For sellers
AFH Valuation Estimator
Know what your AFH is worth before you list. Estimate business and property value using income capitalization.
Why I built this
When an adult family home sells, the real estate and the business are two different things with two different values, and sellers and buyers often blur them together. As an appraiser, separating them is the first thing I do. This tool lets you do the same.
— David Stein, founder of Real Property Planning
What an Adult Family Home Is Worth
Business financials
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.
Property (if included)
Not sure the estimate is right for this home?
A licensed care home is valued on its real estate and its operation separately, and the two often point in different directions. Ask which one is driving the price you are looking at.
Ask about the valuationProperty questions go to David Stein, the featured broker and appraiser (eXp Realty), independently of Real Property Planning.