Retirement Home Financial Model

Plan a deposit-funded retirement home: residents pay a one-time refundable entrance deposit per room and a monthly tariff based on how many people share the room, plus optional nursing care. The owner earns treasury income on the invested deposit pool. Workshop the unit mix and every financial assumption to maximize the self-supporting annual surplus. The build is a donated, non-repayable contribution (no debt service), so the goal is sustainable cash flow, not payback. Defaults follow the June 9, 2026 business plans with the June 2026 revisions (nursing care for 20% of residents; studio rooms added) — the 51-room base case loads by default and three more presets are one click away at the top of the unit mix designer. Hover any i icon for a plain-language explanation.

Unit mix designer

Presets i

Set how many of each room type to build. Fees use the plan's occupancy-based tariffs: each occupied room pays the single-occupancy fee, plus an extra amount when a second person shares it. Counts fill against the usable space below: the total built-up area minus the share lost to hallways and common areas.

Room type i Sq ft / unit i Deposit / unit USD i Units i Fee, 1 occupant / mo USD i + 2nd occupant / mo USD i 2nd-occ % i Sq ft used i

Assumptions

Treasury & refunds

Full-time nursing care add-on

Some residents need a dedicated full-time nursing assistant. The home bills the fee and pays the assistant’s salary; both scale with occupancy, counted per resident or per room depending on the basis chosen.

Operating costs (annual, at full occupancy) USD

Food cost is computed from people: (all rooms × 2 design occupants + staff) × the per-day rate. During ramp-up, the fixed share of opex is incurred regardless of occupancy; the rest, plus nursing cost, scales with room occupancy.

Projection

CapEx reference (donated, no payback) USD

Distributable surplus / yr (steady state) i—cash flow after refunds
Service revenue / yr i—at full occupancy
Treasury income / yr i——
Operating surplus / yr i—revenue − opex
Total deposit base i——
Refundable liability i——
Surplus / sq ft / yr i—space efficiency

Multi-year projection

Annual revenue per sq ft by room type

Sensitivity: cash flow vs. second-occupancy share

Annual revenue build-up (full occupancy)

Room typeUnits2nd occupantsResident-eq. Room fees2nd-occ extraAncillaryNursingTotal annualRev / sq ft

Operating cost breakdown

CategoryAnnual amount

Treasury & refund view

ItemAmount

Multi-year projection

YearRoom occ.Resident-eq.Service rev.Opex Operating surplusInterest incomeRefunds paidCash flow after refunds

Sensitivity: interest yield

YieldTreasury incomeCash flow after refunds

Sensitivity: second-occupancy share

2nd-occ %Resident-eq.Service rev.OpexOp. surplusCash flow

CapEx reference donated · non-repayable

For reference only. The build is funded as a donation, so this is not recovered from operations and carries no debt service. Shown to size the gift and the cost per square foot.

ItemAmountBasis