Composite
26.7 / 100 percentile
Screener / 395123
A
GARDENS AT CAMP HILL, THE
snfPA
46 ERFORD ROAD, CAMP HILL, PA 17011 · CCN 395123 · chain PHILIPSON FAMILY LIMITED LIABILITY COMPANY LLC
Peer group
snf n = 14,684
Evidence depth
deep
Certified beds
95
Model
v1.2
Reads as: riskier than 26.7% 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 signals4Components16CHOW radar1Distress radar1Staffing15Penalties1Deficiencies42Licensure0Ownership27Related party5Transactions1Comps12Market rent34
Composite explanation
5| Component | Percentile | Raw | Weight | Weight share | Contribution | Counts |
|---|---|---|---|---|---|---|
| regulatory risk | 76.4 | 72.8 | 0.30 | 0.2308 | 17.63 | in index |
| staffing risk | 66.7 | 66.7 | 0.25 | 0.1923 | 12.83 | in index |
| billing conduct | 14.8 | 18.7 | 0.30 | 0.2308 | 3.42 | in index |
| financial risk | 13.9 | 22.5 | 0.30 | 0.2308 | 3.21 | in index |
| chow risk | 19.2 | 18.7 | 0.15 | 0.1154 | 2.22 | 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
4| Kind | Finding | Signal | Subject | First seen |
|---|---|---|---|---|
| connection | Owner fleet risk far above national | +21.5 vs natl | GAMZEH DAVID | 15 facilities |
| connection | Owner spans multiple chains | 6 chains | SUMMATION FINANCIAL SERVICES LLC | 48 facilities |
| connection | Owner spans multiple chains | 5 chains | CLINICAL CONSULTING SERVICES LLC | 42 facilities |
| connection | Owner spans multiple chains | 5 chains | SEBBAG GABRIEL | 32 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 | 18.7 | A | 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 | 12.4 | A | v0.6 | default · in composite | |
| financial risk | 22.5 | 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 | 0.1 | — | 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 | 72.8 | D | v0.3 | default · in composite | Deficiency-based, SNF population. Runs alongside v0.5-pos. |
| staffing risk | 66.7 | D | v0.3 | default · in composite | Cost-report staffing, SNF population. Runs alongside v0.4-pos, which covers ICF/IID from POS. |
| financial risk | 71.5 | D | 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 | 51.5 | C | 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 | 40.0 | 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 | 28.2 | 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 | 72.7 | 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 | 72.7 | 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 | 66.7 | D | 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 | 66.7 | D | 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
23.6
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) | 9.49 | -0.93 | |
| For-profit ownership | 1.00 | +0.69 | |
| Occupancy | 0.86 | -0.48 | |
| No PBJ staffing report | 0.00 | +0.42 | |
| Chain size (log) | 3.71 | +0.39 | |
| 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
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 | 0.00 | +1.43 | |
| Chain size (log) | 3.71 | -0.96 | |
| For-profit ownership | 1.00 | -0.69 | |
| Occupancy | 0.86 | -0.48 | |
| No PBJ staffing report | 0.00 | +0.39 | |
| Never sold on record | 0.00 | -0.28 | |
| Fine amount, 12m (log) | 0.00 | +0.18 | |
| Current owner tenure (years) | 9.49 | -0.15 |
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
15| 2025Q4 HPRD | This facility | PA median | National median | National p25–p75 |
|---|---|---|---|---|
| Total nurse | 3.03 | 3.38 | 3.28 | 2.90–3.77 |
| RN | 0.88 | 0.45 | 0.39 | 0.25–0.58 |
| Weekend total | 3.21 | 3.27 | 3.11 | — |
| Weekday total | 2.96 | 3.43 | 3.35 | — |
| Quarter | Days | Avg census | Total HPRD | RN | LPN | CNA | Weekend | Contract % |
