Screener / 055848

VICTORIAN POST ACUTE

snfCA

2121 PINE STREET, SAN FRANCISCO, CA 94115 · CCN 055848 · chain PACS HOLDINGS LLC

Composite

31.4 / 100 percentile

Peer group

snf n = 14,684

Evidence depth

deep

Certified beds

Model

v1.2

Reads as: riskier than 31.4% 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 model5 ML signals4 Components16 CHOW radar1 Distress radar1 Staffing16 Penalties0 Deficiencies36 Licensure0 Ownership16 Related party5 Transactions1 Comps12 Market rent36

Composite explanation

Component	Percentile	Raw	Weight	Weight share	Contribution	Counts
billing conduct	95.8	66.4	0.30	0.2308	22.11	in index
financial risk	46.2	43.2	0.30	0.2308	10.66	in index
staffing risk	26.2	26.3	0.25	0.1923	5.04	in index
chow risk	18.9	18.4	0.15	0.1154	2.18	in index
regulatory risk	5.5	3.4	0.30	0.2308	1.27	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

Kind	Finding	Signal	Subject	First seen
connection	Owner spans multiple chains	7 chains	MITCHELL JOHN	264 facilities
connection	Owner spans multiple chains	6 chains	MURRAY JASON	40 facilities
connection	Owner spans multiple chains	6 chains	APT FREDERICK	254 facilities
connection	Owner spans multiple chains	5 chains	HANCOCK MARK	158 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

Score type	Score	Grade	Model	Status	Registry model notes
billing conduct	66.4	D	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	11.8	A	v0.6	default · in composite
financial risk	43.2	B	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	0.1	—	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	3.4	A	v0.3	default · in composite	Deficiency-based, SNF population. Runs alongside v0.5-pos.
staffing risk	26.3	B	v0.3	default · in composite	Cost-report staffing, SNF population. Runs alongside v0.4-pos, which covers ICF/IID from POS.
financial risk	52.7	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	32.7	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	29.1	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	48.9	C	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	3.4	A	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	3.4	A	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	26.3	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	26.3	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)

0.1%

model v0.1 · computed 2026-07-29

Percentile among SNFs

25.3

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)	8.91	-0.98
Occupancy	0.97	-0.79
Chain size (log)	5.51	+0.77
For-profit ownership	1.00	+0.69
No PBJ staffing report	0.00	+0.42
Ownership changes, last 5 years	0.00	+0.20
Deficiencies, last 12 months	0.00	-0.17

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

10.1

100 = most likely to lose certification

Holdout AUC

0.971

top decile caught 95% of actual exits

Driver	Value	Pull on odds
Chain size (log)	5.51	-2.01
Deficiencies, last 12 months	0.00	+1.43
Occupancy	0.97	-0.93
For-profit ownership	1.00	-0.69
No PBJ staffing report	0.00	+0.39
Never sold on record	0.00	-0.28
Total nurse staffing (HPRD)	3.75	-0.22
Fine amount, 12m (log)	0.00	+0.18

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

2025Q4 HPRD	This facility	CA median	National median	National p25–p75
Total nurse	3.75	3.95	3.28	2.90–3.77
RN	0.43	0.38	0.39	0.25–0.58
Weekend total	3.71	3.79	3.11	—
Weekday total	3.76	4.01	3.35	—

