Matthew Alley Speaks at InterFace Seniors Housing Texas Conference


On November 19th, I participated in a panel entitled “Investment Market Update: Who’s Buying, Who’s Selling & Will Velocity Keep Going Up and Cap Rates Keep Going Down”. We had a lively discussion on the current market, and I wanted to share a few takeaways.

1. Who are the active buyers and sellers in today’s market? There is more variety in buyers now than in the past decade. REITs, private equity, owner-operators and even some “mom and pops” have been interested in purchasing properties and growing their portfolio.  The sellers have been more diverse than normal as well.  “Mom and pops” are still very active sellers, but we have seen more regional and national owners look to take advantage of the strong market and either sell their entire portfolio or divest of a couple of properties that don’t match their strategic vision.

2. Are there different buyers for different seniors housing asset classes? Yes, absolutely.  Institutional groups typically chase larger, higher quality assets with consistent cash flow.  Their low cost of funds has driven owner-operators down the acquisition spectrum to the smaller assets that may be underperforming.

3. What are the most important metrics that buyers are using in today’s market? Cap rates are the most important metric when valuing a cash flowing property.  The difficulty comes in valuing a property that is underperforming.  In those cases, a potential new operator will put together a pro forma and land on a rate of return that they’re comfortable with.  Those deals typically see a wide range in offer prices.

4. What is the optimal size for acquisitions? Typically, the larger the offering, the better.  Institutional groups have a lot of equity to deploy and if they can deploy it in 10 $30 million transactions as opposed to 25 $10 million transactions, groups will typically prefer fewer transactions.  One-off or small portfolio transactions have a different pool of buyers, which tends to be less institutional and requires a broker to have a greater knowledge of the individual market and its individual buyers.

5. With pricing so strong in today’s market, why are some owners making a decision to hold? The current market conditions have hastened the timeframe for owners that had a planned exit strategy in the next 12-24 months.  That being said, some owners are trying to increase their portfolio’s profitability and increase value in that way.  Even if cap rates see a modest increase, a major increase in profitability will still see the owner come out ahead by waiting to sell.

6. Should we be concerned about overdevelopment in the seniors housing space? I think it is the biggest risk to the acquisition market moving forward.  This is obviously a market-to-market (and sometimes, submarket-to-submarket) risk.  If the area that an owner has a seniors housing facility becomes overdeveloped in the future, census levels will obviously suffer and valuations will go down.

7. What does the increase in development do to cap rates moving forward?  It adds a level of risk moving forward.  Anything that adds risk – whether it be development, reimbursement or labor risk among others – will naturally push cap rates up.

8. Where do you see the market headed over the next 12-24 months? In the near-term, it should be strong – cap rates are still higher than most other asset classes, interest rates are low and institutional equity needs to be placed.  Further into the future, overdevelopment, government reimbursement changes, interest rate increases, increased regulation, increased tax rates and the housing market could cause a bit of a pullback in pricing.  That being said, I still think the seniors housing space is better equipped to handle this uncertainty than other asset classes.

If you have any questions on the topic of this post or would like a confidential valuation of part or all of your seniors housing portfolio, please contact Matthew Alley at 630-858-2501 ext. 225 or [email protected].

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Matthew Alley Sells Two Texas Skilled Nursing Facilities


Senior Living investment Brokerage sold two Skilled Nursing Facilities in Texas recently. One property has 66 beds on 1.46 acres while the other is 80 beds on 4.29 acres. Both were built in 1968 and the overall census at the time of the sale was 49%. The Seller was a Texas based owner/operator. The Buyer is also a Texas based owner/operator that will utilize a publicly traded REIT for one the properties. The operations have been breakeven since 2014. For additional information, please contact Matt Alley at 630/858-2501 or [email protected]

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Senior Living Sells Texas Assisted Living Portfolio


Matt Alley and Toby Siefert of Senior Living Investment Brokerage, Inc. sold 9 Assisted Living Communities with a focus on Memory Care located in Houston and San Antonio area. Two of the properties were in the lease up stage and the other seven were stabilized. The properties were built between 2005 and 2014. Resident rates range from $5,500-$5,600 per month. The Seller is a private owner/operator and the Buyer is a non-profit entity expanding their presence in Texas. The purchase was financed through the issuance of bonds. For additional information, please contact Matt Alley at [email protected] or Toby Siefert at [email protected] 630/740-0159

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Sale of CCRC


Matthew Alley and Ryan Saul recently sold a 137 Bed/Unit Continuing Care Retirement Community (CCRC) in Indiana. The asset, built in 2002, consists of 52 Independent Living Units, 41 Assisted Living Units, 14 Memory Care Units and 30 Skilled Nursing Beds. It is 3 stories, approximately 138,920 square feet on 37.85 acres. Located 25 miles southwest of Fort Wayne, the census at sale was 83% and was marginally profitable. The sale was a Chapter 11 planned bankruptcy sale. Senior Living Investment Brokerage procured multiple offers and closed the transaction within 90 days of commencing marketing. The Buyer is a regional owner/operator with other communities in Indiana. For additional information please contact Ryan Saul or Matt Alley at 630/858-2501

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