Capital Markets
Without the Conflict
Investment sales, financing advisory, valuation and 1031 coordination for assisted living and healthcare real estate. One team, one set of incentives — and no property management arm quietly arguing you should hold.
Your Capital Advisory Partner
Crawford Commercial Group doesn't raise capital — we help our clients access it. Investment sales, financing advisory, valuation, 1031 coordination and market research sit under one roof, so the same team that knows what your asset is worth also knows who will finance it and on what terms. Whether you're acquiring your first assisted living home or building a multi-state portfolio, our capital markets advisory works exclusively for you.
One more thing worth saying plainly: we do not do property management. That is deliberate. We never compete with our clients' operators, we have no management fee stream to protect, and when you ask us whether to hold, sell or exchange, nothing about our answer is shaped by what we stand to keep managing.
Built Narrow On Purpose
The national platforms are excellent at scale. Scale is not what a seventy-unit memory care community needs. Four structural choices separate how we work from how a full-service platform works.
Brokerage, capital markets AND property management under one roof
Brokerage, capital markets and advisory. No management arm, ever.
A firm that manages your asset earns a fee only while you hold it. Ask that firm whether to sell and you are asking a question against its own revenue.
Senior housing sits inside a healthcare vertical inside a national platform
Assisted living, memory care and behavioral health are the whole practice
Licensure, census, payor mix and survey history are not a specialty line for us. They are the only thing we underwrite.
Institutional minimums route small facilities to a junior team or decline
Ten-bed homes through multi-facility portfolios, same senior attention
The assets the national firms cannot afford to cover carefully are the ones we built the desk around.
Research published to market the platform
Research built to underwrite the deal in front of us
Our data exists because we needed it to value assets. Publishing it is a by-product, not the product.
Financing Advisory
The Right Capital for Every Deal.
We guide ALF buyers and developers through the full spectrum of lending products — identifying the optimal structure for your acquisition, construction, or refinance. Crawford maintains active relationships with lenders who specialize in senior housing, giving our clients access to competitive terms and faster closings.
Get StartedSBA 7(a) Loans
Long amortization and low down payment relative to conventional debt, for ALF acquisition, construction and partner buyouts
Conventional Lending
Investment property loans and portfolio lenders experienced with senior housing assets
Bridge Financing
Short-term capital for acquisitions, renovations, and value-add repositioning
USDA / HUD Programs
Specialized programs for rural and affordable senior housing where applicable
1031 Exchange Facilitation
Defer Taxes. Upgrade Your Portfolio.
The 45-day identification window is the constraint that kills exchanges, and replacement financing is what makes an identified property closeable. Crawford coordinates the qualified intermediary, sources the debt on the replacement leg so it funds inside the 180-day clock, and structures reverse and improvement exchanges where the replacement has to be parked or built.
Get Started45-Day Identification
Access to active and off-market ALF listings to identify replacement properties on deadline
QI Coordination
Seamless coordination with qualified intermediaries throughout the exchange process
Reverse & Improvement Exchanges
Rev. Proc. 2000-37 parking structures when the replacement must be acquired or built first
Compliance Assurance
Every exchange structured to meet IRS requirements — no shortcuts, no risk
Capital Stack Structuring
Architect the Right Capital Structure.
Complex ALF transactions often require layered capital solutions. Crawford advises on the full capital stack — from senior debt through equity — helping clients structure financing that maximizes returns while managing risk across acquisition, construction, and stabilization phases.
Get StartedJoint Venture Equity
Structuring JV partnerships between operators and capital partners for ALF acquisitions
Development Financing
Construction loan packages for ground-up ALF and BHRF development projects
Phased Capital Planning
Acquisition → construction → stabilization capital call structuring and timeline management
Mezzanine & Preferred Equity
Identifying and placing subordinate capital to bridge the gap between senior debt and sponsor equity
Investment Analysis
Data-Driven Decisions. Defensible Numbers.
Our analytics platform combines proprietary valuations with deep market expertise to deliver institutional-quality investment analysis. Whether you're evaluating an acquisition, modeling a development, or deciding between holding, selling, or exchanging — we provide the numbers that drive confident decisions.
Get StartedProprietary Valuations
Proprietary models trained on data from 65,000+ facilities delivering defensible opinions of value
Underwriting & Pro Formas
Complete financial modeling including P&L reconstruction, add-backs, and DSCR analysis
Cap Rate & Comps
Real-time cap rate tracking and comparable sales analysis across target markets
Hold vs. Sell vs. 1031
Scenario modeling to optimize your portfolio strategy and tax position
Every Route to a Closed Loan
There is no single best product — only the right product for a given asset, sponsor and timeline. These are the executions we advise on and coordinate for senior housing and healthcare real estate.
