Composite
45.1 / 100 percentile
Screener / 555235
B
AHMC SETON MEDICAL CENTER
snfCA
1900 SULLIVAN AVENUE, DALY CITY, CA 94015 · CCN 555235 · chain AHMC INC
Peer group
snf n = 14,684
Evidence depth
moderate
Certified beds
186
Model
v1.2
Reads as: riskier than 45.1% 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 model3Components9CHOW radar1Distress radar1Staffing16Penalties6Deficiencies61Licensure0Ownership24Related party0Transactions1Comps12Market rent36
Composite explanation
3| Component | Percentile | Raw | Weight | Weight share | Contribution | Counts |
|---|---|---|---|---|---|---|
| regulatory risk | 83.1 | 80.0 | 0.30 | 0.4286 | 35.61 | in index |
| staffing risk | 24.6 | 24.7 | 0.25 | 0.3571 | 8.79 | in index |
| chow risk | 10.6 | 23.9 | 0.15 | 0.2143 | 2.27 | 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.
Component scores and registry models
9| Score type | Score | Grade | Model | Status | Registry model notes |
|---|---|---|---|---|---|
| chow risk | 23.9 | 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. |
| 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 | 80.0 | F | v0.3 | default · in composite | Deficiency-based, SNF population. Runs alongside v0.5-pos. |
| staffing risk | 24.7 | A | v0.3 | default · in composite | Cost-report staffing, SNF population. Runs alongside v0.4-pos, which covers ICF/IID from POS. |
| regulatory risk | 80.0 | 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 | 80.0 | 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 | 24.7 | 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 | 24.7 | 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)
0.1%
model v0.1 · computed 2026-07-29
Percentile among SNFs
32.3
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) | 5.50 | -1.31 | |
| For-profit ownership | 1.00 | +0.69 | |
| No PBJ staffing report | 0.00 | +0.42 | |
| Occupancy | 0.56 | +0.39 | |
| Ownership changes, last 5 years | 0.00 | +0.20 | |
| Deficiencies, last 12 months | 14.00 | +0.17 | |
| Total nurse staffing (HPRD) | 3.79 | -0.15 |
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
0.0
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 | 14.00 | -1.17 | |
| Occupancy | 0.56 | +0.79 | |
| For-profit ownership | 1.00 | -0.69 | |
| Fine amount, 12m (log) | 9.58 | -0.52 | |
| No PBJ staffing report | 0.00 | +0.39 | |
| Never sold on record | 0.00 | -0.28 | |
| Chain size (log) | 1.61 | +0.26 | |
| Total nurse staffing (HPRD) | 3.79 | -0.24 |
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 | 3.79 | 3.95 | 3.28 | 2.90–3.77 |
| RN | 1.19 | 0.38 | 0.39 | 0.25–0.58 |
| Weekend total | 3.56 | 3.79 | 3.11 | — |
| Weekday total | 3.88 | 4.01 | 3.35 | — |
| Quarter | Days | Avg census | Total HPRD | RN | LPN | CNA | Weekend | Contract % |
|---|---|---|---|---|---|---|---|---|
| 2025Q4 | 92 | 104.5 | 3.79 | 1.19 | 0.00 | 2.59 | 3.56 | 0.0% |
| 2025Q3 | 92 | 113.4 | 4.07 | 1.23 | 0.00 | 2.84 | 3.82 | 0.0% |
| 2025Q2 | 91 | 109.8 | 4.19 | 1.34 | 0.00 | 2.85 | 3.96 | 0.0% |
| 2025Q1 | 90 | 116.2 | 4.04 | 1.26 | 0.00 | 2.78 | 3.90 | 0.0% |
| 2024Q4 | 92 | 118.9 | 4.08 | 1.32 | 0.00 | 2.76 | 3.95 | 0.0% |
| 2024Q3 | 92 | 121.2 | 3.79 | 1.15 | 0.00 | 2.65 | 3.68 | 0.0% |
| 2024Q2 | 91 | 123.6 | 3.57 | 1.07 | 0.00 | 2.50 | 3.37 | 0.0% |
| 2024Q1 | 91 | 121.2 | 3.61 | 1.20 | 0.00 | 2.42 | 3.40 | 0.0% |
| 2023Q4 | 92 | 123.0 | 3.27 | 1.14 | 0.00 | 2.13 | 3.00 | 0.0% |
| 2023Q3 | 92 | 127.9 | 3.20 | 1.01 | 0.00 | 2.20 | 3.03 | 0.0% |
| 2023Q2 | 91 | 133.5 | 3.04 | 0.91 | 0.00 | 2.14 | 2.85 | 0.0% |
| 2023Q1 | 90 | 137.9 | 2.90 | 0.76 | 0.00 | 2.14 | 2.78 | 0.0% |
| 2022Q4 | 92 | 134.3 | 3.05 | 0.95 | 0.00 | 2.10 | 2.87 | 0.0% |
| 2022Q3 | 92 | 127.7 | 4.89 | 1.07 | 1.48 | 2.34 | 4.50 | 0.0% |
| 2022Q2 | 91 | 130.4 | 3.12 | 0.81 | 0.00 | 2.31 | 2.81 | 0.0% |
| 2022Q1 | 90 | 145.0 | 3.48 | 1.10 | 0.00 | 2.38 | 3.24 | 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
6fines by year
| Date | Type | Fine | Source |
|---|---|---|---|
| 2025-08-15 | Fine | $14,518 | CMS provider data |
| 2025-08-15 | Payment Denial | — | CMS provider data |
| 2025-04-18 | Fine | $12,438 | CMS provider data |
| 2025-04-18 | Payment Denial | — | CMS provider data |
| 2024-02-14 | Fine | $14,063 | CMS provider data |
| 2024-02-14 | Payment Denial | — | CMS provider data |
