Composite
38.5 / 100 percentile
Screener / 225392
B
Sixteen Acres Health and Rehabilitation Center LLC
snfMA
215 BICENTENNIAL HIGHWAY, SPRINGFIELD, MA 01118 · CCN 225392 · chain BEAR MOUNTAIN HEALTHCARE LLC
Peer group
snf n = 14,684
Evidence depth
deep
Certified beds
120
Model
v1.2
Reads as: riskier than 38.5% 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 model5Components16CHOW radar1Distress radar1Staffing16Penalties0Deficiencies28Licensure0Ownership5Related party6Transactions1Comps12Market rent26
Composite explanation
5| Component | Percentile | Raw | Weight | Weight share | Contribution | Counts |
|---|---|---|---|---|---|---|
| billing conduct | 54.9 | 41.4 | 0.30 | 0.2308 | 12.67 | in index |
| chow risk | 87.6 | 66.2 | 0.15 | 0.1154 | 10.11 | in index |
| financial risk | 43.8 | 41.8 | 0.30 | 0.2308 | 10.11 | in index |
| regulatory risk | 25.2 | 16.8 | 0.30 | 0.2308 | 5.82 | in index |
| staffing risk | 28.6 | 28.7 | 0.25 | 0.1923 | 5.50 | 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.
Component scores and registry models
16| Score type | Score | Grade | Model | Status | Registry model notes |
|---|---|---|---|---|---|
| billing conduct | 41.4 | B | v0.1-pacpuf-snf | default · in composite | R22. PAC PUF SNF 2023. PDPM coding intensity vs acuity, stay length, charge markup. |
| chow risk | 45.0 | C | 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 | 87.3 | F | v0.6 | default · in composite | |
| financial risk | 41.8 | 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 | 16.8 | A | v0.3 | default · in composite | Deficiency-based, SNF population. Runs alongside v0.5-pos. |
| staffing risk | 28.7 | B | v0.3 | default · in composite | Cost-report staffing, SNF population. Runs alongside v0.4-pos, which covers ICF/IID from POS. |
| financial risk | 75.9 | 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 | 55.9 | 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 | 53.2 | C | 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 | 45.5 | 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 | 16.7 | 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 | 16.7 | 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 | 28.7 | 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 | 28.7 | 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
21.2
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) | 6.69 | -1.20 | |
| For-profit ownership | 1.00 | +0.69 | |
| Occupancy | 0.88 | -0.52 | |
| No PBJ staffing report | 0.00 | +0.42 | |
| Ownership changes, last 5 years | 0.00 | +0.20 | |
| Chain size (log) | 2.64 | +0.16 | |
| Total nurse staffing (HPRD) | 3.69 | -0.13 |
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 | |
|---|---|---|---|
| For-profit ownership | 1.00 | -0.69 | |
| Occupancy | 0.88 | -0.55 | |
| No PBJ staffing report | 0.00 | +0.39 | |
| Chain size (log) | 2.64 | -0.33 | |
| Never sold on record | 0.00 | -0.28 | |
| Total nurse staffing (HPRD) | 3.69 | -0.20 | |
| Current owner tenure (years) | 6.69 | -0.19 | |
| 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
16| 2025Q4 HPRD | This facility | MA median | National median | National p25–p75 |
|---|---|---|---|---|
| Total nurse | 3.69 | 3.39 | 3.28 | 2.90–3.77 |
| RN | 0.22 | 0.39 | 0.39 | 0.25–0.58 |