Government-Backed
SBA 7(a)
Acquisition, partner buyout, refinance, working capital alongside real estate
Owner-occupied test applies. Long amortization and lower equity than conventional. Personal guaranties are standard.
SBA 504
Owner-occupied acquisition and ground-up construction
Bank first plus a CDC second. Fixed-rate second is the draw. Job-creation or public-policy goals apply.
HUD / FHA 232
New construction and substantial rehabilitation of licensed care
Non-recourse, long fixed term and long amortization. Slowest process on this page — plan the timeline around it.
HUD 232/223(f)
Acquisition or refinance of an existing licensed facility
Requires an operating history. The most common HUD route for a stabilized asset.
HUD 232/223(a)(7)
Streamlined refinance of an existing HUD-insured loan
Fastest HUD execution because the asset is already in the program. Rate-and-term only.
USDA B&I
Rural facilities outside agency and HUD footprints
Population thresholds decide eligibility before anything else is discussed.
Conventional & Agency
Bank / Credit Union Portfolio
Acquisition, refinance, construction for relationship borrowers
Fastest to close and the most negotiable. Footprint and in-house hold limits decide who can actually do the deal.
Agency Seniors Housing
Stabilized independent living, assisted living and memory care
Fannie Mae and Freddie Mac seniors programs. Operator experience and census stability drive proceeds.
Life Company
Low-leverage permanent debt on the highest-quality assets
Best pricing in the market when the asset qualifies. Selective, and it will pass on most small facilities.
CMBS
Larger stabilized assets and portfolios seeking non-recourse fixed debt
Non-recourse with defeasance or yield maintenance. Servicing is rigid once closed — read the prepay before you sign.
Transitional & Structured
Bridge
Acquisition, lease-up, turnaround, or a bridge to a HUD or agency take-out
Interest-only and speed are what you buy. Have the exit identified before you close the bridge, not after.
Private Credit
Stories a bank will not underwrite — census dips, licensure transitions, tight timelines
Prices for the story. Certainty of execution is the product.
Construction / Construction-to-Perm
Ground-up development and major repositioning
Guaranties, completion assurance and a credible operator are the underwriting, not just the pro forma.
Mezzanine & Preferred Equity
Filling the gap between senior debt and sponsor equity
Cheaper than common equity, more expensive than debt. Intercreditor terms matter more than the coupon.
Program availability, eligibility and terms change with the market and with each lender's own credit policy. Nothing on this page is a commitment to lend, an offer of credit, or a quote of terms. Crawford Commercial Group is a licensed real estate brokerage and advises on and coordinates financing alongside its brokerage engagements; loans are made by third-party lenders under their own terms and licensing.
How a Financing Actually Moves
Seven steps, run the same way every time. Consistency is what makes a package credible to a credit committee.
Intake & Qualification
We establish what the asset is, what the borrower brings, and whether the transaction is financeable before anyone spends money. Honest early is cheaper than optimistic late.
Underwriting & Financial Spreading
Trailing twelve and trailing three operating statements reconstructed, add-backs identified and defended, census and payor mix analysed, pro forma built and stress-tested.
Lender Strategy & Credit-Box Matching
We match the deal against what lenders actually close, not what their brochure says. Geography, property type, loan size, leverage, recourse posture and turnaround all narrow the list before a single call is made.
Packaging & Submission
One standardized package — executive summary, operating history, rent roll and census, licensure and survey history, sponsor background, sources and uses. Same package to every lender, so the comparison is apples to apples.
Term Comparison & Negotiation
Term sheets normalized side by side: proceeds, rate, term, amortization, recourse, reserves, prepayment and all-in cost. The cheapest coupon is frequently not the best deal.
Diligence & Closing
Condition tracking, third-party reports, appraisal and title coordination, licensure and regulatory items, and a closing calendar everyone works from. Most financings die late, on conditions.
Post-Close & Maturity Tracking
Your maturity date goes in our system the day you close. We come back before the market does, so a refinance is a plan rather than a scramble.
What a Lender Is Actually Reading
Licensed care is not underwritten like a strip centre. These are the inputs that decide proceeds, pricing and whether a deal clears credit at all — worth understanding before you go to market, not after.
Census & Occupancy Stability
Trend matters more than the snapshot. Lenders read the last twenty-four months and ask what happened during any dip and whether it recurred.
Payor Mix
Private pay, Medicaid waiver and managed care carry different risk. Concentration in any one source is a question you should be ready to answer.
Licensure & Survey History
Licence status, capacity, level of care and the survey and deficiency record are underwriting inputs in this asset class, not paperwork.
Operator Quality & Experience
In licensed care, the operator is a material part of the credit. Track record, other facilities under management and depth of the bench all get read.
