HAVEN SENIOR LIVING PARTNERS
Underwritten for return. Operated for dignity.
Passive investment opportunities for accredited investors, grounded in disciplined underwriting and growing demand for senior housing & care.
90.4% occupancy across NIC MAP’s 31 Primary Markets in the third quarter of 2026 — the 21st consecutive quarterly gain. NIC MAP · October 1, 2026
Offerings are available to accredited investors only. Nothing on this site is an offer to sell or a solicitation to buy any security.
SECTION 02 · WHO WE SERVE
For individual investors
You seek passive, income-producing positions supported by a defensible investment thesis. A limited-partner position provides an economic interest without day-to-day operating responsibility. A discovery call covers your objectives, eligibility, investment horizon, and offering risks and terms.
Explore your investment pathFor RIAs
You need an alternative allocation that can withstand client and compliance review. Haven provides compliance-ready materials, curated deal flow, and sponsor track-record context. We work with you on suitability, diligence requirements, and reporting needs.
Explore your investment pathFor family offices
You manage patient capital with income and multigenerational objectives. Haven combines an institutional reporting cadence with direct partner access. We discuss portfolio fit, investment duration, governance, and your family’s objectives.
Explore your investment pathFor tax and estate advisors
You need clarity on depreciation, cost segregation, and any applicable 1031 or Qualified Opportunity Zone eligibility. Annual K-1 timing and direct CPA contact support your planning. We coordinate offering-specific information without replacing your independent tax and legal advice.
Explore your investment pathIf you own or lend on operating communities and need governed operating evidence from your operators, see SeniorCRE at seniorcre.com/for-investors →.
A personal welcome
A brief introduction to Haven Senior Living Partners and the principles behind our work with investors, operators, and senior housing communities.
John Hauber · Founder & CEO · Haven Senior Living Partners
Hi, I'm John Hauber, founder of Haven Senior Living Partners. Thank you for taking a minute to learn who we are.
Every day, more than 10,000 Americans turn 65. The need for quality senior housing and care isn't a forecast. It's already here, and the supply being built today isn't keeping pace.
Our team brings more than $2 billion in real estate transaction experience. We acquire, improve, and create senior living communities, and we choose operators with care. We underwrite every deal with discipline, and we run every community for dignity. For many of us, this work is also about stewardship: caring well for the people who built our communities.
We don't think you should make an investment decision based on a website. Every offering carries risk, and every investor's situation is different. So we start with a conversation. We'll learn your goals, answer your questions, and tell you plainly whether we're a good fit.
Schedule a discovery call with me, or join our Investor Club to stay informed as new opportunities open. I look forward to meeting you.
SECTION 03 · THE CASE
Occupancy exhibit
| Quarter | Occupancy |
|---|---|
| 3Q 2025 | 88.6% |
| 4Q 2025 | 89.1% |
| 1Q 2026 | 89.5% |
| 2Q 2026 | 89.9% |
| 3Q 2026 | 90.4% |
Source: NIC MAP Market Fundamentals 1Q26 and 2Q26; NIC, “Senior Housing Occupancy Nears Record High as Majority of Markets Surpass 90%,” October 1, 2026; NIC MAP, April 23, 2026. Occupancy covers the 31 Primary Markets and includes properties still in lease-up.
Demand. By 2030, an estimated 1 in 5 Americans will be 65 and older. Aging expands the population that may need housing and supportive care, though individual needs vary. Source: U.S. Census Bureau, 2020 →
Supply. Construction timelines, financing, licensing, and capital costs shape the supply response. NIC MAP counted 16,159 units under construction in the third quarter of 2026 — a pipeline count, not annual starts — while inventory grew just 0.4% year over year. NIC estimates that holding national occupancy at 90% as the population ages would require more than 100,000 new units in most years through the late 2030s, against a current pace of roughly 10,445 units per year. Source: NIC MAP, October 1, 2026 →
Occupancy. Moves into senior housing & care often reflect health and support needs rather than discretionary housing choices. Affordability, local competition, staffing, and care quality still affect occupancy and operating results.
Our approach
Quality communities.
Operating performance.
Long-term value for residents, operators, and investors.
SECTION 04 · STRATEGY
Communities in this range require property-level diligence and operating expertise, while their individual transaction sizes can fall below the scale sought by large institutions. Haven focuses on opportunities where local market knowledge and careful assessment of operating performance matter.
The sponsor underwrites cash flow, capital requirements, financing, and exit assumptions together. We examine the operator’s capacity to deliver care, retain staff, maintain compliance, and report operating results—not simply the property’s physical characteristics.
Exhibit 2 · Acquisition underwriting framework
| Criterion | What we look for |
|---|---|
| Community size and acuity mix | What we look forA resident and care mix supported by staffing capacity and local demand. |
| Market depth and competing supply | What we look forA catchment area with supportable demand and a clear view of competing inventory. |
| Operator quality and tenure | What we look forRelevant experience, documented care outcomes, and continuity of leadership. |
| Physical plant and capital needs | What we look forA property condition assessment and a funded plan for identified improvements. |
| Basis relative to replacement cost | What we look forAn acquisition basis assessed against comparable assets and replacement economics. |
| Exit liquidity | What we look forA plausible buyer universe and financing assumptions appropriate to the investment horizon. |
SECTION 05 · STRUCTURE
A limited partner contributes capital to an investment vehicle while the sponsor manages the investment and oversees the operator relationship. Economic rights, fees, distribution priorities, governance, and transfer restrictions are set out in the offering documents; a passive position does not eliminate investment risk.