|---|---|---|---|---|---|---|---|---|
| 2025Q4 | 92 | 82.0 | 3.03 | 0.88 | 0.34 | 1.81 | 3.21 | 2.2% |
| 2025Q3 | 92 | 83.0 | 3.15 | 0.74 | 0.51 | 1.89 | 3.09 | 9.5% |
| 2025Q2 | 91 | 84.7 | 3.25 | 0.81 | 0.47 | 1.97 | 3.26 | 5.0% |
| 2025Q1 | 90 | 83.1 | 3.32 | 0.84 | 0.48 | 2.00 | 3.33 | 7.2% |
| 2024Q3 | 92 | 85.8 | 3.23 | 0.58 | 0.61 | 2.03 | 3.21 | 19.8% |
| 2024Q2 | 91 | 87.2 | 3.25 | 0.60 | 0.72 | 1.93 | 3.26 | 25.9% |
| 2024Q1 | 91 | 88.5 | 3.15 | 0.58 | 0.73 | 1.83 | 3.18 | 37.9% |
| 2023Q4 | 92 | 85.0 | 3.12 | 0.53 | 0.74 | 1.84 | 3.14 | 49.1% |
| 2023Q3 | 92 | 87.9 | 3.14 | 0.45 | 0.85 | 1.84 | 3.15 | 54.8% |
| 2023Q2 | 91 | 87.7 | 3.08 | 0.36 | 0.79 | 1.92 | 2.92 | 56.0% |
| 2023Q1 | 90 | 87.4 | 2.99 | 0.35 | 0.82 | 1.82 | 2.89 | 53.1% |
| 2022Q4 | 92 | 84.4 | 3.04 | 0.39 | 0.82 | 1.83 | 2.87 | 51.9% |
| 2022Q3 | 92 | 86.6 | 2.87 | 0.38 | 0.70 | 1.79 | 2.83 | 44.4% |
| 2022Q2 | 91 | 89.2 | 2.87 | 0.36 | 0.72 | 1.80 | 2.79 | 44.3% |
| 2022Q1 | 90 | 88.3 | 2.94 | 0.36 | 0.76 | 1.83 | 2.87 | 37.9% |
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 |
|---|---|---|---|
| 2023-09-28 | Fine | $10,059 | CMS provider data |
Total fines on record: $10,059
Deficiencies
42D × 22E × 18F × 1G × 1
deficiencies by survey year
| Survey | Type | Tag | Deficiency | Scope | Corrected |
|---|---|---|---|---|---|
| 2025-07-09 | Health | F0583 | Keep residents' personal and medical records private and confidential. | D | 2025-08-05 |
| 2025-07-09 | 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 | 2025-08-05 |
| 2025-07-09 | Health | F0637 | Assess the resident when there is a significant change in condition | D | 2025-08-05 |
| 2025-07-09 | Health | F0641 | Ensure each resident receives an accurate assessment. | D | 2025-08-05 |
| 2025-07-09 | 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 | 2025-08-05 |
| 2025-07-09 | Health | F0804 | Ensure food and drink is palatable, attractive, and at a safe and appetizing temperature. | D | 2025-08-05 |
| 2025-07-09 | Health | F0812 | Procure food from sources approved or considered satisfactory and store, prepare, distribute and serve food in accordance with professional standards. | E | 2025-08-05 |
| 2025-07-09 | Health | F0880 | Provide and implement an infection prevention and control program. | D | 2025-08-05 |
| 2025-03-26 | 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. | E | 2025-04-30 |
| 2025-03-26 | Health · complaint | F0684 | Provide appropriate treatment and care according to orders, resident’s preferences and goals. | D | 2025-03-10 |
| 2024-11-12 | Health · complaint | F0600 | Protect each resident from all types of abuse such as physical, mental, sexual abuse, physical punishment, and neglect by anybody. | D | 2024-12-11 |
| 2024-11-12 | Health · complaint | F0741 | Ensure that the facility has sufficient staff members who possess the competencies and skills to meet the behavioral health needs of residents. | D | 2024-12-11 |
| 2024-08-01 | Health | F0561 | Honor the resident's right to and the facility must promote and facilitate resident self-determination through support of resident choice. | E | 2024-09-10 |
| 2024-08-01 | Health | F0565 | Honor the resident's right to organize and participate in resident/family groups in the facility. | E | 2024-09-10 |
| 2024-08-01 | 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. | E | 2024-09-10 |
| 2024-08-01 | Health | F0655 | Create and put into place a plan for meeting the resident's most immediate needs within 48 hours of being admitted | D | 2024-09-10 |
| 2024-08-01 | Health | F0656 | Develop and implement a complete care plan that meets all the resident's needs, with timetables and actions that can be measured. | E | 2024-09-10 |