DSCR & Debt Yield
Debt service coverage sizes most loans; debt yield is the sanity check that ignores rate and amortization. Expect both to be run against a stressed number, not your best year.
Cost & Value Per Bed
Per-bed and per-unit basis against comparable transactions is how an appraiser and a credit committee will frame your price.
Real Estate & Business Value Split
Licensed care sells as real estate plus an operating business. How that value is allocated affects the loan product, the tax treatment and the buyer pool.
Sponsor Liquidity & Net Worth
Post-closing liquidity and global cash flow across a sponsor's other holdings are tested. Many otherwise sound deals size down here.
Who We Work With
Owner-Operators
Buying your second or your twentieth facility, buying out a partner, or refinancing debt that no longer fits the business.
Investors & Family Offices
Capital seeking senior housing yield without operating exposure, including structures that pair capital with an experienced operator.
Developers
Ground-up assisted living, memory care and behavioral health, from land through construction financing to permanent take-out.
1031 Exchangers
Sellers under a forty-five day identification clock who need replacement assets and financing lined up on the same timeline.
Institutional Buyers
Groups underwriting portfolios and needing consistent, defensible asset-level data across multiple states.
Sellers & Estates
Owners exiting by choice or by circumstance, who need a valuation they can rely on and a process that protects confidentiality.
Underwriting Starts With Data
Capital markets advice is only as good as the market read behind it. Our research desk feeds every engagement.
Market Intelligence
Supply, demand and transaction dynamics across our covered markets.
Market Data
Facility-level data underpinning valuation and comparable analysis.
The Crawford Report
Our recurring read on where senior housing capital is moving.
Transactions in the News
What actually traded, and what it says about pricing.
Distress Signals
Early indicators of owners who may need a capital solution.
Valuation Suite
Start with what the asset is worth before deciding how to finance it.
Straight Answers
Do you provide the loan yourselves?
No. Crawford Commercial Group is a real estate brokerage. On the capital side we act as an advisor and coordinator — we help structure the request, prepare the underwriting package, introduce you to lenders whose credit box actually fits the deal, and manage the process through closing. The loan itself is made by the lender.
Why don't you offer property management?
Because it would compromise the advice. A firm that manages your asset has a fee stream that continues only while you hold it, which is a poor position from which to tell you whether to sell. We took that conflict off the table permanently.
What size transactions do you work on?
Our practice centres on assisted living, memory care, behavioral health and healthcare real estate, from single ten-bed homes through multi-facility portfolios. Small facilities are underserved by the national firms, which is exactly why we built the desk around them.
How long does a financing take?
It depends entirely on the product. A bank or credit union portfolio loan can close in weeks. An SBA loan takes longer. A HUD-insured execution is measured in months and should be planned that way from day one. We tell you the realistic timeline before you engage, not after.
What do you need from me to start?
Trailing twelve and trailing three operating statements, a current census and rent roll, the licence and any survey history, a summary of existing debt, and a short sponsor background. That is enough to tell you whether the deal is financeable and roughly where.
Can you help if my census has dipped?
Often, yes. A census story is a lender-selection problem more than a dead deal. Banks tend to underwrite the trailing numbers; bridge and private credit lenders will underwrite a credible recovery plan. Which one is right depends on how far along the recovery is.
How do you get paid?
On brokerage engagements, through the commission agreed in writing at the outset. On advisory work, through a fee agreed in advance. Either way it is documented before work begins, and we will tell you plainly where our compensation comes from on any transaction.
Do you work outside Arizona?
Yes. Our data covers facilities nationwide and we work with clients across multiple states, coordinating with in-state licensed brokers where local licensure is required.
Will you keep my sale confidential?
Yes, and in this asset class that is not a courtesy — it is operationally critical. Staff and residents learning a facility is for sale can damage census and therefore value. We contact owners directly and require confidentiality agreements before deal information is released.
Can you value my facility before I commit to anything?
Yes. A broker opinion of value costs you nothing and carries no obligation. Most owners we work with start there, and a fair number decide the timing is wrong and hold. That is a legitimate outcome and we will say so.
What is the single most common reason a financing falls apart?
Late-stage conditions — a missing document, a licensure item, a third-party report that comes back differently than assumed. That is why our process front-loads diligence and tracks conditions from day one instead of discovering them at week ten.
Do you work with my existing lender?
Gladly. If your incumbent bank is the right answer we will tell you so and help you present the request properly. Our value is in the comparison, not in moving your business for its own sake.
Start Where You
Actually Are
Three honest starting points. None of them obligate you to anything, and all of them are confidential.
Crawford Commercial Group · Brokered by eXp Commercial