Exhibit 3 · Limited-partner investment terms
| Term | Detail |
|---|---|
| Structure | DetailPassive limited partner. |
| Offering details | DetailDiscuss your objectives with our team. Eligible Investor Club members may review available offering documents after access review. |
| Distributions | DetailPer the offering documents |
| Tax treatment | DetailBonus depreciation and cost segregation; 1031 exchange and Qualified Opportunity Zone eligibility where applicable to the specific structure, not every LP interest. |
| Reporting | DetailK-1 annually; quarterly updates. |
| Liquidity | DetailIlliquid; investors can lose principal. |
| Eligibility | DetailAccredited investors only |
Return objectives, fees and distribution terms belong in the offering documents, reviewed with our team—not an investment decision made from a public overview. Club membership is non-binding and does not guarantee offering access.
Offerings are available to accredited investors only. Eligibility is confirmed through the requirements in each offering's documents.
No. Any preferred return is an offering-specific objective, not a guaranteed payment. Join the Investor Club and speak with our team to review available offering documents, subject to eligibility and access review. Investors can lose principal.
Tax treatment may include bonus depreciation and cost segregation. Certain structures may accommodate 1031 exchange or Qualified Opportunity Zone eligibility where applicable; a standard LP interest is not automatically eligible. K-1 reporting is annual. Consult your tax advisor about your circumstances.
SECTION 06 · CONTEXT
Institutional activity provides context for the sector. Each row below comes from a dated public filing or release; none is a Haven projection.
Exhibit 4 · Institutional activity in senior housing & care
| Institution | Allocation or transaction | Source | Date |
|---|---|---|---|
| Welltower Inc. (NYSE: WELL) | Allocation or transaction$21.0B of pro rata gross investments closed or under contract to close year to date; seniors housing operating same-store NOI up 21.0% year over year. | SourceWelltower third-quarter 2026 earnings release | DateOctober 26, 2026 |
| Ventas, Inc. (NYSE: VTR) | Allocation or transaction$5.2B of senior housing investments closed year to date, including $1.2B in the third quarter; total company NOI up 18.0% and same-store cash NOI up 11.0% year over year, with U.S. senior housing operating same-store cash NOI up 17.0%. | SourceVentas third-quarter 2026 results | DateOctober 27, 2026 |
| NCREIF Property Index, via NIC MAP Vision | Allocation or transactionSenior housing total return of 6.0% for the quarter against 1.4% for the NPI — the eighth consecutive quarter of outperformance; 14.4% year to date. 242 properties valued at $17.8B. | SourceNIC MAP Vision quarterly index commentary | DateThird quarter 2026 |
SECTION 07 · STEWARDSHIP
We believe capital carries responsibility—to serve people with dignity, steward resources with discipline, and pursue investments that create lasting value.
Faith informs our purpose. Disciplined underwriting, risk management, and execution determine how we pursue investment results. Care quality is one of the operating factors that can influence occupancy, staffing costs, and long-term asset value.
We hold our investment standards and care standards to the same discipline. Past results do not guarantee future performance; every investment involves risk, including loss of principal.
SECTION 08 · INVESTOR PERSPECTIVES
Investing with Haven Senior Living Partners was one of the best decisions we have made. The transparency, communication, and returns exceeded our expectations.
The team’s commitment to operational excellence and impact investing was exactly what I was looking for as an advisor serving high-net-worth clients.
Senior housing is the right place to be — and Haven is the right team to invest with. They combine heart, discipline, and results.
Perspectives are from current limited partners and advisors and are not a guarantee of future results.
SECTION 09 · THE SPONSOR
Haven Senior Living Partners is the limited-partner capital vehicle. Haven Senior Investments (advisory, established 2015) and Haven Realty (brokerage, established 2014) form the group’s transaction practice, with a team track record of more than $2 billion in senior housing & care real estate transactions. Advisory activity belongs to Haven Senior Investments; listings and closings belong to Haven Realty.
About the teamLimited-partner investment capital.
Advisory practice · Established 2015.
Brokerage practice · Established 2014.
Source: Haven group company history and team transaction record.
SECTION 10 · RESOURCES
No registration required
Discuss your goals with Haven. Join the Investor Club for private offering review, subject to eligibility and access.
Accredited investors only. Past performance does not guarantee future results. Investments are illiquid and investors can lose principal. Nothing on this site is an offer to sell or a solicitation to buy any security.
Haven Senior Living Partners, LLC, a Texas limited liability company · Dallas, Texas.
The Senior Housing Journal
A daily briefing on transactions, occupancy, cap rates, operator news and policy — written for accredited investors and their advisors.
Read the Journal →Free · Unsubscribe anytime
