Prepared for lenders, CDCs, and federal agencies to SBA SOP 50 10 8, USDA RD Instruction 5001, and conventional underwriting standards. Fiduciary duty runs to the lender and the agency, never the borrower. More than 4,000 studies since 1998 covering $40.2 billion in evaluated project value.
Memory care is the senior-housing segment where demand depth and operating intensity meet: dementia prevalence in the age-qualified base creates need, but the private-pay rate filters who can access it, and the staffing model — higher ratios, specialized training, secured environments — defines the cost base. The study applies the double-qualified demand methodology with a prevalence overlay, validates the rate positioning against the market's actual memory-care comparables, and tests the operating model at the acuity-driven staffing the census will actually require as residents age in place.
Demand modeling from age-and-income-qualified households with dementia-prevalence rates applied, competitive census of dedicated and wing-based memory-care supply, rate benchmarking by unit type, staffing at acuity-adjusted ratios, and fill-curve modeling against the segment's documented stabilization timelines.
Every Wert-Berater financial model is fully linked with no hardcoded values, so any reviewer can stress any input. Deliverables comprise a complete narrative report and the linked Excel model, with ten-year pro forma, sensitivity analysis at ±5, 10, and 15 percent, interest-rate stress from +0.5 to +3.0 percent, and ratio analysis benchmarked against RMA and IBISWorld data.
SBA engagements are prepared to SOP 50 10 8, including its debt-service-coverage minimums of 1.15x operating and 1.00x global. USDA engagements follow RD Staff Instruction 5001 across the Business & Industry, Community Facilities, REAP, and Value-Added Producer Grant programs. Conventional engagements are built to the lender's stated coverage standard, typically 1.20x. Owner-operator communities fit SBA structures; larger developments route conventional and HUD frameworks; the operator's dementia-care credentials weigh as the management dimension.
The category is native ground for the firm's senior-care practice, applying the same penetration discipline documented across its assisted-living record. Independence is non-negotiable: determinations follow the evidence and are not revised under pressure, and studies are built to pass lender, agency, and third-party review without exception items.
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