| 2024-08-01 | 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. | E | 2024-09-10 |
| 2024-08-01 | Health · complaint | F0677 | Provide care and assistance to perform activities of daily living for any resident who is unable. | D | 2024-09-10 |
| 2024-08-01 | Health | F0684 | Provide appropriate treatment and care according to orders, resident’s preferences and goals. | E | 2024-09-10 |
| 2024-08-01 | Health | F0756 | Ensure a licensed pharmacist perform a monthly drug regimen review, including the medical chart, following irregularity reporting guidelines in developed policies and procedures. | E | 2024-09-10 |
| 2024-08-01 | Health | F0812 | Procure food from sources approved or considered satisfactory and store, prepare, distribute and serve food in accordance with professional standards. | E | 2024-09-10 |
| 2024-08-01 | Health | F0814 | Dispose of garbage and refuse properly. | D | 2024-09-10 |
| 2024-08-01 | Health | F0868 | Have the Quality Assessment and Assurance group have the required members and meet at least quarterly | E | 2024-09-10 |
| 2024-08-01 | Health | F0880 | Provide and implement an infection prevention and control program. | F | 2024-09-10 |
| 2024-08-01 | Health | F0881 | Implement a program that monitors antibiotic use. | E | 2024-09-10 |
| 2024-08-01 | Health | F0882 | Designate a qualified infection preventionist to be responsible for the infection prevent and control program in the nursing home. | E | 2024-09-10 |
| 2024-08-01 | Health | F0947 | Ensure nurse aides have the skills they need to care for residents, and give nurse aides education in dementia care and abuse prevention. | E | 2024-09-10 |
| 2024-07-01 | Health · complaint | F0805 | Ensure each resident receives and the facility provides food prepared in a form designed to meet individual needs. | D | 2024-07-23 |
| 2024-05-29 | Health · complaint | F0677 | Provide care and assistance to perform activities of daily living for any resident who is unable. | D | 2024-06-26 |
| 2024-04-01 | Health · complaint | F0804 | Ensure food and drink is palatable, attractive, and at a safe and appetizing temperature. | D | 2024-04-24 |
| 2023-09-28 | 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 | 2023-10-25 |
| 2023-09-28 | Health | F0637 | Assess the resident when there is a significant change in condition | D | 2023-10-25 |
| 2023-09-28 | Health | F0641 | Ensure each resident receives an accurate assessment. | E | 2023-10-25 |
| 2023-09-28 | 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. | E | 2023-10-25 |
| 2023-09-28 | Health | F0661 | Ensure necessary information is communicated to the resident, and receiving health care provider at the time of a planned discharge. | D | 2023-10-25 |
| 2023-09-28 | Health | F0677 | Provide care and assistance to perform activities of daily living for any resident who is unable. | D | 2023-10-25 |
| 2023-09-28 | Health | F0679 | Provide activities to meet all resident's needs. | E | 2023-10-25 |
| 2023-09-28 | Health | F0686 | Provide appropriate pressure ulcer care and prevent new ulcers from developing. | D | 2023-10-25 |
| 2023-09-28 | Health | F0755 | Provide pharmaceutical services to meet the needs of each resident and employ or obtain the services of a licensed pharmacist. | G | 2023-10-25 |
| 2023-09-28 | Health | F0756 | Ensure a licensed pharmacist perform a monthly drug regimen review, including the medical chart, following irregularity reporting guidelines in developed policies and procedures. | D | 2023-10-25 |
| 2023-09-28 | 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 | 2023-10-25 |
