Six configurations
across the capital lifecycle
Select the configuration that matches where you are in the deal.
Pre-Acquisition Assessment
“How does this community attract its residents today, what’s holding it back, and what’s the upside under new ownership?”
Our flagship diagnostic for PE funds, REITs, family offices and regional buyers under offer. Start with the External Signals Assessment, built from public data in 5 to 7 days, and add the Verified Backend Assessment when the data room opens.
Explore the detail behind this configuration.
Choose the depth that fits your timeline and access.
External Signals Assessment
Option 1
No seller involvement needed
Every core area assessed from public, independently checkable sources and benchmarked against the competition.
Data Sources
Search rankings, AI answers, Google Business Profile, listing sites, advertising, reviews, the website
Deliverable
IC Memo + audit dashboard
Timeline
5–7 business days
Pricing
$15,000 per community
Verified Backend Assessment
Option 2
Checked against the seller’s own records
Everything in the External Signals Assessment, checked against the seller’s records to confirm the offering memo and fill the gaps.
Deliverable
Full Analytical Report with Methodology Appendix
Timeline
10–14 business days from data receipt
Pricing
$27,500 per community
Multi-Asset Operator Assessment
Option 3
Multi-asset operator evaluation
For buyers assessing several communities or a whole operator, showing how consistent performance is across the portfolio.
When It Applies
Master-lease conversions, operator-level
acquisitions, and operator selection before multi-asset commitments
Deliverable
Operator Consistency Report across the
visible portfolio
Pricing
Scales with the number of communities
If the seller prefers not to share their records, the External Signals Assessment still gives you a complete, independent picture.
Seller refusal to cooperate on the Verified Backend Assessment is itself a finding, documented as a risk
signal in the External Signals Assessment deliverable.
The seven core areas we score, out of 5
01
AI Search
What AI assistants such as ChatGPT tell families when they ask for the best options nearby, including whether prices and care levels are right.
02
Organic Search
Whether families find the community on Google, in its own neighborhood and the areas around it, beyond searches for its own name.
03
Paid Search
Who is advertising for the searches that matter, including searches for the community’s own name.
04
Google Business Profile
Rating, review volume and recency, owner responses, posting activity and how clicks are tracked.
05
Reputation & Directories
Reviews and ratings across the web, and whether listing sites show accurate prices, care levels and policies. We also look at how much the community relies on paid referral sites, since those fees reset with every move-in while owned channels keep growing in value.
06
Website Experience
Whether pricing, floor plans, tours and next steps are clear, and how easy it is for a family to reach out.
07
Website Technical
Speed, structured data and the tracking that makes every result measurable.
Pricing
Well under 0.1 percent of deal value
A single-community acquisition typically carries $100,000 to $300,000 in third-party diligence. Nordon runs alongside your Quality of Earnings, legal, environmental and physical condition work.
External Signals Assessment
$15,000 per community
Per community. On a typical 100-unit community, around a $17.5M deal at $175K per unit (NIC MAP, Q3 2025), that’s under 0.1 percent of deal value.
Verified Backend Assessment
$27,500 per community
Per community. Added once the data room opens, to confirm what the offering memo says and fill the gaps public data can’t reach.
Questions we hear most
We are already running QofE, legal, and a market study. Why add this?
Each answers a different question. QofE rebuilds the financials, legal confirms the contracts, and the market study measures demand. Nordon shows how this community wins residents, and how to help it win more.
What if the seller won’t share their records?
The External Signals Assessment doesn’t need them. It’s built from independent, public sources, so you get a complete picture either way.
Will it fit inside our exclusivity window?
Yes. The External Signals Assessment takes 5 to 7 business days and runs alongside your other workstreams. The Verified Backend Assessment takes 10 to 14 business days once data arrives, which fits comfortably inside a standard 45-day window.
What does our investment committee receive?
An IC Memo written for the committee packet, and an interactive audit dashboard with the detail behind every score. Every figure is sourced and dated, and anything we couldn’t verify is clearly marked.
How is this different from a market study?
