$679,000 - Real estate only, business value not included. Business value can be included in price. This is a rare opportunity to acquire a fully certified, turn-key 20-bed Personal Care Home in Philadelphia with over two decades of meticulous ownership. The property consists of two adjacent, well-maintained buildings offering a combined layout ideal for personal care or specialized housing programs. The facility enjoys a consistent waiting list, underscoring strong community demand and operational stability. Current occupancy is 15 residents, primarily SSI-supported, generating reliable income at the lowest tier. With the owner retiring and post-COVID operations below capacity, this asset presents significant upside for an investor ready to optimize ROI. The next operator can substantially increase guaranteed government income by leveraging programs such as the Veterans Administration, which pays $3,500+ monthly for non-medical skilled housing, and other specialized care providers offering higher reimbursement rates. The property’s zoning allows for health or personal care use, with potential variances for daycare, residential apartments, drug rehabilitation, or institutional facilities. Financial and licensing documents are available to pre-qualified investors upon NDA execution.