Smithfield, Queensland
Simple Caretaking Business with 20-Year Agreements
$249k - Low Priced & Rare Caretaking Only
Business Description
If you've been searching for a simple, low-maintenance entry into the management rights industry, Arcadia Gardens deserves your attention. This rare caretaking-only business offers a secure income, minimal complexity and genuine future upside.
⭐ Key Investment Highlights
•💰 Caretaking Salary $63k+
•💼 Business Price: $249k
•📈 Return on Investment: 25%+
•📅 19 Years Remaining on Accommodation Module Agreements
•🔑 18 externally managed rentals (genuine upside)
•📋 Strong Body Corporate Salary
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
AI generated. Confirm details with the seller.
1. Asking price $249,000, with advertised return on investment of 25% plus.
2. Secure body corporate salary of approximately $63,138 per annum, indexed and finance-friendly.
3. Agreement structure is an Accommodation Module, long-term tenure with 19 years remaining.
4. Caretaking-only operation, minimal complexity and low staffing requirements, suited to a simple lifestyle business.
5. Complex comprises 28 one-bedroom apartments, targeting affordable, smaller-format accommodation demand in Cairns.
6. 18 of the 28 units are externally managed, presenting an immediate and tangible pathway to build a letting portfolio.
7. Conservative estimate of additional letting income of about $28,000 per annum available to target, providing scalable upside.
8. 10 owner-occupied units, indicating stable onsite residency and mixed occupancy dynamics.
9. Ideal buyer profiles include first-time management rights purchasers, semi-retired operators, bolt-on buyers, or investors seeking salary plus upside.
10. Rare caretaking-only offering with latent letting potential, positioned in a high-demand niche and described as tightly held and highly sought after.