A market study tells you whether the area can support the units. The Pre-Acquisition Assessment shows how well this community captures that demand today, and what would help it capture more. The two work well together.
What happens with the findings?
You take them into your negotiation and your first 100 days. Every gap comes with a practical recommendation, and our team is happy to take on the work or to work alongside your existing marketing team.
Who else uses this besides PE funds?
REITs, family offices, regional buyers and lenders: anyone commissioning third-party diligence on a community or a portfolio.
Can you look at several communities at once?
Yes. The Multi-Asset Operator Assessment covers each community and shows how consistent the operator’s performance is across the portfolio.
A luxury community, and a clear path to premium rates
Real engagement · Identifying details withheld
3 of 3
AI assistants ranked it most luxurious
$3,595
quoted online, against $6,995 actual
7
nearby competitors benchmarked
01
The question
Could this community hold the top of its market, on building, apartments and care quality, well enough to command top rates?
02
What was working
A newer building, pricing published for every care level, two clean state inspections in a row, and all three major AI assistants naming it the area’s most luxurious option.
03
What was holding it back
Listing sites and AI tools quoted about half its real assisted living rate, it was nearly invisible in search outside its own neighborhood, and a national competitor outbid it for ads on its own name.
04
What the buyer received
Scores across every core area against seven nearby competitors, a prioritized action plan, and three questions to raise during the acquisition, starting with who owns the website, listings and lead data.
05
Why it mattered
Every gap was fixable without touching the building. The buyer went into the deal knowing the upside, with a plan for the first 100 days.
Market Entry Analysis
Demographics tell you there’s demand. This analysis shows who is capturing it today, reading every competitor from public data in 5 to 7 days, so you can choose the market and approach with the best chance of winning.
Explore the detail behind this configuration.
How the engagement is structured.
Single Tier
Full Market Competitive Landscape
Every competing community in the market, assessed from public, independently checkable data.
Deliverable
Market Entry Memo & Presentation
Timeline
5–7 business days
What we look at, for every competitor
We assess every competing community in the market across four areas, to show who holds the market today and where the openings are.
01
AI Search
Which communities AI assistants recommend when families ask about this market.
02
Organic Search
Who families find on Google for the searches that matter in this market.
03
Reputation & Directories
Ratings, review volume and listing strength for every competitor, and how much each relies on paid referral sites.
04
Paid Search
Who is advertising here, and which searches are still open for a new entrant.
Pricing
From
$15,000 per market
Adjacent markets can be added to the same engagement and run on the same timeline.
Questions we hear most
How is this different from a market study?
A market study measures demand and supply. We show who is winning that demand today and why, and what a new entrant would need to do to take share.
Can we use this before picking a community?
Yes, that’s when it’s most useful. It reads the whole market, so it can guide which community, or which part of the market, to target.
How long does this take?
5 to 7 business days, including adjacent markets, since they run in parallel.
What if the market is already well served?
That’s a valuable answer too. It protects your capital and points you toward markets where you can win.
What do we receive?
A Market Entry Memo and Presentation covering every competitor, who holds the market and where the openings are.
Choosing the market with a real opening
Illustrative example · Not a specific engagement
3
markets compared in one engagement
5 – 7
business days to deliver
4
areas read for every competitor
01
The plan
An operator-backed group planned to enter three new markets, based on strong demographics in each.
02
What the demographics showed
Healthy demand in all three markets.
03
What the analysis showed
A Market Entry Analysis would have assessed what the demographics could not: whether the demand could be captured by a new entrant, or whether the competitive structure of each submarket had already allocated it.
04
Why it matters
The group could focus on the market with a real opening, or budget from day one for the visibility it would need to build.
Transition Baseline
“Where exactly did this community stand in its market on the day we took ownership?”
A dated snapshot of the community’s market position, captured within 30 days of closing. It becomes your starting line, so every future result can be measured against a documented baseline.
Explore the detail behind this configuration.
How the engagement is structured.
Add-on to Pre-Acquisition Assessment
Point-in-Time Snapshot at Close
Every core area documented at the moment ownership changes, using the same method as the Pre-Acquisition Assessment. No operator permission needed.
