For buyers & investors
AFH ROI Calculator
Know your numbers before you commit. Analyze cash-on-cash return, cap rate, NOI, and monthly cash flow.
Why I built this
An adult family home is a business inside a house, and buyers often judge it by the house alone. I built this so you can see whether the beds, the care mix, and the operating costs actually support the price.
— David Stein, founder of Real Property Planning
Return on an Adult Family Home
The purchase
Revenue & operations
Don't have the P&L? Pick the market, enter how many beds you expect at each care level, and this fills in gross revenue using the per-resident private-pay ranges and the DSHS Medicaid rate for that county. Rates are per resident, per month.
| Care level | Beds | Rate used |
|---|---|---|
| Lower / basic care $5,000 – $7,000 · shared or modest private room, light assistance | $6,000/mo | |
| Typical private pay $7,000 – $9,500 · private room, moderate assistance | $8,250/mo | |
| Higher care / premium $9,500 – $12,000 · heavier hands-on care, dementia support, or a premium home | $10,750/mo | |
| High acuity / specialty $12,000 – $15,000+ · two-person assist, advanced dementia, complex medical needs | $13,500/mo | |
| Medicaid $4,394 – $8,495 · DSHS King, Pierce, and Snohomish counties rate, lightest to heaviest care Count only beds with a Medicaid resident today, from the home's payment records. A Medicaid contract alone is not income. | $6,445/mo |
Private-pay ranges are David Stein's working bands from brokerage and appraisal experience (this market reviewed September 2026); Medicaid rates are the DSHS schedule effective July 1, 2026. You can still type your own gross revenue below if you have the actual P&L. See the full rate lookup by city and county.
Considering an AFH purchase?
The numbers here are only as good as the census and rates behind them. Ask how to separate the real estate value from the business opportunity before you commit.
Ask about the numbersProperty questions go to David Stein, the featured broker and appraiser (eXp Realty), independently of Real Property Planning.