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Senior Housing Market Insights & Feasibility Studies | Haven Senior Investments
Haven Senior Investments

Senior Housing
Market Intelligence
& Feasibility Studies

Before committing capital to a senior housing development, acquisition, or repositioning, you need to understand the market. Haven provides market feasibility studies, analytics, benchmarking, and data-driven insights for developers, operators, buyers, and investors across all 50 states.

Order a Market Study What We Measure
All 50
States covered
Hundreds
Of KPIs tracked per market
Any
Market, site, or portfolio
Custom
Benchmarking & reporting
Who Uses Haven's Market Intelligence
Dev
Developers
Validate site selection, confirm demand exists, and size the opportunity before committing construction capital
Buy
Buyers
Underwrite the competitive landscape and demand fundamentals of a target acquisition market
Ops
Operators
Benchmark performance against local competitors, identify census growth opportunities, and prioritize capital allocation
Inv
Investors
Evaluate market-level risk and opportunity before deploying capital into a specific geography or asset type
Lend
Lenders
Independent market validation to support SBA, HUD, and conventional underwriting for senior housing loans
Market Intelligence Services

Four Capabilities.
One Integrated Picture.

Haven's market intelligence work is built around the conviction that bad market data produces bad decisions — and that senior housing is too capital-intensive and mission-critical for decisions to be made on instinct alone. We analyze markets using comprehensive, senior-housing-specific data and present findings in formats that are actionable for developers, operators, and capital partners.

Every market analysis begins with the question the client needs answered — not with a standard template. Whether you need a full market feasibility study for a development project or a competitive benchmarking analysis for an existing community, the deliverable is calibrated to your decision.

400+
Senior housing KPIs tracked per market analysis
50
States covered — every market in the U.S.
3 mi
Primary service area radius for competitive analysis
10 yr
Demographic projection horizon for demand modeling
01
Market Analytics
Comprehensive analysis of any senior housing market, site, portfolio, or community across hundreds of KPIs formulated specifically for the senior housing sector — occupancy, rate levels, payor mix, labor conditions, and competitive dynamics.
Local and regional occupancy trends by asset type
Private-pay rate benchmarks and payor mix analysis
Labor cost, staffing ratios, and workforce conditions
New supply pipeline and absorption trends
Cap rate and transaction comparable analysis
02
Custom Benchmarking
Benchmark any market, site, community, or portfolio against any other market, site, community, or portfolio in the U.S. — against direct competitors, regional peers, or internal portfolio benchmarks. Know where you stand relative to what matters.
Head-to-head competitive benchmarking vs. named competitors
Regional and national peer group benchmarking
Portfolio-wide performance benchmarking across sites
Rate and occupancy gap analysis vs. market leaders
Quality indicator and survey outcome benchmarking
03
Market Exploration
Explore markets using powerful tools and custom datasets — wealth patterns, age cohort distribution, acuity demand, referral source mapping, labor cost and conditions, and demographic trajectory. Designed for developers and operators entering new markets.
Wealth, age, and acuity demand pattern mapping
Referral source identification and volume analysis
Drive-time and service area demand modeling
Population growth and aging-in-place projections
Market penetration rate analysis by asset type
04
Resident Insights
Analyze resident patterns to identify underutilized areas of opportunity — prospect ability to pay, market depth by income band, geographic concentration of demand, and alignment between your community's offerings and local population needs.
Prospect ability-to-pay analysis and income band modeling
Geographic demand concentration mapping
Resident origin and referral pattern analysis
Long-term care insurance penetration in the market area
Private-pay depth and runway assessment
Market Feasibility Studies

Before You Commit Capital,
Know Your Market.

A market feasibility study is the foundational analysis for any senior housing development decision. It answers the question every developer, lender, and investor needs answered before capital is committed: Is this market ready to support a new or repositioned senior housing community — and of what type, size, and rate structure?

Haven's feasibility studies are used to support internal development decisions, SBA and HUD loan applications, investor presentations, and board-level go/no-go evaluations. They are rigorous, data-backed, and written for the decision-makers who act on them.

Before breaking ground — confirm demand exists and can support your pro forma before committing land and construction capital
For SBA or HUD financing — lenders require independent market studies to support feasibility determinations for construction and acquisition loans
Before acquiring an existing community — understand the competitive position, occupancy potential, and rate ceiling of a target acquisition market
For investor presentations — demonstrate market rigor to equity partners and capital sources before requesting a commitment
For repositioning decisions — evaluate whether a license conversion, rate increase, or service line change is supported by market conditions
What a Haven Feasibility Study Includes
01
Primary Service Area Definition
Drive-time and geographic service area definition — establishing the boundaries that determine demand capture and competitive analysis
02
Demographic & Demand Analysis
Age cohort distribution, 5–10 year population projections, income levels, long-term care insurance penetration, and penetration rate modeling
03
Competitive Supply Inventory
Every competing senior housing community in the primary and secondary service areas — occupancy, rate structure, license type, bed count, and quality indicators
04
New Supply Pipeline
Planned, under-construction, and recently opened communities — identifying competitive headwinds to lease-up and long-term market absorption
05
Rate Analysis & Pricing Recommendations
Current market rates by community type and unit configuration — establishing the rate ceiling your project can realistically achieve in lease-up and at stabilization
06
Market Need Conclusion & Recommendations
A clear statement of market feasibility — supported by the data — along with recommendations on project type, size, positioning, and phasing strategy
Feasibility studies typically delivered within 2–4 weeks. Every market is different — contact Haven to discuss your specific project.
Order a Study
Why Market Intelligence Matters

The Cost of Getting
the Market Wrong

Senior housing development and acquisition are capital-intensive, long-horizon decisions. A 100-bed assisted living community represents $15–25M in construction cost. An acquisition at the wrong price in the wrong market can underperform for a decade. The cost of a market study — relative to the capital at risk — is negligible.