| Weekend total | 3.60 | 3.26 | 3.11 | — |
| Weekday total | 3.72 | 3.44 | 3.35 | — |
| Quarter | Days | Avg census | Total HPRD | RN | LPN | CNA | Weekend | Contract % |
|---|---|---|---|---|---|---|---|---|
| 2025Q4 | 92 | 105.4 | 3.69 | 0.22 | 0.90 | 2.57 | 3.60 | 12.7% |
| 2025Q3 | 92 | 109.5 | 3.62 | 0.29 | 0.84 | 2.49 | 3.58 | 17.4% |
| 2025Q2 | 91 | 109.0 | 3.44 | 0.20 | 0.90 | 2.35 | 3.40 | 13.9% |
| 2025Q1 | 90 | 107.7 | 3.74 | 0.22 | 0.93 | 2.60 | 3.71 | 12.5% |
| 2024Q4 | 92 | 107.5 | 3.63 | 0.26 | 0.97 | 2.40 | 3.48 | 11.8% |
| 2024Q3 | 92 | 106.3 | 3.22 | 0.22 | 1.01 | 1.99 | 3.09 | 0.0% |
| 2024Q2 | 91 | 103.9 | 3.45 | 0.25 | 1.05 | 2.15 | 3.21 | 0.0% |
| 2024Q1 | 91 | 107.0 | 3.27 | 0.25 | 0.98 | 2.04 | 3.07 | 0.0% |
| 2023Q4 | 92 | 110.4 | 3.19 | 0.25 | 0.82 | 2.12 | 3.08 | 0.0% |
| 2023Q3 | 92 | 114.7 | 3.07 | 0.20 | 0.84 | 2.02 | 3.01 | 0.0% |
| 2023Q2 | 91 | 110.7 | 3.17 | 0.24 | 0.91 | 2.02 | 3.14 | 9.9% |
| 2023Q1 | 90 | 96.8 | 3.22 | 0.29 | 0.87 | 2.06 | 3.12 | 4.8% |
| 2022Q4 | 92 | 84.1 | 3.45 | 0.38 | 0.81 | 2.26 | 3.34 | 2.1% |
| 2022Q3 | 92 | 95.2 | 2.75 | 0.31 | 0.62 | 1.82 | 2.76 | 0.0% |
| 2022Q2 | 91 | 83.9 | 3.31 | 0.24 | 1.01 | 2.05 | 2.96 | 0.0% |
| 2022Q1 | 90 | 83.9 | 3.21 | 0.38 | 0.77 | 2.06 | 2.94 | 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
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
28B × 2D × 17E × 6F × 3
deficiencies by survey year
| Survey | Type | Tag | Deficiency | Scope | Corrected |
|---|---|---|---|---|---|
| 2025-12-09 | Health | F0644 | Coordinate assessments with the pre-admission screening and resident review program; and referring for services as needed. | B | 2026-01-20 |
| 2025-12-09 | Health | F0676 | Ensure residents do not lose the ability to perform activities of daily living unless there is a medical reason. | D | 2026-01-20 |
| 2025-12-09 | Health | F0677 | Provide care and assistance to perform activities of daily living for any resident who is unable. | D | 2026-01-20 |
| 2025-12-09 | Health | F0755 | Provide pharmaceutical services to meet the needs of each resident and employ or obtain the services of a licensed pharmacist. | D | 2026-01-20 |
| 2025-12-09 | 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 | 2026-01-20 |
| 2025-12-09 | Health | F0812 | Procure food from sources approved or considered satisfactory and store, prepare, distribute and serve food in accordance with professional standards. | E | 2026-01-20 |
| 2025-12-09 | Health | F0842 | Safeguard resident-identifiable information and/or maintain medical records on each resident that are in accordance with accepted professional standards. | D | 2026-01-20 |
| 2025-12-09 | Health | F0880 | Provide and implement an infection prevention and control program. | E | 2026-01-20 |
| 2024-08-22 | 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 | 2024-10-05 |
| 2024-08-22 | Health | F0622 | Not transfer or discharge a resident without an adequate reason; and must provide documentation and convey specific information when a resident is transferred or discharged. | D | 2024-10-05 |
| 2024-08-22 | Health | F0641 | Ensure each resident receives an accurate assessment. | B | 2024-10-05 |
