CDEALANALYZER

Education · Legacy · Real Estate Analysis

Home Education

Acquisition

Startup

Beds & Revenue

Operations

Results

Sober Home • Licensed Residential Recovery

Sober Home Analyzer

Acquisition → Startup → Beds & Revenue → Operations → Results

Doing good and doing well aren't mutually exclusive.Model your occupancy, revenue, and cash flow — because the mission only works if the math does.

Pro mode active

Acquisition & Financing

What you're paying to get in — purchase price, loan terms, and the monthly housing payment this property needs to carry

CDEAL

PITI is what your lender sees when they ask if you can carry this property. In recovery housing, the house — not you — pays this every month through bed fees. If the beds can't cover PITI plus operating overhead, this deal doesn't work.

Financing Type

Purchase Price ($)

Down Payment (%)

Down Payment ($)

Purchase Closing Costs ($) Using estimate

Using estimate (2.5% of purchase price). Starter estimate only. Actual closing costs vary by lender, location, and deal structure.

Closing Cost Treatment

Paid in Cash — adds closing costs to cash required at closing, not to the loan.
Rolled into Loan — adds closing costs to the loan balance; increases mortgage payment and PITI.

Use HELOC as Down Payment Financing

Loan Amount (auto-calculated)

Annual Interest Rate (%)

Loan Term (years)

Monthly Property Taxes ($) Using estimate

Starter estimate only. Taxes vary by town and assessment. If you know the real annual tax bill, replace this number.

Monthly Insurance ($) Using estimate

Starter estimate only. Insurance depends on property type, age, condition, location, and coverage. Replace with a quote if available.

Monthly Mortgage Payment

Monthly Housing Payment (PITI)

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Mortgage + Taxes + Insurance

PITI Breakdown

Principal —

Interest —

Taxes —

Insurance —

Startup / Launch Costs

Every dollar it takes to open the doors — furniture, repairs, and launch costs before a single resident moves in

CDEAL

Startup costs are a one-time investment to get the house operational. Furniture, repairs, and setup all happen before a single resident moves in. This is capital at risk before the house earns a dollar.

Furniture & Setup ($)

Repairs & Renovations ($)

Other Startup Costs ($)

Amortization Period (months)

Startup Cost Treatment

Cash to Launch — startup costs paid upfront; included in total cash required, not spread monthly.
Add to Monthly Economic Burden — startup costs excluded from upfront cash; spread monthly via amortization.

Total One-Time Investment

Monthly Amortization (Startup Costs)

Total Cash to Launch

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Down Payment + Closing Costs + One-Time Costs

CDEAL

Your total capital requirement to open this house is $0. This is the check you need to write before a single bed is filled. Size this against your reserves — the house needs time to reach full occupancy after opening.

Cash to Launch Breakdown

Down Payment —

Closing Costs —

Furniture & Setup —

Repairs & Reno —

Other —

Bed Configuration / Revenue

What the house actually earns — bed count, pricing by room type, and occupancy reality in recovery housing

CDEAL

Revenue in a sober home is simple: beds times weekly fee times four. But occupancy is never 100%. Residents leave unexpectedly, transition out of housing, or take time to replace. Model the vacancy honestly — optimistic occupancy assumptions are how operators get blindsided.

Revenue

Total Property Beds

Bed Mix / Revenue Groups

Bed Type # Beds Fee / Bed Revenue

Total Monthly Revenue (Gross)

Vacancy (%)

Effective Revenue (after vacancy)

CDEAL

At 0% occupancy, this house generates $0/month. That's the number your expenses have to beat. If the vacancy assumption changes, this number moves — and so does the whole deal.

Operating Expenses / Staffing

What it costs to run the house — utilities, maintenance, and the people who make recovery housing work

CDEAL

Operating expenses in a sober home go beyond a typical rental. Utilities run higher when 8–12 people share a house. A house manager is not optional if you want a compliant, functioning program. Model these costs honestly — they don't scale down when occupancy dips. Sober homes carry staffing costs a standard rental does not — house managers, support staff, compliance overhead. The rental OpEx benchmark below understates your reality; use it as a floor, not a target. Learn more →

Operating Expenses / Month

Utilities ($)

Repairs / Maintenance ($)

Marketing ($)

Miscellaneous ($)

House Manager?

Manager Monthly Salary ($)

Total Operating Expenses

Utilities + Repairs + Marketing + Misc + Manager

Total Monthly Economic Burden

PITI —

Operating Expenses —

Startup Amortization —

Total —

CDEAL

Your total monthly economic burden is $0. This is what the house must generate every month just to break even. Every dollar of bed revenue above this number is cash flow.

Results & Underwriting

The numbers that tell you whether this house sustains itself — cash flow, coverage, and break-even reality

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Cash Flow Snapshot

Core monthly and annual cash flow outputs.

Monthly NOI

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Annual NOI

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Monthly PITI

—

Annual PITI

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Monthly Total Economic Burden

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Annual Total Economic Burden

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Monthly Cash Flow (After Amort.)

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Annual Cash Flow (After Amort.)

—

Underwriting Metrics

Key performance metrics for this strategy.

DSCR

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NOI ÷ mortgage payment (P&I)

Cash-on-Cash Return

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Break-Even Beds

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Break-Even Occupancy

—

— occupancy

Total Cash to Launch

—

Down payment + setup costs.

CDEAL

This house needs 0 of 0 beds filled (0%) to cover all expenses. Any bed below that number loses money. Any bed above it is profit. Recovery housing has natural turnover — the break-even threshold is the floor you can't slip under. DSCR on a sober home is harder to hit than on a standard rental — revenue is per-bed and occupancy-sensitive, so one empty bed moves the number more than one empty unit would. Learn more →

Risk & Verdict

Decision summary and major deal risks.

Cash Flow Breakdown

Debt Service —

HELOC —

Taxes —

Insurance —

Operating Exp. —

Net Cash Flow —

📚 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.

Sober Home Analyzer

Cash Flow Snapshot

Underwriting Metrics

Risk & Verdict

Don't guess on your next deal.