Composite
18.0 / 100 percentile
Screener / 745056
A
Southern Oaks Therapy and Living Center
snfTX
3350 Bonnie View Rd, Dallas, TX 75216 · CCN 745056 · chain WEST WHARTON COUNTY HOSPITAL DISTRICT
Peer group
snf n = 14,684
Evidence depth
deep
Certified beds
150
Model
v1.2
Reads as: riskier than 18.0% 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 signals6Components10CHOW radar1Distress radar1Penalties0Deficiencies19Licensure0Ownership36Related party0Transactions0Comps12Market rent35
Composite explanation
5| Component | Percentile | Raw | Weight | Weight share | Contribution | Counts |
|---|---|---|---|---|---|---|
| state reg risk | 53.3 | 12.0 | 0.30 | 0.3333 | 17.77 | in index |
| regulatory risk | 37.7 | 26.9 | 0.30 | 0.3333 | 12.57 | in index |
| lease risk | 15.3 | 38.4 | 0.15 | 0.1667 | 2.55 | in index |
| chow risk | 12.9 | 26.8 | 0.15 | 0.1667 | 2.15 | in index |
| ownership opacity | 87.1 | 77.0 | excluded |
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
6| Kind | Finding | Signal | Subject | First seen |
|---|---|---|---|---|
| connection | Owner fleet risk far above national | +23.7 vs natl | THOMPSON JOHNNY | 74 facilities |
| connection | Owner fleet risk far above national | +20.3 vs natl | BROWN DEANDRE | 6 facilities |
| connection | Owner spans multiple chains | 4 chains | BROWN DEANDRE | 6 facilities |
| connection | Owner fleet enforcement cluster | 50% fined | BROWN DEANDRE | 6 facilities |
| connection | Owner fleet enforcement cluster | 45% fined | THOMPSON JOHNNY | 74 facilities |
| connection | Owner fleet enforcement cluster | 44% fined | KILGORE JOSHUA | 9 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
10| Score type | Score | Grade | Model | Status | Registry model notes |
|---|---|---|---|---|---|
| chow risk | 15.0 | A | 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 | 38.6 | B | v0.1-txhhsc | default · in composite | Texas licence reissue timing as an ownership-transfer proxy. |
| lease risk | 38.4 | B | v0.5 | default · in composite | |
| ownership opacity | 77.0 | D | v0.1-txhhsc | default · in composite | Texas HHSC directory ownership structure: chain size, absentee owner, management company, entity form, owner closure history. |
| 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 | 2.0 | — | 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 | 26.9 | B | v0.3 | default · in composite | Deficiency-based, SNF population. Runs alongside v0.5-pos. |
| state reg risk | 12.0 | A | v0.5 | default · in composite | |
| regulatory risk | 26.8 | B | 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 | 26.8 | B | 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. |
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)
2.0%
model v0.1 · computed 2026-07-29
Percentile among SNFs
69.2
100 = most likely to sell
Holdout AUC
0.874
evaluated before shipping, never refit
| Driver | Value | Pull on odds | |
|---|---|---|---|
| No PBJ staffing report | 1.00 | -3.61 | |
| Occupancy | 0.00 | +2.02 | |
| For-profit ownership | 1.00 | +0.69 | |
| Never sold on record | 1.00 | +0.62 | |
| Total nurse staffing (HPRD) | 0.00 | +0.60 | |
| Current owner tenure (years) | 25.00 | +0.57 | |
| Chain size (log) | 4.58 | +0.57 | |
| Ownership changes, last 5 years | 0.00 | +0.20 |
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
0.0
100 = most likely to lose certification
Holdout AUC
0.971
top decile caught 95% of actual exits
| Driver | Value | Pull on odds | |
|---|---|---|---|
| No PBJ staffing report | 1.00 | -7.43 | |
| Occupancy | 0.00 | +3.15 | |
| Chain size (log) | 4.58 | -1.47 | |
| Total nurse staffing (HPRD) | 0.00 | +1.35 | |
| For-profit ownership | 1.00 | -0.69 | |
| Fine amount, 12m (log) | 0.00 | +0.18 | |
| Facility size (log beds) | 5.02 | -0.14 | |
| Never sold on record | 1.00 | +0.12 |
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.
Penalties
0No penalties on record for this facility. Absence of a record here means the sources CII ingests contain none, not that none exists anywhere.
