CCRC Feasibility Studies

Rainmaker Marketing Corporation specializes in senior housing industry feasibility consulting, including CCRC feasibility studies (market and financial feasibility) for new construction project financing nationwide.  

Rainmaker has prepared literally hundreds and hundreds of senior housing market feasibility studies for new construction projects nationwide - including rental CCRC market feasibility studies and entry-fee CCRC market feasibility studies.  In either case, Rainmaker prepares the CCRC market feasibility both ways at no extra charge to the client project.  A typical market feasibility study for a CCRC project costs between $12,500 and $15,000 to produce and Rainmaker can produce the finished report within 45 days of receipt of executed contract and payment.

And it doesn't end there...

Rainmaker provides a continuum of services for senior housing projects from the initial concept stage all the way through the completion of construction and stabilization of operations.  Our continuum of services include:

• financial feasibility studies and/or pro forma financial presentations.  Rainmaker's advanced software reporting program allows for over 600 variables that can be massaged and tweaked to mirror the condition precedents set forth in the market feasibility study.  The financial feasibility study covers the pre-construction phase, construction phase and post-construction operations phase for an assumed 5-year reporting period.  The component department budgets, occupancy schedules, revenue schedules, FASB statements and non-operating cost budgets are all integrated into a single consolidated presentation of some 400 to 600 pages and a corresponding 25 page to 50 page executive summary - perfect for lender consideration and/or serving as the basis for a capital funding plan proposal.

• capital funding plan proposals.  Rainmaker has prepared untold capital funding plan proposals - literally every week for clients seeking to "shop" the construction mortgage financing for the project or attract equity capital to the project.  Rainmaker uses a structured finance approach to "layering" the various capital funding plan elements into a slick, professional document that does the job.

• access to fractional real estate syndications.  Our affiliate provides tenants-in-common commercial real estate fractional ownership syndications.  These syndications are in addition to any condominium association that may be formed covering a portion of the project space plan for the purposes of attracting additional capital financing and/or acting as an inducement to create essentially the same outcome.

• creation of condominium sales plan program proposals for the sole purpose of accessing additional capital contributions - the difference here is that condominium sales plan proceeds are not typically available to the developer until after the project is built or at the last 45 to 60 days of the construction period in order to maximize the potential impact on the capital finance structure of the resulting project.  Essentially, these programs can be launched with commercial real estate brokerages and/or investment bankers for the purposes of maximizing the investment income appeal these properties can have with qualified institutional buyers and the investing-public.

• creation of owner's program goals and requirements for development, construction, marketing and operation of the resulting senior housing project; the strategic business plan.  Rainmaker also prepares the business plan of department operations, policies and procedures manuals for clients to substantiate the material representation that operations will be ready to commence immediately following the completion of the necessary development and construction activities.

In today's market, the campus-style entry-fee CCRC offering Independent Living Facility ("ILF") apartments, Assisted Living Care Facility ("ALCF") apartments and a dementia care facility program form the typical build-out.  Market expectations should be for a median priced entry-fee component to be optimized for market entry as a CCRC.