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Assisted Living Facility Valuation Calculator
Enter your revenue, earnings and a few details about your community, and you'll see the range buyers are paying for assisted living facilities today.
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How this valuation is worked out
Assisted living communities are priced on earnings before interest, tax, depreciation and amortisation, typically around 4 to 7 times, with owned real estate valued as part of the same number. Occupancy, private-pay share and survey history move the multiple more than anything else.
A worked example
A 48-unit community at 89% occupancy with $3.4M of revenue, 70% private pay, and $610K of operating income after a market-rate administrator's salary. At 5.5× that is roughly $3.4M including the building. Filling to 95% and cutting agency staffing pushes it nearer $4.3M.
Multiple ranges reviewed September 2026, based on offers buyers in our network are making today. They are a guide, not a quote — see how the process works.
What moves your number
- Census — occupancy in the high 80s or above supports the top of the range
- Payer mix — private-pay residents are valued above state waiver census
- Survey and licensing history, including any open plans of correction
- Whether an administrator other than the owner runs the building
Want the full picture? What Is My Assisted Living Facility Worth?
Common questions
Is the building included?
If you own it, buyers normally price the property and operation together off earnings, then cross-check against a value per bed.
How is memory care valued?
On the same basis, with attention to whether staffing genuinely supports the acuity being billed for.
Why do these sales take longer?
Because the buyer usually has to obtain a licence or change-of-ownership approval before closing.