Assisted Living Feasibility Studies...

Over the past 20 years, Rainmaker Marketing Corporation has completed literally hundreds of assisted living feasibility studies - feasibility studies that have resulted in over $1.5 billion in new senior housing development throughout North America.  Our senior housing consultants create each new assisted living feasibility study using our proprietary benchmark approach that provides a conservative (and defensible) assessment of the market potential for new project construction at the assisted living licensure/operating level.

Initially, our approach to the assisted living project feasibility study process focuses on the due diligence documentation required to sustain a capital funding proposal for pre-construction phase or construction phase equity and debt financing.  The approach used with most consultants is to define the market opportunity and leave the question of the capital funding to others to complete.  Rainmaker even looks beyond the capital financing to the critical initial operating phase because the initial operating phase is where the confluence of most of the key subjective investment risks come to play a role in commercial real estate development projects (including senior housing and assisted living).

Why is this so important to your organization?

This approach is the ONLY approach that makes sense because:

1. the core business of every commercial real estate developer is to:

   1. first, organize the project in such a manner as to eliminate subjective investment risks from impacting the equity investors and holders of debt obligations of the project; then

   2. second, obtain capital financing, the sufficiency of which allows the assisted living project to move forward without additional capital contributions being required of the developer; and

   3. finally, obtain capital financing, the sufficiency of which and terms allow the developer to "take his/her capital up off the table" - where it can then be re-leveraged for promotion of the next project.

2. a feasibility study conducted in and of itself is not particularly useful to a developer unless it can provide specific guidance on the development program's key attributes (e.g.: unit sizes, unit counts, rental rates, starting occupancy, maximum sustainable occupancy, etc.).

3. the developer's goal is project promotion; project promotion can only occur when and where capital funding meets sustainable economic opportunity.

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