Composite
47.5 / 100 percentile
Screener / 056052
B
EDEN HEALTHCARE CENTER
snfCA
27350 TAMPA AVENUE, HAYWARD, CA 94544 · CCN 056052 · chain SPYGLASS HEALTHCARE LLC
Peer group
snf n = 14,684
Evidence depth
deep
Certified beds
121
Model
v1.2
Reads as: riskier than 47.5% of the 14,684 facilities in the snf peer group. percentile within peer group, 100 = highest risk. Grade bands are fixed percentile cuts (F is the top 5% of peer risk), so a grade is a position, not an absolute level.
Score model5ML signals1Components16CHOW radar1Distress radar1Staffing16Penalties1Deficiencies56Licensure0Ownership23Related party6Transactions1Comps12Market rent35
Composite explanation
5| Component | Percentile | Raw | Weight | Weight share | Contribution | Counts |
|---|---|---|---|---|---|---|
| regulatory risk | 77.3 | 73.7 | 0.30 | 0.2308 | 17.84 | in index |
| billing conduct | 66.5 | 46.1 | 0.30 | 0.2308 | 15.35 | in index |
| chow risk | 51.4 | 49.6 | 0.15 | 0.1154 | 5.93 | in index |
| staffing risk | 29.7 | 29.8 | 0.25 | 0.1923 | 5.71 | in index |
| financial risk | 11.7 | 20.6 | 0.30 | 0.2308 | 2.70 | in index |
weighted_contribution sums to pre_rank_index over rows where counts_toward_index is true. The composite is the facility's percentile position of that index within its peer group, so contributions explain the input, and the rank explains the score.
ML signals — parallel engine
1| Kind | Finding | Signal | Subject | First seen |
|---|---|---|---|---|
| connection | Owner spans multiple chains | 4 chains | BAK ABRAHAM | 11 facilities |
Findings from the always-on scanning layer: anomalies on this facility, connections through its current owners and past buyers. Runs beside the deterministic composite, never inside it. Full board on the ML Lab page.
Component scores and registry models
16| Score type | Score | Grade | Model | Status | Registry model notes |
|---|---|---|---|---|---|
| billing conduct | 46.1 | C | v0.1-pacpuf-snf | default · in composite | R22. PAC PUF SNF 2023. PDPM coding intensity vs acuity, stay length, charge markup. |
| chow risk | 25.0 | B | v0.1-pos | default · in composite | Change-of-ownership footprint in the CMS Provider of Services file: control-family, legal-name and address deltas across quarterly snapshots, plus certification reset recency and Medicare tenure. |
| chow risk | 74.2 | D | v0.6 | default · in composite | |
| financial risk | 20.6 | A | v0.5 | default · in composite | R18. |
| p adverse action 12m | 0.0 | — | v0.1 | default · in composite | R23/W4-3. Deterministic logistic p(Medicare termination within 12m), SNF only. Label = first POS termination date (any code: voluntary closure, involuntary termination, merger exit); facilities already terminated by the panel date are excluded, not counted as safe. Trained on panels 2024-07/2024-10/2025-01 (n=46,466, 283 positives), evaluated on the held-out later panel 2025-04 BEFORE shipping: AUC 0.971, top-decile lift 9.5x, top-decile capture 95.4% of the 65 terminations that followed. Separability is high because closures announce themselves in the data: collapsing occupancy is the strongest signal, and the learned NEGATIVE weight on 12m deficiency counts is the surveys-stop signature of a facility winding down, not a claim that clean inspections are dangerous. Same 15 as-of-date features and anti-leakage chassis as p_chow_12m; SFF entry rejected as a label (only one month of SFF history exists, so as-of transitions cannot be reconstructed). Score = probability x 100; grade NULL. Not in any composite. |
| p chow 12m | 0.0 | — | v0.1 | default · in composite | R22/W4-2. Deterministic logistic p(CHOW within 12m), SNF only. Trained on panels 2024-07/2024-10/2025-01 (n=50,700, 1,207 positives), evaluated on the held-out later panel 2025-04 BEFORE shipping: AUC 0.874, top-decile lift 5.0x (top 10% of predictions captured 49.6% of the CHOWs that actually closed in the next 12 months). Shipped coefficients are the evaluated ones; no post-holdout refit. Caveat: holdout positives (133) run below the training base rate because recent CHOWs surface in public records with a lag, so measured lift is conservative. Features are as-of-date public records: PBJ staffing level/trend/contract share (quarterly history to 2022Q1), deficiency and CMP counts (12m), ownership tenure and churn from CHOW-evidenced transactions, beds, occupancy, ownership type, chain size. Chain membership and ownership type are current-state (history not published). SFF and star ratings deliberately excluded (no as-of history). Notable learned direction: long ownership tenure RAISES sale odds and a recent prior CHOW lowers them. Score = probability x 100; grade is NULL because a probability is not a quality letter. Not in any composite. |
