Per Patient Day: SNF benchmarks and valuation math

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Skilled nursing benchmarks by state from CMS cost reports, plus SNF valuation and DSCR math.

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snf_valuation Read-only

The Per Patient Day valuation calculator: from beds, occupancy and revenue and operating expense per patient day, returns patient days, EBITDARM, EBITDAR, rent coverage, NOI, value and value per bed at your cap rate, DSCR and loan to value on a loan you give, a HUD 232/223(f) loan estimate, and where your occupancy and revenue per day fall against the state's cost-report quartiles.

bedsinteger, required

Licensed beds, e.g. 120.

expense_ppdnumber, required

Operating expense per patient day in dollars, before rent, interest, depreciation and the management fee, e.g. 300.

revenue_ppdnumber, required

Net revenue per patient day in dollars, all payers, after contractual allowances, e.g. 350.

cap_rate_pctnumber, required

Cap rate in percent: your assumption or your broker's (no public source sets it), e.g. 12.

occupancy_pctnumber, required

Occupancy in percent, e.g. 85.

statestring

State to compare against: two-letter code or name, e.g. TX. Default "US".

annual_rentnumber

Annual rent in dollars if the operator leases the building; 0 if owned.

loan_amountnumber

Loan amount in dollars to test DSCR and loan to value; 0 to see only what the building supports.

mgmt_fee_pctnumber

Management fee, percent of revenue. Default 5 (the calculator's example input).

reserve_per_bednumber

Replacement reserve, dollars per bed per year. Default 400 (the calculator's example input).

interest_rate_pctnumber

Interest rate in percent. Default 6 (the calculator's example input, not a quote).

amortization_yearsinteger

Amortization in years. Default 35.

Try it

Call this server's tools from your browser. Nothing to install.

https://fhaskillednursing.loan/mcp

Requests go through mcptry because browsers can't call most MCP servers directly. Header values are sent to the server for that request only and are never stored or logged.

Tool list from our last check. Connect live to refresh it.

snf_valuation Read-only

bedsinteger, required

Licensed beds, e.g. 120.

expense_ppdnumber, required

Operating expense per patient day in dollars, before rent, interest, depreciation and the management fee, e.g. 300.

revenue_ppdnumber, required

Net revenue per patient day in dollars, all payers, after contractual allowances, e.g. 350.

cap_rate_pctnumber, required

Cap rate in percent: your assumption or your broker's (no public source sets it), e.g. 12.

occupancy_pctnumber, required

Occupancy in percent, e.g. 85.

statestring

State to compare against: two-letter code or name, e.g. TX. Default "US".

annual_rentnumber

Annual rent in dollars if the operator leases the building; 0 if owned.

loan_amountnumber

Loan amount in dollars to test DSCR and loan to value; 0 to see only what the building supports.

mgmt_fee_pctnumber

Management fee, percent of revenue. Default 5 (the calculator's example input).

reserve_per_bednumber

Replacement reserve, dollars per bed per year. Default 400 (the calculator's example input).

interest_rate_pctnumber

Interest rate in percent. Default 6 (the calculator's example input, not a quote).

amortization_yearsinteger

Amortization in years. Default 35.

Tools (2)

snf_valuation

read-only

Argument	Type	Description
beds*	integer	Licensed beds, e.g. 120.
state	string	State to compare against: two-letter code or name, e.g. TX. Default "US".
annual_rent	number	Annual rent in dollars if the operator leases the building; 0 if owned.
expense_ppd*	number	Operating expense per patient day in dollars, before rent, interest, depreciation and the management fee, e.g. 300.
loan_amount	number	Loan amount in dollars to test DSCR and loan to value; 0 to see only what the building supports.
revenue_ppd*	number	Net revenue per patient day in dollars, all payers, after contractual allowances, e.g. 350.
cap_rate_pct*	number	Cap rate in percent: your assumption or your broker's (no public source sets it), e.g. 12.
mgmt_fee_pct	number	Management fee, percent of revenue. Default 5 (the calculator's example input).
occupancy_pct*	number	Occupancy in percent, e.g. 85.
reserve_per_bed	number	Replacement reserve, dollars per bed per year. Default 400 (the calculator's example input).
interest_rate_pct	number	Interest rate in percent. Default 6 (the calculator's example input, not a quote).
amortization_years	integer	Amortization in years. Default 35.