| 2024-08-22 | Health | F0700 | Try different approaches before using a bed rail. If a bed rail is needed, the facility must (1) assess a resident for safety risk; (2) review these risks and benefits with the resident/representative; (3) get informed consent; and (4) Correctly install and maintain the bed rail. | D | 2024-10-05 |
| 2024-08-22 | Health | F0842 | Safeguard resident-identifiable information and/or maintain medical records on each resident that are in accordance with accepted professional standards. | D | 2024-10-05 |
| 2023-05-04 | 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 | 2023-07-07 |
| 2023-05-04 | Health | F0625 | Notify the resident or the resident’s representative in writing how long the nursing home will hold the resident’s bed in cases of transfer to a hospital or therapeutic leave. | E | 2023-07-07 |
| 2023-05-04 | Health | F0636 | Assess the resident completely in a timely manner when first admitted, and then periodically, at least every 12 months. | F | 2023-07-07 |
| 2023-05-04 | Health | F0637 | Assess the resident when there is a significant change in condition | D | 2023-07-07 |
| 2023-05-04 | Health | F0638 | Assure that each resident’s assessment is updated at least once every 3 months. | F | 2023-07-07 |
| 2023-05-04 | Health | F0640 | Encode each resident’s assessment data and transmit these data to the State within 7 days of assessment. | E | 2023-07-07 |
| 2023-05-04 | Health | F0645 | PASARR screening for Mental disorders or Intellectual Disabilities | D | 2023-07-07 |
| 2023-05-04 | 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 | 2023-07-07 |
| 2023-05-04 | 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 | 2023-07-07 |
| 2023-05-04 | Health | F0679 | Provide activities to meet all resident's needs. | D | 2023-07-07 |
| 2023-05-04 | Health | F0695 | Provide safe and appropriate respiratory care for a resident when needed. | D | 2023-07-07 |
| 2023-05-04 | Health | F0699 | Provide care or services that was trauma informed and/or culturally competent. | D | 2023-07-07 |
| 2023-05-04 | Health | F0804 | Ensure food and drink is palatable, attractive, and at a safe and appetizing temperature. | F | 2023-07-07 |
| 2023-05-04 | Health | F0883 | Develop and implement policies and procedures for flu and pneumonia vaccinations. | D | 2023-07-07 |
| 2023-05-04 | Health | F0926 | Have policies on smoking. | D | 2023-07-07 |
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
5| Owner | Role | Pct | From | Status | Source |
|---|---|---|---|---|---|
| BEAR MOUNTAIN HEALTHCARE LLC | 5% OR GREATER DIRECT OWNERSHIP INTEREST | 100% | 2019-11-21 | ended 2026-05-18 | pecos_ownership |
| JOHN WYNNE | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 33% | 2019-11-21 | ended 2026-05-18 | pecos_ownership |
| SCOTT ZISKIN | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 33% | 2019-11-21 | ended 2026-05-18 | pecos_ownership |
| THOMAS DOYLE | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 33% | 2019-11-21 | ended 2026-05-18 | pecos_ownership |
| DARRYL LECOURS | W-2 MANAGING EMPLOYEE | — | 2019-11-21 | 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 |
|---|---|---|---|---|
| 2019-11-21 | — | BEAR MT SPRINGFIELD LLC | SRC SPRINGFIELD, INC. | chow |
Comparable trades — MA snf
12| Close | Facility | Price | $/bed | Cap rate | Beds | Buyer |
|---|---|---|---|---|---|---|
