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Models for Affordable Assisted Living AAHSA Spring Conference April 10, 2002 www.ncbdc.org NCB Development Corporation Mission: To address the problems that poverty creates in America. Loaned or invested more than $1 billion for economic and community development.

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models for affordable assisted living

Models for Affordable Assisted Living

AAHSA Spring Conference

April 10, 2002

www.ncbdc.org

ncb development corporation
NCB Development Corporation
  • Mission: To address the problems that poverty creates in America.
  • Loaned or invested more than $1 billion for economic and community development.
  • Resulting in, among many other things, over 1,000 units of affordable assisted living.
coming home program
Coming Home Program
  • A Robert Wood Johnson Foundation funded initiative, providing on-going technical assistance for Affordable Assisted Living in 9 states.
  • With these 9 states well on their way, NCB Development Corporation would like to work with other states to promote affordable assisted living.
ncbdc aahsa affordable assisted living award
NCBDC/ AAHSA Affordable Assisted Living Award
  • To recognize & disseminate operating examples of affordable assisted living projects that provide excellence in services, environment and support.
ncbdc aahsa affordable assisted living award5
NCBDC/ AAHSA Affordable Assisted Living Award
  • Must be an operating project.
  • Call for proposals will appear @ www.ncbdc.org in May,
  • Submissions due late summer,
  • Awards announced at AAHSA fall conference in Baltimore.
three successful projects
Three Successful Projects
  • Rock Cove, Skamania Co., Washington. Rural project with a public housing authority.
  • McDonald Residence, Portland, Oregon. Inner city project with deep subsidy.
  • John Whitaker Place, Penacook, NH. Rural project in partnership with aging agency using layered smaller subsidies.
rock cove assisted living
Rock Cove Assisted Living
  • 30 units, 8 one bedroom (506 sq. ft) & 22 studio (308 sq. ft.) Total sq ft: 18,390
  • Single story frame building on Columbia River cove that separates Oregon & Washington
  • In rural, economically depressed part of Washington State.
rock cove
Rock Cove

Income

  • 15 units serve incomes at or below 80% of the Area Median Income. 10 of the 15 are M.A. eligible, so they are < 50% of AMI
  • The other 15 are market rate.
  • Current average income is: $22,600
  • Area median income, Stevenson, WA is $29,800.
rock cove12
Rock Cove

Demographics:

  • 22 women & 8 men (73% / 27%)
  • Age range: 55 - 100, average of 82
rock cove13
Rock Cove

Acuity

  • Average resident needs assistance with 5 ADLs
  • 75% receive medication management assistance
  • 50% have significant cognitive impairment
rock cove14
Rock Cove

Services: Home like setting supporting maximum independence and respecting privacy.

  • 3 homemade meals per day in dining room w/ fireplace and beautiful view
  • Nursing, Housekeeping, recreation, transportation, behavior management, ADL Assistance, home health & hospice
rock cove16
Rock Cove

Rates (studio)

  • Private Pay Medicaid
    • Level I: $1,770 $54
    • Level II: 2,005 $60
    • Level III: 2,240 $66
rock cove17
Rock Cove

Real Estate Development, Costs:

  • Land (lease): $102K
  • Buildings: 1,620K
  • Soft Costs: 267K
  • Developer (deferred): 200K
  • Financing & other 116K

Total: $2,305K

Total per unit: $77K

rock cove18
Rock Cove

Real Estate Development, Sources:

  • Wash. Comunty Reinvstmt (30 yr): $ 1,495
  • Local gov’t trust fund (1% 50 yrs): 500
  • Deferred Developer’s fee: 225
  • Land leased by county, nominal fee: 85

Total: $2,305

rock cove19
Rock Cove

Operating Expenses (monthly)

  • Payroll / Employee: $30,517
  • Administrative 3,950
  • Dietary 5,335
  • Utilities 3,412
  • Property, Contracts, Misc. 14,090

Total $57,304

Per unit per month: $1,910

rock cove20
Rock Cove

Operating Income (Monthly)

  • Private pay income: $30,700
  • Medicaid (services) Income:
    • Residents 9,357
    • State 20,877

Total: $60,934

rock cove21
Rock Cove

What makes this special?

  • Revitalized site in a rural, economically depressed area.
  • Beautiful views of the water, great design
  • Capacity to serve very low income (< 50% of AMI)
macdonald residence
Macdonald Residence
  • 54 Units- all studio, 271 – 425 sq. ft.
  • 4-story design accommodates common dining, living and recreational space on ground floor and an enclosed courtyard
  • Residential units are on floors 2 – 4 with kitchenettes and private baths.
  • Serves downtown urban core of Portland, OR
macdonald residence26
Macdonald Residence

Income

  • All 50 units serve incomes at or below 50% of the Area Median Income- Medicaid waiver eligible.
  • Area Median Income, Multnomah Co. OR: $40,000
macdonald residence27
Macdonald Residence

Demographics

  • 22 women & 31 men (40% / 60%)
  • Age range: 27 - 83, average of 55
    • Expect a younger population
    • Minimum age is 18
macdonald residence29
Macdonald Residence

