One table with the typical cap rate ranges, average monthly assisted living rates, and average occupancy that Haven uses across its 50 state selling guides.
A cap rate is net operating income divided by value. Lower cap rates mean buyers pay more for each dollar of income, usually because they see lower risk or stronger growth. The ranges below are the typical ranges shown in each of Haven's state selling guides; individual communities can fall outside them depending on size, age, occupancy, care mix, and condition.
For how cap rates fit into a full valuation, see How to Value an Assisted Living Facility.
| State | Typical cap rate | Avg. assisted living rate / mo. | Avg. occupancy |
|---|---|---|---|
| Alabama | 8–11% | $3,503 | 82% |
| Alaska | 8–12% | $7,050 | 80% |
| Arizona | 6–9% | $3,900 | 86% |
| Arkansas | 8–11% | $3,300 | 81% |
| California | 5–8% | $4,500 | 88% |
| Colorado | 6–8% | $4,200 | 87% |
| Connecticut | 5–7% | $5,100 | 88% |
| Delaware | 6–9% | $4,600 | 85% |
| Florida | 6–8% | $3,800 | 87% |
| Georgia | 7–9% | $3,600 | 85% |
| Hawaii | 5–7% | $5,800 | 88% |
| Idaho | 7–10% | $3,700 | 84% |
| Illinois | 7–9% | $4,600 | 85% |
| Indiana | 7–10% | $3,600 | 83% |
| Iowa | 8–11% | $3,700 | 81% |
| Kansas | 8–11% | $3,600 | 82% |
| Kentucky | 8–11% | $3,500 | 82% |
| Louisiana | 8–11% | $3,700 | 82% |
| Maine | 7–10% | $4,900 | 84% |
| Maryland | 6–8% | $4,700 | 87% |
| Massachusetts | 5–7% | $5,400 | 88% |
| Michigan | 7–10% | $3,800 | 83% |
| Minnesota | 7–9% | $4,100 | 86% |
| Mississippi | 9–13% | $3,200 | 79% |
| Missouri | 7–10% | $3,500 | 83% |
| Montana | 8–12% | $3,900 | 81% |
| Nebraska | 8–11% | $3,700 | 83% |
| Nevada | 6–9% | $3,800 | 85% |
| New Hampshire | 6–9% | $5,200 | 85% |
| New Jersey | 5–7% | $5,800 | 88% |
| New Mexico | 8–11% | $3,600 | 82% |
| New York | 5–7% | $4,800 | 88% |
| North Carolina | 7–9% | $3,800 | 86% |
| North Dakota | 8–12% | $3,900 | 80% |
| Ohio | 7–9% | $3,900 | 84% |
| Oklahoma | 8–11% | $3,400 | 82% |
| Oregon | 6–8% | $4,500 | 87% |
| Pennsylvania | 6–9% | $4,200 | 85% |
| Rhode Island | 6–8% | $5,600 | 86% |
| South Carolina | 7–10% | $3,700 | 85% |
| South Dakota | 8–12% | $3,800 | 80% |
| Tennessee | 7–10% | $3,700 | 84% |
| Texas | 7–9% | $3,748 | 85% |
| Utah | 6–9% | $3,700 | 86% |
| Vermont | 7–10% | $5,100 | 84% |
| Virginia | 6–8% | $4,400 | 87% |
| Washington | 5–7% | $4,700 | 88% |
| West Virginia | 9–13% | $3,600 | 79% |
| Wisconsin | 7–10% | $4,100 | 83% |
| Wyoming | 8–13% | $4,200 | 78% |
Select any state to read its full selling guide, including licensing notes and market detail.
Cap rates are a market shorthand, not a price. Two communities in the same state can trade at very different rates. Buyers adjust for occupancy trends, staffing stability, survey history, building age, and whether the community includes memory care. For a forward look at what may move rates, see our U.S. Senior Housing Outlook 2026–2027.
Ranges are a starting point. Haven's free Broker Opinion of Value applies them to your community's actual financials.
Talk to an AdvisorBrowse ListingsThis article is general information from Haven Senior Investments. It is not legal, tax, or investment advice. Rules and market conditions vary by state and change over time; confirm specifics with your attorney, CPA, and lender.
