The building. And the business inside it. Everyone checks the building. Almost nobody checks the business. At least not the way they ought to.
Nordon checks the business. We tell investors what's actually going on with how a community is run; before you buy, while you own it, and when you're getting ready to sell.
$15,000
The external review. No seller involvement needed.
~50x return
Conservative estimate on a $30M deal.
5–7 days
In your hands before your offer expires.
The Problem
You can see what a community earns. You can't see what's holding that number up. Your advisors will review the financials. But the financials only show you what happened, not why, and not whether it'll keep happening after you buy.
Larger real estate investment trusts
When you're investing in a community, you need to know whether it can actually hold things together when times get hard. A sales document won't tell you that, so you end up guessing.
Private equity buyers
Good operators are rare and deals move fast. You need to know early on whether a community is getting stronger or quietly getting weaker, before it shows up in the numbers months later.
Investment platforms that back operators
Growing your portfolio only works if the community you're funding is winning in their local market.
Smaller and regional buyers
Bigger buyers have more money and more data. The one thing you have is local knowledge. If you don't use it, you lose the deal.
That's not a report. That's the ability to walk into a negotiation knowing what the other side doesn't know you know.
The Diagnostic Journey
We work with you at every point in a deal, from deciding which market to enter, all the way through to selling.
Select a phase to explore the diagnostic
The Deliverable
Most investors make decisions about senior living communities with half the picture. The financial statements tell you what happened. Nordon tells you what's holding it up, and whether it'll still be there after you sign.
External Review
We look at everything that's publicly available: how the community shows up in searches, what reviews say, how it looks on listing sites, whether they're running ads, and what their website tells us. No seller involvement needed.
Starts at $15,000
Ready in 5–7 working days
Verified Backend
We take what the seller gives us — where their residents came from, how much they spent on marketing, how their website was performing — and check it against what we found ourselves. If the numbers don't match, that's a finding.
Pricing on request
Ready in 10–14 working days from when we receive the data
If the seller declines to share their records, that refusal is itself a finding.
The tier structure above applies to the Pre-Acquisition Assessment. Each of the six configurations produces deliverables matched to its phase of the capital lifecycle. View the full diagnostic line
The Outcomes
1.
The confidence to make a $30 million decision without a nagging feeling that you missed something.
2.
The ability to tell your investment committee not just what the numbers say, but why the numbers look that way and whether they're sustainable.
3.
Knowing, before you're committed, whether the occupancy is real or bought, whether the lead pipeline is owned or rented, whether the community is genuinely winning in that market or just holding on.
Why Nordon
Jerry has spent over two decades inside the senior living industry, leading growth strategy for some of the largest operators in the US, building the marketing and reporting infrastructure that communities run on, and learning, first-hand, where the revenue engine breaks down and why. He's been in the industry long enough to know exactly what an investor should be asking, and what most of them don't.
Lanie's background spans growth strategy, underwriting, and asset management — the disciplines that sit directly at the intersection of how a community performs commercially and how that performance gets read and valued on the capital side. At Nordon, she applies that same lens to the investor's question: not "how do we grow this?" but "is this growth real, and will it hold?"
We've worked inside the communities themselves, alongside the people doing the day-to-day work. When we look at how an asset is performing, we're not guessing from the outside — we already know what good looks like, and we know exactly where things tend to go wrong first.
We know what it takes to get a committee comfortable, and we write our reports to answer the questions that room always asks. Every conclusion in our reports points back to something you can check yourself.
Aggregator dependency: 76% → 41% over 18 months
In Practice
A buyer had 12 communities under offer. Occupancy across the portfolio was sitting at 88%, which the seller called proof of strong operations. The financial records backed it up. Nobody had asked how that occupancy was actually being achieved.
We looked at the public signals first. Every single community was heavily dependent on paid referral websites to bring in new residents. Their own presence on Google was almost non-existent. They had no local referral network to speak of.
When we dug into the seller's own records, the numbers confirmed it: 76 out of every 100 new residents over the past year had come through paid referral sites, at a cost of $4,200 each. For a healthy community, that number should be between 30 and 45 out of 100.
The 88% occupancy was real. But it was being paid for, not earned. And it was sitting on two risks the financial statements couldn't show: the referral sites could put their prices up at any time, and any change to how those sites work could cut off the lead flow within a single quarter — with nothing ready to replace it.
The buyer used our findings to renegotiate. The deal closed at $39.4 million — $2.6 million less than the asking price. They also put a plan in place to reduce dependence on the referral sites after taking ownership.
Referral site dependency dropped from 76% to 41%. The cost of bringing in each new resident fell from $4,200 to $1,800. That's roughly $980,000 in savings every year — from a $15,000 report.
$15,000
Diagnostic cost
$2.6M
Documented price reduction at close
$980K
Annualized NOI lift, 18 months post-close
Engage
Structured. Confidential. Ready when you need it.