Data Sources
Public sources across every core area, at closing
Deliverable
Transition Baseline Snapshot with full source documentation
Timeline
Captured within 30 days of closing
The 30-day window matters: after that, the new operator’s changes start to show, and the snapshot is no longer a clean record of what you inherited.
The seven core areas, captured at closing
The same core areas as the Pre-Acquisition Assessment, captured as a dated snapshot within 30 days of closing. It becomes your starting line.
01
AI Search
What AI assistants say about the community on the day ownership changes.
02
Organic Search
Where the community ranks on Google at closing, the starting point for every later move.
03
Paid Search
Who is advertising, and on which searches, at the moment you take over.
04
Google Business Profile
Rating, review volume and recency on the day you take ownership.
05
Reputation & Directories
Ratings, listings and referral-site reliance at closing, so later changes are traceable.
06
Website Experience
How the website presents pricing, tours and next steps on day one.
07
Website Technical
Speed, structured data and tracking at closing, including who controls each account.
Questions we hear most
Why does the 30-day window matter?
After about 30 days, the new operator’s changes start showing up. Capturing the snapshot inside that window keeps it an accurate record of what you inherited.
How is it used later?
When occupancy or results move, you compare today against the baseline. It shows clearly whether a change came from the market, the transition or the operator, so you can respond quickly and with evidence.
Do we need the operator’s permission?
No. The snapshot is built from public sources.
Why is it priced as an add-on?
The Pre-Acquisition Assessment has already done most of the groundwork on the community, so the snapshot needs far less new analysis.
We’re already past closing. Is it too late?
If you’re within 30 days of closing, it still works. After that, ask us first, since the operator’s changes will already be showing.
What do we receive?
A Transition Baseline Snapshot with every core area captured and sourced, filed for later comparison.
A clear starting line when operators change
Illustrative example · Not a specific engagement
30 days
window to capture the snapshot
Add-on
to the Pre-Acquisition Assessment
operator permissions needed
01
The situation
A REIT changes operators at closing.
02
The baseline
A dated snapshot of each community’s position, captured in the 30 days after closing.
03
Six months later
Occupancy softens, and the REIT compares today against the baseline.
04
What it showed
Which measures moved and which held steady, so the cause was clear.
05
Why it matters
Instead of a long debate about causes, the REIT and operator agree next steps right away.
Portfolio Health Monitor
“Is each community in our portfolio holding its ground in its market, and where should we act first?”
A regular check-in across every community you own, using the same core areas each cycle. Changes in reviews and search visibility often show up months before occupancy, which gives you time to act.
Format ·
Recurring engagement
Pricing ·
Scoped to your portfolio
Explore the detail behind this configuration.
How the engagement is structured.
Recurring Cadence
Portfolio-Wide External Assessment
Every community assessed from public, independently checkable data each cycle, with priorities flagged and trends noted, ready for investor and asset management reporting.
Data Sources
Public sources, every core area, each cycle
Deliverable
Portfolio Health Brief, per community and rolled to portfolio
Cadence
Quarterly standard. Monthly where transition risk is acute.
Reviews, search visibility and competitive position often shift months before occupancy does. Catching those changes early gives you time to act while it’s still easy.
The seven core areas, every cycle
The same core areas, scored every cycle for every community, so changes show up early and trends are easy to read.
01
AI Search
Whether AI assistants still recommend each community, tracked cycle over cycle.
02
Organic Search
Search visibility over time. A slip here often shows up before inquiries soften.
03
Paid Search
Who is advertising against each community, including on its own name, and how that changes over time.
04
Google Business Profile
Review volume and recency, often one of the earliest signs that something is changing.
05
Reputation & Directories
Ratings and referral-site reliance over time, flagged when either starts to drift.
06
Website Experience
Whether each site still makes pricing, tours and next steps easy to act on.
07
Website Technical
Speed and tracking health each cycle, so reporting stays reliable.
Questions we hear most
Our operator already sends quarterly reports. What does this add?
