Free Assisted Living Facility Valuation Calculator (2026)
The SeniorCRE assisted living facility valuation calculator estimates the market value of assisted living, memory care, independent living, skilled nursing, and CCRC communities using the income approach — NOI ÷ market-adjusted cap rate — with cross-checks for RevPOR, price per unit, and price per bed.
Built for owners, operators, brokers, lenders, and investors who need a defensible preliminary valuation for an assisted living facility in minutes — calibrated to current 2026 senior housing cap rates, occupancy benchmarks, and acuity-driven expense ratios.
Indicative ranges for stabilized Class A/B assets in primary U.S. markets, 2026. Secondary/tertiary markets typically trade 50–150 bps wider.
Core Valuation Metrics for Senior Housing & Assisted Living
Income Approach (Primary)
Value = NOI ÷ Cap Rate. Net Operating Income reflects stabilized revenue (base rent + care + ancillary) less operating expenses (excluding debt service, capex, and depreciation). The cap rate is derived from comparable transactions and adjusted for acuity, market, and operator.
Sales Comparison
Price per unit and price per bed sanity-check the income approach. Typical 2026 ranges: IL $250–400K/unit, AL $200–325K/unit, MC $175–275K/unit, SNF $90–160K/bed.
RevPOR & RevPAR
RevPOR (revenue per occupied room) isolates pricing power and acuity capture. RevPAR (revenue per available room) blends pricing with occupancy and is the cleanest single KPI for value-add deals.
Market & Occupancy Adjustments
Occupancy below 88% widens the cap rate; rural and tertiary markets add 50–150 bps; communities older than 25 years without recent renovation add 25–75 bps.
EBITDARM & DSCR
Lenders underwrite to EBITDARM (earnings before interest, tax, depreciation, amortization, rent, and management) and a minimum DSCR of 1.30–1.45x for HUD/agency senior housing debt.
Operating Expense Ratio
Stabilized OpEx ratios run 60–68% for IL, 65–72% for AL, 70–78% for MC, and 80–88% for SNF. Outliers signal either operational upside or distressed performance — both reshape the cap rate.
Supported Property Types
- • Independent Living (IL)
- • Assisted Living (AL)
- • Memory Care (MC)
- • Skilled Nursing (SNF)
- • CCRC / Life Plan Communities
What the Calculator Returns
- • Estimated value range (low / mid / high)
- • Implied cap rate and price per unit
- • Methodology breakdown
- • Market and acuity adjustments applied
- • Printable / PDF-ready report
Important: This calculator provides a research-backed preliminary valuation range. A certified appraisal and broker opinion of value (BOV) are recommended for transactions, financing, and tax decisions.
FAQ: Valuing Senior Housing & Assisted Living
What is an assisted living facility valuation calculator?
An assisted living facility valuation calculator is a financial tool that estimates the market value of an assisted living, memory care, independent living, skilled nursing, or CCRC community using the income approach (Value = NOI ÷ Cap Rate). The SeniorCRE calculator applies 2026 senior housing cap-rate benchmarks adjusted for acuity, market tier, occupancy, and operator quality, and cross-checks the result against RevPOR, price per unit, and price per bed comparables.
What valuation metrics matter most for senior housing and assisted living?
The most important valuation metrics for senior housing and assisted living are Net Operating Income (NOI), capitalization rate (cap rate), price per unit, price per bed, occupancy rate, RevPOR (Revenue Per Occupied Room), RevPAR (Revenue Per Available Room), operating expense ratio, EBITDARM, and Debt Service Coverage Ratio (DSCR). For independent living, assisted living, memory care, and skilled nursing, cap rates typically range from 6.0% to 11.0% depending on acuity, market, occupancy, and operator quality.
How is an assisted living community valued?
Assisted living communities are valued primarily using the income approach: Property Value = Trailing-Twelve-Month NOI ÷ Cap Rate. Cap rates are adjusted for market (urban, suburban, rural), property age, occupancy stabilization, care acuity mix, and operator track record. Sales comparables (price per unit / per bed) and replacement cost are used as cross-checks.
What is a typical cap rate for senior housing in 2026?
Average cap rates currently range from approximately 6.0–7.5% for Class A independent living in primary markets, 7.0–8.5% for assisted living, 8.0–9.5% for memory care, and 11.0–13.0%+ for skilled nursing. Secondary and tertiary markets typically trade 50–150 bps wider.
What is RevPOR and why does it matter?
RevPOR (Revenue Per Occupied Room) measures total monthly revenue divided by occupied units. It captures both base rent and care revenue, making it the single best top-line KPI for assisted living and memory care operators because it normalizes for occupancy and isolates pricing power and care intensity.
How does occupancy affect senior housing & care valuation?
Occupancy is the largest single driver of value after NOI. Stabilized communities (typically 88%+ occupancy) trade at compressed cap rates, while value-add or lease-up assets (below 80%) trade at expanded cap rates and often on a per-unit basis with a discount to replacement cost.
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