Tools and calculators
Run the numbers first.
Valuation, underwriting and loan sizing tools for assisted living and specialty real estate, organized by the decision in front of you: what a property is worth, whether a deal works, and how much debt it can carry.
Tools provide estimates for planning purposes only. They are not appraisals, offers, or commitments to lend. Brokered by eXp Commercial, LLC.
By audience
The right tool for the question.
Owner valuation and investor underwriting answer different questions, so they are separate tools. Each one below explains what it needs, what it gives you and where it stops.
A short, guided valuation for owners of assisted living facilities who want a first sense of what their property and business may be worth. You walk through the property, its revenue and its expenses, and the tool capitalizes the resulting net operating income into an estimated current value, plus a second figure showing what the facility could be worth at full occupancy.
- Inputs
- Property address, licensed beds, current residents, average monthly rate per resident, and monthly operating expenses (pre-filled from typical percentages of revenue, which you can edit).
- What you get
- An estimated current value, an estimated value at full occupancy, and the difference between the two. The result appears before you are asked for contact details; sharing them is optional and only needed if you want a CCGX advisor to follow up.
- Limitations
- Estimate only, not an appraisal. It applies a single market capitalization rate rather than property-specific comparable sales, and it does not adjust for condition, location, licensing, survey history or real estate versus business allocation. Results are only as good as the numbers you enter.
A browser-based underwriting workspace for buyers, investors and operators evaluating an assisted living acquisition. It is organized into 22 tabs in six groups: core analysis (cash flow, 10-year pro forma, ROI, and a multi-metric return dashboard), financing (amortization, depreciation, syndication), operations (expense benchmarking, rent roll, income worksheets, leases), advanced (equity waterfall, what-if sensitivity, Monte Carlo simulation, stress test), deals (fix and flip, development period, portfolio, side-by-side property comparison), and reports (a summary report, a full report and a settings panel).
- Inputs
- One shared set of deal inputs: purchase price, beds, average monthly rate, occupancy, down payment, interest rate, loan term, and revenue and expense growth. Expenses are entered as a percentage of revenue, with property tax and insurance in dollars. Individual tabs add their own inputs, such as hold period, exit cap rate, land allocation or tax bracket.
- What you get
- Cash flow, NOI, cap rate, DSCR, cash-on-cash, IRR, equity multiple and related metrics, a multi-year projection, loan and depreciation schedules, and scenario and risk views. Reports can be printed from the browser, and scenarios can be saved for later on the same device.
- Limitations
- Estimate only, not an appraisal. Default values are illustrative starting points, not market data for any particular property; replace them with the actual operating history. Interest rates are your own assumption, not a quote. Saved scenarios live in your browser, not on a CCGX account, so they do not follow you to another device.
Most permanent loans are sized by two tests: debt service coverage and loan-to-value. This calculator runs both against your assumptions and shows which one limits the loan, so you can see roughly how much debt a property's income might support before you talk to a lender.
- Inputs
- Annual net operating income, property value, interest rate, amortization period, the lender's target DSCR, and the maximum loan-to-value.
- What you get
- The maximum loan under each test, the binding constraint, annual and monthly debt service, and the resulting DSCR, loan-to-value and debt yield. The arithmetic runs in your browser; nothing you enter is sent anywhere.
- Limitations
- Illustrative only. It is not a quote, a rate, or a commitment to lend. It assumes a fully amortizing loan and does not model interest-only periods, reserves, fees or a lender's own underwriting adjustments. CCGX arranges and advises; financing is provided by third-party lenders, subject to their approval.
Part of our 1031 exchange guide, this calculator gives a rough picture of the taxes a sale might trigger if the proceeds are not exchanged, which is the amount a qualifying 1031 exchange could defer.
- Inputs
- Expected sale price, original purchase price, and years held.
- What you get
- Estimated capital gain, estimated depreciation recapture, federal capital gains tax, net investment income tax, a state tax estimate, and a combined total.
- Limitations
- A planning estimate, not tax or legal advice. It uses fixed, simplified tax rates and a simplified depreciation assumption rather than your actual basis, improvements, filing status or state. Confirm any exchange with your CPA, tax attorney and qualified intermediary.
A reference table of typical monthly resident care rates for assisted living in 18 cities across Arizona, Nevada, California, Texas, Florida, Colorado, Georgia and Tennessee, with a comparison to a national average and to small-home and large-community pricing. It is useful as a sanity check on the revenue assumptions you put into the tools above.
- Inputs
- None. It is a table you read, not a calculator.
- What you get
- Average monthly rates by city, small-home and large-community figures, and each city's difference from the national average.
- Limitations
- These are what residents pay for care and housing, not loan or interest rates. They are broad market averages, not quotes from any facility, and a specific property's actual rent roll should always take precedence.
Questions
Using the tools.
- What is the difference between the A.L.F. Estimate and the Investment Analysis Suite?
- The A.L.F. Estimate is for owners who want a quick sense of what their facility may be worth, using a few inputs about beds, residents, rates and expenses. The Investment Analysis Suite is for buyers, investors and operators who want to underwrite a deal in depth, with financing, projections, return metrics and risk scenarios.
- Is a tool result an appraisal or an offer?
- No. Every tool on this page produces an estimate for planning purposes only. A result is not an appraisal, a broker opinion of value, an offer to buy, or a commitment to lend. An appraisal requires a licensed appraiser, and a credible opinion of value requires a review of the actual property, financials and comparable sales.
- Do I have to give my contact information to see a result?
- No. The A.L.F. Estimate shows your estimated value before it asks for contact details, the Investment Analysis Suite and the loan sizing calculator work without any contact information, and the 1031 calculator updates as you move its sliders. Contact details are only needed if you want a CCGX advisor to follow up.
- Are my inputs saved or shared?
- The loan sizing calculator runs entirely in your browser and sends nothing. Scenarios you save in the Investment Analysis Suite are stored in your own browser on that device, not on a CCGX account. Information you choose to submit through a contact or estimate form is sent to CCGX so an advisor can respond.
- Are the rates on the care rates page loan rates?
- No. The care rates page shows typical monthly rates residents pay for assisted living. It does not show interest rates or loan pricing. In the loan sizing calculator and the analysis suite, the interest rate is an assumption you enter yourself, not a quote.
- How do I get a real valuation or financing review?
- Contact a CCGX advisor. For a valuation we review the operating history, census, licensing and comparable sales. For financing we prepare the request and introduce it to third-party lenders whose criteria fit the deal; any loan is made by the lender, subject to its approval.
Beyond the estimate
Talk to an advisor.
A calculator can frame the question. A confidential review of the operating history, census, licensing and comparable sales answers it. Reach Jake Crawford at (480) 766-2973 or jake@crawford.team.