# Residential Assisted Living (RAL) & Senior Care Home SBA 7(a) / 504 Pro-Forma & DSCR Model

> **Platform**: [TierCFO (tiercfo.com)](https://tiercfo.com/)  
> **Canonical Monograph**: [https://tiercfo.com/models/assisted-living-residential-care-home-ral-sba-7a-bed-occupancy-dscr-financial-model.html](https://tiercfo.com/models/assisted-living-residential-care-home-ral-sba-7a-bed-occupancy-dscr-financial-model.html)  
> **Interactive Scenario Engine**: [https://tiercfo.com/?scenario=assisted-living-residential-care-home-ral-sba-7a-bed-occupancy-dscr-financial-model&open=checkout](https://tiercfo.com/?scenario=assisted-living-residential-care-home-ral-sba-7a-bed-occupancy-dscr-financial-model&open=checkout)  
> **Category**: HEALTHCARE & SENIOR LIVING REAL ESTATE · 2026 SBA UNDERWRITING MODEL · **Updated**: 2026-11-04

## Executive Summary & Unmet Pain Point
- **Summary**: 5-year bank-ready financial model calculating private-pay per-bed rates ($5,500–$8,500/mo), caregiver staffing ratios, licensing ramp-up months, and SBA DSCR.
- **Unmet Pain Point**: SBA underwriters reject senior care home applications that ignore the 4–6 month state licensing and bed-fill ramp-up working capital reserve requirement.

## 2026 Quantitative Benchmark Matrix

| Parameter / Mechanism | Standard / Risk Baseline | TierCFO Optimization Protocol | Verified Outcome |
| :--- | :--- | :--- | :--- |
| Private-Pay Revenue per Occupied Bed (8–16 Bed RAL) | $5,800 – $8,200 / Month / Resident | 88% Stabilized Occupancy Underwriting | $650k–$1.35M Annual Facility Gross |
| Caregiver & CNA Direct Labor Ratio | 48%–55% Unoptimized Payroll | 34%–39% Shift-Optimized Staffing Matrix | 28%–34% Net Operating Income (NOI) |
| Working Capital & Licensing Ramp Reserve | Zero Ramp Buffer (Immediate Default Risk) | 6-Month SBA 7(a) Working Capital Tranche Built-In | DSCR >= 1.42x from Year 1 Stabilization |

## Authoritative Citations
- SBA SOP 50 10 7.1 Healthcare & Special-Purpose Real Estate Underwriting · Argentum / NIC Senior Living Benchmarks