Quarter	Days	Avg census	Total HPRD	RN	LPN	CNA	Weekend	Contract %
2025Q4	92	87.3	3.75	0.43	0.77	2.55	3.71	16.1%
2025Q3	92	87.4	3.72	0.46	0.74	2.52	3.64	14.7%
2025Q2	91	87.1	3.71	0.41	0.78	2.52	3.64	20.9%
2025Q1	90	86.1	3.66	0.46	0.78	2.42	3.58	19.9%
2024Q4	92	84.9	3.63	0.54	0.73	2.36	3.51	15.0%
2024Q3	92	86.4	3.17	0.64	0.57	1.95	2.91	10.6%
2024Q2	91	85.4	3.46	0.71	0.53	2.22	3.24	9.7%
2024Q1	91	84.0	3.41	0.76	0.48	2.17	3.20	3.3%
2023Q4	92	80.7	3.56	0.69	0.60	2.27	3.34	0.0%
2023Q3	92	82.6	3.49	0.51	0.72	2.25	3.33	0.0%
2023Q2	91	83.3	3.50	0.40	0.80	2.31	3.26	0.0%
2023Q1	90	89.4	2.91	0.22	0.73	1.96	2.82	0.0%
2022Q4	92	80.0	3.32	0.36	0.70	2.26	3.26	0.0%
2022Q3	92	78.4	3.59	0.62	0.62	2.35	3.53	0.0%
2022Q2	91	84.2	3.44	0.55	0.63	2.26	3.34	0.0%
2022Q1	90	80.7	3.48	0.45	0.72	2.31	3.33	0.0%

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

No penalties on record for this facility. Absence of a record here means the sources CII ingests contain none, not that none exists anywhere.

Deficiencies

D × 24E × 5F × 5G × 2

deficiencies by survey year

Survey	Type	Tag	Deficiency	Scope	Corrected
2025-02-20	Health	F0760	Ensure that residents are free from significant medication errors.	D	2025-03-14
2025-02-20	Health	F0880	Provide and implement an infection prevention and control program.	D	2025-03-14
2024-03-08	Health · complaint	F0580	Immediately tell the resident, the resident's doctor, and a family member of situations (injury/decline/room, etc.) that affect the resident.	D	2024-06-05
2024-03-07	Health · complaint	F0697	Provide safe, appropriate pain management for a resident who requires such services.	D	2024-06-05
2023-04-21	Health	F0582	Give residents notice of Medicaid/Medicare coverage and potential liability for services not covered.	D	2023-06-02
2023-04-21	Health	F0585	Honor the resident's right to voice grievances without discrimination or reprisal and the facility must establish a grievance policy and make prompt efforts to resolve grievances.	D	2023-06-02
2023-04-21	Health	F0636	Assess the resident completely in a timely manner when first admitted, and then periodically, at least every 12 months.	D	2023-06-02
2023-04-21	Health	F0637	Assess the resident when there is a significant change in condition	D	2023-06-02
2023-04-21	Health	F0638	Assure that each resident’s assessment is updated at least once every 3 months.	D	2023-06-02
2023-04-21	Health	F0641	Ensure each resident receives an accurate assessment.	D	2023-06-02
2023-04-21	Health	F0684	Provide appropriate treatment and care according to orders, resident’s preferences and goals.	D	2023-06-02
2023-04-21	Health	F0686	Provide appropriate pressure ulcer care and prevent new ulcers from developing.	D	2023-06-02
2023-04-21	Health	F0698	Provide safe, appropriate dialysis care/services for a resident who requires such services.	E	2023-06-02
2023-04-21	Health	F0699	Provide care or services that was trauma informed and/or culturally competent.	D	2023-06-02
2023-04-21	Health	F0745	Provide medically-related social services to help each resident achieve the highest possible quality of life.	D	2023-06-02
2023-04-21	Health	F0755	Provide pharmaceutical services to meet the needs of each resident and employ or obtain the services of a licensed pharmacist.	D	2023-06-02
2023-04-21	Health	F0759	Ensure medication error rates are not 5 percent or greater.	D	2023-06-02
2023-04-21	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	2023-06-02
2023-04-21	Health	F0812	Procure food from sources approved or considered satisfactory and store, prepare, distribute and serve food in accordance with professional standards.	F	2023-06-02
2023-04-21	Health	F0813	Have a policy regarding use and storage of foods brought to residents by family and other visitors.	E	2023-06-02
2023-04-21	Health	F0814	Dispose of garbage and refuse properly.	F	2023-06-02
2023-04-21	Health	F0880	Provide and implement an infection prevention and control program.	D	2023-06-02
2023-04-21	Health	F0912	Provide rooms that are at least 80 square feet per resident in multiple rooms and 100 square feet for single resident rooms.	D	2023-06-02
2023-04-21	Health	F0925	Make sure there is a pest control program to prevent/deal with mice, insects, or other pests.	D	2023-06-02
2019-08-23	Health	F0609	Timely report suspected abuse, neglect, or theft and report the results of the investigation to proper authorities.	D	2019-11-07
2019-08-23	Health	F0623	Provide timely notification to the resident, and if applicable to the resident representative and ombudsman, before transfer or discharge, including appeal rights.	E	2019-11-07
2019-08-23	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	2019-11-07
2019-08-23	Health	F0661	Ensure necessary information is communicated to the resident, and receiving health care provider at the time of a planned discharge.	D	2019-11-07
2019-08-23	Health	F0697	Provide safe, appropriate pain management for a resident who requires such services.	G	2019-11-07
2019-08-23	Health	F0732	Post nurse staffing information every day.	F	2019-11-07
2019-08-23	Health	F0745	Provide medically-related social services to help each resident achieve the highest possible quality of life.	G	2019-11-07
2019-08-23	Health	F0806	Ensure each resident receives and the facility provides food that accommodates resident allergies, intolerances, and preferences, as well as appealing options.	E	2019-11-07
2019-08-23	Health	F0808	Ensure therapeutic diets are prescribed by the attending physician and may be delegated to a registered or licensed dietitian, to the extent allowed by State law.	E	2019-11-07
2019-08-23	Health	F0812	Procure food from sources approved or considered satisfactory and store, prepare, distribute and serve food in accordance with professional standards.	F	2019-11-07
2019-08-23	Health	F0825	Provide or get specialized rehabilitative services as required for a resident.	D	2019-11-07
2019-08-23	Health	F0912	Provide rooms that are at least 80 square feet per resident in multiple rooms and 100 square feet for single resident rooms.	F	2019-11-07

