Get a research-backed preliminary valuation in under 3 minutes — built on industry-standard cap rate methodology, adjusted for your market, property type, and occupancy.
Preliminary estimates only. For investment decisions, speak with a Haven broker.
Takes about 3 minutes. No account required. Results appear instantly.
Results are preliminary estimates for informational purposes only — not a formal appraisal or broker opinion of value. Contact Haven for a professional valuation.
The calculator walks you through each step with real-time guidance and validation.
Select your city and state. The tool auto-populates market-specific cap rate data for your region.
Enter your monthly or annual Net Operating Income. Live validation benchmarks against regional averages.
Choose facility type (AL, MC, IL, RCFE), property age, number of units, and current occupancy.
Receive a low–average–high range with charts, methodology notes, and an exportable PDF report.
Every input and output is purpose-built for senior living operators and investors — not a generic real estate tool.
Industry-standard NOI ÷ Cap Rate valuation, with rates calibrated to urban, suburban, and rural senior housing submarkets.
Property age, facility type, and occupancy all shift the final range. A rural RCFE gets a different cap rate than a new suburban memory care.
Properties under 80% occupancy trigger a specialized workflow with guidance on stabilized vs. as-is value.
Download a summary report to share with partners, lenders, or advisors — or email it directly. No login required.
Fully responsive with large touch targets and auto-formatted currency fields on any device.
Every result includes a clear explanation of how the number was calculated — not just an output, but the reasoning behind it.
From first-time sellers to seasoned portfolio operators.
I'd been guessing at our facility's value for years. Haven's calculator gave me a realistic starting point that held up when we went to market. Sold above asking within 60 days.
As an investor evaluating multiple facilities, having a quick preliminary number before committing to due diligence is invaluable. This tool saves hours per deal.
The cap rate adjustments by location actually match what I've seen in real transactions. This isn't a toy — it's a real first-pass underwriting tool for this asset class.
Illustrative example — not an actual property. Round, hypothetical numbers used only to show the math.
The calculator uses the industry-standard income approach: value equals net operating income divided by a cap rate. It asks for your city and state, your monthly or annual NOI, your facility type (assisted living, memory care, independent living, or RCFE), property age, number of units, and current occupancy. Cap rates are adjusted for urban, suburban, or rural location, facility type, property age, and occupancy, and the result is shown as a low, average, and high range. Properties under 80% occupancy follow a separate workflow that explains stabilized versus as-is value.
Results are preliminary estimates, not a formal appraisal or Broker Opinion of Value.
The calculator covers communities of all sizes, including board-and-care homes and larger campuses. Haven's acquisition services on the buyers page focus on commercial properties only — 16+ beds; Haven represents buyers of commercial properties only, not residential homes or facilities under 16 beds.
Everything you need to know about how it works and what to do with your results.
Whether you're buying, selling, or exploring your options — Haven can help.
