Residential Assisted Living / Adult Family Home Acquisition & SBA Model

Description
The broker prices this care home as if every bed paid private. One in five beds is Medicaid. That gap is $162,000 of purchase price. A lender-ready acquisition-underwriting model for buying a single residential assisted living / adult family home (6-16 beds) with an SBA 7(a) loan. Revenue is built bottom-up from beds x occupancy at each payer rate, the caregiver labor is sized from a 24/7 staffing ratio, and you charge for the licensed administrator you must hire to replace the live-in owner.

What it does: a census x payer-mix revenue engine (10 beds at 90% occupancy, split 80% private / 20% Medicaid, at $5,500 private and $3,000 Medicaid-net = a $5,000 blended rate and $540,000 revenue); two prices side by side - the all-private pro-forma price ($610,800) next to the real blended-rate price ($448,800), overpay avoided $162,000 (26.5%), and the DSCR at each (1.12x vs 1.51x); a caregiver staffing-ratio engine (about 40% of revenue, roughly fixed at 24/7 coverage); the DSCR true 1.51x vs naive 2.55x (after a $55,000 administrator); an occupancy plus caregiver-shortage down-case at 0.78x; and the honest fact that owning the real estate compresses the combined DSCR to 1.06x. 11 Excel tabs (Google-Sheets safe) plus a PDF guide. Benchmarks from CDC/NCHS, Genworth, NIC, AHCA/NCAL, PHI, BizBuySell and BLS. Educational planning tool - not financial, lending, legal or medical advice.