Senior housing faces a "double whammy" of challenges from dramatic interest rate increases and persistent tariffs on construction materials, yet demographic trends still make it an incredibly strong long-term investment opportunity.

• Interest rates have jumped 200-300 basis points higher than pre-pandemic levels, significantly increasing the cost of capital
• Construction material costs have risen 15-25% due to tariffs, particularly affecting specialized components needed in senior living
• Transaction volumes have dropped 35-40% as buyers seek discounts while sellers remain anchored to pre-interest rate hike valuations
• New construction starts are down 45% from their peak, limiting new supply through at least 2025-2026
• By 2040, the 80+ population will double from 12 million to over 24 million people, creating overwhelming demand
• Secondary markets offer cap rates 75-150 basis points higher than primary markets, providing a cushion in higher interest environments
• Needs-based care models like memory care show greater resilience due to stronger pricing power
• Market dislocation is creating opportunities to acquire properties at 15-25% below replacement cost
• Technology investments like AI-powered staff scheduling can save 5-8% on labor costs
• Energy independence initiatives through solar and battery storage can reduce utility expenses by 40-60%

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