2026 Assisted Living & Memory Care Financing Playbook
Financing for assisted living and memory care acquisitions, development and refinancing, with census, operator and licensing review.
Underwriting & Qualification Matrix
| Facility Type | Max Leverage | Min EBITDAR Coverage | Operator Experience | Takeout Path |
|---|---|---|---|---|
| Stabilized Assisted Living (ALF) | 75% LTV | 1.35x DSCR | 3+ Years Licensed | Permanent or HUD 232 |
| Memory Care / Lease-Up Bridge | 75% LTC | 1.40x Stabilized | 5+ Years Memory Care | 24–36 Mo Bridge to HUD |
| Residential Care / RAL (6–16 Bed) | 75% – 80% LTV | 1.25x DSCR | Licensed Operator / Lease | 30-Yr Fixed or Commercial |
Core Playbook Execution Chapters
Underwriting Census, Acuity Care Tiers, and Staffing Ratios
Senior housing combines real estate with an operating healthcare business. We underwrite trailing 12-month census by care tier, normalize agency nursing labor expenses, apply a 5% management fee floor, and size debt against sustainable EBITDAR.
Frequently Answered Financing Questions
Verified answers to common borrower and broker inquiries regarding loan sizing, guidelines, and execution.
What is BancorpOne and is it a direct lender or mortgage broker?
BancorpOne is a commercial mortgage brokerage helping real estate investors, developers, and business owners finance commercial real estate. We act as capital advisors arranging commercial debt rather than a direct depository bank.
We evaluate property fundamentals, borrower requirements, and transaction dynamics to structure and place senior debt, bridge loans, construction facilities, DSCR loans, and permanent mortgages through institutional capital sources and balance-sheet lenders.
Get Financing Scenario Sized →What commercial property types does BancorpOne finance?
BancorpOne arranges financing across multifamily (5+ units), industrial & logistics warehouses, retail centers, office & medical outpatient facilities, mixed-use developments, hospitality properties, and other commercial real estate.
Each asset class involves tailored underwriting metrics: multifamily focuses on net operating income (NOI) and rent rolls, industrial on logistics access and tenant credit, retail on lease terms and co-tenancy, and hospitality on historical ADR and RevPAR.
Explore Core Property Types →What types of commercial real estate financing can BancorpOne arrange?
We arrange commercial acquisition financing, refinance and cash-out debt, bridge-to-permanent loans, ground-up construction facilities, DSCR rental mortgages, and long-term permanent mortgages.
Structures accommodate stabilized assets seeking fixed-rate long-term capital as well as transitional or value-add properties requiring short-term interest-only bridge capital with future funding reserves.
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