| regulatory risk | 73.7 | D | v0.3 | default · in composite | Deficiency-based, SNF population. Runs alongside v0.5-pos. |
| staffing risk | 29.8 | B | v0.3 | default · in composite | Cost-report staffing, SNF population. Runs alongside v0.4-pos, which covers ICF/IID from POS. |
| financial risk | 58.1 | C | v0.1 | superseded | Pre-registry model iteration, superseded by a later financial_risk rebuild. Rows retained for audit per project convention (see regulatory_risk v0.4-pos); never consumed because v_cii_api_facility_score and the composite eligibility join both require status = default. Backfilled 2026-07-26 by alert triage on model_registry_integrity. |
| financial risk | 38.1 | B | v0.2 | superseded | Pre-registry model iteration, superseded by a later financial_risk rebuild. Rows retained for audit per project convention (see regulatory_risk v0.4-pos); never consumed because v_cii_api_facility_score and the composite eligibility join both require status = default. Backfilled 2026-07-26 by alert triage on model_registry_integrity. |
| financial risk | 41.5 | B | v0.3 | superseded | Pre-registry model iteration, superseded by a later financial_risk rebuild. Rows retained for audit per project convention (see regulatory_risk v0.4-pos); never consumed because v_cii_api_facility_score and the composite eligibility join both require status = default. Backfilled 2026-07-26 by alert triage on model_registry_integrity. |
| financial risk | 26.1 | B | v0.4 | superseded | Pre-registry model iteration, superseded by a later financial_risk rebuild. Rows retained for audit per project convention (see regulatory_risk v0.4-pos); never consumed because v_cii_api_facility_score and the composite eligibility join both require status = default. Backfilled 2026-07-26 by alert triage on model_registry_integrity. |
| regulatory risk | 73.6 | D | v0.1 | superseded | Pre-registry model iteration, superseded by a later regulatory_risk rebuild. Rows retained for audit per project convention (see regulatory_risk v0.4-pos); never consumed because v_cii_api_facility_score and the composite eligibility join both require status = default. Backfilled 2026-07-26 by alert triage on model_registry_integrity. |
| regulatory risk | 73.6 | D | v0.2 | superseded | Pre-registry model iteration, superseded by a later regulatory_risk rebuild. Rows retained for audit per project convention (see regulatory_risk v0.4-pos); never consumed because v_cii_api_facility_score and the composite eligibility join both require status = default. Backfilled 2026-07-26 by alert triage on model_registry_integrity. |
| staffing risk | 29.8 | B | v0.1 | superseded | Pre-registry model iteration, superseded by a later staffing_risk rebuild. Rows retained for audit per project convention (see regulatory_risk v0.4-pos); never consumed because v_cii_api_facility_score and the composite eligibility join both require status = default. Backfilled 2026-07-26 by alert triage on model_registry_integrity. |
| staffing risk | 29.8 | B | v0.2 | superseded | Pre-registry model iteration, superseded by a later staffing_risk rebuild. Rows retained for audit per project convention (see regulatory_risk v0.4-pos); never consumed because v_cii_api_facility_score and the composite eligibility join both require status = default. Backfilled 2026-07-26 by alert triage on model_registry_integrity. |
Rows with counts_toward_composite false come from models that are addressable or retracted rather than default. They exist and may be informative, but they did not enter the published composite and must not be summed as though they had.
