Senior Care Business Valuation
Senior Care / Assisted Living Business Valuation Calculator & Exit Planning Built for Facility Owners
We built one platform that tracks your senior care / assisted living business's value monthly, identifies exit gaps early, and ensures your personal finances align with your exit timeline.
1,000+ Businesses have joined YourExitValue.com
Most Senior Care / Assisted Living Owners Have No Idea What Their Business is Actually Worth
Current Senior Care / Assisted Living Valuation Multiples (2026)
Senior Care / Assisted Living values are strong due to increased buyer demand from senior care consolidators, REITs, regional operators. Here's what companies sell for:
Every business is different. That's why you need to track your value.
Included in Your Exit Value is a complete Exit Planning Assessment where you track your progress quarterly against your results from the previous quarter.
Know your number and watch it grow
Most business owners guess at their value. You'll know it with precision.
Our platform uses six proven valuation methodologies to give you a complete picture of what your business is worth today—and tracks how that number changes month over month. No more waiting for annual appraisals or paying $15K+ for outdated reports.
See your trends. Spot opportunities. Make informed decisions
What Actually Drives Senior Care / Assisted Living Business Value
Revenue and earnings are the two most influential factors in your senior care / assisted living business's valuation. But not all companies are valued equally. Here are the factors that move your number up—or down:
Occupancy
90%+ Beds Full
Occupancy over 90% indicates healthy demand and operations. High occupancy demonstrates market demand and operational quality—under-occupied facilities have problems buyers must diagnose.
Low occupancy = major discount
Private Pay Mix
70%+ Private Pay
Private pay vs. Medicaid mix directly impacts margins. Private pay residents generate 2-3x the margin of Medicaid—payer mix significantly impacts profitability and valuation.
Medicaid-dependent = margin pressure
Staff Stability
<30% Turnover
Staff retention in senior care directly impacts quality scores and family satisfaction. High turnover disrupts resident care and creates constant training costs—stable staff is valuable.
High turnover = care concerns
Survey History
Clean Surveys
Star ratings and survey results are public and scrutinized. CMS ratings directly impact referrals and family decisions—poor ratings create significant headwinds.
Poor surveys = regulatory risk
Facility Quality
Modern Building
Memory care and higher acuity services command premium rates. Specialized services enable higher per-resident revenue and create differentiation from basic assisted living.
Dated = capital requirements
Acuity Capacity
Memory Care
Strong community reputation and referral relationships drive census. Word-of-mouth from families and hospital discharge planners drives most admissions—reputation is a key asset.
AL-only limits potential
How to Value a Senior Care or Assisted Living Facility
The U.S. senior care industry includes over 30,000 assisted living facilities, residential care homes, and senior living communities generating over $90 billion in annual revenue. As the population ages, senior care valuations are driven by both operating performance and the underlying real estate.
EBITDA multiples and cap rate analysis are the primary valuation methods for assisted living facilities. Facilities typically sell for 5.0x to 10.0x EBITDA or at cap rates between 6.0% and 9.0%. Owner-operated residential care homes (6-20 beds) are valued using SDE multiples, typically 2.0x to 4.0x.
Revenue multiples for senior care facilities generally range from 1.0x to 2.5x annual revenue, though real estate value is often calculated separately. Price per bed is another common metric, typically $30,000 to $150,000 per licensed bed depending on market, acuity level, and facility condition.
The unique valuation factors in senior care are the licensing, occupancy, and real estate. The operating license is often the most valuable intangible asset — in many states, obtaining a new assisted living license takes 12-24 months and faces community opposition. Occupancy rates above 90%, clean regulatory survey histories, low staff turnover, and a strong census pipeline from hospital discharge planners and referral sources drive premium valuations. Whether real estate is included or leased dramatically changes the transaction structure.
Senior care has attracted substantial PE and REIT investment as demographics guarantee growing demand. Facilities in desirable markets with strong reputations and modernized buildings command exceptional pricing. Use our free calculator above to get your instant estimate, then track your value monthly with YourExitValue.
Frequently Asked Questions
What multiple do senior care / assisted living businesses sell for?
Most senior care / assisted living businesses sell for 2.5x – 4.0x SDE or 0.6x – 1.0x annual revenue. However, the range is wide. Companies with strong occupancy can command significantly higher multiples. YourExitValue tracks exactly where you fall on each value driver.
How does occupancy affect my company's value?
Occupancy is one of the biggest value drivers for senior care / assisted living businesses. Senior care consolidators, reits, regional operators specifically look for companies with strong performance here. Improving this metric can significantly increase your multiple.
How long before selling should I start tracking my senior care / assisted living business value?
Ideally 1 to 5 years before your target exit. This gives you time to improve your occupancy, reduce owner dependence, strengthen your team, and document growth trends buyers pay premium prices for.
Who buys senior care / assisted living businesses?
Common buyers include senior care consolidators, REITs, regional operators, as well as individual buyers looking to own a business and strategic acquirers. Each buyer type values different aspects. YourExitValue helps you understand what each looks for.
What valuation method is used for senior care / assisted living businesses?
Most senior care / assisted living businesses are valued using SDE (Seller's Discretionary Earnings) multiples for smaller companies under $1M in earnings, and EBITDA multiples for larger companies. Revenue multiples (0.6x – 1.0x) are sometimes used as quick reference.
What's the fastest way to increase my senior care / assisted living business value?
The fastest improvements typically come from: 1) Improving your occupancy to hit the target, 2) Reducing owner dependence, 3) Documenting your systems and processes, and 4) Cleaning up financials. Most owners add 20-40% in 12-24 months.