Senior Housing Care Level Revenue Calculator

Senior housing revenue stacks base rent with tiered care fees for ADL support.

Units

Occupancy %

Base rent / month

Level 1 care fee

Level 2 care fee

Level 3 care fee

Monthly revenue

$435,600

Blended per occupied unit

$6,050

Annual revenue

$5,227,200

How the math works

Blended = base + weighted care fees. Monthly = occupied × blended.

Care blend: 30%×$700 + 40%×$1,400 + 30%×$2,600 = $1,550. $4,500 + $1,550 = $6,050/unit × 72 occ = $436k/mo.

How to Use

Enter units + occupancy.
Enter base monthly rent.
Enter Level 1-3 care fees.
Enter resident mix by care level.
Read blended revenue per unit.

Frequently Asked Questions

Care levels explained?

Independent Living (IL): no ADL (activities of daily living) support — dressing/bathing/eating self. Base rent only. Assisted Living (AL): 1-3 levels based on ADL need. Level 1: bathing assist, medication reminders ($400-900/mo). Level 2: bathing + dressing + meds + mobility ($900-1,800/mo). Level 3: bathing + dressing + meds + meals + mobility + transferring ($1,800-3,500/mo). Memory Care: specialized unit for dementia ($2,000-5,000/mo premium).

Typical resident mix?

AL community (typical 80-100 units): Level 1 25-35%, Level 2 35-45%, Level 3 20-30%, Memory Care 15-25% (often separate wing). Average care acuity rises 3-7% annually as residents age in place. Move-in typically Level 1-2; stay 2-5 years average; exit to Level 3 or memory care or skilled nursing or death.

Revenue density?

IL: $3,000-6,000/unit/mo (base rent, meals, housekeeping, activities). AL: $4,000-8,500/unit/mo (base rent + care). AL + memory care: $5,500-12,000/unit/mo. Care fees: 20-50% of total revenue; some properties 60%+ on high-acuity mix. Revenue growth: annual 3-5% rent + care tier migration upward = 5-9% organic growth.

Margin vs multifamily?

Senior housing operating margins: 25-35% (better than multifamily 35-45%? Wait — no, multifamily is better). Correction: multifamily 55-70% NOI margin; senior housing 25-35% because of high labor (nursing/aides/cooks/activities directors). Senior housing cap rates: 5.5-7.5%. Higher cap rate than mf because of operational intensity risk. Top operators (Brookdale, Holiday, Atria, Sunrise) extract 35%+ margins.