Step-by-Step: BCHD's 80.6% Non-Resident Assisted Living Plan

For unknown hundreds of thousands of taxpayer dollar$, BCHD had 3 studies of the local assisted living market completed by MDS RESEARCH COMPANY, INC.,P O Box 100578 Fort Worth, TX 76185, 817-731-4266, www.m-d-s.com mdsresearch@m-d-s.com

The full MDS report is available from BCHD by emailing PRR@bchd.org

The results of MDS were by zip code of expected tenant prospects and provided in tables in the report. In order to convert the MDS numbers to percentages, we used the only US Census data in their table (2019) and divided by the MDS total number of prospect tenants.

That resulted in 19.4% of assisted living tenants predicted by MDS to come from 90254, 90266, 90277, and 90278 (the District).

37.9% of tenants are predicted to come from non-resident Palos Verdes due to its much higher income levels.

First, 30% of tenants are expected to be from completely outside the area, e.g., the rest of California and the rest of the United States.

From page 1-15 of the 3rd and most current report from MDS:

Second, the other 70% will come from the zip codes in the tables below. For each zip code, the MDS report provides the gross market size. From page 3-11 of the most current report.

NOTE: After inflation adjustment, the required income is no longer only $150,000+ per year. It is $184,000+ per year before tax depending on specific cost of assisted living unit in 2024. That suggests these results will skew even more heavily to high income areas and eliminate more moderate income residents.