CHOW radar — 12-month sale probability
full board →p(CHOW, 12m)
0.0%
model v0.1 · computed 2026-07-29
Percentile among SNFs
1.1
100 = most likely to sell
Holdout AUC
0.874
evaluated before shipping, never refit
| Driver | Value | Pull on odds | |
|---|---|---|---|
| Never sold on record | 0.00 | -1.62 | |
| Current owner tenure (years) | 3.12 | -1.54 | |
| Ownership changes, last 5 years | 1.00 | -0.87 | |
| Occupancy | 0.98 | -0.83 | |
| For-profit ownership | 1.00 | +0.69 | |
| No PBJ staffing report | 0.00 | +0.42 | |
| Total nurse staffing (HPRD) | 3.66 | -0.12 | |
| Deficiencies, last 12 months | 2.00 | -0.12 |
p_adverse_action_12m: probability the facility's Medicare participation terminates within 12 months (any POS termination code; already-terminated facilities are excluded, not scored safe). Deterministic logistic over as-of-date public records, SNF only. Holdout (2025-04 panel, evaluated before shipping): AUC 0.971, top-decile lift 9.5x. Closures announce themselves: collapsing occupancy dominates, and fewer recent surveys is a winding-down signature. inputs.features holds raw feature values, inputs.contributions each feature's standardized pull on the log-odds. Predictions never enter the composite. See /v1/models. | p_chow_12m: probability of a change of ownership within 12 months. Deterministic logistic over as-of-date public records, SNF only. Holdout (2025-04 panel, evaluated before shipping): AUC 0.874, top-decile lift 5.0x. inputs.features holds raw feature values, inputs.contributions each feature's standardized pull on the log-odds. Predictions never enter the composite. See /v1/models for full notes.
Distress radar — 12-month termination probability
full board →p(termination, 12m)
0.0%
model v0.1 · computed 2026-07-29
Percentile among SNFs
27.7
100 = most likely to lose certification
Holdout AUC
0.971
top decile caught 95% of actual exits
| Driver | Value | Pull on odds | |
|---|---|---|---|
| Deficiencies, last 12 months | 2.00 | +1.06 | |
| Occupancy | 0.98 | -0.98 | |
| For-profit ownership | 1.00 | -0.69 | |
| No PBJ staffing report | 0.00 | +0.39 | |
| Never sold on record | 0.00 | -0.28 | |
| Current owner tenure (years) | 3.12 | -0.25 | |
| Ownership changes, last 5 years | 1.00 | +0.23 | |
| Total nurse staffing (HPRD) | 3.66 | -0.19 |
Probability the facility's Medicare participation ends within 12 months, from public records only. Red bars raise exit odds. A negative pull from deficiencies is the winding-down signature — surveys stop as a facility empties — not evidence that clean inspections are dangerous.
Staffing vs peers
16| 2025Q4 HPRD | This facility | CA median | National median | National p25–p75 |
|---|---|---|---|---|
| Total nurse | 3.66 | 3.95 | 3.28 | 2.90–3.77 |
| RN | 0.63 | 0.38 | 0.39 | 0.25–0.58 |
| Weekend total | 3.62 | 3.79 | 3.11 | — |
| Weekday total | 3.68 | 4.01 | 3.35 | — |
| Quarter | Days | Avg census | Total HPRD | RN | LPN | CNA | Weekend | Contract % |
|---|---|---|---|---|---|---|---|---|
| 2025Q4 | 92 | 118.9 | 3.66 | 0.63 | 0.55 | 2.48 | 3.62 | 0.0% |
| 2025Q3 | 92 | 117.7 | 3.68 | 0.58 | 0.58 | 2.52 | 3.59 | 0.0% |
| 2025Q2 | 91 | 115.4 | 3.75 | 0.63 | 0.55 | 2.57 | 3.62 | 0.0% |
| 2025Q1 | 90 | 118.3 | 3.58 | 0.59 | 0.50 | 2.49 | 3.58 | 0.3% |
| 2024Q4 | 92 | 116.2 | 3.60 | 0.58 | 0.50 | 2.52 | 3.60 | 0.0% |
| 2024Q3 | 92 | 119.1 | 3.56 | 0.54 | 0.51 | 2.51 | 3.54 | 0.3% |
| 2024Q2 | 91 | 117.8 | 3.53 | 0.51 | 0.53 | 2.49 | 3.55 | 4.0% |
| 2024Q1 | 91 | 117.9 | 3.65 | 0.58 | 0.62 | 2.45 | 3.57 | 5.2% |
| 2023Q4 | 92 | 116.1 | 3.55 | 0.48 | 0.64 | 2.43 | 3.53 | 6.3% |
| 2023Q3 | 92 | 112.5 | 2.64 | 0.39 | 0.51 | 1.74 | 2.38 | 2.9% |
