A lot has changed since Brandon Schwab introduced us to his senior boutique living portfolio. The pandemic has swept through large senior living facilities, and Brandon predicts that that will make retirees turn to these more intimate, clean, and personal homes instead. Brandon’s most recent purchase is a 15 bed home on 43 acres in Illinois. He talks about the numbers in this deal, and he gives us a tour of the remodeled home at the end of the interview.
The homes that Brandon is looking for have very specific criteria because they’re serving a very small segment of the population. Ranch style homes, with most of the bedrooms on the main floor, are one of the minimum requirements.
Just like any real estate deal, there is still room for creative financing. Many of these homes sit on the MLS for years, so the owners are more than happy to provide some kind of owner financing, or take an all cash offer. The current property Brandon is showing cost $750,000; with the remodeling budget, Brandon is all-in for $1.85 million.
One of the special considerations for these properties is the operating costs. A key point of pride for Brandon is that every one of his caretakers works with only 5 residents, which increases the quality of care available. While the property is grossing $104,000 each month, he has expenses of about $50,000 a month. But his expenses include debt coverage, taxes, food, and all of the staff costs.
Brandon likes to purchase a group of these houses in an area because it helps him reduce the operating costs. If you know of any homes in your area, he is paying a finder’s fee for anyone who can bring him similar deals.
What’s Inside:
—As a purpose-driven business, Brandon makes the bedrooms smaller for a reason.
—Carry back financing or owner financing means Brandon can give the owner exactly what they want.
—Brandon’s guidelines for homes are very specific, but if you find a home like this, he’ll pay a bird dog fee.
—On the video, Brandon walks us through the current remodel of his newest home.