Operator reports show financial results. The Monitor tracks the market signals that tend to move before those numbers, independently of the operator.
We have fewer than 10 communities. Can we still use it?
For smaller portfolios, the Asset Performance Diagnostic is usually the better fit. It gives each community a deeper, focused review.
What happens when the Monitor spots something?
It’s flagged in the next brief with a priority and a recommended next step, often followed by an Asset Performance Diagnostic.
Can our investors see the brief?
Yes. It’s designed to drop straight into investor and asset management reporting.
Can it cover several operators?
Yes. Each community is assessed under its own operator, so mixed portfolios work well.
How often do we receive it?
Quarterly as standard, or monthly where a transition needs closer attention.
Do you contact our operators?
No. The Monitor is built from public data, so operators aren’t involved.
Catching a small slip before it spreads
Illustrative example · Not a specific engagement
Quarterly
check-ins across every community
10+
communities per portfolio
Same
areas
scored every cycle, so trends are clear
01
The portfolio
A REIT holds communities across several states, with stable financials.
02
What the Monitor showed
Over consecutive quarters, reviews softening and search visibility slipping at a handful of communities.
03
What the financials showed
Nothing yet. Occupancy and NOI still looked steady.
04
What they did
Acted early on those specific communities, with a plan for each.
05
Why it matters
A small issue stayed small, instead of becoming a portfolio-wide one.
Asset Performance Diagnostic
“Why is this community underperforming, and what should we do about it?”
A focused look at one community you own where results have slipped and the cause isn’t clear. Delivered in 7 to 10 business days, with a clear diagnosis and a prioritized plan to fix it.
Explore the detail behind this configuration.
How the engagement is structured.
Single Asset
Asset Performance Diagnostic
Every core area investigated against the specific issue you’re seeing. Starts from public data; with your authorization we can add the community’s own systems.
See what the deliverable includes
Seven core areas, plus two deeper looks
Every core area, investigated against the issue you’re seeing, plus two deeper looks: who owns the community’s accounts, and how much it relies on paid referral sites.
01
AI Search
Whether AI assistants recommend the community, and whether what they say is accurate.
02
Organic Search
Search visibility, often the first thing to slip when inquiries soften.
03
Paid Search
Who is advertising against the community, including on its own name.
04
Google Business Profile
Review volume and recency. A recent shift here can explain a pipeline change.
05
Reputation & Directories
Ratings, listing accuracy and recent review themes, including anything that followed a staff or operator change.
06
Website Experience
Whether the website turns interest into tours: pricing, forms and next steps.
07
Website Technical
Speed, structured data and tracking, so you can see which channels really produce inquiries.
+
Ownership Map
Who controls the website, domain, Google profile, ad accounts and CRM, and what would transfer.
+
Referral Site Reliance
How much of the pipeline depends on paid referral sites, and what that costs.
Pricing
Asset Performance Diagnostic
$22,500 per community
Delivered in 7 to 10 business days from signed engagement. Groups of 3 to 5 communities are scoped individually and run in parallel.
What the deliverable includes
01
A clear diagnosis of what’s driving the issue
02
Scores across the core areas, benchmarked against local competition
03
What’s already working, and the strengths to protect
04
Who owns the website, Google profile, ad accounts and CRM
05
How much the community relies on paid referral sites
06
Practical recommendations for every gap
07
A prioritized plan, often sequenced as 90 days
08
Where the data allows, a modeled upside estimate
09
An offer to help: our team can take on the work or support yours
10
Diagnostic Memo and Full Diagnostic Report
Not included
• Clinical or operational audits
• Guaranteed outcomes
• Implementation, unless you ask
Questions we hear most
When should we commission it?
As soon as you notice a change you can’t explain: softer inquiries, slower move-ins or weaker tour conversion. The earlier, the easier it is to fix.
Is this a marketing audit?
It goes further. It reads the community from an owner’s point of view, links each finding to its likely impact, and gives you a clear plan.
What if the cause isn’t marketing-related?
We’ll tell you. If the market-facing signals look healthy, that points to operations, and we’ll say so clearly so you know where to look next.
