Vanderburgh Sober Living Start a Sober House Sober House Directory Tools & Resources

Sober Living Financial Calculator: Beds, Rent, and Net Income for Any Property

Enter an address and a square footage. In a few minutes you will see how many beds the building supports, what a bed rents for in that neighborhood, and what the home could bring in each month. A full financial analysis follows by email.

  • CapacityHow many beds the square footage supports
  • RentWeekly rent per bed for that neighborhood
  • ExpensesOperating costs, or your own figures
  • Net IncomeWhat is left once the bills are paid

Run the Numbers on a Specific Address

Every figure is tied to the address you enter, so the estimate reflects that neighborhood rather than a national average. Leave the optional cost fields blank and the model uses our operating figures. Type your own and it uses yours instead. A zero means zero, so if you tell us a cost is nil we will not invent one.

Required — you fill this in Optional — leave blank and we'll estimate Calculated — we work this out for you
1

The property

Two fields to start
We resolve the address through the Census geocoder, then pull the area median rent for that neighborhood.
Search an address first — the rent estimate depends on it.
Census data for this address
—
Median gross rent for this census geography.
Derived from the median rent.
Enter a weekly rent per bed — we have no census rent for this area.
Know your market better than we do? Type over the weekly rent and we'll use your number instead.
Total finished square feet, 800–6,000.
Enter a size between 800 and 6,000 sq ft. Outside that range our capacity curve isn't reliable — bring it to our Recovery Housing Discovery Event and we'll look at it with you.
Leave it blank and we work the count out from the building size. Type your own if you already know it.
Enter a bed count between 1 and 60.
In your results
Beds less House mentors, less vacancy. Mentors live free in exchange for house duties, so they don't pay rent. This is what drives revenue, so we work it out on our side rather than guessing in the browser.
Adjust our assumptions — optional, leave blank and we'll use ours
Every field here is optional and empty by default. Leave one blank and our model uses its own figure. Type your own and we use yours instead. A zero means zero. If you tell us a cost is nil, we won't invent one.
Capacity
Residents who live free in exchange for house duties.
Cannot be negative.
Share of beds we assume sit empty.
Enter a vacancy rate between 0 and 100.
Real estate costs — annual unless noted
If you know the actual bill, it beats our estimate.
Cannot be negative.
Hazard insurance on the building, not general liability.
Cannot be negative.
Your lease or mortgage payment, if the property is already leased or financed.
Cannot be negative.
Monthly operating costs — your figures beat our estimates
Cannot be negative.
Cannot be negative.
Cannot be negative.
Cannot be negative.
Repairs, maintenance, anything else.
Cannot be negative.
2

Your situation

Each answer opens the next
Where are you in the process? *
Pick one.
Is this home already operating as sober living? *
Pick one.
Pick one.
Will you run the house, or invest and let someone else run it? *
Pick one.
Because you'd be leasing the building rather than owning it, we'll model this as you operating the house. The passive-investor analysis is about earning lease income from a property you own, so it doesn't apply here.
How soon are you looking to move on this? *
Pick one.
3

Where should we send the report?

Capacity and revenue appear here
Required.
Required.
Enter a valid email — that's where the report goes.
Required.
Tell us which state you're in.
Where you are, not the property — it tells us who on our team can help.

We use the details you give us to send your report and to follow up about recovery housing. You can ask us to stop at any time.

Estimates only — not financial advice. This tool produces modeled projections from public census data and our own operating-cost factors, not a valuation, appraisal, or offer. Actual results depend on local licensing, referral volume, condition, and management. Consult your own financial and legal advisors before acquiring property. Model v1.2.0 · Cost factors last reviewed 2026-07-24
Running the model for that address…

Here's what this property can hold

Modeled for

Estimated monthly revenue
—
rent, intake fees and laundry
Number of beds
—
from building size
Paying beds
—
after mentors and vacancy
Weekly rent per bed
—
from area median rent

What we assumed

Weekly rent per bed—
Area median rent—
Census source—
Expense assumptionsitemized in your report
The financial analysis is on its way to .
  • Every operating expense line, including the three you can't edit on the form
  • Net operating income, and what's left after your property payment
  • Breakeven bed count
  • Every assumption we used, stated plainly, with the census source and vintage
Check spam if it hasn't landed in a couple of minutes.
Save my seat at the Discovery Event Run another property
Got it — your report is on its way by email.
It takes us a minute to pull the data for that address. You'll have the full analysis in your inbox shortly at .

