Assisted Living Feasibility Study in the Dallas-Fort Worth-Arlington, TX Metro Area

Assisted living in a very large metro, weighted light

Dallas-Fort Worth-Arlington is a huge market, but assisted living without nursing care is only 18 of 39 asset classes here and the location quotient of 0.74x puts it below its national weight. Even so, the metro is 11 of 321 once volume is ranked across every metro and micro area. SBA lists 50 loans for FY2017 to FY2026 with $76.3 million approved, a median of $854,750 at 1.12x the national figure, and quartile edges of $414,050 and $2.4 million.

Program split and a coding limit

The 50 loans divide 45 and 5 between 7(a) and 504. Franchise share is withheld. Only a slice of senior housing shows: assisted living lacking on-site nursing has the code, memory care has none, and communities with nursing sit in other classes, so the 50 loans cover less than the everyday idea.

Counties and the named holder

Collin County, TX leads with 16 loans, then Tarrant County, TX with 12 and Dallas County, TX with 11, so the northern suburbs carry more of the record than the core county. Live Oak Banking Company is the single listed holder: 7 loans worth $14.4 million as 7(a) holder of record, an SBA tally and no commentary on the lender. FY2019 printed 7 loans and $7.3 million, FY2023 7 and $11.0 million, FY2024 5 and $12.4 million, FY2025 5 and $5.3 million, and FY2026 12 and $17.9 million, the largest year by far. FY2017, FY2018 and FY2020 to FY2022 are withheld.

What is not published

No cancellation or charge-off percentage prints for Dallas-Fort Worth, and no empty cell there is a zero. Collin, Tarrant and Dallas are in the 50-loan count because the 2023 list carries their names.

What a Dallas-Fort Worth study has to test

Demand for assisted living comes from older residents who need help with daily activities but not skilled nursing, so a study should test the age-qualified population within the draw area, local private-pay capacity, and competing communities within a drive of the site. Cost covers construction or conversion, licensing, and the staffing needed to open. Stress coverage with a slow lease-up at a loan near $854,750, and ask the appraiser to say how much value rests on the real estate versus the operating business.