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

No 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

Owner	Role	Pct	From	Status	Source
BAY AREA MASTER TENANT LLC	5% OR GREATER DIRECT OWNERSHIP INTEREST	100%	2017-09-01	current	pecos_ownership
APT, FREDERICK	CORPORATE OFFICER	—	2021-02-10	current	pecos_ownership
HANCOCK, MARK	CORPORATE OFFICER	—	2017-07-17	current	pecos_ownership
MITCHELL, JOHN	CORPORATE OFFICER	—	2021-02-10	current	pecos_ownership
MURRAY, JASON	CORPORATE OFFICER	—	2017-07-17	current	pecos_ownership
RUSSELL, MATTHEW	OPERATIONAL/MANAGERIAL CONTROL	—	2019-01-07	current	pecos_ownership
PACS GROUP, INC.	5% OR GREATER INDIRECT OWNERSHIP INTEREST	100%	2023-06-30	ended 2026-05-18	pecos_ownership
PACS HOLDINGS, LLC	5% OR GREATER INDIRECT OWNERSHIP INTEREST	100%	2023-06-30	ended 2026-05-18	pecos_ownership
PROVIDENCE GROUP INC	5% OR GREATER INDIRECT OWNERSHIP INTEREST	100%	2017-09-01	ended 2026-05-18	pecos_ownership
JASON MURRAY	CORPORATE OFFICER	50%	2017-07-17	ended 2026-05-18	pecos_ownership
JASON MURRAY	5% OR GREATER INDIRECT OWNERSHIP INTEREST	50%	2020-12-31	ended 2026-05-18	pecos_ownership
MARK HANCOCK	CORPORATE OFFICER	50%	2017-07-17	ended 2026-05-18	pecos_ownership
MARK HANCOCK	5% OR GREATER INDIRECT OWNERSHIP INTEREST	50%	2020-12-31	ended 2026-05-18	pecos_ownership
FREDERICK APT	CORPORATE OFFICER	—	2021-02-10	ended 2026-05-18	pecos_ownership
JOHN MITCHELL	CORPORATE OFFICER	—	2021-02-10	ended 2026-05-18	pecos_ownership
MATTHEW RUSSELL	W-2 MANAGING EMPLOYEE	—	2019-01-07	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.