What You Get

On this page

The Revenue Picture, Right Away

  • Bed capacity, worked out from the building size
  • Paying beds, after house mentors and vacancy
  • Weekly rent per bed for that neighborhood
  • Estimated monthly revenue

In your inbox

The Full Financial Analysis

  • Every operating expense line, including the ones you cannot edit on the form
  • Net operating income, and what is left after your property payment
  • Breakeven bed count
  • Every assumption we used, stated plainly

How the Estimate Works

The calculator estimates a sober living home’s monthly revenue from two inputs: the building’s square footage and the median rent around the address. Square footage sets the number of beds. Local rent sets the weekly price of a bed. House mentor beds and vacancy are then taken out before any revenue is counted.

  • BedsAbout one bed for every 200 to 250 square feet, so a 2,500 square foot home holds about 12 beds. Enter your own bed count to replace it.
  • Rent per BedStarts from the Census Bureau’s median rent for the area around the address and converts it to a weekly rate per bed. Enter your own rate to replace it.
  • Paying BedsHouse mentors live rent free: half a bed in homes under 11 beds, one bed from 11 to 18, and two from 19 to 27. Vacancy is set at 18% unless you change it.
  • ExpensesUtilities, liability insurance, repairs, supplies and drug screening are estimated from the building size and bed count, with heating adjusted for the state. Property tax and insurance use local home values unless you enter your own.

Example: a 2,500 square foot home where the median rent is $1,400 a month holds 12 beds. After one house mentor bed and 18% vacancy, 10 beds pay rent at $195 a week, for about $8,640 a month in revenue including intake fees and laundry.

The net operating income in the emailed analysis does not include management or owner pay, licensing and certification, accounting, marketing, capital reserves, or food.

Who This Is For

  • Comparing PropertiesYou are weighing several homes or neighborhoods and want a fast read on each one.
  • Buy, Lease, or PartnerYou are deciding whether to buy the building, lease it, or own it and lease it to an operator.
  • Converting a Home You OwnYou already have the property and want to know what it can carry.
  • Just Getting StartedYou do not have real numbers yet and need a defensible place to begin.

What We Ask, and Why

  • Property AddressLocates the neighborhood so the rent estimate reflects the local market instead of a national figure.
  • Building SizeDrives the bed count. Anywhere from 800 to 6,000 square feet. Already know the beds? Enter that instead.
  • Where You Are in the ProcessShapes the analysis around the decision you are actually making: buying, leasing, operating, or investing.
  • Where to Send ItThe expense and income breakdown goes to your inbox, usually within a few minutes.

Common Questions

How Much Can a Sober Living Home Make?

It depends on the number of beds and local rent. A 2,500 square foot home in an area where median rent is $1,400 a month holds about 12 beds. After one house mentor bed and 18% vacancy, 10 paying beds at $195 a week bring in about $8,640 a month before expenses.

How Many Beds Can a Sober Living Home Have?

The calculator allows about one bed for every 200 to 250 square feet, for buildings between 800 and 6,000 square feet. Local zoning, occupancy and certification rules can set a lower limit, so check those before you count on the full number.

Is the Sober Living Calculator Free?

Yes. The bed count, rent per bed and monthly revenue show on this page once you enter an address and square footage. The full expense and net income analysis is sent to the email address you give.

Want a Second Read on the Numbers?

Bring your projection to a 20-minute call. We will walk through the assumptions, the local market, and what it would take to get the home open.

Book a 20-Minute Call