| 2023Q2 | 91 | 113.8 | 3.74 | 0.47 | 0.68 | 2.59 | 3.70 | 13.8% |
| 2023Q1 | 90 | 112.2 | 3.74 | 0.46 | 0.64 | 2.63 | 3.77 | 15.3% |
| 2022Q4 | 92 | 112.3 | 3.69 | 0.46 | 0.64 | 2.58 | 3.67 | 12.6% |
| 2022Q3 | 92 | 110.5 | 3.79 | 0.62 | 0.58 | 2.59 | 3.65 | 12.1% |
| 2022Q2 | 91 | 110.3 | 3.80 | 0.58 | 0.56 | 2.66 | 3.67 | 10.7% |
| 2022Q1 | 90 | 111.4 | 3.57 | 0.50 | 0.64 | 2.44 | 3.48 | 12.5% |
HPRD is census-weighted: total hours over the quarter divided by total resident-days, not an average of daily ratios. Source is CMS Payroll-Based Journal daily records; only SNFs report PBJ, so other settings legitimately return zero rows.
Penalties
1| Date | Type | Fine | Source |
|---|---|---|---|
| 2024-02-06 | Fine | $30,870 | CMS provider data |
Total fines on record: $30,870
Deficiencies
56B × 1D × 37E × 12F × 4G × 1J × 1
deficiencies by survey year
| Survey | Type | Tag | Deficiency | Scope | Corrected |
|---|---|---|---|---|---|
| 2026-02-20 | Health · complaint | F0880 | Provide and implement an infection prevention and control program. | D | 2026-04-01 |
| 2025-08-13 | Health · complaint | F0600 | Protect each resident from all types of abuse such as physical, mental, sexual abuse, physical punishment, and neglect by anybody. | D | 2025-10-08 |
| 2025-04-30 | Health · complaint | F0726 | Ensure that nurses and nurse aides have the appropriate competencies to care for every resident in a way that maximizes each resident's well being. | D | 2025-07-07 |
| 2025-04-30 | Health · complaint | F0757 | Ensure each resident’s drug regimen must be free from unnecessary drugs. | D | 2025-07-07 |
| 2025-01-02 | Health · complaint | F0689 | Ensure that a nursing home area is free from accident hazards and provides adequate supervision to prevent accidents. | D | 2025-01-20 |
| 2024-10-05 | Health | F0580 | Immediately tell the resident, the resident's doctor, and a family member of situations (injury/decline/room, etc.) that affect the resident. | D | 2024-10-30 |
| 2024-10-05 | Health | F0584 | Honor the resident's right to a safe, clean, comfortable and homelike environment, including but not limited to receiving treatment and supports for daily living safely. | D | 2024-10-30 |
| 2024-10-05 | Health | F0641 | Ensure each resident receives an accurate assessment. | D | 2024-10-30 |
| 2024-10-05 | Health | F0645 | PASARR screening for Mental disorders or Intellectual Disabilities | D | 2024-10-30 |
| 2024-10-05 | Health | F0658 | Ensure services provided by the nursing facility meet professional standards of quality. | D | 2024-10-30 |
| 2024-10-05 | Health | F0678 | Provide basic life support, including CPR, prior to the arrival of emergency medical personnel , subject to physician orders and the resident’s advance directives. | D | 2024-10-30 |
| 2024-10-05 | Health | F0689 | Ensure that a nursing home area is free from accident hazards and provides adequate supervision to prevent accidents. | E | 2024-10-30 |
| 2024-10-05 | Health | F0761 | Ensure drugs and biologicals used in the facility are labeled in accordance with currently accepted professional principles; and all drugs and biologicals must be stored in locked compartments, separately locked, compartments for controlled drugs. | E | 2024-10-30 |
| 2024-10-05 | Health | F0804 | Ensure food and drink is palatable, attractive, and at a safe and appetizing temperature. | F | 2024-10-30 |
| 2024-10-05 | Health | F0812 | Procure food from sources approved or considered satisfactory and store, prepare, distribute and serve food in accordance with professional standards. | F | 2024-10-30 |
