Navigating the transition of an aging parent can feel like steering a ship through a storm – overwhelming, emotional, and often uncharted territory.

You’re not alone in wondering about the best care options or what to do with the family home.

In a recent episode of the Simplify Senior Transitions Podcast, host Dale Corpus, a senior transition specialist and real estate expert, welcomed Ryan Alejo, a partner at Safe Haven Care Homes. Ryan brings a deeply personal perspective, having navigated his own mother's care needs since 2017 after she became bedridden.

His firsthand experience as a caregiver, combined with his expertise in real estate and senior care, offers invaluable insights for families like yours who are looking for practical, empathetic solutions.

Here's what you'll learn in this episode:

This episode dives into how real estate, senior care, and investment strategy can converge to meet a growing need in our communities. Specifically, you'll gain clarity on:

• The rising demand for Board and Care Homes and why they're becoming a popular option.

• How real estate, including your own family home, can be strategically used to launch Care Homes.

• The practical steps and considerations for converting a property into a Board and Care home, including key criteria, licensing, and financial investments.

• An overview of the business model and financial side of care home ownership, offering insights into potential returns.

• How Safe Haven collaborates with real estate professionals and families to simplify this complex process.

Understanding Board and Care Homes: A Goldilocks Solution

Ryan Alejo describes Board and Care Homes as the "Goldilocks" option – "just right" – sitting perfectly between large, institutionalized facilities and in-home care.

They offer a family-like environment that feels like a home, not a sterile institution. Crucially, they provide 24/7 round-the-clock care at a much lower price than what you'd pay for a 24/7 caregiver in your own home. These homes are designed to offer a more tailored care plan that truly supports a family's and resident's needs.

Families explore Board and Care Homes for various reasons. Some may find they can no longer afford full-time in-home care or have experienced a lack of attention and response in larger facilities or skilled nursing facilities.

Ryan shared his own mother's experience, noting that in larger settings, a call button might go unanswered for 30 minutes, whereas in a Board and Care Home, the response is instant.

Safe Haven Care Homes takes a broad spectrum of residents, including those needing dementia care, memory care, and support for conditions like ALS. While an ambulatory resident is ideal, they are equipped to care for diverse needs.

Real Estate: Transforming a Home into a Purposeful Investment

Perhaps you’ve wondered: "Should we sell mom's home or could it serve a bigger purpose?"

Ryan Alejo’s journey with Safe Haven Care Homes actually began by using a HELOC (Home Equity Line of Credit) on his primary home to acquire and start his first and subsequent care homes—demonstrating a clever use of existing assets.

For those considering converting a single-family dwelling into a Board and Care Home, Ryan advises looking for properties with at least four bedrooms, with five to six being ideal, and a minimum of 2,000 square feet.

While general residential zoning typically isn't a major hurdle, the specifics vary greatly by city, not just county. The most crucial first step is to reach out to your local fire inspector to understand any necessary modifications or requirements for licensing.

In California, these homes are referred to as Residential Care Facilities for the Elderly (RCFEs), though terminology may differ in other states.

Financially, getting a home licensed typically takes about 3 to 6 months, encompassing the entire application process. During this time, you'll need to account for holding costs, which include monthly rent or mortgage, utilities, internet setup, furnishing, and application fees.

Ryan estimates this initial investment to be anywhere between $50,000 to $70,000.

For real estate investors—or even families who own a suitable property but don't want to operate the care home themselves—there's a strategic option: leasing the property to an operator like Safe Haven Care Homes.

This "Arbitrage" model offers a 5-to-10-year lease agreement, providing stability and peace of mind while commanding higher rent than a traditional long-term rental. Operators handle the licensing and running of the business, often making improvements to the home that increase its value, such as adding a third egress or undertaking high-end remodels.

The income potential from a well-run Board and Care home can be substantial. Once filled, a home can net anywhere from $8,000 up to $20,000–$25,000 a month.

Income potential varies significantly by location; for instance:

• A private bedroom in the Bay Area (like Sunnyvale) can command $7,500 to $8,500—or even upwards of $10,000.

• In the Central Valley, rates might range from $5,500 to $6,500.

Safe Haven is open to various partnerships, even with individuals brand new to the space, recommending they at least complete an administrator's course to understand the business.

They've successfully helped a couple in Brentwood convert their vacant 5-bedroom home (now 7) from a Section 8 rental to a top-dollar care home.

The Human Heart of Care Homes: Empathy and Impact

Beyond the financial viability, Ryan emphasizes that running a Board and Care home requires significant dedication and empathy.

It’s a business where you're dealing with end-of-life situations, and you need emotional intelligence to navigate not only the clients' needs but also the complex dynamics of their families.

Safe Haven typically staffs their homes with two caregivers during the day and one for the wake shift at night to ensure residents receive the attention they deserve.

The most rewarding aspect for Ryan isn't just the financial gains, but the profound impact.

He shared a powerful story of caring for an ALS patient who was given six months to live. Through their care, the patient’s life was extended, and she was happy and comfortable.

Attending her funeral, Ryan and his team heard her sons speak highly of Safe Haven, crediting them for their mother's extended life and quality of life.

This level of impact—making money while making a tangible difference in the world—aligns with Ryan’s personal philosophy, an "Ikigai" that blends purpose, passion, and money.

Ready to Explore Options for Your Family?

If you're an adult child caring for aging parents, this model offers a unique opportunity to not only control the care your loved one receives but potentially turn a personal financial liability into an income-generating asset.

The "silver tsunami" of aging Baby Boomers means the demand for senior care is only going to double in the coming years, making now an opportune time to explore this space.

Navigating senior transitions—from downsizing and selling a senior’s home to choosing care options and managing emotional stress—can be incredibly challenging.

But as this episode shows, there are innovative solutions that can ease the burden and create a positive impact.

👉 To learn more about streamlining your family’s senior transition, or to explore how your property might serve a greater purpose, schedule a FREE consultation with Dale Corpus at: www.simplifyseniortransitions.com.

🎧 You can also listen to the full episode for all the detailed insights or contact Dale directly via Instagram @soldbydalefor quick questions.

📩 P.S. Got news or an amazing story to share? Email us at dale.corpus@exprealty.com and you might be featured in our next episode!

✨ Remember: always check out the transcript for detailed insights. Happy listening!

Watch The Podcast Here