Composite
86.3 / 100 percentile
Screener / 056308
D
HERITAGE REHABILITATION CENTER
snfCA
21414 S. VERMONT AVENUE, TORRANCE, CA 90502 · CCN 056308 · chain CHARIS TR DTD 12 22 2016
Peer group
snf n = 14,684
Evidence depth
deep
Certified beds
161
Model
v1.2
Reads as: riskier than 86.3% 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 radar1Staffing16Penalties4Deficiencies59Licensure0Ownership28Related party5Transactions0Comps12Market rent35
Composite explanation
5| Component | Percentile | Raw | Weight | Weight share | Contribution | Counts |
|---|---|---|---|---|---|---|
| billing conduct | 97.6 | 70.2 | 0.30 | 0.2308 | 22.52 | in index |
| regulatory risk | 87.1 | 84.4 | 0.30 | 0.2308 | 20.10 | in index |
| financial risk | 69.6 | 58.9 | 0.30 | 0.2308 | 16.06 | in index |
| chow risk | 31.6 | 32.9 | 0.15 | 0.1154 | 3.65 | in index |
| staffing risk | 8.9 | 9.0 | 0.25 | 0.1923 | 1.71 | 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 | 70.2 | D | v0.1-pacpuf-snf | default · in composite | R22. PAC PUF SNF 2023. PDPM coding intensity vs acuity, stay length, charge markup. |
| chow risk | 24.7 | 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 | 41.1 | B | v0.6 | default · in composite | |
| financial risk | 58.9 | C | v0.5 | default · in composite | R18. |
| p adverse action 12m | 0.1 | — | 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 | 2.2 | — | 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 | 84.4 | F | v0.3 | default · in composite | Deficiency-based, SNF population. Runs alongside v0.5-pos. |
| staffing risk | 9.0 | A | v0.3 | default · in composite | Cost-report staffing, SNF population. Runs alongside v0.4-pos, which covers ICF/IID from POS. |
| financial risk | 74.5 | 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 | 54.5 | 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 | 57.0 | 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 | 61.8 | 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 | 84.3 | F | 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 | 84.3 | F | 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 | 9.0 | A | 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 | 9.0 | A | 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)
2.2%
model v0.1 · computed 2026-07-29
Percentile among SNFs
70.6
100 = most likely to sell
Holdout AUC
0.874
evaluated before shipping, never refit
| Driver | Value | Pull on odds | |
|---|---|---|---|
| For-profit ownership | 1.00 | +0.69 | |
| Never sold on record | 1.00 | +0.62 | |
| Current owner tenure (years) | 25.00 | +0.57 | |
| No PBJ staffing report | 0.00 | +0.42 | |
| Occupancy | 0.80 | -0.29 | |
| Total nurse staffing (HPRD) | 4.44 | -0.28 | |
| 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)
0.1%
model v0.1 · computed 2026-07-29
Percentile among SNFs
50.7
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 | |
| For-profit ownership | 1.00 | -0.69 | |
| Total nurse staffing (HPRD) | 4.44 | -0.51 | |
| No PBJ staffing report | 0.00 | +0.39 | |
| Occupancy | 0.80 | -0.20 | |
| Fine amount, 12m (log) | 0.00 | +0.18 | |
| Facility size (log beds) | 5.09 | -0.15 | |
| 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.