Total fines on record: $41,019
Deficiencies
61D × 30E × 18F × 6G × 6H × 1
deficiencies by survey year
| Survey | Type | Tag | Deficiency | Scope | Corrected |
|---|---|---|---|---|---|
| 2025-08-15 | Health | F0578 | Honor the resident's right to request, refuse, and/or discontinue treatment, to participate in or refuse to participate in experimental research, and to formulate an advance directive. | D | 2026-01-23 |
| 2025-08-15 | 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. | D | 2025-09-30 |
| 2025-08-15 | Health · complaint | F0609 | Timely report suspected abuse, neglect, or theft and report the results of the investigation to proper authorities. | D | 2026-01-23 |
| 2025-08-15 | Health | F0610 | Respond appropriately to all alleged violations. | D | 2026-01-23 |
| 2025-08-15 | Health | F0637 | Assess the resident when there is a significant change in condition | D | 2025-09-30 |
| 2025-08-15 | Health | F0641 | Ensure each resident receives an accurate assessment. | D | 2025-09-30 |
| 2025-08-15 | Health | F0656 | Develop and implement a complete care plan that meets all the resident's needs, with timetables and actions that can be measured. | D | 2026-01-23 |
| 2025-08-15 | Health · complaint | F0689 | Ensure that a nursing home area is free from accident hazards and provides adequate supervision to prevent accidents. | G | 2026-01-23 |
| 2025-08-15 | Health | F0692 | Provide enough food/fluids to maintain a resident's health. | D | 2026-01-23 |
| 2025-08-15 | Health | F0801 | Employ sufficient staff with the appropriate competencies and skills sets to carry out the functions of the food and nutrition service, including a qualified dietician. | F | 2025-09-30 |
| 2025-08-15 | Health | F0812 | Procure food from sources approved or considered satisfactory and store, prepare, distribute and serve food in accordance with professional standards. | E | 2025-09-30 |
| 2025-08-15 | Health | F0865 | Have a plan that describes the process for conducting QAPI and QAA activities. | F | 2026-01-23 |
| 2025-08-15 | Health | F0867 | Set up an ongoing quality assessment and assurance group to review quality deficiencies and develop corrective plans of action. | F | 2026-01-23 |
| 2025-08-15 | Health | F0880 | Provide and implement an infection prevention and control program. | D | 2026-01-23 |
| 2025-05-16 | Health · complaint | F0689 | Ensure that a nursing home area is free from accident hazards and provides adequate supervision to prevent accidents. | G | 2025-06-09 |
| 2025-05-08 | Health · complaint | F0628 | Provide the required documentation or notification related to the resident's needs, appeal rights, or bed-hold policies. | D | 2025-06-20 |
| 2025-04-18 | Health · complaint | 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 | 2025-06-06 |
| 2024-02-14 | Health | F0557 | Honor the resident's right to be treated with respect and dignity and to retain and use personal possessions. | E | 2024-04-20 |
| 2024-02-14 | 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 | 2024-04-20 |
| 2024-02-14 | 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 | 2024-04-20 |
| 2024-02-14 | Health | F0641 | Ensure each resident receives an accurate assessment. | E | 2024-04-20 |
| 2024-02-14 | 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 | 2024-04-20 |
| 2024-02-14 | Health | F0686 | Provide appropriate pressure ulcer care and prevent new ulcers from developing. | G | 2024-04-20 |
| 2024-02-14 | 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 | 2024-04-20 |
| 2024-02-14 | 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 | 2024-02-27 |
| 2024-02-14 | Health | F0758 | Implement gradual dose reductions(GDR) and non-pharmacological interventions, unless contraindicated, prior to initiating or instead of continuing psychotropic medication; and PRN orders for psychotropic medications are only used when the medication is necessary and PRN use is limited. | G | 2024-03-14 |
| 2024-02-14 | Health | F0812 | Procure food from sources approved or considered satisfactory and store, prepare, distribute and serve food in accordance with professional standards. | E | 2024-02-21 |
