Magic Valley Manor presents a rare opportunity to acquire a well-established behavioral health assisted living and HART facility, along with the underlying real estate, in the growing Wendell, Idaho market. A well-established behavioral health asset with strong community relationships and operational infrastructure, offering meaningful value for a new owner-operator with existing healthy EBITDA margins. The campus layout includes multiple interconnected buildings, outdoor gathering areas, mature landscaping, and supporting operational structures that create a more private and community-oriented environment compared to traditional institutional behavioral health facilities. The property's historic architecture and campus-style configuration provide a distinctive setting for long-term residential behavioral health services. Investment highlights HIGH & GROWING NEED - Increasing demand for behavioral health and SPMI residential services across Idaho with limited rural capacity. 31.9%- 2025 Adjusted EBITDA Margin $404,614 Adjusted 2025 EBITDA ESTABLISHED OPERATIONS - Long-standing operational history with stable occupancy, excellent state survey results, and trusted referral relationships. HART REIMBURSEMENT ADVANTAGE - HART designation provides an important reimbursement add-on and supports long-term program sustainability. STRATEGIC RURAL LOCATION - Located in Wendell, Idaho - 23 miles west of Twin Falls - serving underserved rural communities. RECENT CAPITAL IMPROVEMENTS - Significant upgrades completed between 2022-2025 including kitchen and laundry renovations, roofing, flooring, lighting, systems, and exterior enhancements. HISTORIC CAMPUS SETTING - Beautiful campus-style property with landscaped grounds, gazebo, and multiple buildings that enhance resident experience and flexibility.