Smithfield, Queensland
Only $249K for a Caretaking Only earning exception $63k/annum
$249k - Low Priced & Rare Caretaking Only
Business Description
Positioned in stunning Far North Queensland, Arcadia Gardens presents a rare opportunity to secure a low-maintenance, caretaking-only business with genuine income upside.
Clean caretaking-only opportunities—particularly those with latent letting potential—remain tightly held and highly sought after.
The Opportunity
Arcadia Gardens is a well-established unit complex comprising 28 one-bedroom apartments, operating under an Accommodation Module with a solid 20 years remaining.
With no rentals to manage, this is a true caretaking-only business—ideal for buyers seeking simplicity, lifestyle, and predictable income without the operational intensity of a full letting business.
However, the real story here is the embedded upside.
Approximately 18 units are currently externally managed, presenting a clear pathway for a new operator to organically build a letting portfolio over time.
Income Profile
• Body Corporate Salary: $63,138.33 + GST
• Potential Letting Income (External Pool):
Based on conservative rental assumptions:
≈ $28k+ p.a. additional income available to target
This creates a compelling hybrid income model:
• Secure, indexed salary
• Plus scalable letting income (optional, not essential)
Why It Stands Out
1. True Entry-Level Simplicity
- No letting pool means reduced workload, minimal staffing requirements, and straightforward operations.
2. Accommodation Module Security
- 20 years remaining provides long-term tenure and finance-friendly structure.
3. Proven Rental Demand
- Cairns continues to experience strong demand for affordable, smaller-format accommodation, particularly one-bedroom product catering to singles, workers, and transient residents.
4. Genuine Upside (Not Hypothetical)
- With ~18 externally managed units already in the complex, the pathway to building a letting pool is tangible—not speculative.
5. Lifestyle + Income Balance
- Perfectly suited to owner-operators seeking a manageable business with the flexibility to scale involvement over time.
Ideal Buyer
• First-time management rights buyer
• Semi-retired operator seeking stable income
• Existing operator looking for a bolt-on or low-intensity second business
• Investor wanting a “salary + upside” model without operational complexity
The Bottom Line
Opportunities like Arcadia Gardens sit in a high-demand niche of the market—affordable, easy-to-run caretaking businesses with clear future growth potential.
Secure the income today. Unlock the upside tomorrow.
** Ras360 Property Solutions – Specialists in Management Rights | Motels | Hotels | Pubs | Parks **
Business Summary
Business Snapshot
Price: $249k - Low Priced & Rare Caretaking Only
Net Profit: $63,138 Remuneration / Body Corp Salary: $63,138
Complex Information
Complex Type: PermanentTotal Units in Complex: 28Owner Occupy Units: 10Outside Agent Units: 18Agreement Term: 25 yearsAgreement Term Remaining: 19 years
Key Investment Insights
1. Listed price $249,000 for a caretaking-only business, presenting a low-cost entry into management rights.
2. Guaranteed body corporate salary of $63,138.33 plus GST, providing secure, indexed income.
3. Complex comprises 28 one-bedroom apartments, suited to singles, workers and transient guests.
4. Accommodation Module with an agreement term of 25 years and approximately 19 years remaining, enhancing long-term tenure and financeability.
5. Caretaking-only model means no current rental management, delivering low operational complexity and minimal staffing requirements.
6. Approximately 18 units are externally managed, offering a tangible pathway to build a letting pool and scale revenue.
7. Conservative estimate of $28,000 plus per annum potential additional letting income from the external pool, creating a salary plus upside model.
8. Located in Far North Queensland, Cairns market, which is described as having proven demand for smaller, affordable accommodation formats.
9. Owner-occupy presence of 10 units suggests stable owner involvement and a mixed-use community profile.
10. Well-suited buyers include first-time management rights purchasers, semi-retired operators, existing operators seeking a bolt-on, and investors wanting low-intensity income with growth potential.