Staffing vs peers
16| 2025Q4 HPRD | This facility | CA median | National median | National p25–p75 |
|---|---|---|---|---|
| Total nurse | 4.44 | 3.95 | 3.28 | 2.90–3.77 |
| RN | 0.58 | 0.38 | 0.39 | 0.25–0.58 |
| Weekend total | 4.26 | 3.79 | 3.11 | — |
| Weekday total | 4.51 | 4.01 | 3.35 | — |
| Quarter | Days | Avg census | Total HPRD | RN | LPN | CNA | Weekend | Contract % |
|---|---|---|---|---|---|---|---|---|
| 2025Q4 | 92 | 128.3 | 4.44 | 0.58 | 0.98 | 2.88 | 4.26 | 0.2% |
| 2025Q3 | 92 | 126.5 | 4.45 | 0.54 | 1.01 | 2.89 | 4.28 | 0.3% |
| 2025Q2 | 91 | 129.4 | 4.27 | 0.49 | 0.99 | 2.78 | 4.07 | 1.4% |
| 2025Q1 | 90 | 135.4 | 4.06 | 0.47 | 0.92 | 2.67 | 3.91 | 0.0% |
| 2024Q4 | 92 | 132.3 | 4.27 | 0.49 | 0.98 | 2.79 | 4.05 | 0.1% |
| 2024Q3 | 92 | 130.7 | 3.99 | 0.54 | 0.95 | 2.51 | 3.67 | 1.6% |
| 2024Q2 | 91 | 131.3 | 4.14 | 0.52 | 0.99 | 2.63 | 3.85 | 1.1% |
| 2024Q1 | 91 | 122.5 | 4.38 | 0.49 | 1.07 | 2.82 | 4.05 | 0.2% |
| 2023Q4 | 92 | 119.3 | 4.43 | 0.38 | 1.18 | 2.87 | 4.18 | 0.3% |
| 2023Q3 | 92 | 116.6 | 4.61 | 0.35 | 1.33 | 2.94 | 4.35 | 0.1% |
| 2023Q2 | 91 | 121.3 | 4.77 | 0.47 | 1.27 | 3.02 | 4.44 | 1.7% |
| 2023Q1 | 90 | 115.1 | 4.55 | 0.52 | 1.07 | 2.96 | 4.32 | 2.4% |
| 2022Q4 | 92 | 108.6 | 4.59 | 0.66 | 0.95 | 2.98 | 4.31 | 4.7% |
| 2022Q3 | 92 | 107.3 | 4.38 | 0.57 | 0.88 | 2.93 | 4.26 | 2.4% |
| 2022Q2 | 91 | 104.1 | 4.49 | 0.49 | 0.97 | 3.03 | 4.28 | 0.2% |
| 2022Q1 | 90 | 105.3 | 4.39 | 0.39 | 1.03 | 2.97 | 4.17 | 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
4fines by year
| Date | Type | Fine | Source |
|---|---|---|---|
| 2024-06-13 | Fine | $29,234 | CMS provider data |
| 2024-06-13 | Payment Denial | — | CMS provider data |
| 2023-10-26 | Fine | $3,728 | CMS provider data |
| 2023-10-26 | Fine | $5,725 | CMS provider data |
Total fines on record: $38,687
Deficiencies
59B × 1D × 29E × 20F × 4G × 5
deficiencies by survey year
| Survey | Type | Tag | Deficiency | Scope | Corrected |
|---|---|---|---|---|---|
| 2025-07-24 | Health · complaint | F0628 | Provide the required documentation or notification related to the resident's needs, appeal rights, or bed-hold policies. | D | 2025-08-08 |
| 2025-07-23 | Health · complaint | F0609 | Timely report suspected abuse, neglect, or theft and report the results of the investigation to proper authorities. | D | 2025-08-08 |
| 2025-07-23 | Health · complaint | F0610 | Respond appropriately to all alleged violations. | D | 2025-08-08 |
| 2025-06-13 | Health | F0558 | Reasonably accommodate the needs and preferences of each resident. | E | 2025-07-13 |
| 2025-06-13 | Health | F0641 | Ensure each resident receives an accurate assessment. | D | 2025-07-13 |
| 2025-06-13 | 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 | 2025-07-13 |
| 2025-06-13 | Health | F0658 | Ensure services provided by the nursing facility meet professional standards of quality. | D | 2025-07-13 |
| 2025-06-13 | Health | F0684 | Provide appropriate treatment and care according to orders, resident’s preferences and goals. | G | 2025-07-13 |
| 2025-06-13 | Health | F0686 | Provide appropriate pressure ulcer care and prevent new ulcers from developing. | D | 2025-07-13 |
