Agenda - Council Work Session - 03/10/2026

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Senior Housing Demand Assessment: Ramsey, MN Market Rate Assisted Living As shown in Table 8, unmet assisted living demand on the Site in Ramsey has been calculated for 62 units in 2030. This demand is for market rate (or "private pay") units and does not include additional demand from lower -income seniors who could utilize the Elderly Waiver program to pay for services. The points listed below summarize the demand methodology. The primary market for assisted living housing in the PMA is seniors aged 75 and over needing assistance with Activities of Daily Living (ADLs). Based on data from the Health and Aging Chartbook that was conducted by the Centers for Disease Control and Prevention and the National Center for Health Statistics, the percentage of seniors unable to perform, or having difficulty with, ADLs ranges from 12.5% of seniors ages 75 to 79 to 22.5% of seniors ages 80 to 84 and 40% of seniors ages 85 and over. Applying these percentages to the senior population in the PMA results in the total age -qualified population needing assistance with ADLs. To afford market rents, these seniors will generally need incomes of at least $70,000 or have assets available through the proceeds received from the sale of their home. Overall, it is calculated that approximately 65% of the senior population in the PMA in 2025 is income - qualified for market rate assisted living housing. An estimated 40% of the age/income-qualified seniors needing assistance will need/choose assisted living housing. The remaining 60% will be able to remain in their homes by receiving home health care services or will live in other less service -intensive senior housing. This percentage also takes into account that many seniors are not living alone and will be able to remain in their existing homes with assistance from their spouse/partner. Seniors who currently reside outside the PMA will generate an estimated 30% of the demand for assisted living senior housing — increasing total demand in the PMA to 133 units in 2025 growing to 187 units in 2030. The next step in calculating demand is to subtract competitive supply from total PMA demand. A total of 103 competitive units were identified in Table 6. Subtracting these competitive units (minus 15% estimated to be occupied by Elderly Waiver residents and a 5% vacancy factor) from total demand results in the unmet demand for 50 assisted living units in the PMA in 2025. No pending developments that would increase the competitive supply of independent living in the PMA were identified. Unmet demand is calculated for 104 units in the PMA in 2030. Again, no single site can capture all the demand in a PMA. It is estimated that the Site in Ramsey can capture 60% of the unmet demand potential in the PMA. This results in unmet demand on the Site for 30 market rate assisted living units in 2025 increasing to 62 units in 2030. Viewpoint Consulting Group, Inc. Page 16 November 5, 2025