Deficiencies
19D × 7E × 11F × 1
deficiencies by survey year
| Survey | Type | Tag | Deficiency | Scope | Corrected |
|---|---|---|---|---|---|
| 2026-04-21 | Health · complaint | F0880 | Provide and implement an infection prevention and control program. | E | 2026-05-09 |
| 2026-02-15 | Health · complaint | F0558 | Reasonably accommodate the needs and preferences of each resident. | E | 2026-03-02 |
| 2026-02-15 | Health · complaint | 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 | 2026-03-02 |
| 2026-02-06 | Health · complaint | F0627 | Ensure the transfer/discharge meets the resident's needs/preferences and that the resident is prepared for a safe transfer/discharge. | D | 2026-02-23 |
| 2026-01-14 | Health · complaint | F0690 | Provide appropriate care for residents who are continent or incontinent of bowel/bladder, appropriate catheter care, and appropriate care to prevent urinary tract infections. | E | 2026-01-23 |
| 2025-09-10 | Health · complaint | 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. | E | 2025-09-30 |
| 2025-09-10 | Health | F0583 | Keep residents' personal and medical records private and confidential. | E | 2025-09-30 |
| 2025-09-10 | Health | F0628 | Provide the required documentation or notification related to the resident's needs, appeal rights, or bed-hold policies. | E | 2025-09-30 |
| 2025-05-20 | Health · complaint | F0880 | Provide and implement an infection prevention and control program. | D | 2025-05-21 |
| 2025-04-23 | 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 | 2025-05-09 |
| 2025-04-23 | Health · complaint | F0691 | Provide appropriate colostomy, urostomy, or ileostomy care/services for a resident who requires such services. | D | 2025-05-09 |
| 2024-08-08 | Health | F0644 | Coordinate assessments with the pre-admission screening and resident review program; and referring for services as needed. | D | 2024-10-31 |
| 2024-08-08 | 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 | 2024-09-07 |
| 2024-08-08 | Health | F0689 | Ensure that a nursing home area is free from accident hazards and provides adequate supervision to prevent accidents. | E | 2024-09-07 |
| 2024-08-08 | 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 | 2024-09-07 |
| 2024-08-08 | Health | F0812 | Procure food from sources approved or considered satisfactory and store, prepare, distribute and serve food in accordance with professional standards. | E | 2024-09-07 |
| 2024-08-08 | Health | F0880 | Provide and implement an infection prevention and control program. | E | 2024-09-07 |
| 2024-08-08 | Health | F0921 | Make sure that the nursing home area is safe, easy to use, clean and comfortable for residents, staff and the public. | E | 2024-09-07 |
| 2024-08-08 | Health | F0925 | Make sure there is a pest control program to prevent/deal with mice, insects, or other pests. | F | 2024-09-07 |
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
36| Owner | Role | Pct | From | Status | Source |
|---|---|---|---|---|---|
| SOUTHERN OAKS THERAPY AND LIVING CENTER LLC | 5% OR GREATER DIRECT OWNERSHIP INTEREST | 100% | 2024-03-01 | current | pecos_ownership |
| BROWN, DEANDRE | ADP OF THE SNF | — | 2025-01-11 | current | pecos_ownership |
| BROWN, DEANDRE | OPERATIONAL/MANAGERIAL CONTROL | — | 2024-08-20 | current | pecos_ownership |