| 2024-10-05 | Health | F0814 | Dispose of garbage and refuse properly. | F | 2024-10-30 |
| 2024-10-05 | Health | F0842 | Safeguard resident-identifiable information and/or maintain medical records on each resident that are in accordance with accepted professional standards. | D | 2024-10-30 |
| 2024-10-05 | Health | F0880 | Provide and implement an infection prevention and control program. | D | 2024-10-30 |
| 2024-10-05 | Health | F0881 | Implement a program that monitors antibiotic use. | F | 2024-10-30 |
| 2024-10-05 | Health | F0883 | Develop and implement policies and procedures for flu and pneumonia vaccinations. | D | 2024-10-30 |
| 2024-07-18 | Health · complaint | F0755 | Provide pharmaceutical services to meet the needs of each resident and employ or obtain the services of a licensed pharmacist. | D | 2024-08-02 |
| 2024-04-10 | Health · complaint | F0584 | Honor the resident's right to a safe, clean, comfortable and homelike environment, including but not limited to receiving treatment and supports for daily living safely. | D | 2024-05-17 |
| 2024-02-06 | Health · complaint | F0583 | Keep residents' personal and medical records private and confidential. | D | 2024-04-02 |
| 2024-02-06 | Health · complaint | F0600 | Protect each resident from all types of abuse such as physical, mental, sexual abuse, physical punishment, and neglect by anybody. | G | 2024-04-02 |
| 2024-02-06 | Health · complaint | F0609 | Timely report suspected abuse, neglect, or theft and report the results of the investigation to proper authorities. | D | 2024-04-02 |
| 2024-02-06 | Health · complaint | F0689 | Ensure that a nursing home area is free from accident hazards and provides adequate supervision to prevent accidents. | D | 2024-04-02 |
| 2024-02-06 | Health · complaint | F0838 | Conduct and document a facility-wide assessment to determine what resources are necessary to care for residents competently during both day-to-day operations (including nights and weekends) and emergencies. | D | 2024-04-02 |
| 2024-02-06 | Health · complaint | F0850 | Hire a qualified full-time social worker in a facility with more than 120 beds. | D | 2024-04-02 |
| 2024-02-06 | Health · complaint | F0925 | Make sure there is a pest control program to prevent/deal with mice, insects, or other pests. | D | 2024-04-02 |
| 2024-02-06 | Health · complaint | F0940 | Develop, implement, and/or maintain an effective training program for all new and existing staff members. | D | 2024-04-02 |
| 2023-11-21 | Health · complaint | F0842 | Safeguard resident-identifiable information and/or maintain medical records on each resident that are in accordance with accepted professional standards. | D | 2023-12-11 |
| 2023-08-30 | Health · complaint | F0563 | Honor the resident's right to receive visitors of his or her choosing, at the time of his or her choosing. | D | 2023-09-13 |
| 2023-08-28 | Health · complaint | F0550 | Honor the resident's right to a dignified existence, self-determination, communication, and to exercise his or her rights. | D | 2023-09-13 |
| 2023-06-01 | Health · complaint | F0687 | Provide appropriate foot care. | D | 2023-06-25 |
| 2021-07-08 | Health | F0558 | Reasonably accommodate the needs and preferences of each resident. | E | 2021-08-17 |
| 2021-07-08 | Health | F0600 | Protect each resident from all types of abuse such as physical, mental, sexual abuse, physical punishment, and neglect by anybody. | J | 2021-08-17 |
| 2021-07-08 | Health | F0676 | Ensure residents do not lose the ability to perform activities of daily living unless there is a medical reason. | E | 2021-08-17 |
