Exclusive Investment Opportunity
Assisted Living
Investment Opportunity
— Scottsdale, Arizona
For accredited investors only. Past performance does not guarantee future results.
Investment Thesis
A Cash-Flow-Driven Real Estate Opportunity in a Structurally Undersupplied Market
Sarover Capital Partners is acquiring and operating premium assisted living real estate in high-demand, supply-constrained markets. With America’s 65+ population projected to double by 2050, the structural demand for quality assisted living facilities has never been stronger. This investment offers real estate-backed security, strong in-place cash flows, and meaningful value-add upside through operational improvements — delivering institutional-grade returns to accredited investors.
$2.3B
Addressable Market — Scottsdale MSA
94%
Target Stabilized Occupancy
Top 5%
Operator Performance Ranking
Why This Deal
Investment Highlights
Strong In-Place Cash Flow
The asset generates immediate, recurring cash distributions from day one, supported by long-term resident agreements and stable occupancy rates above 88%.
Cap Rate Above 10.5%
Acquisition pricing reflects a premium cap rate well above market averages, providing a significant margin of safety and attractive yield from the outset.
Value-Add Opportunity
Targeted operational improvements, staffing optimization, and facility upgrades are projected to drive NOI growth of 30–40% over the hold period.
Supply-Constrained Market
Scottsdale's regulatory environment and land scarcity create significant barriers to new supply, protecting existing assets and supporting long-term rent growth.
Our Approach
Investment Strategy
A disciplined, four-phase approach to acquiring, improving, and monetizing assisted living real estate — designed to generate consistent cash flow and superior risk-adjusted returns.
Strategic Acquisition
We identify and acquire assisted living real estate in high-barrier-to-entry markets with proven demand, strong demographics, and limited new supply pipelines. Each asset is underwritten to a conservative base case with meaningful upside.
Operational Enhancement
Working alongside our operating partner, we implement systematic improvements across staffing, care protocols, technology, and facility presentation — directly translating to higher resident satisfaction and improved NOI.
Occupancy Growth
Through targeted marketing, referral network development, and service quality improvements, we drive occupancy from acquisition levels toward stabilized targets of 92–95%, unlocking significant incremental cash flow.
Long-Term Value Creation
The combination of NOI growth, cap rate compression in quality assets, and a favorable exit environment positions investors for strong total returns at disposition — targeting a 7–8 year hold with multiple exit pathways.
Operating Partner
Snawing Alvarado
Chief Operating Partner, Sarover Capital Partners
Snawing Alvarado brings nearly two decades of hands-on operational expertise in the assisted living sector. Having built and scaled operations across 12+ facilities in the Southwest, he has consistently delivered occupancy rates above 90% and earned recognition as one of the region’s top-performing operators.
His approach combines rigorous operational discipline with a genuine commitment to resident care — a combination that drives both financial performance and community reputation. Under his leadership, facilities have achieved top-quartile CMS ratings and sustained long-term resident satisfaction scores above 4.7/5.
12+
Facilities Operated
93%
Avg. Occupancy Rate
18 Yrs
Industry Experience
Macro Tailwinds
Market Opportunity
01
Aging Population Demand
73M Americans will be 65+ by 2030
The United States is in the midst of an unprecedented demographic shift. The Baby Boomer generation is entering peak assisted living age, creating a sustained, multi-decade wave of demand for quality senior care facilities that the current supply base cannot meet.
02
Critical Supply Shortage
1.2M Projected unit shortfall by 2030
New assisted living development has lagged demand for over a decade. Regulatory hurdles, construction costs, and staffing requirements create significant barriers to new supply — particularly in high-cost markets like Scottsdale — protecting existing assets and supporting rent growth.
03
Preference for Boutique Facilities
78% Families prefer small-to-mid-sized homes
Consumer research consistently shows that families prefer smaller, home-like assisted living environments over large institutional facilities. This preference creates a durable competitive moat for well-operated boutique properties and supports premium pricing power.
Due Diligence
Investment Documents
Full documentation is available to qualified investors upon submission of interest.
Investment Summary
A concise overview of the deal structure, key metrics, and investment thesis.
PDF · 8 pages
Available upon interest submission
Pitch Deck
Full investor presentation covering strategy, financials, market analysis, and team.
PDF · 32 slides
Available upon interest submission
Market Analysis Report
Third-party market study covering Scottsdale MSA assisted living supply and demand dynamics.
PDF · 24 pages
Available upon interest submission
Next Steps
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