Free Assisted Living Facility Valuation Calculator
Get an instant value range built the way buyers underwrite assisted living: your real earnings, the right multiple for your size, and a per-bed cross-check. See your number first. No email required.
Methodology
Two things set your number: which earnings a buyer uses, and the multiple for your size.
Small facilities sell on SDE. Your earnings, plus everything you run through the business for yourself, added back. Under about $1M in SDE, that is 3.0x to 4.3x.
Larger facilities sell on EBITDA. Owner pay is not added back, so the number works differently. Roughly 5x to 8x, higher for strong memory care.
Per bed is the cross-check. Assisted living runs $25K to $75K a bed, memory care more. When both methods agree, your range is solid.
Owner-operator method
Used when SDE is under roughly $1M. Earnings include your full owner compensation, added back.
3.0x - 4.3x
Institutional method
Used at larger scale, where a buyer runs the facility on hired management. Owner pay is not added back.
5.0x - 8.0x
2026 Market Data
The benchmarks behind the calculator. US-specific, assisted living and nursing homes, not blended seniors housing.
Benchmark
Current level
Detail
Earnings (SDE) multiple
3.0x - 4.3x
5-yr average 4.3x; eased to 3.18x in 2025
Revenue multiple
1.2x - 1.4x
Average 1.37x; 2025 low of 1.21x
Price per bed
$25K - $75K
$50K to $100K for memory care
Cap rate (real estate)
6.8% - 9%
About 6.8% institutional Class A; higher for smaller or older
Occupancy (national)
87.9%
Assisted living, Q1 2026
Sale vs. asking
~94%
Median close near 203 days on market
Sources: BizBuySell (2021-2025), DealStream rules of thumb, CBRE and JLL cap-rate surveys (2025), NIC MAP occupancy (Q1 2026).
Buyer activity stayed strong through 2025, but valuation multiples eased over the same period. We show these as a level range, not a rising trend.
See what a buyer would actually pay for your facility.
Start Seeing Offers~94%
of asking price is what assisted living facilities typically close at, in a median of about 203 days on market.
Value Drivers
The method sets the range. These drivers decide where in it you land, and where you have the most control before a sale.
Census above the ~88% national average pushes you up. A soft census is the first thing a buyer discounts, and the first thing you can fix.
Higher census, higher multiple
Private-pay-heavy facilities command a premium. A Medicaid-weighted census prices lower because margins are thinner and rates are capped.
More private pay, higher multiple
A facility that runs without you is worth more than one that runs on you. Buyers pay up for a strong administrator and real systems.
Less owner-dependent, higher multiple
Secured dementia care carries a premium on both multiple and price per bed, reflecting higher acuity and higher rates.
Memory care, premium pricing
Owning your building adds a separate value through a cap rate, on top of operations. Owners who sell both often see a combined figure well above operations alone.
Owned real estate, valued separately
A clean survey and licensing record lowers a buyer's risk. Deficiencies and gaps show up as a discount or a longer diligence.
Clean record, less discount
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The number this calculator gives you is the value of the business. It is not what lands in your account. Debt payoff, working-capital adjustments, and transaction fees all come out first. What you walk away with is lower than the headline, and worth modeling properly before you decide anything.
The Vanklif Match
A valuation is one input. A real offer comes from putting your facility in front of buyers who already want facilities like yours. We connect you to a private buyer network, quietly, and we are not a broker shopping a listing to fifty strangers.
01
Run the calculator, then tell us about the facility. We pressure-test the range against real comps and current buyer appetite.
02
We introduce you to vetted buyers actively acquiring in your vertical and region. Your facility is never publicly listed.
03
You pay nothing. Buyers fund the referral when a deal closes. Deals run in partnership with licensed M&A advisors who specialize in senior care.
Your estimate is the starting line. Let us find out what your facility is actually worth to a buyer who wants it.
You pay nothing. Buyers pay when a deal closes. Your facility is never publicly listed.
BizBuySell closed-transaction benchmarks. DealStream rules of thumb. CBRE and JLL seniors-housing cap-rate surveys. NIC MAP occupancy data. We do not price from licensed databases or undisclosed-methodology sources.
FAQ
You value the business on adjusted earnings times a multiple, and the real estate separately through a cap rate. Small owner-operator facilities use SDE, which adds your compensation back; larger ones use EBITDA, which does not. Occupancy, payer mix, and owner dependency then move you within the range.
In 2025 institutional Class A assisted living traded near 6.8%, with overall seniors housing around 6.2%. Smaller and older facilities carry higher cap rates, often 7% to 9%, because buyers price in more risk. A lower cap rate means a higher real-estate value.
Margins vary with payer mix and occupancy, but private-pay-heavy facilities with strong census run stronger than Medicaid-weighted ones. What matters for valuation is your adjusted earnings after owner add-backs, not the headline margin, because that is what a buyer pays a multiple on.
Small owner-operator facilities typically sell for about 3.0x to 4.3x SDE. Larger facilities run 5x to 8x EBITDA, and strong memory care can go higher. Multiples eased in 2025, so current pricing sits toward the lower end of the five-year range.
Assisted living tends to trade at $25,000 to $75,000 per licensed bed, and memory care at $50,000 to $100,000. Price per bed is a useful cross-check against the earnings method, especially for facilities with thin or inconsistent earnings.
The same earnings-times-multiple method applies, but memory care carries a premium on both the multiple and the price per bed, reflecting higher acuity and higher rates. The real estate, if owned, is valued separately, and secured-care buildings can carry different cap rates.
Disclaimer. This calculator provides an estimate for informational purposes only. It is not a formal appraisal, a broker opinion of value, or financial, tax, or legal advice. Actual sale value depends on your specific financials, contracts, licensing history, and market conditions at the time of sale. Vanklif facilitates connections with a private buyer network and runs deals in partnership with licensed M&A advisors who specialize in senior care.