Buyers and the state will look at your inspection and deficiency history, so a clean or well-explained compliance record supports a smoother transfer and a stronger price. I help you present your Title 22 compliance honestly and in context, so it is a known factor rather than an open question during due diligence.

Yes. Your sale stays confidential. The facility is marketed without naming the specific home or community, and every buyer is screened and signs a non-disclosure agreement before they learn which facility is for sale, protecting your residents, your staff, and your families while the deal comes together.

Martin Navarro, Business Broker
About Your Broker

Martin Navarro, Business Broker

Martin Navarro is a California business broker, DRE #02372118, and a U.S. Marine Corps veteran. He is bilingual in English and Spanish and a member of the California Association of Business Brokers (CABB), the International Business Brokers Association (IBBA), ACG Los Angeles (Association for Corporate Growth), and the Santa Clarita Valley Chamber of Commerce. Gas stations, car washes, self-storage, and other businesses with real estate are a specialty within his full-service brokerage practice. Martin serves business owners across Los Angeles, the Inland Empire, Ventura, and Orange County, and throughout Southern California.

Request a Confidential RCFE Valuation

Tell me about your RCFE. Every inquiry is confidential and there is no obligation.