Senior Housing
Valuation
Calculator
Senior housing investing is like any smart wealth-building strategy: you must know your numbers. That's easier said than done. So we built this tool. Plug in your figures and see for yourself whether an opportunity is worth your time and capital.
What the Calculator Does
Four Steps to Your
Instant Valuation
The calculator walks you through a guided multi-step form — no spreadsheets, no complex inputs. Just four clean steps from start to results.
The Cap Rate Data
Behind the Calculator
Our calculator uses research-backed cap rate ranges based on property type, building class, unit count, and location. The midpoint of each range is used as the base cap rate. All data reflects 2025–2026 market conditions.
| Property Type | Class A | Class B | Class C |
|---|---|---|---|
| Independent Living | 8.0% – 9.0% | 9.0% – 10.0% | 10.0% – 11.5% |
| Assisted Living | 9.5% – 10.5% | 10.5% – 12.0% | 12.0% – 13.5% |
| Memory Care | 10.0% – 11.0% | 11.0% – 12.5% | 12.5% – 14.0% |
| Skilled Nursing | 13.0% – 14.0% | 14.0% – 15.5% | 15.5% – 17.0% |
| CCRC / LPC | 10.5% – 11.5% | 11.5% – 13.0% | 13.0% – 14.5% |
Small communities (under 20 units) carry higher cap rates reflecting operational concentration risk and limited economies of scale.
| Property Type | Class A | Class B | Class C |
|---|---|---|---|
| Independent Living | 7.25% – 8.25% | 8.25% – 9.25% | 9.25% – 10.5% |
| Assisted Living | 8.5% – 9.5% | 9.5% – 10.75% | 11.0% – 12.5% |
| Memory Care | 9.25% – 10.25% | 10.25% – 11.5% | 11.5% – 13.0% |
| Skilled Nursing | 12.0% – 13.0% | 13.0% – 14.5% | 14.5% – 16.0% |
| CCRC / LPC | 9.5% – 10.5% | 10.5% – 12.0% | 12.0% – 13.5% |
Mid-size communities benefit from improved operational scale while remaining in a market segment accessible to regional operators and boutique investors.
| Property Type | Class A | Class B | Class C |
|---|---|---|---|
| Independent Living | 6.0% – 7.0% | 7.0% – 8.0% | 8.0% – 9.0% |
| Assisted Living | 7.5% – 8.5% | 8.5% – 9.5% | 9.5% – 10.5% |
| Memory Care | 8.0% – 9.0% | 9.0% – 10.0% | 10.0% – 11.0% |
| Skilled Nursing | 10.0% – 11.0% | 11.0% – 12.0% | 12.0% – 13.0% |
| CCRC / LPC | 8.0% – 9.0% | 9.0% – 10.0% | 10.0% – 11.0% |
Larger institutional-scale communities command the tightest cap rates, reflecting greater investor demand, stronger operator profiles, and reduced per-unit risk.
| Location Type | Up to 20 Units | 20–50 Units | 50+ Units |
|---|---|---|---|
| Metropolitan | 0% (baseline) | 0% (baseline) | 0% (baseline) |
| Suburban | +0.75% | +0.50% | 0% |
| Rural | +1.50% | +1.00% | +0.25% |
Location premiums reflect reduced investor liquidity, longer marketing periods, and higher operational costs in non-metropolitan markets. Larger communities in suburban markets have closed the gap significantly.
Built for Anyone Who
Needs to Know the Numbers
Numbers Are Just
the Beginning
The calculator gives you a strong starting point. When you're ready to move from estimation to evaluation, our team is here to walk you through a real deal. We'll show you how our underwriting works, what our current opportunities look like, and whether we're the right fit.
Haven Senior Living Partners · For accredited investors only
The Senior Housing Valuation Calculator is designed to provide a preliminary, research-backed valuation range for informational purposes only. Results are estimates based on generalized cap rate data and should not be relied upon as a professional appraisal or investment advice.
A detailed professional appraisal is always recommended before making any investment decision. Cap rates vary significantly based on local market conditions, property-specific factors, operator quality, and financing structure not captured by this tool.
Haven Senior Living Partners does not guarantee the accuracy of valuations produced by this calculator. Always consult a licensed appraiser, CPA, and legal counsel before transacting.