| FOSTER, SHELIA | OPERATIONAL/MANAGERIAL CONTROL | — | 2024-08-05 | current | pecos_ownership |
| KILGORE, JOSHUA | ADP OF THE SNF | — | 2025-01-11 | current | pecos_ownership |
| KILGORE, JOSHUA | 5% OR GREATER MORTGAGE INTEREST | — | 2024-03-01 | current | pecos_ownership |
| KRS DALLAS LLC | ADP OF THE SNF | — | 2025-01-11 | current | pecos_ownership |
| KTFW-TX LLC | 5% OR GREATER MORTGAGE INTEREST | — | 2024-03-01 | current | pecos_ownership |
| KTFW-TX LLC | ADP OF THE SNF | — | 2025-01-11 | current | pecos_ownership |
| ROBERT V RYE LIV TR DTD 10042022 | ADP OF THE SNF | — | 2025-01-11 | current | pecos_ownership |
| ROBERT V RYE LIV TR DTD 10042022 | 5% OR GREATER MORTGAGE INTEREST | — | 2024-03-01 | current | pecos_ownership |
| ROGET, ALAN | ADP OF THE SNF | — | 2024-03-01 | current | pecos_ownership |
| RYE, ROBERT | ADP OF THE SNF | — | 2025-01-11 | current | pecos_ownership |
| RYE, ROBERT | 5% OR GREATER MORTGAGE INTEREST | — | 2024-05-13 | current | pecos_ownership |
| SOUTHERN OAKS THERAPY AND LIVING CENTER LLC | OPERATIONAL/MANAGERIAL CONTROL | — | 2024-05-01 | current | pecos_ownership |
| SOUTHERN OAKS THERAPY AND LIVING CENTER LLC | — | — | 2024-03-01 | current | tx_hhsc_directory |
| SOUTHERN OAKS THERAPY AND LIVING CENTER LLC | ADP OF THE SNF | — | 2025-01-11 | current | pecos_ownership |
| SR PROPERTIES OF TX SNF LLC | ADP OF THE SNF | — | 2025-01-11 | current | pecos_ownership |
| SR PROPERTIES OF TX SNF LLC | 5% OR GREATER MORTGAGE INTEREST | — | 2024-03-01 | current | pecos_ownership |
| STEIN, JAMES | 5% OR GREATER MORTGAGE INTEREST | — | 2024-05-13 | current | pecos_ownership |
| STEIN, PAUL | 5% OR GREATER MORTGAGE INTEREST | — | 2024-05-13 | current | pecos_ownership |
| STEIN, PAUL | ADP OF THE SNF | — | 2025-01-11 | current | pecos_ownership |
| THOMPSON, JOHNNY | CORPORATE DIRECTOR | — | 2024-05-16 | current | pecos_ownership |
| WEST WHARTON COUNTY HOSPITAL DISTRICT | — | — | 2024-03-01 | current | tx_hhsc_directory |
| WEST WHARTON COUNTY HOSPITAL DISTRICT | 5% OR GREATER DIRECT OWNERSHIP INTEREST | 100% | 2024-03-01 | ended 2026-05-18 | pecos_ownership |
| JOSHUA KILGORE | 5% OR GREATER MORTGAGE INTEREST | 50% | 2024-03-01 | ended 2026-05-18 | pecos_ownership |
| JAMES STEIN | 5% OR GREATER MORTGAGE INTEREST | 13% | 2024-05-13 | ended 2026-05-18 | pecos_ownership |
| PAUL STEIN | 5% OR GREATER MORTGAGE INTEREST | 13% | 2024-05-13 | ended 2026-05-18 | pecos_ownership |
| ROBERT RYE | 5% OR GREATER MORTGAGE INTEREST | 13% | 2024-05-13 | ended 2026-05-18 | pecos_ownership |
| ALAN ROGET | ADP OF THE SNF | — | 2024-03-01 | ended 2026-05-18 | pecos_ownership |
| DEANDRE BROWN | ADP OF THE SNF | — | 2024-08-20 | ended 2026-05-18 | pecos_ownership |
| JOHNNY THOMPSON | CORPORATE DIRECTOR | — | 2024-05-16 | ended 2026-05-18 | pecos_ownership |
| JOSHUA KILGORE | ADP OF THE SNF | — | 2025-01-11 | ended 2026-05-18 | pecos_ownership |
| PAUL STEIN | ADP OF THE SNF | — | 2025-01-11 | ended 2026-05-18 | pecos_ownership |
| ROBERT RYE | ADP OF THE SNF | — | 2025-01-11 | ended 2026-05-18 | pecos_ownership |
| SHELIA FOSTER | OPERATIONAL/MANAGERIAL CONTROL | — | 2024-08-05 | 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
0No transactions on record for this facility. Absence of a record here means the sources CII ingests contain none, not that none exists anywhere.
