SBA 7(a) Assisted Living Feasibility Study in Pennsylvania

Pennsylvania assisted living home lending: dollars and loan size

Pennsylvania assisted living homes drew 38 SBA 7(a) approvals in Pennsylvania's FY2017 to FY2026 window, a combined $41.2 million of gross dollars. Loan size in Pennsylvania centers on $700,750, with the middle half of the assisted living homes book between $150,000 and $1.6 million. Next to assisted living homes nationally under SBA 7(a), Pennsylvania shows a median ratio of 0.93x, a downward tilt for assisted living homes in Pennsylvania. No Pennsylvania assisted living homes loan is flagged as a franchise, so Pennsylvania's share reads 0.00%.

Rank 15 among states and 20 of 39 among Pennsylvania classes: that is how Pennsylvania assisted living homes stand under SBA 7(a). Pennsylvania assisted living homes reached their top year in FY2025 with 7 loans and $8.3 million, and FY2026 lists 2 loans worth $5.2 million. Pennsylvania assisted living homes borrow under 7(a) at loan sizes near the national median, so the program funds conversions, purchases and working capital in a state where the class ranks fairly low among classes.

The largest holder SBA shows for this Pennsylvania cell is Live Oak Banking Company, with 6 loans and $14.8 million. Pennsylvania holders appear as SBA reports them, Live Oak Banking Company first; each holds or held assisted living homes loans here. The Pennsylvania loans cluster in Allegheny, which has 7; Beaver has 5 and Fayette has 4. Smaller counts appear in Armstrong 3, Montgomery 3 and Indiana 2.

What the Pennsylvania outcome figures leave out

Given just 38 loans in Pennsylvania, Pennsylvania approvals through FY2024 are too few, and here Pennsylvania loss rates lack a funded cohort. Read both gaps as unknowns. Pennsylvania assisted living appears here only for homes without nurses on site; memory care has no code, and mixed-acuity homes show up under other health classes. Financing without SBA never enters Pennsylvania's tables.

Testing a Pennsylvania care home

State at the outset whether the loan pays for a conversion, new construction or the purchase of a licensed home, because timing differs for each near Allegheny. Demand rests on seniors able to pay private rates, on the licensed homes already serving them and on the months it takes beds to fill. Staffing is the largest operating cost, so caregiver wages and licensing belong inside a loan near $700,750. Show payments covered at stabilized census and again under a slow lease-up, with a bad quarter included. Appraisers value a care home on the income its beds earn, so revenue assumptions decide whether the collateral stands.