Smithfield, Queensland
Caretaking Only Dream in NQ
$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.
⭐ 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
1. Business priced at $249,000, marketed as a low-priced, rare caretaking-only opportunity.
2. Secure body corporate salary of $63,138 per annum, listed as net profit/remuneration.
3. Advertised return on investment of 25% plus, indicating strong yield relative to asking price.
4. Accommodation Module/Agreement is finance-friendly, with 25 year term and 19 years remaining.
5. Low-operational-intensity model, no rentals to manage initially, suited to simple, predictable operations.
6. Complex comprises 28 one-bedroom units, a format with proven demand in Cairns for singles, workers and transient residents.
7. Approximately 18 units are externally managed, presenting tangible, organic letting upside rather than speculative potential.
8. Conservative estimate of additional letting income of about $28,000 plus per annum available to target.
9. Hybrid income model combining indexed, secure salary with optional scalable letting income.
10. Owner-occupy presence of 10 units reduces letting pool size and supports stable community dynamics.
11. Strong purchaser fit includes first-time management rights buyers, semi-retired operators, bolt-on operators and investors seeking salary plus upside.
12. Caretaking-only status and latent letting potential make this a sought-after, tightly held niche asset in Far North Queensland.