Related-party costs

FY end	Total allowable	Rent	Home office	Therapy	Staffing	Counterparties	PropCo
2024-12-31	$900,867	—	$900,867	—	—	1	—
2023-12-31	$1,018,544	—	$1,018,544	—	—	1	—
2022-12-31	$971,749	—	$971,749	—	—	1	—
2021-12-31	$1,129,608	—	$1,136,422	—	—	1	—
2020-12-31	$561,901	—	$561,901	—	—	1	—

Cost-report related-party spend by fiscal year. has_propco flags real-estate counterparties.

Transactions

Close date	Price	Buyer	Seller	Evidence
2017-09-01	—	GOLDEN GATEIDENCE OPCO LLC	KINDRED NURSING CENTERS WEST LLC	chow

Comparable trades — CA snf

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

Geo	Kind	BR	Amount	As of	Source
county 06075	acs median gross	0	$1,574	2024-12-31	CENSUS_ACS5
county 06075	fmr	0	$2,485	2025-10-01	HUD_USER_FMR
county 06075	acs median gross	1	$2,455	2024-12-31	CENSUS_ACS5
county 06075	fmr	1	$2,977	2025-10-01	HUD_USER_FMR
county 06075	acs median gross	2	$3,124	2024-12-31	CENSUS_ACS5
county 06075	fmr	2	$3,604	2025-10-01	HUD_USER_FMR
county 06075	acs median gross	3	$3,469	2024-12-31	CENSUS_ACS5
county 06075	fmr	3	$4,604	2025-10-01	HUD_USER_FMR
county 06075	acs median gross	4	$3,501	2024-12-31	CENSUS_ACS5
county 06075	fmr	4	$4,772	2025-10-01	HUD_USER_FMR
county 06075	acs median gross	5	$1,913	2024-12-31	CENSUS_ACS5
county 06075	acs median gross		$2,476	2024-12-31	CENSUS_ACS5
county 06075	acs recent mover gross		$3,019	2024-12-31	CENSUS_ACS5
zcta 94115	acs median gross	0	$2,086	2024-12-31	CENSUS_ACS5
zcta 94115	acs median gross	1	$2,388	2024-12-31	CENSUS_ACS5
zcta 94115	acs median gross	2	$3,501	2024-12-31	CENSUS_ACS5
zcta 94115	acs median gross	3	$3,117	2024-12-31	CENSUS_ACS5
zcta 94115	acs median gross	4	$3,501	2024-12-31	CENSUS_ACS5
zcta 94115	acs median gross	5	$2,281	2024-12-31	CENSUS_ACS5
zcta 94115	acs median gross		$2,476	2024-12-31	CENSUS_ACS5
zcta 94115	acs recent mover gross		$3,075	2024-12-31	CENSUS_ACS5
zip 94115	payment standard 110	0	$3,124	2025-10-01	HUD_USER_SAFMR
zip 94115	payment standard 90	0	$2,556	2025-10-01	HUD_USER_SAFMR
zip 94115	safmr	0	$2,840	2025-10-01	HUD_USER_SAFMR
zip 94115	payment standard 110	1	$3,740	2025-10-01	HUD_USER_SAFMR
zip 94115	payment standard 90	1	$3,060	2025-10-01	HUD_USER_SAFMR
zip 94115	safmr	1	$3,400	2025-10-01	HUD_USER_SAFMR
zip 94115	payment standard 110	2	$4,532	2025-10-01	HUD_USER_SAFMR
zip 94115	payment standard 90	2	$3,708	2025-10-01	HUD_USER_SAFMR
zip 94115	safmr	2	$4,120	2025-10-01	HUD_USER_SAFMR
zip 94115	payment standard 110	3	$5,786	2025-10-01	HUD_USER_SAFMR
zip 94115	payment standard 90	3	$4,734	2025-10-01	HUD_USER_SAFMR
zip 94115	safmr	3	$5,260	2025-10-01	HUD_USER_SAFMR
zip 94115	payment standard 110	4	$5,995	2025-10-01	HUD_USER_SAFMR
zip 94115	payment standard 90	4	$4,905	2025-10-01	HUD_USER_SAFMR
zip 94115	safmr	4	$5,450	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.