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
27| Owner | Role | Pct | From | Status | Source |
|---|---|---|---|---|---|
| HASHTAG HOLDINGS LLC | 5% OR GREATER DIRECT OWNERSHIP INTEREST | 100% | 2017-02-01 | current | pecos_ownership |
| HASHTAG-EL-HOLDINGS LLC | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 17% | 2017-10-27 | current | pecos_ownership |
| SAMARA HOLDINGS COMPANY LLC | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 17% | 2020-01-28 | current | pecos_ownership |
| STRAWBERRY HILL HOLDINGS LLC | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 17% | 2020-01-28 | current | pecos_ownership |
| BLGLPA LLC | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 14% | 2017-10-27 | current | pecos_ownership |
| FAIR OAKS FAMILY HOLDINGS LLC | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 14% | 2020-01-28 | current | pecos_ownership |
| SEBBAG, GABRIEL | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 5% | 2017-10-27 | current | pecos_ownership |
| CLINICAL CONSULTING SERVICES LLC | ADP OF THE SNF | — | 2025-05-30 | current | pecos_ownership |
| CLINICAL CONSULTING SERVICES LLC | OPERATIONAL/MANAGERIAL CONTROL | — | 2019-01-01 | current | pecos_ownership |
| GAMZEH, DAVID | INDIVIDUAL IS AN OWNER, PARTNER OR TRUSTEE OF ANY ADP OF THE SNF | — | 2025-07-02 | current | pecos_ownership |
| GLATZER, AKIVA | INDIVIDUAL IS AN OWNER, PARTNER OR TRUSTEE OF ANY ADP OF THE SNF | — | 2025-07-02 | current | pecos_ownership |
| GPH CAMP HILL III LP, | ADP OF THE SNF | — | 2017-02-01 | current | pecos_ownership |
| GREATOREX, TINA | INDIVIDUAL IS AN OWNER, PARTNER OR TRUSTEE OF ANY ADP OF THE SNF | — | 2025-07-02 | current | pecos_ownership |
| LATEEF, SALMAN | OPERATIONAL/MANAGERIAL CONTROL | — | 2019-01-01 | current | pecos_ownership |
| LATEEF, SALMAN | ADP OF THE SNF | — | 2025-05-30 | current | pecos_ownership |
| LEVULIS, LORREE | ADP OF THE SNF | — | 2025-06-17 | current | pecos_ownership |
| LEVULIS, LORREE | OPERATIONAL/MANAGERIAL CONTROL | — | 2025-05-12 | current | pecos_ownership |
| PRIORITY CARE GROUP LLC | OPERATIONAL/MANAGERIAL CONTROL | — | 2019-01-01 | current | pecos_ownership |
| SCHIOWITZ, MARC | INDIVIDUAL IS AN OWNER, PARTNER OR TRUSTEE OF ANY ADP OF THE SNF | — | 2025-07-02 | current | pecos_ownership |
| SUMMATION FINANCIAL SERVICES LLC | OPERATIONAL/MANAGERIAL CONTROL | — | 2019-01-01 | current | pecos_ownership |
| SUMMATION FINANCIAL SERVICES LLC | ADP OF THE SNF | — | 2025-05-30 | current | pecos_ownership |
| PHILIPSON FAMILY LIMITED LIABILITY COMPANY, LLC | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 18% | 2017-10-27 | ended 2026-05-18 | pecos_ownership |
| GABRIEL SEBBAG | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 5% | 2017-10-27 | ended 2026-05-18 | pecos_ownership |
| LORREE LEVULIS | ADP OF THE SNF | — | 2025-06-17 | ended 2026-05-18 | pecos_ownership |
| LORREE LEVULIS | OPERATIONAL/MANAGERIAL CONTROL | — | 2025-05-12 | ended 2026-05-18 | pecos_ownership |
| SALMAN LATEEF | OPERATIONAL/MANAGERIAL CONTROL | — | 2019-01-01 | ended 2026-05-18 | pecos_ownership |
| SALMAN LATEEF | ADP OF THE SNF | — | 2025-05-30 | 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 |
|---|---|---|---|---|
| 2017-02-01 | — | THE MEADOWS AT CAMP HILL FOR NURSING AND REHABILITATION LLC | GGNSC CAMP HILL III LP | chow |
Comparable trades — PA snf
12| Close | Facility | Price | $/bed | Cap rate | Beds | Buyer |
|---|---|---|---|---|---|---|
| 2025-06-01 | MANOR AT ST LUKE VILLAGE,THE | — | — | — | 104 | 1711 EAST BROAD STREET OPCO LLC |
| 2025-06-01 | PENNKNOLL VILLAGE | — | — | — | 133 | 208 PENNKNOLL ROAD OPCO LLC |