| 2021-07-08 | Health | F0677 | Provide care and assistance to perform activities of daily living for any resident who is unable. | D | 2021-08-17 |
| 2021-07-08 | Health | F0685 | Assist a resident in gaining access to vision and hearing services. | D | 2021-08-17 |
| 2021-07-08 | Health | F0730 | Observe each nurse aide's job performance and give regular training. | B | 2021-08-17 |
| 2021-07-08 | Health | F0761 | Ensure drugs and biologicals used in the facility are labeled in accordance with currently accepted professional principles; and all drugs and biologicals must be stored in locked compartments, separately locked, compartments for controlled drugs. | E | 2021-08-17 |
| 2021-07-08 | Health | F0812 | Procure food from sources approved or considered satisfactory and store, prepare, distribute and serve food in accordance with professional standards. | E | 2021-08-17 |
| 2021-07-08 | Health | F0880 | Provide and implement an infection prevention and control program. | E | 2021-08-17 |
| 2021-07-08 | Health | F0943 | Give their staff education on dementia care, and what abuse, neglect, and exploitation are; and how to report abuse, neglect, and exploitation. | E | 2021-08-17 |
| 2019-07-25 | Health | F0554 | Allow residents to self-administer drugs if determined clinically appropriate. | D | 2019-08-21 |
| 2019-07-25 | Health | F0558 | Reasonably accommodate the needs and preferences of each resident. | D | 2019-08-21 |
| 2019-07-25 | Health | F0559 | Honor the resident's right to share a room with spouse or roommate of choice and receive written notice before a change is made. | D | 2019-08-21 |
| 2019-07-25 | Health | F0580 | Immediately tell the resident, the resident's doctor, and a family member of situations (injury/decline/room, etc.) that affect the resident. | D | 2019-08-21 |
| 2019-07-25 | Health | F0582 | Give residents notice of Medicaid/Medicare coverage and potential liability for services not covered. | D | 2019-08-21 |
| 2019-07-25 | Health | F0584 | Honor the resident's right to a safe, clean, comfortable and homelike environment, including but not limited to receiving treatment and supports for daily living safely. | E | 2019-08-21 |
| 2019-07-25 | Health | F0655 | Create and put into place a plan for meeting the resident's most immediate needs within 48 hours of being admitted | D | 2019-08-21 |
| 2019-07-25 | Health | F0657 | Develop the complete care plan within 7 days of the comprehensive assessment; and prepared, reviewed, and revised by a team of health professionals. | D | 2019-08-21 |
| 2019-07-25 | Health | F0689 | Ensure that a nursing home area is free from accident hazards and provides adequate supervision to prevent accidents. | E | 2019-08-21 |
| 2019-07-25 | Health | F0761 | Ensure drugs and biologicals used in the facility are labeled in accordance with currently accepted professional principles; and all drugs and biologicals must be stored in locked compartments, separately locked, compartments for controlled drugs. | D | 2019-08-21 |
| 2019-07-25 | Health | F0812 | Procure food from sources approved or considered satisfactory and store, prepare, distribute and serve food in accordance with professional standards. | E | 2019-08-21 |
| 2019-07-25 | Health | F0880 | Provide and implement an infection prevention and control program. | E | 2019-08-21 |
scope_severity uses the CMS letter grid: A is least serious, L most. J, K and L are immediate jeopardy. Rows are the surveyor's findings of record, not the model's opinion.
Licensure actions
0No licensure actions on record for this facility. Absence of a record here means the sources CII ingests contain none, not that none exists anywhere.
