CONFIDENTIAL OFFERING MEMORANDUM

Assisted Living and Home Health Care Facility

Adjoining Land for a Continuing Care Retirement Community

2401 N. Houston School Rd.

Lancaster, Texas 75134

CONTACT THE LISTING AGENTS FOR A TOUR OF THE FACILITY

Stephen Tiemann Cassandra Owens

817-691-8122 817-217-0168

steve.commercial@jpar.net judithowens@jpar.net

CONFIDENTIALITY AND DISCLAIMER STATEMENT

The information contained in this document is confidential, furnished solely for

considering an investment in the land, assisted living and home health care facility,

and licensed healthcare agency located at 2401 N. Houston School Rd., Lancaster,

Texas 75134 and is not to be copied and/or used for any other purpose or made

available to any other person without the express written consent of JP & Associates

Commercial. By accepting this document, the recipient agrees to keep all material

contained herein confidential.

Although JP & Associates Commercial has used reasonable care in obtaining data

and making estimates and projections based on that data, the information in this

document is submitted without representation or warranty. A substantial portion of

the information in this document has been obtained from sources other than the

actual knowledge of JP & Associates Commercial, and not all sources can be

absolutely verified. Neither JP & Associates Commercial, Stephen Tiemann, or

Cassandra Owens is responsible for any misstatement of facts, errors, or omissions.

No representation is made as to the value of the subject property as a possible

investment. The information contained in this document is presented for

informational purposes only, preliminary to any investment decision. Any person

intending to rely on the information in this document is hereby advised that all

information should be independently verified. JP & Associates Commercial urges you

to consult your business, legal, and tax advisors before making a final decision.

All information in this document is subject to change by the seller as to price or terms,

prior sale or lease, withdrawal of the property from the market, and any other events

beyond the control of the seller or JP & Associates Commercial. Any sale is subject

to the sole and unrestricted approval of the seller, and seller shall be under no

obligation to any party until such time as seller and any other necessary parties have

executed a contract of sale containing terms and conditions acceptable to seller. The

obligations of seller shall only be those stated in an executed contract of sale.

Any purchaser of the subject property acknowledges that purchaser is purchasing

the property pursuant only to the terms, conditions, warranties, representations, and

guaranties stated in an executed contract of sale.

All showings of the subject property are by appointment only and must be scheduled

through JP & Associates Commercial.

PROPERTY OVERVIEW

This Assisted Living and Home Health Care facility is a one-story, stand-alone, fully

equipped and furnished building of 9,336 SF located on 2 +/- acres of land. This

facility is adjacent to 19 +/- additional acres, also owned by the Seller, which are

ideally suited for expansion of the assisted living facility, or development of a senior

independent living neighborhood or CCRC / Continuing Care Retirement

Community.

Location: 2401 N. Houston School Rd.

Lancaster, Texas 75134

(1/4 mile South of the intersection of N. Houston School

Rd. and W. Wintergreen Rd., and 1 mile East of

Interstate 35E)

Description: Class A building built in 2012

12 semi-private rooms - 24 beds

Commercial kitchen, dining room, activity room, chapel,

gym, computer room, salon, and outdoor pavilion

Concrete slab, wood frame, brick exterior, and metal roof

Tile and carpet floors

Central HVAC

Generator for back-up power

Convenient surface parking

BUSINESS OVERVIEW

The facility is currently being operated as a licensed assisted living facility and a

base of operations for licensed home health care, skilled nursing, and respite care.

Angels of Hands Assisted Living Facility

and

Angels of Hands Home Health Agency

2017 2018 Pro Forma

Total Revenue $ 1,751,502 $ 1,987,010 $ 2,747,120

Total Direct Expenses $ 1,187,590 $ 1,298,440 $ 1,785,628

Gross Profit $ 525,298 $ 681,963 $ 961,492

Total Operating Expenses $ 529,529 $ 568,512 $ 796,664

(including interest, depreciation,

amortization, and officers’ salaries)

EBITDA $ 130,601 $ 245,122 $ 329,654

INVESTMENT OVERVIEW

A. Asking Price for the Assisted Living Facility $ 3,034,200

• 2 +/- Acres

• 9,336 Sq. Ft.

• 12 semi-private rooms - 24 beds

• Commercial kitchen, dining room, activity room, chapel, gym,

computer room, salon, and outdoor pavilion

• Furniture, Fixtures & Equipment

B. Asking Price for Assisted Living and Home Health Agency $ 735,366

C. Total Asking Price for the Facility and the Agency $ 3,769,566

• Cap Rate based on 2018 EBITDA 6.50 %

• Cap Rate based on Pro Forma EBITDA 8.74 %

D. Asking Price for the Adjoining Land for Development $ 2,482,920

• 19 +/- Acres ideally suited for expansion of the Assisted Living Facility,

or development of a senior independent living neighborhood or CCRC

Continuing Care Retirement Community

PHOTOS OF THE PROPERTY

FLOOR PLAN OF THE FACILITY

12 Semi-Private Rooms

24 Beds

Commercial Kitchen

Dining Room

Activity Room

Chapel

Gym

Computer Room

Salon

Outdoor Pavilion

CONTACT THE LISTING AGENTS FOR A TOUR OF THE FACILITY

Stephen Tiemann Cassandra Owens

817-691-8122 817-217-0168

steve.commercial@jpar.net judithowens@jpar.net