Comparable trades — TX snf
12| Close | Facility | Price | $/bed | Cap rate | Beds | Buyer |
|---|---|---|---|---|---|---|
| 2025-10-01 | ST. ANTHONY'S CARE CENTER | — | — | — | 120 | SOUTH LIMESTONE HOSPITAL DISTRICT |
| 2025-10-01 | Avir at New Braunfels | — | — | — | 154 | 821 US HIGHWAY 81 W OPCO LLC |
| 2025-09-01 | Avir at Texarkana | — | — | — | 110 | GUADALUPE COUNTY HOSPITAL BOARD |
| 2025-09-01 | PARKS HEALTH CENTER | — | — | — | 90 | WEST COKE COUNTY HOSPITAL DISTRICT |
| 2025-09-01 | WINDMILL VILLAGE REHABILITATION & CARE CENTER | — | — | — | 120 | FANNIN COUNTY HOSPITAL AUTHORITY |
| 2025-08-31 | Las Ventanas De Socorro | — | — | — | 126 | SOCORRO HEALTH CARE LLC |
| 2025-08-01 | Avir at Mineola | — | — | — | 115 | HOPKINS COUNTY HOSPITAL DISTRICT |
| 2025-08-01 | Avir at Orem | — | — | — | 120 | 3730 W OREM DR OPCO LLC |
| 2025-08-01 | Avir at Courtyard | — | — | — | 120 | 7499 STANWICK DR OPCO LLC |
| 2025-08-01 | HILLSIDE MEDICAL LODGE | — | — | — | 128 | CORYELL COUNTY MEMORIAL HOSPITAL AUTHORITY |
| 2025-08-01 | Avir at Pasadena | — | — | — | 131 | 4300 VISTA RD OPCO LLC |
| 2025-07-01 | Highland Meadows | — | — | — | 120 | NOCONA HOSPITAL DISTRICT |
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 48113 | acs median gross | 0 | $1,385 | 2024-12-31 | CENSUS_ACS5 |
| county 48113 | fmr | 0 | $1,582 | 2025-10-01 | HUD_USER_FMR |
| county 48113 | acs median gross | 1 | $1,400 | 2024-12-31 | CENSUS_ACS5 |
| county 48113 | fmr | 1 | $1,648 | 2025-10-01 | HUD_USER_FMR |
| county 48113 | acs median gross | 2 | $1,638 | 2024-12-31 | CENSUS_ACS5 |
| county 48113 | fmr | 2 | $1,931 | 2025-10-01 | HUD_USER_FMR |
| county 48113 | acs median gross | 3 | $1,823 | 2024-12-31 | CENSUS_ACS5 |
| county 48113 | fmr | 3 | $2,431 | 2025-10-01 | HUD_USER_FMR |
| county 48113 | acs median gross | 4 | $2,241 | 2024-12-31 | CENSUS_ACS5 |
| county 48113 | fmr | 4 | $3,091 | 2025-10-01 | HUD_USER_FMR |
| county 48113 | acs median gross | 5 | $2,432 | 2024-12-31 | CENSUS_ACS5 |
| county 48113 | acs median gross | $1,565 | 2024-12-31 | CENSUS_ACS5 | |
| county 48113 | acs recent mover gross | $1,745 | 2024-12-31 | CENSUS_ACS5 | |
| zcta 75216 | acs median gross | 1 | $1,068 | 2024-12-31 | CENSUS_ACS5 |
| zcta 75216 | acs median gross | 2 | $1,210 | 2024-12-31 | CENSUS_ACS5 |
| zcta 75216 | acs median gross | 3 | $1,283 | 2024-12-31 | CENSUS_ACS5 |
| zcta 75216 | acs median gross | 4 | $1,526 | 2024-12-31 | CENSUS_ACS5 |
| zcta 75216 | acs median gross | 5 | $1,223 | 2024-12-31 | CENSUS_ACS5 |
| zcta 75216 | acs median gross | $1,221 | 2024-12-31 | CENSUS_ACS5 | |
| zcta 75216 | acs recent mover gross | $1,479 | 2024-12-31 | CENSUS_ACS5 | |
| zip 75216 | payment standard 110 | 0 | $1,232 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75216 | payment standard 90 | 0 | $1,008 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75216 | safmr | 0 | $1,120 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75216 | payment standard 110 | 1 | $1,287 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75216 | payment standard 90 | 1 | $1,053 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75216 | safmr | 1 | $1,170 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75216 | payment standard 110 | 2 | $1,507 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75216 | payment standard 90 | 2 | $1,233 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75216 | safmr | 2 | $1,370 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75216 | payment standard 110 | 3 | $1,892 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75216 | payment standard 90 | 3 | $1,548 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75216 | safmr | 3 | $1,720 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75216 | payment standard 110 | 4 | $2,409 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75216 | payment standard 90 | 4 | $1,971 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75216 | safmr | 4 | $2,190 | 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.