| 2025-06-01 | MAPLEWOOD NURSING AND REHAB CENTER | — | — | — | 180 | MA OPERATING, LLC |
| 2025-06-01 | PAVILION AT ST LUKE VILLAGE, THE | — | — | — | 120 | 1000 STACIE DRIVE OPCO LLC |
| 2025-06-01 | MANOR AT PENN VILLAGE, THE | — | — | — | 159 | 51 ROUTE 204 OPCO LLC |
| 2025-05-01 | WYNCOTE CARE CENTER | — | — | — | 58 | WYNCOTE CARE LLC |
| 2025-05-01 | ONYX WELLNESS CENTER | — | — | — | 119 | ONYX WELLNESS CENTER LLC |
| 2025-04-24 | HAVENCREST REHABILITATION AND HEALTHCARE CENTER | — | — | — | 48 | HAVENCREST REHABILITATION AND HEALTHCARE CENTER LLC |
| 2025-04-24 | BEAVER VALLEY REHABILITATION AND HEALTHCARE CENTER | — | — | — | 120 | BEAVER VALLEY REHABILITATION AND HEALTHCARE CENTER LLC |
| 2025-04-01 | STROUDSBURG POST ACUTE NURSING & REHABILITATIONLLC | — | — | — | 174 | STROUDSBURG POST ACUTE NURSING & REHABILITATION LLC |
| 2025-02-01 | EDENBROOK OF YEADON | — | — | — | 190 | YEADON SNF OPERATIONS, LLC |
| 2025-02-01 | EDENBROOK OF GREENWOOD HILL | — | — | — | 160 | POTTSVILLE SNF OPERATIONS, 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
34| Geo | Kind | BR | Amount | As of | Source |
|---|---|---|---|---|---|
| county 42041 | acs median gross | 0 | $1,225 | 2024-12-31 | CENSUS_ACS5 |
| county 42041 | fmr | 0 | $1,058 | 2025-10-01 | HUD_USER_FMR |
| county 42041 | acs median gross | 1 | $968 | 2024-12-31 | CENSUS_ACS5 |
| county 42041 | fmr | 1 | $1,212 | 2025-10-01 | HUD_USER_FMR |
| county 42041 | acs median gross | 2 | $1,279 | 2024-12-31 | CENSUS_ACS5 |
| county 42041 | fmr | 2 | $1,493 | 2025-10-01 | HUD_USER_FMR |
| county 42041 | acs median gross | 3 | $1,543 | 2024-12-31 | CENSUS_ACS5 |
| county 42041 | fmr | 3 | $1,920 | 2025-10-01 | HUD_USER_FMR |
| county 42041 | acs median gross | 4 | $1,812 | 2024-12-31 | CENSUS_ACS5 |
| county 42041 | fmr | 4 | $1,977 | 2025-10-01 | HUD_USER_FMR |
| county 42041 | acs median gross | 5 | $1,761 | 2024-12-31 | CENSUS_ACS5 |
| county 42041 | acs median gross | $1,249 | 2024-12-31 | CENSUS_ACS5 | |
| county 42041 | acs recent mover gross | $1,453 | 2024-12-31 | CENSUS_ACS5 | |
| zcta 17011 | acs median gross | 1 | $1,139 | 2024-12-31 | CENSUS_ACS5 |
| zcta 17011 | acs median gross | 2 | $1,382 | 2024-12-31 | CENSUS_ACS5 |
| zcta 17011 | acs median gross | 3 | $1,690 | 2024-12-31 | CENSUS_ACS5 |
| zcta 17011 | acs median gross | 4 | $1,750 | 2024-12-31 | CENSUS_ACS5 |
| zcta 17011 | acs median gross | $1,380 | 2024-12-31 | CENSUS_ACS5 | |
| zcta 17011 | acs recent mover gross | $1,568 | 2024-12-31 | CENSUS_ACS5 | |
| zip 17011 | payment standard 110 | 0 | $1,265 | 2025-10-01 | HUD_USER_SAFMR |
| zip 17011 | payment standard 90 | 0 | $1,035 | 2025-10-01 | HUD_USER_SAFMR |
| zip 17011 | safmr | 0 | $1,150 | 2025-10-01 | HUD_USER_SAFMR |
| zip 17011 | payment standard 110 | 1 | $1,452 | 2025-10-01 | HUD_USER_SAFMR |
| zip 17011 | payment standard 90 | 1 | $1,188 | 2025-10-01 | HUD_USER_SAFMR |
| zip 17011 | safmr | 1 | $1,320 | 2025-10-01 | HUD_USER_SAFMR |
| zip 17011 | payment standard 110 | 2 | $1,782 | 2025-10-01 | HUD_USER_SAFMR |
| zip 17011 | payment standard 90 | 2 | $1,458 | 2025-10-01 | HUD_USER_SAFMR |
| zip 17011 | safmr | 2 | $1,620 | 2025-10-01 | HUD_USER_SAFMR |
| zip 17011 | payment standard 110 | 3 | $2,299 | 2025-10-01 | HUD_USER_SAFMR |
| zip 17011 | payment standard 90 | 3 | $1,881 | 2025-10-01 | HUD_USER_SAFMR |
| zip 17011 | safmr | 3 | $2,090 | 2025-10-01 | HUD_USER_SAFMR |
| zip 17011 | payment standard 110 | 4 | $2,365 | 2025-10-01 | HUD_USER_SAFMR |
| zip 17011 | payment standard 90 | 4 | $1,935 | 2025-10-01 | HUD_USER_SAFMR |
| zip 17011 | safmr | 4 | $2,150 | 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.