How does it relate to the Portfolio Health Monitor?
The Monitor keeps watch across a whole portfolio. This diagnostic goes deep on one community. Many owners use both.
Can you help fix what you find?
Yes. Every report includes practical recommendations, and our team is happy to take on the work or to work alongside your existing marketing team. That’s always optional and scoped separately.
How is the score calculated?
Each area is scored out of 5 from specific measures, and the overall score is the average of the areas scored.
Can we cover several communities?
Yes. Groups of 3 to 5 communities are scoped individually and run in parallel.
How quickly is it delivered?
7 to 10 business days from signed engagement.
Two owner questions, and one fixable answer
Real engagement · Identifying details withheld
6 of 9
listings showed a former brand
2
owner questions answered
1
coordinated clean-up to fix it
01
The questions
Had repeated operator changes hurt the community’s reputation, and was its older building costing it referrals?
02
The building
Not the issue. Only one nearby competitor was genuinely new construction
03
The real gap
Six of nine directory listings still showed a former operator’s brand name, one sending referrals to the old operator’s website, and AI answers repeated it.
04
The fix
One coordinated clean-up across listings, the website and social profiles.
Exit Positioning Package
“Can we show the next buyer that this community’s market strength supports our asking price?”
The same method as the Pre-Acquisition Assessment, prepared for your side of the sale. It documents the community’s strengths before the buyer’s diligence begins, with time to improve anything that needs it.
Ideal Timing ·
12–18 months before planned exit
Pricing ·
Scoped to the engagement
Explore the detail behind this configuration.
How the engagement is structured.
Single Tier
Documented performance narrative for the exit buyer
The community’s market strength documented across every core area from the buyer’s point of view, so their diligence confirms strengths instead of finding surprises.
Data Sources
Public sources across every core area, before the sale
Deliverable
Performance Narrative and Exit Positioning Memo
Timeline
Initial assessment 14 days. Runway document covers 12 to 18 months.
The seven core areas, from the buyer's view
The same core areas, documented 12 to 18 months before a sale, so there’s time to strengthen anything that needs it.
01
AI Search
What AI assistants tell families about the community, documented before the buyer checks.
02
Organic Search
Search visibility the buyer will verify, documented with sources.
03
Paid Search
Who advertises against the community, including on its own name.
04
Google Business Profile
A review record that shows momentum, not just a rating
05
Reputation & Directories
Ratings, listing accuracy and referral-site reliance, fixed before they become price points.
06
Website Experience
A website that makes the community’s strengths clear to families and buyers alike.
07
Website Technical
Clear ownership of the website, domain and accounts, so the buyer knows what transfers.
Questions we hear most
Our banker is running the sale. Why add this?
Your banker tells the financial story. This tells the market story, with evidence, so buyers have fewer open questions to price in.
What if it shows we’re not as well positioned as we thought?
That’s why the timing matters. With 12 to 18 months, most gaps can be improved before the sale, and anything else explained on your terms.
Who sees the report?
You decide. It comes to you and your banker first.
Does it work for portfolio sales?
Yes. Each community is assessed, with a portfolio-level summary on top. Portfolio exits start from $125,000.
Is this a sales brochure?
No. It’s structured evidence, written so the buyer’s diligence team can read it alongside their own work.
What do we receive?
A Performance Narrative for the buyer’s team, and an Exit Positioning Memo for you, your banker and your investors.
We used Nordon during the hold. Does that help?
Yes. Earlier assessments give us a documented history, which makes this faster and strengthens the story.
Surprises found and fixed before the sale
Illustrative example · Not a specific engagement
12–18
months ahead of a planned sale
14 days
to the initial assessment
6
communities in this example
01
The plan
A fund prepares to sell a six-community portfolio.
02
What the assessment showed
Two communities with slipping reviews, and three relying heavily on referral sites.
03
What they did
Fixed and documented those points ahead of launch.
04
What the buyer saw
Diligence that confirmed strengths instead of finding surprises.
05
Why it matters
Fewer open questions for the buyer to price in.