AI Blueprint Magazine · No. 1The Premium Play
The Premium Play5222 Woodway DrPhotograph to come · view the listing at HAR.com

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Why This Only Pencils as Memory Care

5222 Woodway Dr, Houston · Harris County

Under contract (option pending) when retrieved on July 5, 2026 — printed as a deal study, not an available property.

What it costs

$2,275,000

Worth as a care home

$2.0 million (below ask)

The verdict

Does not pencil

The full story

This spread is a lesson in license tiers, printed with real numbers. A gated Tanglewood remodel with four bedrooms, four and a half baths, and 4,129 square feet on one story is physically a superb care building — every bedroom with its own full bath is the memory-care layout architects get paid to invent. But at $2,275,000, the arithmetic stops being generous: run the same six residents at the ordinary assisted living average and the implied value comes in BELOW the asking price. This building only works at the memory-care tier, where the rate, the staffing, and the liability are all higher. The license tier is the investment thesis.

Listing facts
Asking price$2,275,0001
Price per square foot$5511
Building size4,129 sqft1
Lot size18,400 sqft1
Bedrooms / baths4 bed · 4 full, 1 half1
Stories11
Year built1959 (extensively remodeled)1
HOA fee$1,365 / year1
Property tax rate2.01481
Status when retrievedUnder Contract - Option Pending, 19 days on market1

The market

Of Harris County's 280 licensed assisted living facilities, 110 offer dedicated memory care with 3,188 certified Alzheimer's beds — the segment this building would have to compete in, at the top of its price range.

  • Licensed assisted living facilities, Harris County2802
  • Facilities offering memory care1102
  • Certified Alzheimer's beds, Harris County3,1882

Does this deal pencil?

VerdictDoes not pencil

At six residents on the ordinary assisted living baseline, implied value lands around $2.0 million — under the $2,275,000 ask. At the site's memory-care baseline, implied value rises to roughly $3.0 million. The same house, the same six residents, and the deal flips from failing to working purely on the license tier and its rate. That is the whole lesson of this spread: at full price, the building has no generic play — only the specialist one.

Asking price$2,275,000Implied value as assisted liv…$2.0 million (below ask)Implied value as memory care$3.0 million
  • Asking price$2,275,0001
  • Implied value as assisted living$2.0 million (below ask)4
  • Implied value as memory care$3.0 million3
  • Resident capacity assumed6 (4 bedrooms + converted space)Unverified

The bear case

The strongest case against this deal starts with the fact that it is already under contract — someone else moved faster, and this spread exists as a study. Beyond that: the assisted-living scenario failing at full price means there is no fallback tier; if the memory-care census stalls, there is nowhere cheaper to retreat. Memory care also carries the heaviest staffing ratios, the highest liability insurance, and delayed-egress and life-safety work that a residential remodel, however beautiful, has not done. The remodel premium in the $551 per square foot was paid for finishes, not for care infrastructure.

The 20 percent smoke test. If the memory-care rate runs 20 percent below the site baseline, implied value falls to roughly $2.4 million against a $2,275,000 basis plus conversion costs — the margin effectively disappears. This deal does not survive a 20 percent miss the way the cheaper spreads in this issue do. At full Tanglewood pricing, the specialist thesis has to be executed nearly perfectly, which is exactly why the study is worth printing.

  1. 1 HAR.com listing, MLS #36473217, retrieved July 5, 2026, status Under Contract - Option Pending. Listing photos viewable at the source listing; not reproduced here pending photo-rights confirmation.
  2. 2 Texas HHSC Long-Term Care Provider directory, January 2026 export — the same dataset behind this site's facility directory.
  3. 3 Memory-care baseline of about $8,000 per resident per month — the memory-care underwriting default used by this site's development feasibility model. Local achievable rates vary; verify with current Tanglewood-area comps.
  4. 4 Implied-value method: projected gross income at the stated resident count and rate, 55 percent operating-expense ratio, 8.5 percent capitalization rate — the same deal-pencil check used on this site's Price My Property tool; assisted living scenario uses the site's statewide baseline of about $5,250 per resident per month. Estimates, not appraisals.

Estimates only, sourced as noted. Verify locally before any purchase or business decision. Not investment advice.

Issue

No. 1 · Texas · July 2026

Property

5222 Woodway Dr, Houston

The Premium Play · Folio

9

For this property

The AI Blueprint

A memory-care home at this price point runs on documentation discipline: the Type B license with its heavier evacuation build, the overnight staffing plan, and family communication polished enough to justify the rate. Stated honestly in three tiers for this address.

Tier 1AI does this alone, today

  • Drafts the Texas HHSC Type B license application and the full Policies and Procedures manual, including the heavier evacuation and emergency sections required when residents cannot self-evacuate
  • Drafts the admission agreement, the emergency and evacuation plan, the medication records system, and the overnight-staffing plan
  • Ranks caregiver applicants as resumes arrive, with memory-care experience weighted, and drafts every family inquiry and tour follow-up
  • Writes the home's content for the searches and AI questions affluent Tanglewood families actually ask about memory care

Tier 2AI runs this after one real hookup

  • Posts to the home's Facebook and Google profiles on schedule, once the accounts are connected
  • Collects monthly resident fees automatically, once the home's bank or Stripe account is connected
  • Sources memory-care-experienced caregiver candidates continuously, once a job-board account is connected

Tier 3Always you. No AI can do these.

  • Get fingerprinted for the background check
  • Personally complete the required manager training course
  • Log into the state licensing portal yourself and submit
  • Be there for the life-safety inspection
  • If you file the paper application instead of the online portal, get its affidavit notarized
  • Staff overnight coverage yourself before you can open — non-negotiable for a memory-care census

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Estimates only, sourced as noted. Verify locally before any purchase or business decision. Not investment advice.

Issue

No. 1 · Texas · July 2026

Consult

AI Blueprint · $450

Blueprint · Folio

10