CDealAnalyzer
CDealAnalyzer
Sober Home Analyzer
Sober Home • Licensed Residential Recovery

Sober Home Analyzer

Enter your beds, rates, staffing, and expenses. The analyzer tells you if the numbers work before you sign a lease or buy a property.

Property + Program Inputs
Enter the deal + operations assumptions. Calculator updates instantly.
— beds —% occ — / bed
Housing Costs
Utilities + Food + Supplies
Staffing + Management
Reserves + Other Ops
Financing (optional)
If you’re renting a house (not owning), set debt service to $0 and put your startup cash in “All-in cash invested” (furnishing + deposits + rehab).
Startup / One-Time Costs
Notes (shows on report)
Ops: Residents (simple tracker)
Name Bed Move-in Action
No residents added yet.
Underwriting Output
Key metrics, verdict, risks, and sensitivity.
Verdict: —
Effective Monthly Revenue
$—
After occupancy + revenue buffer.
Monthly Operating Expenses
$—
Includes mgmt % + payroll burden.
NOI (Monthly)
$—
Before debt service.
Cash Flow (Monthly)
$—
After debt service.
Quick Ratios —
Breakeven occupancy —%
DSCR —
Cash-on-cash (annual) —%
Payback (startup) —
Revenue + Expense Breakdown
Gross potential revenue $—
Less buffer $—
Mgmt fee $—
Payroll burden $—
Total OpEx $—
Risks + Guardrails
  • —
Sensitivity (Occupancy vs Monthly Cash Flow)
This uses your current assumptions and varies occupancy only. Real-world results also depend on referrals, compliance, staffing stability, and neighborhood fit.
Occupancy Eff. Revenue NOI Cash Flow
—
Notes
—
Tip: keep documentation for licensing, staffing coverage plan, curfew/house rules, neighbor relations, safety plan, and your referral pipeline.
📚 Terms & Definitions — Sober Home
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Breakeven Occupancy
The minimum occupancy rate needed to cover all expenses. If your breakeven is 75%, you need at least 75% of beds filled just to break even. Below that you lose money every month.
NOI — Net Operating Income
Effective revenue minus all operating expenses before debt service. For sober homes this includes staffing, food, utilities, compliance, and management — not just housing costs.
Cash Flow
Money left after all expenses including debt service. Sober homes should target $500+ monthly cash flow minimum to justify the operational complexity and regulatory risk.
DSCR — Debt Service Coverage Ratio
NOI divided by monthly debt service. A DSCR of 1.25+ means the home generates 25% more than needed to cover the mortgage. Critical if you borrowed to acquire the property.
Cash-on-Cash Return
Annual cash flow divided by total cash invested including startup costs — furnishing, licensing, deposits, rehab. Measures how hard your startup capital is working.
Payback Period
How long it takes to recover your total startup investment from cash flow. A 2-year payback on a sober home is strong. Over 4 years means the startup costs are too high relative to cash flow.
Payer Mix
The breakdown of how residents pay — self-pay, insurance, government vouchers, scholarships. A heavy voucher mix can mean slower payments and more paperwork. Self-pay is simplest but harder to fill.
Revenue Buffer
A percentage deducted from occupied revenue to account for late payments, no-shows, and turnover gaps. Budget 3-5% minimum — sober home residents have higher turnover than standard rentals.
Payroll Burden
The additional cost of employment beyond base wages — payroll taxes, workers comp, benefits. Typically adds 10-20% on top of gross wages. Always include this or your staffing costs will be understated.
Referral Pipeline
Your network of sources that send residents to your home — treatment centers, hospitals, probation officers, social workers, courts. Without a strong pipeline, beds stay empty and the business fails.