See DealCrew analyze a real ALF deal
This is the exact output a DealCrew member sees when they run our AI on a listing. Sanitized Scottsdale assisted-living facility — real comp set, real valuation engine, real risk flags. Scroll through the output, then run it on your own deal.
Analyzing deals across 1,602 AZ + NV assisted living facilities — 1,391 Maricopa enriched, 211 Clark County enriched.
Desert Vista Senior Living
Desert Vista sits in the top quartile of Maricopa County assisted-living comps by bed-count (42 vs. median 24) and year built (2004 vs. median 1997). Trailing-12 occupancy reported at 91% supports a stabilized NOI of ~$562K. At a 7.1% cap — consistent with Scottsdale 2026 Q1 ALF transactions — the mid-point valuation is $7.92M against an $8.2M ask. The 3.4% ask-to-mid spread is well within negotiable range; deal is priced fairly, not aggressively.
Method: Income capitalization + Maricopa ALF comp set (n=19)
Key factors (strengths)
- ·42-bed count 75% above Maricopa ALF median — premium asset class within the segment
- ·2004 construction avoids major CapEx cycle through 2030 (most Scottsdale ALFs built 1985-1995 need roof/HVAC now)
- ·91% T12 occupancy clears the 85% stabilization floor; lender-approvable cash flow
- ·Active ADHS license with no deficiencies in last 3 state inspections (public record)
- ·Scottsdale 85260 demographic: median HH income $127K, 65+ population +4.2% YoY — demand tailwind
Risks to underwrite
- ·Ask $8.2M sits 29% above 2024 Maricopa assessor — expect pushback on loan-to-value if appraiser references assessed rather than income
- ·Staff turnover not disclosed; ALF operating margin is payroll-driven — 10% CNA churn above market cuts NOI by ~$35K/yr
- ·Memory-care conversion potential flagged but NOT underwritten — if seller's pitch deck leans on that upside, discount the claim
What you'd want to pin down before LOI
Appraiser may anchor to 2024 Maricopa County assessed value ($6.34M) rather than the seller's income-based ask ($8.2M). Lock in a lender pre-check before LOI to avoid last-minute LTV renegotiation.
Seller provided a T12 summary sheet. Request the full G/L export, payroll register, and state-required census reports for staffing ratio verification before DD expiration.
Marketing deck prices memory-care at 1.8× ALF rates. Conversion requires ADHS re-licensure ($42K fee + 60-90 days) + HVAC zoning upgrade (~$180K). Model as optional upside, not base case.
That's one deal. DealCrew does this for every deal you touch.
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Income-cap + sales-comp blend across Crawford's 1,602-facility AZ+NV ALF DB and expanding CA/TX/FL coverage. Low/mid/high bands with confidence scoring.
LOI + OM Generator
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