Overall score is the equal-weighted average of the five categories below. Each category has its own section with the same score.
The senior pool this market can draw from right now — 75+ population and density, in-migration, and care acuity. (Future growth is scored separately in Growth.)
Care acuity measures how care-intensive the local senior base skews, from Medicare chronic-condition and dementia prevalence. Higher acuity means more residents likely to need higher levels of care and memory care — it supports premium pricing but also heavier staffing. It is one input to the Demand score, weighted 15%.
How saturated the market is — licensed AL beds against the seniors who need them (occupancy-derived), plus the local competitive set.
Estimated assisted-living & memory-care rates from CareScout Cost of Care. Supply score uses the occupancy model (beds needed = seniors 75+ × 45/1,000 ÷ 90%). The saturation ratio compares beds available to beds needed — below 1.0 is underserved, about 1.0 is balanced, above ~1.5 is oversupplied — and the 0–10 supply score is derived from it, so more unmet need scores higher.
Where the 75+ demand pool is heading — a cohort-survival projection, with job, population and housing momentum as corroboration.
Can you actually staff and support a home here — labor accessibility (urban vs rural), proximity to medical care, and the referral network nearby.
Can local seniors actually afford private-pay care, for how long, and what it costs to operate here. The score is the Private-Pay Runway — how many years a typical 75+ household can sustain the local AL rate from income plus assets.
The regulatory reality of operating here — how hard it is to license a small home, and (at the address level) whether the parcel's zoning supports RAL.
This is the ZIP-level read. A Site Intelligence report scores your specific address on these same five categories — and adds parcel & zoning with the regulatory bed-cap check, a named referral-partner directory with phone numbers, the local competitive roster, deeper financials and a full pro-forma. Four of the five scores carry over unchanged; Location sharpens to your exact parcel.
Run a Site Intelligence report for an address →