Oregon – Ryan M Saul

Should I sell now or wait to improve my community’s performance? As broker’s we get posed this question often. The biggest driver of a community’s value is its current net operating income and Cap Rates. Communities are typically valued be dividing its current net operating income (NOI) by the cap rate. A cap rate is similar to an interest rate or rate of return and measures investor’s perception of risk in a given asset. A high cap rate indicates greater risk, and thus a lower value.

Net Operating Income (NOI) /Cap Rate = Value – (the higher the cap rate, the lower the value)

When a property is not operating at its potential, net operating income is lower than its potential and the value is thus lower. Many owners think it might make sense to try to improve their community’s NOI and sell in the future. There are two points an owner needs to consider when thinking about this strategy. First, is it realistic that their community’s net operating income will increase in the near future without a great deal of change – capital expenditures/remodeling, a new management company, new staff, etc. Does the owner have the ability, resources and desire to execute these changes? The community will not simply do better on its own because it may have had success at some point in the past. The industry is constantly changing and improving, and owners need to also continue to change and improve to keep up. It is not simply good enough to keep doing what you have done in the past and hope things will improve on their own. This strategy doesn’t work in any industry.

The second item to consider is where will cap rates be in the future? Cap rates are greatly influenced by interest rates. As interest rates rise, so do cap rates, and thus property values decrease. Although there is not a 100% correlation between cap rates and interest rates, there is a very strong correlation between the two. Interest rates are very low today, but clearly on the rise. As the American economy improves and unemployment continues to drop, the Fed will continue to raise short term interest rates. As interest rates rise, investors return expectations will also rise, resulting in higher cap rates and lower values.

Let’s use an example of a community that is currently producing $600,000/year in NOI and the current cap rate for that type of community is 8%. To determine the value, the NOI of $600,000 would be divided by .08 to come up with a value of $7,500,000. However, in this example, the owner is not happy with the value and decides to spend $300,000 on remodeling, hire a new marketing director, and spend more of their own time at the community to help control expenses. Over the course of two years, the owner increases NOI to $800,000/year. However, during that time, interest rates increase and now the cap rate for this type of community has increased to 10%. The new value would be determined by dividing the current NOI of $800,000 by .10, equaling $8,000,000. Thus, after spending $300,000 in remodeling, the owner has only increased the value by $200,000 after working hard for over two years. It is also possible, that NOI doesn’t increase at all with a remodel and new marketing director because someone else builds a competing facility close by and saturates the market, or the new marketing director turns out to be worse than the previous one. Or the Executive Director quits and the owner can’t find a competent new one, or one of the many other challenges that owner’s face every day occurs.

The biggest risk facing owners today who are considering selling in the next several years are rising interest rates. If a community is not preforming at its optimum, an owner has to realistically assess if they have the ability, time and resources to make the changes needed to truly increase the NOI, understanding there are many outside factors that could inhabit their ability to execute the plan. The old saying, “A bird in the hand is better than two in the bush” is often true today.

For a complete analysis of what your community is worth, contact Jason Punzel, Senior Living Brokerage, Inc., 630-858-2501 x 233 or [email protected]

The post When is the Best Time to Sell my Seniors Living Community? appeared first on Senior Living Investment Brokerage.

Deciding when to sell your assisted living facility (Independent Living Community or skilled nursing facility) can be a daunting task and there are many factors to consider. However, once an owner decides to sell, typically they want to close as quick as possible. As a company, Senior Living Investment Brokerage, Inc has sold more senior living and skilled nursing facilities than any other brokerage company over the past seven years. Over the years, we have found a number of things an owner can do to help sell their senior housing community faster, below is a list of the top six (3 will be in this blog and 3 will be in a future blog post):

Price the community reasonably – Of all the things an owner can do to sell their senior housing community quickly, pricing it reasonably is the most important. Overpriced properties do not sell. They tend to sit on the market for months as buyers do a quick analysis and pass. Eventually, the seller drops their price to a reasonable market price. Unfortunately, many buyers will not go back and re-look at the property or they wonder if the sell will have additional price drops. Effectively the property becomes a stigmatized property. Financially qualified buyers tend to be smart and know the market well. They purchase properties that make financial sense and don’t get persuaded emotionally. Over pricing a property in hopes to “get lucky” and find a buyer that will pay the higher price rarely works and usually ends up wasting time and often times can result in a lower price than if the seller priced the property reasonably from the beginning.
Hire an experienced brokerage company – An experienced broker can help a seller price the property reasonably. It is important to make sure the brokerage company has a team of brokers that work together as a team to contact hundreds of potential buyers across the country quickly. Additionally, most owners want a confidential sale of the seniors housing community and many brokers do not do a good job of this.
Talk to an attorney and accountant ahead of time – Owners should talk to their accountant before the marketing process starts to make sure they understand the tax implications of the sale and decide if they want to consider a 1031 Exchange. Additionally, it is very important for a buyer to be working with an attorney who has specific experience in health care real estate sales. Most brokers can recommend a good attorney if an owner does not already know one. If an owner waits until offers start to come in to talk to their accountant and retain an attorney, it can slow down the process and make the seller look very inexperienced.

For more information on selling your seniors housing property, please contact Jason Punzel at 630-858-2501 x 233 or [email protected].

The post How to Sell Assisted Living Facilities Faster (part 1 of 2) appeared first on Senior Living Investment Brokerage.