Magnolia Gardens is a 101 unit independent living, assisted living, and memory care community in Cottage Grove, Oregon, acquired by ISF in August 2025 as part of a three-community portfolio financed through $79.32 million in tax exempt bridge financing.
// THE ACQUISITION
Magnolia Gardens was the largest community in ISF's first multi-state portfolio acquisition. The structure of the deal matters as much as the asset itself.
Cottage Grove sits at the southern edge of Oregon's Willamette Valley, a market where senior demand has grown steadily but the supply of fully integrated continuum communities has not. Magnolia Gardens is the rare exception. The community has operated as a full continuum property since 2001 across two adjacent licensed buildings on Daugherty Avenue, offering independent living, assisted living, and memory care under one connected operating model.
ISF acquired Magnolia Gardens in August 2025 as part of a three-community portfolio transaction spanning Oregon and Montana. The deal was financed through $79.32 million in tax exempt, floating rate bridge financing. The portfolio added 287 units to ISF's operating footprint and established the Foundation as a nonprofit acquirer capable of executing institutional grade transactions across state lines.
// THE OPERATING MODEL
Magnolia Gardens operates as a node in the ISF network, integrated into the same connected care infrastructure deployed across every community in the portfolio.
The acquisition thesis is not transformation. Magnolia Gardens has a 25 year operating history, an established team, and a stable resident base. ISF's role is to bring the connected operating model used across the broader portfolio to a community that already runs well.
That means ISAI data platform integration, access to the same family engagement portal deployed across the network, and inclusion in the research and AgeTech partnership pipeline connecting ISF communities to Stanford, NIH, and Cedars-Sinai.
The two-building campus structure, with memory care operating directly adjacent to independent and assisted living, allows for seamless transitions as residents' care needs evolve. One community, one care relationship, full continuum.
// THE ACQUISITION
A stabilized 101 unit campus operating across the full care continuum, integrated into ISF's connected operating network.
101
Units spanning independent living, assisted living, and memory care across two adjacent licensed buildings
5.02
Acres on Daugherty Avenue, sized for campus scale operations with room for future programming
$79.32M
Tax exempt bridge financing