Acuity

  • 75% need assistance with ADLS
  • All need nutrition management
  • Almost all need medication management
  • 40% or more have a mental health diagnosis
macdonald residence30
Macdonald Residence

Services

  • Meals, housekeeping, laundry, ADLs, nursing, medication
  • Van
  • Macdonald Center Groups

Spiritual & emotional support from volunteer students from four nearby nursing schools

macdonald residence31
Macdonald Residence

Rates

  • Rent: $447
  • Services: 1,413
  • Total: $1,860
    • Increases at rate of 3% annually
    • State has 5 levels, negotiated a single rate, all at Level 4, regardless of acuity.
macdonald residence33
Macdonald Residence

Real Estate Development, Costs:

  • Land 0
  • Construction $3,882K
  • Developmt & Finance 908K
  • Start-up 165K
  • Reserves: 192K
  • Total: $5,147K
  • Cost per unit: $95K
macdonald residence34

Jim Gray:

Big gifts including Murdoch, Collilns & Meyer

Jim Gray:

PDC=Portland Development Community Terms: contingent on CF, 3%, 30 yrs capped @ $10K

Macdonald Residence

Real Estate Development, Sources:

  • Loan: $1,138
  • FHLBank AHP Grant: 200
  • PDC Loan 200
  • Private Fund Raising 873
  • LIHTC Equity 2,736

Total $5,147

macdonald residence36
Macdonald Residence

Operating Expenses(monthly)

  • Payroll / Employee $54,179
  • Administrative 6,803
  • Dietary 7,755
  • Utilities 5,254
  • Property, Contracts & Misc. 14,562
  • Total: $88,553
  • Total per unit per month: $1,640
macdonald residence37
Macdonald Residence

Operating Income (monthly)

  • Rental Income (Tenants): $21,873
  • Services Income:
    • Tenants 6,812
    • State 63,176
  • Miscellaneous: 2,405
  • Total $94,266
macdonald residence38
Macdonald Residence

What makes this special?

  • Serves a very low income population in the inner city with no additional operating subsidies beyond SSI and Medicaid.
  • High quality building in a high cost area
john whitaker place
John Whitaker Place
  • 50 Units
  • Central core includes living room, dining room, community room, library and elevator
  • Residential units are in wings
slide42

Jim Gray:

7 mi. N of Concord

john whitaker place47
John Whitaker Place

Income

  • 50 units, 11 Medicaid Waiver & 39 limited to 175% of Area Median Income
  • Current income range is $6,360 to $64,531.
  • Area Median Income, Concord, NH: $59,090.
john whitaker place48
John Whitaker Place

Demographics

  • 40 women & 11 men (78% / 22%)
  • Age range: 58 – 96, average of 81
john whitaker place49
John Whitaker Place

Acuity

  • 90% receive assistance with ADLs, most of these need medication management. For remainder, spouse needs assistance.
  • 2 are totally visually impaired, 2 on dialysis, majority ambulate with walkers and canes.
john whitaker place51
John Whitaker Place

Services

  • Meals
  • Housekeeping, nursing, recreation, transportation, ADL assistance
  • Medication Management
john whitaker place52
John Whitaker Place

Rates

  • Low Income:
    • Rent: $505
    • Services: $1500
  • Moderate Income: (Bundled; as of ’01)
    • Studio: $2048
    • 1 Bed Room: $2573
    • 2 Bed Room: $2888
john whitaker place54
John Whitaker Place

Real Estate Development, Costs:

  • Land & Buildings: $4,353K
  • Soft Costs: 580K
  • Developer: 530K
  • Reserves: 595K

Total: $6,058K

Total per unit cost: $121K

john whitaker place55
John Whitaker Place

Real Estate Development, Sources:

  • Tax exempt bond (7%, 30 yr.) $5,060K
  • HOME Loan (30 yr., deferred) 650K
  • Developer Loans 348K

Total $6,058K

john whitaker place57
John Whitaker Place

Operating Expenses(monthly)

  • Admin. (mgmt, van, office): $46.5K
  • Dietary : 16K
  • Utilities: 8K
  • Transportation & Recreation: 6.5K
  • Services 25.6K
  • Housekeeping 10.8K

Total(includes $1.25K reserve): $113.3K

Total per unit per month: $2,260K

john whitaker place58
John Whitaker Place

Operating Income (monthly)

  • Rental Income:
    • Low Income (@ $505) $5,550
    • Moderate (bundled w/ svcs) 95,480
  • Services Income: (Medicaid) 16,500
  • Misc. (Includes 6% vacancy) 667

Total $118,197

john whitaker place60
John Whitaker Place

What makes this Special:

  • Managed to pull off the real estate development without Low Income Housing Tax Credits or other deep subsidy.
  • Use of microchip; technology
  • Devoted staff; Contract with VNA for Services
per unit development cost
Per Unit Development Cost
  • Rock Cove: $77,000
  • Macdonald House: 95,000
  • Whitaker Place: 121,000
per unit per month operating expenses
Per Unit Per Month Operating Expenses
  • Rock Cove: $1,910
  • Macdonald House: 1,640
  • Whitaker Place: 2,260