Input schema (JSON)

{
  "type": "object",
  "required": [
    "beds",
    "occupancy_pct",
    "revenue_ppd",
    "expense_ppd",
    "cap_rate_pct"
  ],
  "properties": {
    "beds": {
      "type": "integer",
      "maximum": 2000,
      "minimum": 1,
      "description": "Licensed beds, e.g. 120."
    },
    "state": {
      "type": "string",
      "maxLength": 30,
      "minLength": 2,
      "description": "State to compare against: two-letter code or name, e.g. TX. Default \"US\"."
    },
    "annual_rent": {
      "type": "number",
      "default": 0,
      "maximum": 1000000000,
      "minimum": 0,
      "description": "Annual rent in dollars if the operator leases the building; 0 if owned."
    },
    "expense_ppd": {
      "type": "number",
      "maximum": 5000,
      "minimum": 0,
      "description": "Operating expense per patient day in dollars, before rent, interest, depreciation and the management fee, e.g. 300."
    },
    "loan_amount": {
      "type": "number",
      "default": 0,
      "maximum": 10000000000,
      "minimum": 0,
      "description": "Loan amount in dollars to test DSCR and loan to value; 0 to see only what the building supports."
    },
    "revenue_ppd": {
      "type": "number",
      "maximum": 5000,
      "minimum": 0,
      "description": "Net revenue per patient day in dollars, all payers, after contractual allowances, e.g. 350."
    },
    "cap_rate_pct": {
      "type": "number",
      "maximum": 30,
      "minimum": 1,
      "description": "Cap rate in percent: your assumption or your broker's (no public source sets it), e.g. 12."
    },
    "mgmt_fee_pct": {
      "type": "number",
      "default": 5,
      "maximum": 15,
      "minimum": 0,
      "description": "Management fee, percent of revenue. Default 5 (the calculator's example input)."
    },
    "occupancy_pct": {
      "type": "number",
      "maximum": 100,
      "minimum": 1,
      "description": "Occupancy in percent, e.g. 85."
    },
    "reserve_per_bed": {
      "type": "number",
      "default": 400,
      "maximum": 10000,
      "minimum": 0,
      "description": "Replacement reserve, dollars per bed per year. Default 400 (the calculator's example input)."
    },
    "interest_rate_pct": {
      "type": "number",
      "default": 6,
      "maximum": 15,
      "minimum": 0.5,
      "description": "Interest rate in percent. Default 6 (the calculator's example input, not a quote)."
    },
    "amortization_years": {
      "type": "integer",
      "default": 35,
      "maximum": 40,
      "minimum": 5,
      "description": "Amortization in years. Default 35."
    }
  },
  "additionalProperties": false
}

state_benchmarks

Medicare cost-report benchmarks for skilled nursing facilities in one state (or the US, or a national ownership or size group): 25th percentile, median and 75th percentile occupancy, net patient revenue and operating expense per patient day, reported operating margin, Medicare/Medicaid/other share of days, Medicare PPS payment per Medicare day, contract labor share and beds, with the US median, the prior-year medians and the report count.

read-only

Argument	Type	Description
state	string	Two-letter state code or state name, e.g. TX or Texas. "US" (the default) for the national figures.
national_group	string	Optional, with state US only: a national ownership (type of control) or bed-size group instead of all facilities.

Input schema (JSON)

{
  "type": "object",
  "properties": {
    "state": {
      "type": "string",
      "maxLength": 30,
      "minLength": 2,
      "description": "Two-letter state code or state name, e.g. TX or Texas. \"US\" (the default) for the national figures."
    },
    "national_group": {
      "enum": [
        "For-profit",
        "Nonprofit",
        "Government",
        "Under 60 beds",
        "60 to 99 beds",
        "100 to 149 beds",
        "150 beds or more"
      ],
      "type": "string",
      "description": "Optional, with state US only: a national ownership (type of control) or bed-size group instead of all facilities."
    }
  },
  "additionalProperties": false
}

Per Patient Day: SNF benchmarks and valuation math

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snf_valuation Read-only

Per Patient Day: SNF benchmarks and valuation math

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snf_valuation Read-only

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