Assisted Living Feasibility Study in the Sacramento-Roseville-Folsom, CA Metro Area
What SBA's own loan files show about assisted living (without nursing care) lending in the Sacramento-Roseville-Folsom, CA Metro Area, and what a feasibility study for a project there has to test.
Sacramento: assisted living home
Sacramento approved assisted living home loans: 127 in FY2017 to FY2026, worth $124.7 million. Sacramento ranks 3 of 321 for the class on 127 loans among metro areas; in Sacramento, the class ranks 4 of 39. Sacramento's location quotient reads 5.50x on 127 loans: a far heavier concentration. In Sacramento, ranks and the 5.50x quotient, from 127 loans, distinguish the class; Sacramento size is 1.03x the national median.
$786,000 marks the median of 127 loans, close to the national figure (1.03x), and $515,000 to $1.1 million bounds Sacramento's middle half. Of 127 loans in Sacramento, 114 used 7(a) and 13 used 504. 0.00% is the franchise share of 127 loans; the rest are independents.
Sacramento's 7(a) table, 53 loans at Pinnacle Bank (CA), $52.9 million; 11 at Harvest Small Business Finance, LLC, $9.2 million; 9 at Celtic Bank Corporation, $9.6 million; 9 at Columbia Bank (OR), $6.3 million; 5 at First-Citizens Bank & Trust Company, $5.5 million. Sacramento: holders under 5 loans go unnamed. Sacramento county counts, 127 loans: Sacramento County, CA 78.
The Sacramento loans' fate
13.0% at minimum: Sacramento's cancelled share through FY2024. Sacramento's ceiling for undisbursed loans: withheld. Sacramento charge-offs: too few, not zero. Sacramento floors may rise with open loans. Sacramento approvals ran from 7 loans and $5.5 million in FY2017 to 9 loans and $9.8 million in FY2026, peaking at 22 in FY2020 and dipping to 6 in FY2019. Sacramento loans per year: FY2017 7, FY2018 14, FY2019 6, FY2020 22, FY2021 13, FY2022 11, FY2023 13, FY2024 14, FY2025 18, FY2026 9. Yearly dollars: FY2017 $5.5 million, FY2018 $22.6 million, FY2019 $5.7 million, FY2020 $21.7 million, FY2021 $13.2 million, FY2022 $11.6 million, FY2023 $11.2 million, FY2024 $14.7 million, FY2025 $8.6 million, FY2026 $9.8 million.
Sacramento: the study's tests
For 127 loans in Sacramento, safety costs outside $515,000 to $1.1 million need cases. For 127 approvals in Sacramento, appraisers weigh beds and income. Sacramento approvals ran from 6 in FY2019 to 22 in FY2020; for Sacramento, plan for slow licensing. Sacramento's quotient, 5.50x: count rivals by price. Across 127 loans, stabilized private pay in Sacramento carries $786,000. Sacramento: facing slow fill, debt service holds with $124.7 million approved.
Sacramento's 127 loans cover homes without on-site nursing. Sacramento's 127 loans are placed by project county. Sacramento follows the July 2023 delineation. Sacramento drops unplaceable counties from $124.7 million. Treat 127 loans as a guide to Sacramento, not a census.
SBA assisted living (without nursing care) loans in the Sacramento-Roseville-Folsom, CA Metro Area
| Loans approved, FY2017 to FY2026 | 127 |
|---|---|
| Gross dollars approved | $124.7 million |
| Median loan | $786,000 |
| Middle half of loans, from | $515,000 |
| Middle half of loans, to | $1.1 million |
| SBA 7(a) loans | 114 |
| SBA 504 loans | 13 |
| Franchise share of loans | 0.00% |
| Rank among metro and micro areas for assisted living (without nursing care) loans | 3 of 321 |
| Rank of assisted living (without nursing care) among the classes in this area | 4 of 39 |
| Location quotient (share of loans against the national share) | 5.50x |
| Median loan against the national median for the class | 1.03x |
Cancellation and charge-off
| Cancelled after approval, FY2017 to FY2024 approvals (a floor) | 13.0% |
|---|---|
| The same, counting loans still undisbursed as cancelled (a ceiling) | withheld |
| Charged off to date, FY2017 to FY2021 disbursed loans (a floor) | withheld |
Both rates are floors. SBA withholds the status of open loans, so a loan counts as charged off only once SBA reports it; a rate needs at least 30 loans in its cohort and is otherwise not reported.
SBA assisted living (without nursing care) loans approved in the Sacramento-Roseville-Folsom, CA Metro Area, by fiscal year
| Fiscal year | Loans | Dollars |
|---|---|---|
| FY2017 | 7 | $5.5 million |
| FY2018 | 14 | $22.6 million |
| FY2019 | 6 | $5.7 million |
| FY2020 | 22 | $21.7 million |
| FY2021 | 13 | $13.2 million |
| FY2022 | 11 | $11.6 million |
| FY2023 | 13 | $11.2 million |
| FY2024 | 14 | $14.7 million |
| FY2025 | 18 | $8.6 million |
| FY2026 | 9 | $9.8 million |
Most active SBA lenders
| Lender | Loans | Dollars |
|---|---|---|
| Pinnacle Bank (CA) | 53 | $52.9 million |
| Harvest Small Business Finance, LLC | 11 | $9.2 million |
| Celtic Bank Corporation | 9 | $9.6 million |
| Columbia Bank (OR) | 9 | $6.3 million |
| First-Citizens Bank & Trust Company | 5 | $5.5 million |
Lenders with 5 or more loans here; a lender with fewer is not listed, and loans SBA or a receiver holds are counted but never listed as a lender.
Where the loans are, by county
| County | Loans |
|---|---|
| Sacramento County, CA | 78 |
Counties with 5 or more loans; smaller ones are not listed.
Metro is the CBSA (metropolitan or micropolitan statistical area) of the loan's project county, July 2023 delineation (OMB Bulletin 23-01). The county is matched by name (manifests/ld2/county-cbsa-map.csv); a loan whose county cannot be placed in a 2023 CBSA is left out of every metro.
Only assisted living without on-site nursing has its own code; memory care has none. Assisted living with nursing is counted in the skilled nursing and continuing care retirement community classes.
Shared code: Assisted living WITH nursing is indexed to 623110 and 623311.
A value marked withheld rests on fewer than 5 loans, or is withheld so that such a figure cannot be derived from other published figures.
Source: U.S. Small Business Administration, 7(a) and 504 loan-level FOIA files (data.sba.gov), as of 2026-09-30; areas from the U.S. Census Bureau CBSA delineation, July 2023 (OMB Bulletin 23-01); Loan Analytics metro cell MA-40900-C05.
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