Lighter Hearts Home Care

Lighter Hearts Home Care is a well-established personal care agency operating exclusively within a 150-apartment Independent Retirement facility in Louisville, Kentucky. The business provides non-medical in-home personal care to residents. Staffed by W-2 employees, this is a streamlined, high-margin business with built-in demand and minimal overhead.

Business Only. No Real Estate Included.

Investment Highlights

Captive Client Base in One Location: All clients reside in a single Independent Retirement facility with 150 apartments. There is no travel between clients, no routing logistics, and no territory to defend. The entire operation is concentrated under one roof.

On-Demand Revenue Stream: In addition to scheduled personal care, the business serves on-demand clients. This provides recurring, predictable revenue with minimal incremental cost.

W-2 Employee Model: Caregivers are W-2 employees, not independent contractors. This ensures greater control over scheduling, quality standards, and service consistency. The owner manages operations with a reliable, dedicated team.

Absentee Ownership Potential: The business is structured for efficient, low-touch management. With established staff and a single-location client base, an owner can oversee operations with minimal day-to-day involvement.

Owner Financing Available: The seller is offering favorable owner financing with 20% down, a 6.5% interest rate, 10-year amortization, and a 3-year balloon. This reduces the upfront capital requirement and provides a clear path to positive cash flow from day one.

Business Overview

• Asking Price: $1,134,262
• SDE (Seller's Discretionary Earnings): $405,093
• Cap Rate: 35.7%
• Cash-on-Cash ROI (with owner financing): 124%
• Industry: Home Health Care / Personal Care
• Location: Louisville, KY (single retirement facility)
• 150 apartments in the community
• On-demand client services available
• Caregivers: W-2 employees
• Certified by KY Cabinet for Health and Family Services

Financial Summary

Owner Financing

With owner financing, a buyer puts down $226,852 and clears approximately $281,457 in cash flow after debt service in the first year. That is a 124% cash-on-cash return. Even accounting for conservative adjustments, this is an exceptional entry point into a recession-resistant, essential-services industry.

Risks & Considerations

• Revenue concentration: all clients in a single retirement facility
• Staffing requires maintaining caregiver availability
• Regulatory requirements for personal care certification must be maintained
• On-demand revenue stream depends on resident demand levels
• Buyer should verify all financial data independently during due diligence