Ownership
23| Owner | Role | Pct | From | Status | Source |
|---|---|---|---|---|---|
| SPYGLASS HEALTHCARE LLC | 5% OR GREATER DIRECT OWNERSHIP INTEREST | 50% | 2023-06-15 | current | pecos_ownership |
| BAK, ABRAHAM | DIRECT OWNERSHIP INTEREST | — | 2023-06-15 | current | pecos_ownership |
| BRANDI, ROBERT | OPERATIONAL/MANAGERIAL CONTROL | — | 2023-06-15 | current | pecos_ownership |
| ESTRADA, JOSE | OPERATIONAL/MANAGERIAL CONTROL | — | 2024-10-30 | current | pecos_ownership |
| GASTWIRTH, MENACHEM | DIRECT OWNERSHIP INTEREST | — | 2023-06-15 | current | pecos_ownership |
| GIVENS, PATTIE | OPERATIONAL/MANAGERIAL CONTROL | — | 2023-06-26 | current | pecos_ownership |
| KUMAR, JESSICA | OPERATIONAL/MANAGERIAL CONTROL | — | 2023-06-15 | current | pecos_ownership |
| LATTIN, ALEXANDER | ADP OF THE SNF | — | 2023-10-02 | current | pecos_ownership |
| MCCORMACK, RYAN | CORPORATE OFFICER | — | 2023-06-15 | current | pecos_ownership |
| PASCUA, CAMI ANN | OPERATIONAL/MANAGERIAL CONTROL | — | 2025-01-02 | current | pecos_ownership |
| PRASAD, RANGINI | OPERATIONAL/MANAGERIAL CONTROL | — | 2023-06-15 | current | pecos_ownership |
| SINGH, SIMRAN | OPERATIONAL/MANAGERIAL CONTROL | — | 2023-06-15 | current | pecos_ownership |
| SNIPES, TYRONE | ADP OF THE SNF | — | 2023-11-03 | current | pecos_ownership |
| SPYGLASS HEALTHCARE LLC | ADP OF THE SNF | — | 2025-04-22 | current | pecos_ownership |
| TRAN, LACHONG | OPERATIONAL/MANAGERIAL CONTROL | — | 2023-06-15 | current | pecos_ownership |
| ULFAT, NAZILA | OPERATIONAL/MANAGERIAL CONTROL | — | 2023-07-25 | current | pecos_ownership |
| WONG, TIFFANY | OPERATIONAL/MANAGERIAL CONTROL | — | 2023-08-08 | current | pecos_ownership |
| ROBERT BRANDI | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 20% | 2023-06-15 | ended 2026-05-18 | pecos_ownership |
| RYAN MCCORMACK | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 20% | 2023-06-15 | ended 2026-05-18 | pecos_ownership |
| BRADY O'SHEA | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 5% | 2023-06-15 | ended 2026-05-18 | pecos_ownership |
| SHANE MCCORMACK | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 5% | 2023-06-15 | ended 2026-05-18 | pecos_ownership |
| ABRAHAM BAK | CORPORATE OFFICER | — | 2023-06-15 | ended 2026-05-18 | pecos_ownership |
| MENACHEM GASTWIRTH | CORPORATE OFFICER | — | 2023-06-15 | ended 2026-05-18 | pecos_ownership |
PECOS ownership and managing-control associations. Current edges have no end date in the source; historical edges are retained.
Transactions
1| Close date | Price | Buyer | Seller | Evidence |
|---|---|---|---|---|
| 2023-06-15 | — | TANZANITE HOLDING LLC | PARKVIEW OPERATING COMPANY LP | chow |
Comparable trades — CA snf
12| Close | Facility | Price | $/bed | Cap rate | Beds | Buyer |
|---|---|---|---|---|---|---|
| 2025-08-01 | Turlock Nursing & Rehabilitation Center | — | — | — | 144 | TRACY RIDGE HEALTHCARE, INC. |
| 2025-04-01 | ALAMITOS WEST HEALTH & REHABILITATION | — | — | — | 150 | MALCOLM HEALTHCARE, INC. |
| 2025-04-01 | PACIFIC HAVEN SUBACUTE AND HEALTHCARE CENTER | — | — | — | 99 | STRAWBERRY POND HEALTHCARE LLC |
| 2025-01-16 | GOLDEN HARBOR HEALTHCARE CENTER | — | — | — | 99 | CEYLON HOLDINGS LLC |
| 2024-12-30 | GRASS VALLEY HEALTHCARE CENTER | — | — | — | 86 | HEISMAN LLC |
| 2024-10-01 | REDWOOD GROVE POST ACUTE | — | — | — | 144 | SOQUEL CARE LLC |
| 2024-09-01 | OAK GROVE POST ACUTE | — | — | — | 119 | 4545 SHELLEY COURT OPCO, LLC |
| 2024-08-01 | WE CARE SKILLED NURSING - FREMONT | — | — | — | 99 | WE CARE SKILLED NURSING-FREMONT, LLC |
| 2024-05-01 | MAJESTIC MOUNTAIN CARE CENTER | — | — | — | 66 | OAKHURST SKILLED CARE LLC |
| 2024-04-01 | THE BRADLEY GARDENS | — | — | — | 44 | GHC OF SAN JACINTO LLC |
| 2024-04-01 | SANTA FE POST-ACUTE | — | — | — | 187 | SKILLED BOBIER LLC |
| 2024-04-01 | BAYSHIRE SAN DIMAS POST-ACUTE | — | — | — | 45 | SKILLED SAN DIMAS LLC |
Most recent same-state, same-setting trades. Most CHOW-derived trades carry no disclosed consideration, so price, $/bed, and cap rate show only where a sale price was resolved from a deed or filing — blanks are honest, not missing data.
