Seller Financing - Helping the Deal

Seller financing might just be the magic bullet to help some deals get to the finish line.

Gone are the days of Sellers cashing in their lotto ticket when debt and equity was abundant. Buyers and liquidity were driving prices through the roof. Senior Living Investment Brokerage continues to sell Seniors Housing and Long-Term Care despite the challenges in the credit markets. In order for Sellers to maximize their value and increase the probability of getting transactions closed, Sellers should consider carrying paper and/or providing a second mortgage. When structured properly, Seller financing is an attractive option for both Buyer and Seller.

Buyers are able to structure a financing package that reduces the amount of equity by bridging the gap with a Seller note. Sellers will achieve a higher interest rate on their money compared to alternatives in the market. Personal guarantees and the right terms on the second mortgage provide added security for Sellers. By the time the note balloons in three to five years, the debt markets should have more options. Sellers will be taken out in an environment with more lucrative interest rate options. So, consider all of your options when attempting to achieve your investment objectives.

Contact me via Email at Ryan Saul for a confidential analysis.

Ryan Saul
Managing Director
Senior Living Investment Brokerage, Inc.

Senior Living Announces Sale of Assisted Living Facility

Ryan Saul sold Harbor House Assisted Living in Wheeling, IL. The property consists of three identical one-story cottages with each building containing 12 units with 16 licensed beds. Census at the time of sale was 85%. Senior Living investment Brokerage has sold 22 facilities in 2009.

Grant Kief
President
Senior Living Investment Brokerage, Inc.

Senior Living Announces Sale of Skilled Nursing Facility

Senior Living Investment Brokerage, Inc. facilitated the sale of a Skilled Nursing Facility consisting of 120 beds in Blue Springs, MO. This is the company’s third sale of a long‐term care facility in Missouri for 2009.

The one‐story structure was built in 1979 and encompasses approximately 39,000 square feet and sits on 2.915 acres. The facility is located on the eastern fringe of the Kansas City MSA and is within two miles of the primary medical center for the region. At the time of the sale, occupancy at the facility was approximately 70%. The buyer is a regional long‐term care provider and owns two other facilities in the state of Missouri.

The facility sold for $4.3 million, or approximately $33,800 per bed. Jeff Binder and Patrick Byrne of Senior Living Investment Brokerage, Inc. handled the transaction.

Grant A. Kief
Senior Living Investment Brokerage, Inc.

Have We Been Here Before?

There are a lot of questions flying around the industry right now, from reimbursement to bankruptcy, numerous topics are in play. However, one interesting question posed to our group recently had its genesis from the recent report on the potential insolvency of Medicare and how this has to be a negative, both in the short- and long-term, for the long-term care industry. In regard to Obama's influence on the long-term care industry, we believe it is too early to get a clear picture. The state of the economy clearly took precedent during his first 100 days, not to say that the two are not interrelated. Perhaps a better glimpse of the President's plans for the long-term care industry will be provided by new HHS Secretary Sebelius. Sebelius' recent depiction of the state of Medicare certainly does not leave anyone dependent on Medicare reimbursement feeling comfortable with the long-term prospects of the system – as it stands today. However, in her own words, the recent Medicare Trust Fund report was a "wake up call" and will likely lead to reform. Of particular note to providers of long-term care is the review of the Hospital Insurance Trust Fund (which covers hospital stays and related care); current projections reveal that the assets could be exhausted by 2018 if nothing is done. What is interesting is that a similar report was published in 1998 which called for the program to remain solvent through 2008 - what is also important to note that a previous1997 report depicted a fund that that would be insolvent in 2001. The reason the outlook changed for the better: government action came in the form of the Balanced Budget Act of 1997, which did include modifications to SNF reimbursement as it went from a cost-based to prospective payment system. The point is that the government intervened much like they will again over the coming years. Yes, the movement to a prospective payment system had a detrimental impact on reimbursement levels. However, through subsequent acts (Balanced Budget Refinement Act - 2000 / Deficit Reduction Act of 2006) reimbursement has increased significantly and in a more balanced fashion.
As a start, the administration has pinpointed the following measures: significant increase in fighting Medicare fraud, providing the uninsured access to health care in an effort to promote a healthier well being and to offset the need for Medicare down the road (or at least have utilization at lower acuity levels), and a streamlining of corporate and government delivery models to reduce skyrocketing administrative costs. In the short-term, it appears the only tangible impact on Medicare reimbursement could be the proposed "net" negative adjustment of 1.2% to overall Medicare reimbursement to skilled nursing facilities - this is a combination of a recalibration of case mix indexes to offset earlier overpayments to certain RUG categories coupled with a "market basket" increase. It is also important to note that it is generally more cost-efficient to have short-term rehabilitation done in a skilled nursing facility setting than in an acute care environment; so some argue that the government will be more punitive on hospitals than on skilled nursing facilities. Senior Living Investment Brokerage, Inc. will closely follow any new developments regarding reimbursement issues pertaining to long-term care facilities.

Jeff Binder
Managing Director
Senior Living Investment Brokerage, Inc.

More Financing Options for Buyers

A recent Seniors Housing audio conference presented by Irving Levin revealed that HUD Lean Section 232 financing is becoming one of the few options available in this difficult lending market. Buyers looking to acquire long-term care facilities are encouraged by the non-recourse, 35 year terms. So far, Seniors Housing has been insulated from the major turmoil in the Real Estate market. Many lenders are actively looking for quality opportunities to place bridge money that can be taken out quickly. The "new" HUD Lean Section 232 program meets that demand and has achieved funding 82 days from application of average. Senior Living Investment Brokerage, Inc. can put Buyers in touch with lenders that specialize in the HUD financing. Our value added service is helping Sellers achieve their investment objectives in today's market. Contact me via Email at Ryan Saul for more information.


Ryan Saul
Managing Director
Senior Living Investment Brokerage, Inc.

Welcome

Welcome to the Senior Living Investment Brokerage blog. Our brokers will be posting industry updates that I hope you will find informative and useful. In addition, we will use this platform to announce our sales of nursing homes, assisted living facilities, independent living facilities, CCRC's and all other forms of seniors housing. We will also post links to industry sites that we have found helpful.

We will be updating the blog each Wednesday-so check in weekly for our updates. Also, let us know if you have any suggestions for discussions. We also welcome your comments.

Don't forget, National Nursing Home Week" is May 10-16. This year's theme is "Nurturing a Love that Lasts".

We look forward to your comments.

Grant Kief
President
Senior Living Investment Brokerage, Inc.

Senior Living Investment Brokerage Blog

Welcome to the Senior Living Investment Brokerage Blog!
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