Elevated Living Group LLC

We build the
infrastructure
care homes run on.

We acquire, convert, and build residential assisted living homes — then place licensed operators to run them. Whether we lease, buy, or build from the ground up, the model is the same: we create the home, find the right operator, and collect a passive monthly income from the spread.

$5–6K
Avg monthly revenue per resident
10
Max residents per home
$2–3.5K
Target monthly spread per home
37%
Rise in assisted living costs 2021–2024
The Model

We sit between property and operator. That gap is the business.

Most licensed operators are excellent at running homes. Few have the capital or time to find, convert, or build properties. We solve that problem — and earn a predictable monthly spread from every home we place.

01
Acquire or build the property
We lease existing homes, purchase properties outright, or partner with a general contractor to construct purpose-friendly homes from scratch — depending on what makes the best financial sense for that market and deal.
02
Convert to assisted living standard
We fund and manage all modifications needed to meet state licensing requirements — safety systems, accessibility features, bathroom configurations. New builds are spec'd from day one so conversion costs are minimal.
03
Source and vet the operator
We find licensed assisted living managers ready to expand into a second or third home. We verify their license, inspection history, and track record before any sublease is signed.
04
Sublease turnkey. Collect the spread.
The operator subleases the ready home at a fixed monthly rate above our cost. They run everything inside. We collect the difference every month — and move on to the next property.
Three Paths to a Home

Lease it. Buy it. Build it.

We use whichever acquisition path makes the best financial sense. Each has different upfront costs, timelines, and long-term returns. Here is what each path looks like with real numbers.

🔑
Lease an Existing Home
We negotiate a long-term master lease with a property owner, convert the home to assisted living standards, and sublease it to a licensed operator. Lowest upfront cost, fastest to market.
Master lease cost$2,500–$4,000/mo
Conversion cost$15,000–$30,000
Sublease to operator$5,000–$7,500/mo
Monthly spread$2,000–$3,500/mo
Breakeven on conversion6–15 months
Equity builtNone — leased
Best for getting started fast with minimal capital. No ownership, but income starts within months of signing.
Strong ROI
🏠
Purchase an Existing Home
We buy a residential property outright, convert it, and sublease it. No master lease to pay — the full sublease rate is income above our mortgage and expenses. We also build equity as the property appreciates.
Purchase price (Phoenix outskirts)$300,000–$450,000
Conversion cost$15,000–$30,000
Mortgage payment (est.)~$1,800–$2,600/mo
Sublease to operator$5,000–$7,500/mo
Monthly net spread$2,400–$4,900/mo
Equity builtYes — appreciating asset
Higher upfront cost but stronger long-term returns. You own an asset that generates income AND appreciates over time.
🏗️
Build New Construction
We partner with a general contractor to construct homes purpose-designed for assisted living on affordable land in the Phoenix outskirts. Built to spec from day one — no conversion costs, no retrofitting, maximum efficiency.
Land cost (Buckeye/outskirts)$40,000–$100,000
Build cost (2,000–2,400 sq ft)$240,000–$480,000
Total all-in cost$280,000–$580,000
Conversion costMinimal — built to spec
Sublease to operator$5,500–$8,000/mo
Monthly net spread$2,500–$5,000/mo
Highest upfront cost and longest timeline (9–14 months), but purpose-built homes command premium sublease rates and have minimal ongoing maintenance issues.
Breakeven and 24-month return comparison
Path
Total upfront cost
Monthly spread
Breakeven
Month 24 return
Lease + Convert
~$25,000
$2,500
10 months
$35,000 profit
Buy + Convert
~$350,000
$3,000
~10 yrs (mortgage)
$72K + equity gain
Build New
~$400,000
$3,500
~9.5 yrs (mortgage)
$84K + equity gain
Mortgage breakeven assumes a traditional loan. With investor capital or a lower down payment structure, cash-on-cash returns on the owned paths improve significantly. The lease path recoups conversion costs fastest — owned paths build long-term wealth. A portfolio using all three paths captures both short-term income and long-term asset growth.
What a portfolio looks like

Monthly passive spread income across multiple homes, at a conservative $2,500 average spread per home.

1 home
$2,500
per month
3 homes
$7,500
per month
5 homes
$12,500
per month
10 homes
$25,000
per month
Work With Us

Three ways to be part of this.

Property owner, licensed operator, or capital investor — each has a clearly defined role with real terms.

For Property Owners
Your home.
A better tenant.
We lease your residential property on a long-term agreement, convert it to assisted living standards, and sublease it to a licensed operator. You get a stable, professional tenant who maintains the home to state regulatory standards.
  • ◆ Multi-year lease with no vacancy gaps
  • ◆ Property maintained to state standards
  • ◆ All modifications handled and approved by you
  • ◆ Zero involvement in care operations
Ideal property3–5 bed residential home
Lease term3–5 years, renewable
Your role after signingCollect rent
For Licensed Operators
Ready home.
No setup headaches.
We source or build the property and deliver a turnkey assisted living home on a sublease. You show up licensed and ready to operate — no landlord negotiation, no renovation, no upfront capital required from you.
  • ◆ Converted or purpose-built home ready for licensure
  • ◆ Fixed monthly sublease — predictable operating cost
  • ◆ We hold the master lease or title — not you
  • ◆ Operations are entirely yours — we stay out
You must bringActive ALF manager license
Sublease rateFixed, market rate
Your roleRun the home
For Capital Investors
Fund a home.
Earn the spread.
We identify properties and operators. What we need is capital to fund acquisitions and conversions so we can scale faster. Investors fund the build-out and earn a structured return from the monthly lease spread — with no operational role whatsoever.
  • ◆ Capital used exclusively for property acquisition and conversion
  • ◆ Preferred return begins at first sublease payment
  • ◆ Ongoing income share from monthly spread
  • ◆ Monthly financial reporting on every funded property
  • ◆ No operational role or regulatory liability
Typical investment per home$50K–$100K
Preferred annual return8% on capital
Ongoing income share20–25% of monthly spread
Your involvementFully passive
ReportingMonthly, per property
Example: $100K at 8% preferred = $667/month from day one. Plus 20% of a $2,500 spread = $500/month once the home stabilizes. Total: ~$1,167/month on $100K invested.
How It Works

From first conversation to running home.

Every deal follows the same sequence. Whether we lease, buy, or build — the process is disciplined and repeatable.

01
Identify the right market and property
We evaluate target markets for senior population density, assisted living demand, and land or housing costs. In the Phoenix metro we focus on outskirt communities — Buckeye, Surprise, Queen Creek, Maricopa — where land is affordable and demand is growing.
02
Acquire via the right path for that deal
Depending on the property and capital available, we lease, purchase, or initiate a new build. Each path has a clear pro and con analysis before committing. We do not force a structure — we choose what the deal calls for.
03
Convert or build to assisted living standard
Existing homes are modified to meet state licensing requirements. New builds are spec'd from day one to minimize conversion costs. Target timeline: 4–10 weeks for conversions, 9–14 months for ground-up construction.
04
Source and vet a licensed operator
We identify licensed assisted living managers looking to expand. License verification, ADHS inspection history, and a direct interview are required before any sublease agreement is offered. We are selective — a bad operator is worse than an empty home.
05
Sublease, open, repeat
The operator takes the sublease, gets their facility license, admits residents, and runs the home. Our monthly spread comes in. We move on to the next deal. The model is designed to run without us once each home is placed.

Ready to talk?

Whether you have a property, capital to deploy, a general contractor relationship, or an operator license — let's have a real conversation and see if there is a fit.

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