The communities that struggle most are rarely the ones in bad buildings. They are the ones in markets that were not adequately analyzed before capital was committed: oversupplied submarkets, wrong rate assumptions, demographics that don't support the acuity level, or competitive dynamics that prevent meaningful lease-up.

"We built in a market that looked strong regionally — but didn't account for three new communities opening within 18 months of us."
The scenario a market feasibility study is designed to prevent. New supply pipeline analysis is a core deliverable of every Haven study.
"Our rate assumptions were based on what we saw in our other markets. The local market couldn't support those rates."
Rate ceiling analysis — specific to the primary service area — prevents this. Extrapolating from portfolio averages is not market research.
"We knew the demographics looked right on paper. What we missed was how low the income levels were relative to what our pricing required."
Ability-to-pay and private-pay depth analysis is a critical component of demand modeling — not just age cohort counts.
"Our lender required a market study. It changed how we sized the project — and probably saved us from a serious over-build."
Lenders require market studies for good reason. Independent feasibility analysis protects both the borrower and the lender from capital misallocation.
Data Sources & Methodology

Senior Housing Intelligence
Built on Rigorous Data

Haven's market analysis is built on proprietary and third-party data sources specifically designed for the senior housing sector — not adapted from general real estate or healthcare datasets.

Occupancy & Inventory
NIC MAP Data & Analytics
The primary data standard for senior housing market intelligence — occupancy, absorption, construction pipeline, and rate data across assisted living, memory care, independent living, and skilled nursing
Demographics
U.S. Census Bureau & Esri
Current and projected population data by age cohort, income level, and geography — enabling demand modeling and penetration rate analysis at the primary service area level
Competitive Intelligence
State Licensing & Primary Research
State licensing databases, on-site competitive surveys, and direct outreach to identify every competing community — their current occupancy, rates, and operational profile
Labor & Operations
BLS, CMS & Proprietary Sources
Bureau of Labor Statistics data on healthcare workforce costs and availability, CMS quality metrics for skilled nursing, and Haven's proprietary transaction and operating data from senior housing engagements
How Each Client Uses Market Intelligence

The Right Analysis
for Your Decision

Developers
Site Validation & Development Feasibility
Developers use Haven's market studies to validate site selection decisions, size the development opportunity, establish pro forma rate assumptions, and satisfy lender feasibility requirements before committing construction capital.
Go/no-go development decisions
Project sizing and unit mix optimization
Rate assumption validation for pro forma
SBA, HUD, and lender feasibility requirements
Development Resources
Operators
Competitive Benchmarking & Growth Planning
Operators use Haven's benchmarking and resident insights to understand how their community performs relative to local competition — and to identify specific census growth opportunities, rate adjustment room, and referral source opportunities.
Competitive rate and occupancy benchmarking
Referral source identification and mapping
Rate increase feasibility analysis
New wing or license expansion validation
Consulting Services
Buyers & Investors
Acquisition Underwriting & Market Risk
Buyers and investors use market intelligence to underwrite the competitive landscape of a target acquisition, validate occupancy upside assumptions, and assess the market-level risks before closing or committing equity.
Competitive market analysis for target acquisitions
Occupancy upside validation vs. market norms
Rate ceiling analysis and revenue modeling
Market-level risk assessment for investor presentations
Buyer Resources
Order a Market Study

Tell Us About Your
Market or Project.

Complete the form to start a conversation with Haven's market intelligence team. Whether you need a full market feasibility study for a development project, a competitive benchmarking analysis for an existing community, or market exploration for a new geography — Haven can help.

Every engagement starts with understanding your decision — what you need to know, and when you need to know it. There is no obligation from an initial inquiry.

Market feasibility studies — for development, acquisition, or lender requirements
Competitive benchmarking — rate, occupancy, and quality analysis vs. local competition
Market exploration — demand mapping, demographic analysis, referral source identification
Resident insights — ability-to-pay, demand depth, and geographic concentration analysis
Capital Solutions Consulting Development Guide Contact Haven
Market Intelligence Inquiry
Request a Market Study
Respond within one business day — strict confidentiality, no obligation.
Email
Which topic best describe your inquiry?
If you are looking to purchase, what are the # of units desired per acquisition or project
How many units do you own?

Confidential · No obligation
Haven Senior Investments · Dallas, TX · All 50 States

Market Intelligence Is
Only the Beginning.
Haven's full advisory platform covers development consulting, capital solutions, buy-side advisory, and sell-side transaction management — built on the same market intelligence that informs every engagement.
Consulting Services Capital Solutions
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