| 2025-06-13 | Health | F0688 | Provide appropriate care for a resident to maintain and/or improve range of motion (ROM), limited ROM and/or mobility, unless a decline is for a medical reason. | D | 2025-08-08 |
| 2025-06-13 | Health | F0689 | Ensure that a nursing home area is free from accident hazards and provides adequate supervision to prevent accidents. | G | 2025-07-13 |
| 2025-06-13 | Health | 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. | D | 2025-07-13 |
| 2025-06-13 | Health | F0692 | Provide enough food/fluids to maintain a resident's health. | D | 2025-07-13 |
| 2025-06-13 | Health | F0697 | Provide safe, appropriate pain management for a resident who requires such services. | E | 2025-07-13 |
| 2025-06-13 | Health | F0755 | Provide pharmaceutical services to meet the needs of each resident and employ or obtain the services of a licensed pharmacist. | E | 2025-08-08 |
| 2025-06-13 | Health | F0759 | Ensure medication error rates are not 5 percent or greater. | D | 2025-07-13 |
| 2025-06-13 | Health | F0760 | Ensure that residents are free from significant medication errors. | D | 2025-07-13 |
| 2025-06-13 | 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 | 2025-07-13 |
| 2025-06-13 | Health | F0790 | Provide routine and 24-hour emergency dental care for each resident. | E | 2025-07-13 |
| 2025-06-13 | Health | F0812 | Procure food from sources approved or considered satisfactory and store, prepare, distribute and serve food in accordance with professional standards. | F | 2025-07-13 |
| 2025-06-13 | Health | F0842 | Safeguard resident-identifiable information and/or maintain medical records on each resident that are in accordance with accepted professional standards. | D | 2025-07-13 |
| 2025-06-13 | Health | F0867 | Set up an ongoing quality assessment and assurance group to review quality deficiencies and develop corrective plans of action. | F | 2025-07-13 |
| 2025-06-13 | Health | F0880 | Provide and implement an infection prevention and control program. | D | 2025-08-08 |
| 2025-06-13 | Health | F0925 | Make sure there is a pest control program to prevent/deal with mice, insects, or other pests. | F | 2025-07-13 |
| 2025-05-07 | Health · complaint | F0553 | Allow resident to participate in the development and implementation of his or her person-centered plan of care. | D | 2025-05-25 |
| 2024-10-22 | Health · complaint | F0912 | Provide rooms that are at least 80 square feet per resident in multiple rooms and 100 square feet for single resident rooms. | B | 2024-10-25 |
| 2024-08-26 | Health · complaint | F0880 | Provide and implement an infection prevention and control program. | D | 2024-09-26 |
| 2024-06-13 | Health | F0558 | Reasonably accommodate the needs and preferences of each resident. | E | 2024-07-13 |
| 2024-06-13 | 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 | 2024-07-13 |
| 2024-06-13 | Health | F0604 | Ensure that each resident is free from the use of physical restraints, unless needed for medical treatment. | D | 2024-07-13 |
| 2024-06-13 | Health | F0645 | PASARR screening for Mental disorders or Intellectual Disabilities | D | 2024-07-13 |
| 2024-06-13 | 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 | 2024-07-13 |
