Thoughtful Investment. Long-Term Perspective.
From smaller residential care properties to larger senior living communities, One West Group helps owners, investors, and operators evaluate the real estate, understand the operating context, and plan their next move.
Real Estate with an Essential Purpose.
Senior housing serves residents whose housing, support, and care needs vary. Evaluating these properties requires an understanding of the building, the market it serves, and the operating model supporting it.
We help clients connect those elements. Whether you’re selling a property, acquiring a community, expanding an operating platform, or evaluating a development opportunity, our approach considers investment objectives alongside the requirements of an occupied, service-oriented environment.
A senior housing acquisition may involve real estate, an operating business, contractual obligations, and approvals that follow different processes. Understanding those distinctions early helps clients evaluate both the opportunity and the work required to complete it.
One West Group focuses on the real estate transaction while coordinating with the professionals needed to assess operating, financial, legal, and licensing matters.
Advisory Across Senior Housing Ownership Strategies.
A focused approach to evaluating the asset, positioning the opportunity, and coordinating a transaction with the appropriate professional team.
Senior Housing Investment Sales
Position your property around its location, physical characteristics, occupancy, financial performance, and ownership structure. We develop the pricing and marketing strategy, qualify prospective buyers, and guide negotiations through closing.
Acquisition & Owner-Operator Advisory
Identify properties aligned with your investment goals, operating experience, and available capital. We help buyers evaluate the real estate and organize the questions requiring financial, operational, and licensing review.
Property Valuation & Strategy
Assess market positioning through available financial information, comparable transactions, property condition, and anticipated capital needs. Our broker’s opinion of value helps inform pricing and ownership decisions, with specialized valuation input coordinated where appropriate.
Lease & Operating Structure Review
Help clients distinguish between leased real estate investments and transactions involving both the property and operating business. We review available lease and financial information and coordinate further analysis with legal, accounting, and operating specialists.
Repositioning & Capital Improvement Analysis
Evaluate opportunities involving dated facilities, underutilized space, or a revised market position. Potential improvements are considered alongside renovation costs, resident disruption, approvals, staffing implications, and execution requirements.
Development-Site Advisory
Help clients assess potential senior housing sites based on location, access, surrounding services, competitive supply, and development objectives. Market feasibility, design, entitlement, and licensing assumptions require specialist evaluation.
Portfolio Acquisitions & Dispositions
Evaluate individual assets within a broader ownership strategy. We help clients compare geographic exposure, property formats, operating structures, occupancy, and capital needs when acquiring or selling holdings.
Transaction & Transition Coordination
Coordinate the real estate process with the client’s legal, lending, operating, and licensing teams. Identify dependencies early so closing plans account for required approvals and continuity considerations.
Distinct Communities. Different Operating Requirements.
Senior housing encompasses several property formats. Each requires an approach suited to its resident population, service offering, physical configuration, and operating requirements.
- Independent Living Communities
Communities designed for older adults seeking residential accommodations, amenities, and convenience, with service offerings that vary by property.
- Assisted Living Communities
Properties providing housing and assistance with daily activities, with services and operating requirements determined by the community and applicable jurisdiction.
- Memory Care Properties
Settings serving residents with memory-related conditions, requiring specific attention to the physical environment, staffing, services, and applicable approvals.
- Residential Care Homes
Smaller residential settings serving older adults. Facility classifications, permitted capacity, licensing, and services vary by jurisdiction.
- Multi-Setting Senior Living Campuses
Properties offering more than one senior living setting, requiring separate evaluation of each component and its operating structure.
- Development & Repositioning Opportunities
Sites and existing properties being evaluated for senior housing development, expansion, or a change in use, subject to feasibility and required approvals.
Understand What Supports the Community.
Demand is only part of the investment picture. Property suitability, affordability, staffing, operating execution, and capital requirements all influence performance.
Local Demand & Affordability
The surrounding population, household resources, competing options, and the ability of the local market to support the community’s pricing and services.
Occupancy & Resident Mix
Historical occupancy, move-ins and move-outs, unit availability, and the relationship between resident needs and the services the community is equipped to provide.
Revenue & Service Structure
Accommodation charges, service fees, concessions, payment sources, and the distinction between recurring revenue and other income.
Staffing & Operating Expenses
Labor, insurance, utilities, food service, maintenance, management, and other costs associated with the property’s service model.
Physical Configuration & Condition
Unit layouts, accessibility, common areas, dining facilities, building systems, and suitability for the intended resident population.
Licensing & Approval Requirements
The relevant property-use permissions, operating licenses, approved capacity, and requirements associated with a proposed ownership or operator change.
Operator & Lease Structure
The operating entity, management arrangements, lease obligations, financial reporting, and the allocation of property and operating responsibilities.
Capital Needs & Transition Planning
Repairs, renovations, reserves, working capital, approval timelines, and practical requirements for an ownership transition.
A Clear Path Through a Detailed Transaction.
Define the Objective
Establish your acquisition or disposition goals, preferred property format, operating approach, budget, and timeline.
Evaluate the Asset
Review location, financial information, occupancy, property condition, ownership structure, and available operating documentation.
Validate the Requirements
Coordinate financial, physical, legal, operational, and licensing due diligence with qualified professionals.
Execute & Coordinate the Transition
Guide the real estate transaction while aligning closing with applicable approvals, contractual requirements, and the operating transition plan.
Frequently Asked Questions
What types of senior housing properties do you advise on?
Our focus includes independent living, assisted living, memory care, smaller residential care properties, and campuses offering multiple senior living settings. Each property is evaluated according to its format, operating structure, and transaction requirements.
Are assisted living and skilled nursing the same asset type?
No. They involve different service models, resident needs, and operating requirements. This page focuses on senior housing and assisted living rather than skilled nursing facilities.
Does purchasing the building include the operating business?
Not necessarily. Some transactions involve only the real estate, while others include specified business assets or ownership interests. The purchase agreement and supporting documents must clearly identify what is included.
Does an operating license transfer with the property?
A buyer should not assume that it does. Licensing and change-of-ownership requirements depend on the jurisdiction, facility type, and transaction structure. These matters should be confirmed with the relevant authorities and qualified advisors before closing.
How do you evaluate a senior housing property’s value?
We consider location, property condition, occupancy, financial performance, ownership structure, comparable activity, and capital requirements. Leased real estate and owner-operated communities require different analysis, and specialized valuation input may be appropriate.
What information should an owner prepare before selling?
Useful materials include historical financial statements, occupancy reports, property records, capital improvement history, and applicable leases or management agreements. Licensing documents and other operating records may also be relevant. Sensitive information should be shared through an appropriately controlled process.
Can a conventional residential or commercial building be converted to assisted living?
Potential suitability requires evaluation of land use, building configuration, accessibility, life-safety systems, licensing, market demand, and conversion costs. A proposed conversion should be assessed by qualified design, land-use, operating, and licensing professionals.
Do you work with investors who will lease the property to an operator?
Yes. We help evaluate the real estate and proposed lease structure, including the allocation of maintenance, capital expenses, and other obligations. The operator’s qualifications and financial position require appropriate due diligence.
Can senior housing real estate be considered for a 1031 exchange?
The real estate component may be considered, subject to applicable requirements. Transactions involving operating businesses, furnishings, equipment, or other assets require separate analysis by your qualified intermediary and tax and legal advisors.
What’s Next for Your Senior Housing Investment?
Selling a senior living property, acquiring an assisted living community, or evaluating a development opportunity? Let’s review the asset, clarify your objectives, and plan the next step.