Composite
80.7 / 100 percentile
Screener / 4e7dd6c8
C
PF LW ALF OPS, LLC
alfTX
3494 KINGBRIDGE STREET, DALLAS, TX 75212 · CCN — · chain STONEGATE SENIOR LIVING LP
Peer group
alf n = 5,694
Evidence depth
moderate
Certified beds
—
Model
v1.2
Reads as: riskier than 80.7% of the 5,694 facilities in the alf 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 model3Components3Penalties0Deficiencies0Licensure0Ownership2Related party0Transactions0Market rent35
Composite explanation
3| Component | Percentile | Raw | Weight | Weight share | Contribution | Counts |
|---|---|---|---|---|---|---|
| state reg risk | 87.3 | 40.7 | 0.30 | 0.6667 | 58.20 | in index |
| chow risk | 30.2 | 24.2 | 0.15 | 0.3333 | 10.07 | in index |
| ownership opacity | 49.2 | 35.0 | 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.
Component scores and registry models
3| Score type | Score | Grade | Model | Status | Registry model notes |
|---|---|---|---|---|---|
| chow risk | 23.8 | A | v0.1-txhhsc | default · in composite | Texas licence reissue timing as an ownership-transfer proxy. |
| ownership opacity | 35.0 | B | v0.1-txhhsc | default · in composite | Texas HHSC directory ownership structure: chain size, absentee owner, management company, entity form, owner closure history. |
| state reg risk | 40.7 | B | v0.5 | default · in composite |
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.
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
0No deficiencies on record for this facility. Absence of a record here means the sources CII ingests contain none, not that none exists anywhere.
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
2| Owner | Role | Pct | From | Status | Source |
|---|---|---|---|---|---|
| PF LW ALF OPS, LLC | — | — | 2024-09-24 | current | tx_hhsc_directory |
| STONEGATE SENIOR LIVING, LP | — | — | 2024-09-24 | current | tx_hhsc_directory |
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.
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 75212 | acs median gross | 0 | $1,507 | 2024-12-31 | CENSUS_ACS5 |
| zcta 75212 | acs median gross | 1 | $982 | 2024-12-31 | CENSUS_ACS5 |
| zcta 75212 | acs median gross | 2 | $1,077 | 2024-12-31 | CENSUS_ACS5 |
| zcta 75212 | acs median gross | 3 | $1,561 | 2024-12-31 | CENSUS_ACS5 |
| zcta 75212 | acs median gross | 4 | $1,750 | 2024-12-31 | CENSUS_ACS5 |
| zcta 75212 | acs median gross | $1,303 | 2024-12-31 | CENSUS_ACS5 | |
| zcta 75212 | acs recent mover gross | $1,746 | 2024-12-31 | CENSUS_ACS5 | |
| zip 75212 | payment standard 110 | 0 | $1,375 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75212 | payment standard 90 | 0 | $1,125 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75212 | safmr | 0 | $1,250 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75212 | payment standard 110 | 1 | $1,441 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75212 | payment standard 90 | 1 | $1,179 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75212 | safmr | 1 | $1,310 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75212 | payment standard 110 | 2 | $1,683 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75212 | payment standard 90 | 2 | $1,377 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75212 | safmr | 2 | $1,530 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75212 | payment standard 110 | 3 | $2,123 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75212 | payment standard 90 | 3 | $1,737 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75212 | safmr | 3 | $1,930 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75212 | payment standard 110 | 4 | $2,695 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75212 | payment standard 90 | 4 | $2,205 | 2025-10-01 | HUD_USER_SAFMR |
| zip 75212 | safmr | 4 | $2,450 | 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.