605 Orchard Street Senior Living | Arroyo Grande, CA Prime Shovel-Ready Assisted Living & Memory Care Development Opportunity Camacho Commercial is proud to present Orchard Street Senior Living, a fully entitled and shovel-ready development opportunity in Arroyo Grande, California. This ±2.87-acre parcel has been meticulously planned and approved for a 98-unit, 114-bed Assisted Living and Memory Care community. The project combines a strong Central Coast location, completed entitlements, and institutional-scale design, making it an attractive acquisition for senior housing developers, operators, and capital partners. Location Highlights: - Address: 605 Orchard Street, Arroyo Grande, CA 93420 - Submarket: Central Coast / San Luis Obispo County - Freeway Access: Immediate access to US Highway 101 - Nearby Amenities: Minutes from downtown Arroyo Grande, coastal communities, dining, and retail - Healthcare Proximity: Adjacent to Arroyo Grande Community Hospital and within 20 minutes of French Hospital Medical Center (SLO) - Arroyo Grande is a sought-after Central Coast community known for its desirable climate, strong income demographics, and appeal to retirees. The area has a growing senior population and limited supply of modern, purpose-built assisted living and memory care options, creating a favorable environment for absorption and long-term success. Project Overview: - Total Site Area: ±2.87 acres - Total Building Area: ±93,513 SF - Design: 2-story, “donut-style” courtyard layout promoting resident wellness and operational efficiency - Unit Mix (98 units / 114 beds): 31 Assisted Living Studios (387 SF), 41 Assisted Living 1BR/1BA (626 SF), 6 Assisted Living 2BR/1BA (930 SF), 10 Memory Care Private (387 SF), 10 Memory Care Shared (626 SF) - Amenities: Courtyards, gardens, dining hall, bistro, theater, lounges, BBQ, activity spaces, and dedicated memory care gardens Entitlement Status: The property is fully entitled and shovel-ready, a rare advantage in California’s development climate. All major approvals are complete: - Conditional Use Permit (CUP): Approved by the City of Arroyo Grande - CEQA Review: Mitigated Negative Declaration adopted - Traffic Studies & City Reviews: Completed Architectural & Site Plans: Approved and ready for execution (This eliminates years of entitlement risk and positions the buyer for near-term construction and delivery.) Market & Demographics: - Population within 5 miles: ~50,000 - Median Age: 47.5 years (10 years older than California average) - Median Household Income: ±$87,000 - Senior Population Growth: By 2030, nearly 25% of the local population will be aged 65+ The Central Coast is experiencing in-migration of retirees from Southern California and the Bay Area. With few institutional-scale senior housing facilities nearby, Orchard Street is uniquely positioned to capture demand from an underserved market. Most current operators in the area are small board-and-care homes (6–32 beds), lacking the amenities and efficiency of modern purpose-built communities. Financials & Deal Terms: - Asking Price (Land + Entitlements): $6,900,000 - Total Development Cost (Projected): ±$48.5M - Debt Assumptions: 70% LTC construction financing modeled at 7% interest-only Exit Potential: - Stabilized NOI: ±$4.5M - Valuation: ±$63.3M at a 6% cap rate This creates a compelling spread between total cost and stabilized value, with multiple exit strategies available. Investment Highlights: - Shovel-Ready Project – All CUP, CEQA, and plan approvals complete - Institutional-Grade Scale – 98 units / 114 beds with dual AL/MC program - Strategic Location – Central Coast positioning, near hospital, retail, and Hwy 101 - Underserved Market – Limited senior housing supply in San Luis Obispo County - Flexible Exit Strategies – Build-to-core hold, forward sale, or JV with operator/capital partner - Strong Demographics – Aging, affluent population with significant long-term demand drivers Contact Information: Camacho Commercial Real Estate Services 8439 W Sunset Blvd, Suite #150 West Hollywood, CA 90069 Office: (877) 777-4771 Gregory M. Camacho, Sr. – President/Principal Gregory M. Camacho II – Associate