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BJ Delhamer
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Specialist in Business and Real Estate Sales of Child Care & Assisted Living // Business + Real Es

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Insite Commercial Real Estate Advisors

San Diego, California

Insight Commercial is a commercial real estate brokerage specializing in the bulk sale of operational child care centers and assisted living facilities. We offer a rare blend of business brokerage expertise and commercial real estate transaction acumen, allowing our clients to maximize the combined value of their business and property.

Our primary focus is helping owners exit with confidence by delivering qualified buyers, seamless deal structures, and the highest possible price for both the enterprise and the underlying real estate.

We understand the complexities of regulated industries, including licensing requirements, subsidy structures, and facility compliance, and we bring that knowledge to every transaction. Whether it{s a single-site operation or a multi-location portfolio, we tailor the process to meet the specific needs of each owner while ensuring a smooth transition for staff, families, and residents.

Our team has closed dozens of transactions across California and beyond, with an unmatched track record in presenting clean, professional listing packages that attract institutional and entrepreneurial buyers alike.
Services Offered
-Full-service bulk sale representation of child care centers and assisted living facilities
-Business and real estate valuation, positioning both as a single bundled asset
-Buyer qualification, negotiation, and due diligence management
-Pre-listing analysis to identify upside for marketing and buyer confidence
-SBA lending consultation and seller financing structuring
-Discreet, confidential listing strategies for owner-operators
-Marketing packages including Pro Forma, SDE/EBITDA summaries, real estate comps, and facility highlights
-Post-sale consulting support for buyers and owners, as needed

We don’t just list a business or sell a building, we package the full investment opportunity. Our process is built for serious owners who want serious results.
About

We specialize in helping owners of child care centers and assisted living facilities sell both their business and real estate together: for maximum value, minimal disruption, and the right buyer fit.

We know that for most owners, your facility isn’t just an asset, it’s a life’s work. Whether you’ve built your center from scratch or taken over from a prior owner, we understand what’s at stake when it comes time to exit.

Unlike most brokers who only handle one side of the equation, we{ve built a firm to handle both:
-We position your business for maximum SDE/EBITDA performance and buyer appeal
-We evaluate your real estate using relevant comps and highest-use positioning
-We combine both in a unified marketing strategy that attracts premium buyers: not just bottom-feeders looking for a deal

We’ve personally walked facilities, sat with owners, reviewed licensing records, helped solve staffing issues, and even run day-to-day operations when needed to understand exactly what’s being sold. Our buyers aren’t just buying numbers, they’re buying continuity, legacy, and opportunity.

We’ve helped retiring owners, burnt-out operators, out-of-town landlords, family trusts, and everyone in between. Whether you{re ready to list tomorrow or just want to talk strategy for a few years down the road, we are here to help guide the way.

Expertise

Experienced in but not limited to the following services and sectors. Contact for a full list.

  • Education & Children
  • Health Care & Fitness
  • Retail
  • Real Estate Sales
  • Non-Operating or Distressed Businesses
  • Business Advising Services
Areas Served
  • San Diego County, CA
  • Alameda County, CA
  • Los Angeles County, CA
  • Riverside County, CA
  • Contra Costa County, CA
  • San Bernardino County, CA
  • San Mateo County, CA
  • Sacramento County, CA
  • San Francisco County, CA
  • Orange County, CA
Languages

English

Licensed In
California
01720232
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My Listings For Sale

Established Businesses For Sale

Turnkey Preschool & Daycare | Profitable Operation + 160-Child Lic

Dixon, CA

Established Child Care Center with Real Estate and Expansion Parcel This is a rare opportunity to acquire a fully operational preschool and child care center located in a growing residential corridor of Northern California. The offering includes...

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High-Revenue Montessori | 160 Enrolled (Capacity over 200) | Business.

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Rare opportunity to acquire a well-established, high-performing Montessori school located in Alhambra, CA, just minutes from South Pasadena and San Marino. This business-only offering includes a 44-year operational history, fully enrolled...

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Five-Star Preschool and Property | Affluent Simi Valley | Real Estate.

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Turnkey opportunity to acquire a long-established, five-star rated preschool in the heart of Simi Valley. This offering includes both the business and the real estate, consisting of a 2,961 square foot building on a 0.44-acre lot. The preschool has...

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Turnkey Preschool | 164-License | Biz & RE | Strong Cash Flow

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Confidential sale of a fully operational, high-performing preschool located in a desirable Northern California community. The business is licensed for 164 children across infant, toddler, preschool, and school-age programs, and currently enrolls...

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Turnkey Preschool with Real Estate | 122-License | Major Upside

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Turnkey Preschool + Real Estate | 122-Child License | Major Upside Offered at $3,088,888, this is a rare opportunity to acquire both a fully operational child care business and its real estate in a high-growth residential corridor of Ontario,...

 $2,850,000

 

Profitable Licensed Preschool (131-Lic.) w/ Long-Term Ground Lease

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Rare opportunity to acquire a highly respected, fully operational preschool business located in a densely populated part of Whittier, California. This is a turnkey child care center licensed for 131 children and operating at full enrollment with...

 $2,100,000

 

Long-Standing Child Care Center | 83-Lic. | Turnkey | Value-Add

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Overview This is a rare opportunity to acquire a well-established child care center in Davis, CA, with over 40 years of operation and a licensed capacity of 83 children. Located in the Greater Sacramento area, the business operates in a 4,795 sq ft...

 $1,570,000

 

Value-Add | 21-Bed Lic | 15.74% CAP (based on Pro Forma) | Expandable.

Lakeside, CA

NDA for Offering Memorandum / Marketing Package and Seller Disclosure Documents: https://tinyurl.com/24g7whme - Here's your listing rewritten in plain ASCII text format — no emojis, just solid, straightforward layout, perfect for email, flyers, or...

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Turnkey | 12-Bed. Lic (Expandable to 15-Bed Lic.).

Yucca Valley, CA

NDA for Offering Memorandum / Marketing Package and Seller Disclosure Documents: https://tinyurl.com/232mbosu - ================================================================================ Key Investment Highlights...

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Turnkey | Child Care Center | 122-Total Lic. | Biz and Real Estate.

Ontario, CA

NDA for Offering Memorandum / Marketing Package and Seller Disclosure Documents: https://tinyurl.com/2dljpddw - Turnkey Child Care Center Business and Real Estate included in Purchase Price Buildings 6,480 Sq Ft New Roof New HVAC New Ducting 0.69ac...

 $3,490,000

 

Featured Sold Listings Listings sold on BizBuySell: 7
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$2,150,000 Turnkey 46-Child Lic. Child Care Facility. San Diego County, CA
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$4,390,000 Turnkey | 201-License | Child Care Center | Biz & RE Murrieta, CA
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$1,750,000 Turnkey 83-Child Lic. Child Care Facility Visalia, CA
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$1,300,000 Two (2) RCFE/Assisted Living | Turnkey | 16-Bed Lic. | Biz+Real Estate Hesperia, CA
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$750,000 10-Bed | Turnkey | Assisted Living (w/ Real Estate) Hesperia, CA
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$850,000 Turnkey | Assisted Living Facility | Profitable Business with upside Hesperia, CA
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$249,998 $236,590 NOI (with Add-Backs) | Turnkey Child Care Center! | 125+ Lic. Butte County, CA

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