| 2024-06-13 | Health | F0688 | Provide appropriate care for a resident to maintain and/or improve range of motion (ROM), limited ROM and/or mobility, unless a decline is for a medical reason. | E | 2024-07-13 |
| 2024-06-13 | Health | F0692 | Provide enough food/fluids to maintain a resident's health. | G | 2024-07-13 |
| 2024-06-13 | Health | F0697 | Provide safe, appropriate pain management for a resident who requires such services. | G | 2024-07-13 |
| 2024-06-13 | Health | F0725 | Provide enough nursing staff every day to meet the needs of every resident; and have a licensed nurse in charge on each shift. | E | 2024-07-13 |
| 2024-06-13 | Health | F0755 | Provide pharmaceutical services to meet the needs of each resident and employ or obtain the services of a licensed pharmacist. | E | 2024-07-13 |
| 2024-06-13 | 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 | 2024-07-13 |
| 2024-06-13 | Health | F0867 | Set up an ongoing quality assessment and assurance group to review quality deficiencies and develop corrective plans of action. | E | 2024-07-13 |
| 2024-06-13 | Health | F0880 | Provide and implement an infection prevention and control program. | F | 2024-07-13 |
| 2024-04-03 | Health · complaint | F0880 | Provide and implement an infection prevention and control program. | E | 2024-04-22 |
| 2023-11-06 | Health · complaint | F0626 | Permit a resident to return to the nursing home after hospitalization or therapeutic leave that exceeds bed-hold policy. | D | 2023-11-29 |
| 2023-10-26 | Health · complaint | F0689 | Ensure that a nursing home area is free from accident hazards and provides adequate supervision to prevent accidents. | G | 2023-11-17 |
| 2021-07-15 | 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 | 2021-08-16 |
| 2021-07-15 | Health | F0636 | Assess the resident completely in a timely manner when first admitted, and then periodically, at least every 12 months. | D | 2021-08-16 |
| 2021-07-15 | 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 | 2021-08-16 |
| 2021-07-15 | 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 | 2021-08-16 |
| 2021-07-15 | Health | F0658 | Ensure services provided by the nursing facility meet professional standards of quality. | D | 2021-08-16 |
| 2021-07-15 | Health | F0675 | Honor each resident's preferences, choices, values and beliefs. | D | 2021-08-16 |
| 2021-07-15 | Health | F0684 | Provide appropriate treatment and care according to orders, resident’s preferences and goals. | D | 2021-08-16 |
| 2021-07-15 | Health | F0689 | Ensure that a nursing home area is free from accident hazards and provides adequate supervision to prevent accidents. | E | 2021-08-16 |
| 2021-07-15 | Health | F0692 | Provide enough food/fluids to maintain a resident's health. | D | 2021-08-16 |
| 2021-07-15 | Health | F0698 | Provide safe, appropriate dialysis care/services for a resident who requires such services. | E | 2021-08-16 |
| 2021-07-15 | Health | F0726 | Ensure that nurses and nurse aides have the appropriate competencies to care for every resident in a way that maximizes each resident's well being. | E | 2021-08-16 |
| 2021-07-15 | Health | F0755 | Provide pharmaceutical services to meet the needs of each resident and employ or obtain the services of a licensed pharmacist. | E | 2021-08-16 |
