Partner Wanted: Off-Market PA ALF - 16 Vacant Beds = $540k+ Stabilized EBITDA

Acquisition of a 43-bed licensed Assisted Living Facility (ALF) in Southeastern Pennsylvania. The asset is currently distressed due to operator fatigue and mismanagement, currently operating at 63% occupancy (27 beds). A robust operational foundation exists, but the facility lacks a modern referral and marketing engine to capture the high-demand regional market. Investment Highlights Operational Arbitrage: 16 vacant beds represent ~$73,600/month in untapped revenue. Since fixed overhead is 100% covered by existing residents, new occupancy flows to EBITDA at a ~85% net margin. Extreme Valuation Spread: Acquiring at a $1M basis with a clear 6-month path to $540k+ stabilized annual EBITDA (effective 1.8x - 2.0x multiple). Favorable Capital Stack: Seller is committed to a 10% carry ($100k). Seeking a Lead Equity Partner for the remaining cash-to-close and senior debt signature. Strategic Location: Asset is situated in a high-density SE Pennsylvania corridor with a significant supply/demand imbalance in senior care.