Free tool
Group Home Deal Analyzer™
Enter the property economics and the operating costs. The tool shows you gross revenue, break-even occupancy, net operating income, revenue per bed and the maximum sustainable payment for the property — with the arithmetic visible at every step.
General education only. Not investment, tax, legal or accounting advice. Verify every assumption against the actual property, market and funding source.
Your inputs
Property & occupancy
Monthly operating costs
Monthly gross revenue
$4,590
5.1 of 6 positions occupied
Net operating income
$170
3.7% operating margin
Break-even occupancy
81.9%
4.9 of 6 positions must be filled
Revenue per bed
$765
Gross revenue ÷ legal capacity
Maximum sustainable property payment
$2,111
The most this house can pay for the property, leaving operating costs covered and a 10% cushion. Your actual payment is below.
Margin looks workable
At 85.0% occupancy the house produces $170 monthly, and it breaks even at 81.9%. That leaves room for an occupancy dip — but test it. Set occupancy to 70% and look again.
How this was calculated
- Occupied positions (6 × 85%)
- 5.1
- Gross revenue
- 5.1 × $900 = $4,590
- Operating expenses
- $2,020
- Property payment
- $2,400
- Break-even ($4,420 ÷ $900)
- 4.9 positions
- Net operating income
- $4,590 − $4,420 = $170
What this tool does not know
- It does not know whether the housing use is permitted at the property.
- It does not know whether the resident payment is realistic, funded or sustainable in your market.
- It does not know your actual insurance, tax or capital expenditure obligations.
- It does not know what happens when occupancy drops to 60% — try it and see.
Next step
Now find out whether you can actually control the property.
The numbers working is necessary, not sufficient. The next question is which acquisition structure fits the seller in front of you.
Important disclaimer
Acquire Group Homes™ provides education, consulting, business systems and real-estate strategy. It does not provide legal advice, medical advice, clinical treatment, licensing determinations, tax advice or Medicaid eligibility determinations. Requirements vary by property, population, services, city, county and state — nothing on this page states or implies that any model is automatically legal in any jurisdiction.
Operators must verify zoning, licensing, occupancy, building/fire code, fair-housing obligations, insurance, resident-rights requirements and other applicable laws with qualified professionals before acquiring or operating a property. We do not promise "no license required," guaranteed Medicaid payment, guaranteed government contracts, guaranteed occupancy, "eviction-proof" agreements, or that any structure avoids zoning or lender requirements.
Full disclaimersBefore you leave the page
Save your analysis — and find out whether the deal survives real underwriting.
You have the break-even occupancy and the maximum sustainable housing payment. What the numbers cannot tell you is whether the structure you are about to sign actually holds up. Send us the property and we will tell you which of the twelve control structures fit it.