| 2021-07-15 | Health | F0759 | Ensure medication error rates are not 5 percent or greater. | E | 2021-08-16 |
| 2021-07-15 | 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 | 2021-08-16 |
| 2021-07-15 | Health | F0770 | Provide timely, quality laboratory services/tests to meet the needs of residents. | D | 2021-08-16 |
| 2021-07-15 | Health | F0842 | Safeguard resident-identifiable information and/or maintain medical records on each resident that are in accordance with accepted professional standards. | E | 2021-08-16 |
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
28| Owner | Role | Pct | From | Status | Source |
|---|---|---|---|---|---|
| AGUINALDO, ESTRELLA | OPERATIONAL/MANAGERIAL CONTROL | — | 2010-01-01 | current | pecos_ownership |
| AGUINALDO, ESTRELLA | ADP OF THE SNF | — | 2025-04-16 | current | pecos_ownership |
| CASTRO, MARIA GLORIA | ADP OF THE SNF | — | 2025-03-28 | current | pecos_ownership |
| CASTRO, MARIA GLORIA | OPERATIONAL/MANAGERIAL CONTROL | — | 2024-09-01 | current | pecos_ownership |
| DAVID, EMMANUEL | CORPORATE OFFICER | — | 2003-07-01 | current | pecos_ownership |
| DAVID, EMMANUEL | DIRECT OWNERSHIP INTEREST | — | 2016-12-22 | current | pecos_ownership |
| DAVID, EMMANUEL | CORPORATE DIRECTOR | — | 2003-09-03 | current | pecos_ownership |
| DAVID, OFELIA | DIRECT OWNERSHIP INTEREST | — | 2016-12-22 | current | pecos_ownership |
| DEL ROSARIO, EVELYN | OPERATIONAL/MANAGERIAL CONTROL | — | 2017-10-01 | current | pecos_ownership |
| HERITAGE LEGACY LLC | Individual has financial interest in both related organization and provider | — | 2024-01-01 | current | hcris_a_8_1 |
| HERITAGE LEGACY LLC | Individual has financial interest in both related organization and provider | — | 2023-01-01 | current | hcris_a_8_1 |
| MARTINEZ, ROY | ADP OF THE SNF | — | 2024-09-01 | current | pecos_ownership |
| STEVE, DENISE | OPERATIONAL/MANAGERIAL CONTROL | — | 2022-07-01 | current | pecos_ownership |
| CHARIS TR DTD 12/22/2016 | 5% OR GREATER DIRECT OWNERSHIP INTEREST | 98% | 2016-12-22 | ended 2026-05-18 | pecos_ownership |
| EMMANUEL DAVID | CORPORATE DIRECTOR | 1% | 2003-09-03 | ended 2026-05-18 | pecos_ownership |
| EMMANUEL DAVID | DIRECT OWNERSHIP INTEREST | 1% | 2016-12-22 | ended 2026-05-18 | pecos_ownership |
| EMMANUEL DAVID | CORPORATE OFFICER | 1% | 2003-07-01 | ended 2026-05-18 | pecos_ownership |
| OFELIA DAVID | DIRECT OWNERSHIP INTEREST | 1% | 2016-12-22 | ended 2026-05-18 | pecos_ownership |
| DENISE STEVE | ADP OF THE SNF | — | 2022-07-01 | ended 2026-05-18 | pecos_ownership |
| ESTRELLA AGUINALDO | ADP OF THE SNF | — | 2025-04-16 | ended 2026-05-18 | pecos_ownership |
| ESTRELLA AGUINALDO | OPERATIONAL/MANAGERIAL CONTROL | — | 2010-01-01 | ended 2026-05-18 | pecos_ownership |
| EVELYN DEL ROSARIO | OPERATIONAL/MANAGERIAL CONTROL | — | 2017-10-01 | ended 2026-05-18 | pecos_ownership |
| HERITAGE LEGACY LLC | Corporation, partnership or other organization has financial interest in provider | — | 2021-01-01 | ended 2021-12-31 | hcris_a_8_1 |
| HERITAGE LEGACY LLC | Individual has financial interest in both related organization and provider | — | 2020-01-01 | ended 2020-12-31 | hcris_a_8_1 |