Market rent context
35| Geo | Kind | BR | Amount | As of | Source |
|---|---|---|---|---|---|
| county 06001 | acs median gross | 0 | $1,746 | 2024-12-31 | CENSUS_ACS5 |
| county 06001 | fmr | 0 | $2,142 | 2025-10-01 | HUD_USER_FMR |
| county 06001 | acs median gross | 1 | $2,046 | 2024-12-31 | CENSUS_ACS5 |
| county 06001 | fmr | 1 | $2,385 | 2025-10-01 | HUD_USER_FMR |
| county 06001 | acs median gross | 2 | $2,552 | 2024-12-31 | CENSUS_ACS5 |
| county 06001 | fmr | 2 | $2,912 | 2025-10-01 | HUD_USER_FMR |
| county 06001 | acs median gross | 3 | $3,051 | 2024-12-31 | CENSUS_ACS5 |
| county 06001 | fmr | 3 | $3,724 | 2025-10-01 | HUD_USER_FMR |
| county 06001 | acs median gross | 4 | $3,501 | 2024-12-31 | CENSUS_ACS5 |
| county 06001 | fmr | 4 | $4,413 | 2025-10-01 | HUD_USER_FMR |
| county 06001 | acs median gross | 5 | $3,410 | 2024-12-31 | CENSUS_ACS5 |
| county 06001 | acs median gross | $2,357 | 2024-12-31 | CENSUS_ACS5 | |
| county 06001 | acs recent mover gross | $2,636 | 2024-12-31 | CENSUS_ACS5 | |
| zcta 94544 | acs median gross | 0 | $2,037 | 2024-12-31 | CENSUS_ACS5 |
| zcta 94544 | acs median gross | 1 | $2,132 | 2024-12-31 | CENSUS_ACS5 |
| zcta 94544 | acs median gross | 2 | $2,396 | 2024-12-31 | CENSUS_ACS5 |
| zcta 94544 | acs median gross | 3 | $2,875 | 2024-12-31 | CENSUS_ACS5 |
| zcta 94544 | acs median gross | 4 | $3,501 | 2024-12-31 | CENSUS_ACS5 |
| zcta 94544 | acs median gross | $2,373 | 2024-12-31 | CENSUS_ACS5 | |
| zcta 94544 | acs recent mover gross | $2,535 | 2024-12-31 | CENSUS_ACS5 | |
| zip 94544 | payment standard 110 | 0 | $2,310 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94544 | payment standard 90 | 0 | $1,890 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94544 | safmr | 0 | $2,100 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94544 | payment standard 110 | 1 | $2,563 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94544 | payment standard 90 | 1 | $2,097 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94544 | safmr | 1 | $2,330 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94544 | payment standard 110 | 2 | $3,135 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94544 | payment standard 90 | 2 | $2,565 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94544 | safmr | 2 | $2,850 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94544 | payment standard 110 | 3 | $4,004 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94544 | payment standard 90 | 3 | $3,276 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94544 | safmr | 3 | $3,640 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94544 | payment standard 110 | 4 | $4,752 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94544 | payment standard 90 | 4 | $3,888 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94544 | safmr | 4 | $4,320 | 2025-10-01 | HUD_USER_SAFMR |
ACS median gross rents and HUD FMR/SAFMR for the facility's county and ZIP. Context for underwriting, not facility pricing.