| 2025-09-29 | Hadley Pointe Nursing Rehab & Care | — | — | — | 154 | HADLEY CENTER LLC |
| 2025-08-01 | Alliance Health at Coleman | — | — | — | 45 | ALLIANCE HEALTH OF NORTHBOROUGH INC |
| 2025-05-28 | PALM SPRINGS POST ACUTE | — | — | — | 124 | PALM SPRINGS OPERATOR LLC |
| 2025-05-28 | HAMPDEN POST ACUTE | — | — | — | 135 | HAMPDEN OPERATOR LLC |
| 2025-04-01 | BROCKTON POST ACUTE CARE | — | — | — | 169 | BROCKTON OPERATOR LLC |
| 2025-04-01 | HIGHLAND PARK REHABILITATION AND HEALTHCARE CENTER | — | — | — | 195 | HIGHLAND PARK OPERATOR LLC |
| 2025-03-01 | THE CENTER AT ADVOCATE | — | — | — | 190 | THE CENTER AT ADVOCATE LLC |
| 2025-03-01 | Premier Healthcare at Harrington House | — | — | — | 90 | 160 MAIN STREET WALPOLE OPERATOR LLC |
| 2025-02-28 | PORT REHABILITATION AND HEALTHCARE CENTER | — | — | — | 123 | NEWBURYPORT SNF OPERATIONS LLC |
| 2025-02-28 | MASCONOMET REHABILITATION AND HEALTHCARE CENTER | — | — | — | 123 | TOPSFIELD SNF OPERATIONS LLC |
| 2025-02-28 | SIPPICAN REHABILITATION AND HEALTHCARE CENTER | — | — | — | 123 | MARION SNF OPERATIONS LLC |
| 2025-02-28 | NEMASKET REHABILITATION AND HEALTHCARE CENTER | — | — | — | 102 | MIDDLEBOROUGH 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
26| Geo | Kind | BR | Amount | As of | Source |
|---|---|---|---|---|---|
| county 25013 | acs median gross | 0 | $826 | 2024-12-31 | CENSUS_ACS5 |
| county 25013 | acs median gross | 1 | $869 | 2024-12-31 | CENSUS_ACS5 |
| county 25013 | acs median gross | 2 | $1,234 | 2024-12-31 | CENSUS_ACS5 |
| county 25013 | acs median gross | 3 | $1,408 | 2024-12-31 | CENSUS_ACS5 |
| county 25013 | acs median gross | 4 | $1,461 | 2024-12-31 | CENSUS_ACS5 |
| county 25013 | acs median gross | 5 | $1,586 | 2024-12-31 | CENSUS_ACS5 |
| county 25013 | acs median gross | $1,136 | 2024-12-31 | CENSUS_ACS5 | |
| county 25013 | acs recent mover gross | $1,231 | 2024-12-31 | CENSUS_ACS5 | |
| zcta 01118 | acs median gross | 2 | $1,127 | 2024-12-31 | CENSUS_ACS5 |
| zcta 01118 | acs median gross | 3 | $1,270 | 2024-12-31 | CENSUS_ACS5 |
| zcta 01118 | acs median gross | $1,190 | 2024-12-31 | CENSUS_ACS5 | |
| zip 01118 | payment standard 110 | 0 | $1,496 | 2025-10-01 | HUD_USER_SAFMR |
| zip 01118 | payment standard 90 | 0 | $1,224 | 2025-10-01 | HUD_USER_SAFMR |
| zip 01118 | safmr | 0 | $1,360 | 2025-10-01 | HUD_USER_SAFMR |
| zip 01118 | payment standard 110 | 1 | $1,705 | 2025-10-01 | HUD_USER_SAFMR |
| zip 01118 | payment standard 90 | 1 | $1,395 | 2025-10-01 | HUD_USER_SAFMR |
| zip 01118 | safmr | 1 | $1,550 | 2025-10-01 | HUD_USER_SAFMR |
| zip 01118 | payment standard 110 | 2 | $2,134 | 2025-10-01 | HUD_USER_SAFMR |
| zip 01118 | payment standard 90 | 2 | $1,746 | 2025-10-01 | HUD_USER_SAFMR |
| zip 01118 | safmr | 2 | $1,940 | 2025-10-01 | HUD_USER_SAFMR |
| zip 01118 | payment standard 110 | 3 | $2,618 | 2025-10-01 | HUD_USER_SAFMR |
| zip 01118 | payment standard 90 | 3 | $2,142 | 2025-10-01 | HUD_USER_SAFMR |
| zip 01118 | safmr | 3 | $2,380 | 2025-10-01 | HUD_USER_SAFMR |
| zip 01118 | payment standard 110 | 4 | $2,827 | 2025-10-01 | HUD_USER_SAFMR |
| zip 01118 | payment standard 90 | 4 | $2,313 | 2025-10-01 | HUD_USER_SAFMR |
| zip 01118 | safmr | 4 | $2,570 | 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.