| HERITAGE LEGACY LLC | Corporation, partnership or other organization has financial interest in provider | — | 2022-01-01 | ended 2022-12-31 | hcris_a_8_1 |
| MARIA GLORIA CASTRO | ADP OF THE SNF | — | 2025-03-28 | ended 2026-05-18 | pecos_ownership |
| MARIA GLORIA CASTRO | OPERATIONAL/MANAGERIAL CONTROL | — | 2024-09-01 | ended 2026-05-18 | pecos_ownership |
| ROY MARTINEZ | OPERATIONAL/MANAGERIAL CONTROL | — | 2024-09-01 | 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 — CA snf
12| 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
35| Geo | Kind | BR | Amount | As of | Source |
|---|---|---|---|---|---|
| county 06037 | acs median gross | 0 | $1,523 | 2024-12-31 | CENSUS_ACS5 |
| county 06037 | fmr | 0 | $1,863 | 2025-10-01 | HUD_USER_FMR |
| county 06037 | acs median gross | 1 | $1,724 | 2024-12-31 | CENSUS_ACS5 |
| county 06037 | fmr | 1 | $2,085 | 2025-10-01 | HUD_USER_FMR |
| county 06037 | acs median gross | 2 | $2,127 | 2024-12-31 | CENSUS_ACS5 |
| county 06037 | fmr | 2 | $2,601 | 2025-10-01 | HUD_USER_FMR |
| county 06037 | acs median gross | 3 | $2,484 | 2024-12-31 | CENSUS_ACS5 |
| county 06037 | fmr | 3 | $3,298 | 2025-10-01 | HUD_USER_FMR |
| county 06037 | acs median gross | 4 | $2,866 | 2024-12-31 | CENSUS_ACS5 |
| county 06037 | fmr | 4 | $3,672 | 2025-10-01 | HUD_USER_FMR |
| county 06037 | acs median gross | 5 | $2,767 | 2024-12-31 | CENSUS_ACS5 |
| county 06037 | acs median gross | $1,954 | 2024-12-31 | CENSUS_ACS5 | |
| county 06037 | acs recent mover gross | $2,358 | 2024-12-31 | CENSUS_ACS5 | |
| zcta 90502 | acs median gross | 0 | $1,463 | 2024-12-31 | CENSUS_ACS5 |
| zcta 90502 | acs median gross | 1 | $1,646 | 2024-12-31 | CENSUS_ACS5 |
| zcta 90502 | acs median gross | 2 | $2,059 | 2024-12-31 | CENSUS_ACS5 |
| zcta 90502 | acs median gross | 3 | $2,238 | 2024-12-31 | CENSUS_ACS5 |
| zcta 90502 | acs median gross | 4 | $2,442 | 2024-12-31 | CENSUS_ACS5 |
| zcta 90502 | acs median gross | $1,974 | 2024-12-31 | CENSUS_ACS5 | |
| zcta 90502 | acs recent mover gross | $1,667 | 2024-12-31 | CENSUS_ACS5 | |
| zip 90502 | payment standard 110 | 0 | $2,255 | 2025-10-01 | HUD_USER_SAFMR |
| zip 90502 | payment standard 90 | 0 | $1,845 | 2025-10-01 | HUD_USER_SAFMR |
| zip 90502 | safmr | 0 | $2,050 | 2025-10-01 | HUD_USER_SAFMR |
| zip 90502 | payment standard 110 | 1 | $2,519 | 2025-10-01 | HUD_USER_SAFMR |
| zip 90502 | payment standard 90 | 1 | $2,061 | 2025-10-01 | HUD_USER_SAFMR |
| zip 90502 | safmr | 1 | $2,290 | 2025-10-01 | HUD_USER_SAFMR |
| zip 90502 | payment standard 110 | 2 | $3,146 | 2025-10-01 | HUD_USER_SAFMR |
| zip 90502 | payment standard 90 | 2 | $2,574 | 2025-10-01 | HUD_USER_SAFMR |
| zip 90502 | safmr | 2 | $2,860 | 2025-10-01 | HUD_USER_SAFMR |
| zip 90502 | payment standard 110 | 3 | $3,993 | 2025-10-01 | HUD_USER_SAFMR |
| zip 90502 | payment standard 90 | 3 | $3,267 | 2025-10-01 | HUD_USER_SAFMR |
| zip 90502 | safmr | 3 | $3,630 | 2025-10-01 | HUD_USER_SAFMR |
| zip 90502 | payment standard 110 | 4 | $4,444 | 2025-10-01 | HUD_USER_SAFMR |
| zip 90502 | payment standard 90 | 4 | $3,636 | 2025-10-01 | HUD_USER_SAFMR |
| zip 90502 | safmr | 4 | $4,040 | 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.