| 2024-02-14 | Health | F0842 | Safeguard resident-identifiable information and/or maintain medical records on each resident that are in accordance with accepted professional standards. | D | 2024-04-20 |
| 2024-02-14 | Health | F0883 | Develop and implement policies and procedures for flu and pneumonia vaccinations. | D | 2024-04-20 |
| 2024-02-14 | Health | F0887 | Educate residents and staff on COVID-19 vaccination, offer the COVID-19 vaccine to eligible residents and staff after education, and properly document each resident and staff member's vaccination status. | D | 2024-04-20 |
| 2024-02-14 | Health | F0908 | Keep all essential equipment working safely. | D | 2024-04-20 |
| 2024-02-14 | Health | F0920 | Provide at least one room set aside to use as a resident dining room and for activities, that is a good size, with good lighting, air flow and furniture. | E | 2024-04-20 |
| 2024-02-14 | Health | F0924 | Put firmly secured handrails on each side of hallways. | D | 2024-04-20 |
| 2022-02-15 | Health | F0550 | Honor the resident's right to a dignified existence, self-determination, communication, and to exercise his or her rights. | E | 2022-08-05 |
| 2022-02-15 | Health | F0558 | Reasonably accommodate the needs and preferences of each resident. | D | 2022-03-20 |
| 2022-02-15 | 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. | H | 2022-03-31 |
| 2022-02-15 | Health | F0607 | Develop and implement policies and procedures to prevent abuse, neglect, and theft. | D | 2022-03-31 |
| 2022-02-15 | Health | F0609 | Timely report suspected abuse, neglect, or theft and report the results of the investigation to proper authorities. | D | 2022-07-15 |
| 2022-02-15 | Health | F0641 | Ensure each resident receives an accurate assessment. | D | 2022-07-15 |
| 2022-02-15 | Health | F0655 | Create and put into place a plan for meeting the resident's most immediate needs within 48 hours of being admitted | D | 2022-07-15 |
| 2022-02-15 | 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 | 2022-07-15 |
| 2022-02-15 | Health | F0658 | Ensure services provided by the nursing facility meet professional standards of quality. | D | 2022-07-15 |
| 2022-02-15 | Health | F0684 | Provide appropriate treatment and care according to orders, resident’s preferences and goals. | G | 2022-03-20 |
| 2022-02-15 | 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. | G | 2022-07-15 |
| 2022-02-15 | Health | F0689 | Ensure that a nursing home area is free from accident hazards and provides adequate supervision to prevent accidents. | D | 2022-07-30 |
| 2022-02-15 | Health | F0692 | Provide enough food/fluids to maintain a resident's health. | D | 2022-07-15 |
| 2022-02-15 | 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. | F | 2022-07-15 |
| 2022-02-15 | Health | F0755 | Provide pharmaceutical services to meet the needs of each resident and employ or obtain the services of a licensed pharmacist. | D | 2022-07-15 |
| 2022-02-15 | Health | F0759 | Ensure medication error rates are not 5 percent or greater. | E | 2022-04-20 |
| 2022-02-15 | Health | F0801 | Employ sufficient staff with the appropriate competencies and skills sets to carry out the functions of the food and nutrition service, including a qualified dietician. | E | 2022-03-14 |
| 2022-02-15 | Health | F0802 | Provide sufficient support personnel to safely and effectively carry out the functions of the food and nutrition service. | E | 2022-03-29 |
| 2022-02-15 | Health | F0803 | Ensure menus must meet the nutritional needs of residents, be prepared in advance, be followed, be updated, be reviewed by dietician, and meet the needs of the resident. | E | 2022-07-15 |
| 2022-02-15 | Health | F0804 | Ensure food and drink is palatable, attractive, and at a safe and appetizing temperature. | D | 2022-08-04 |
| 2022-02-15 | Health | F0812 | Procure food from sources approved or considered satisfactory and store, prepare, distribute and serve food in accordance with professional standards. | E | 2022-08-03 |
| 2022-02-15 | Health | F0838 | Conduct and document a facility-wide assessment to determine what resources are necessary to care for residents competently during both day-to-day operations (including nights and weekends) and emergencies. | F | 2022-03-31 |
| 2022-02-15 | Health | F0867 | Set up an ongoing quality assessment and assurance group to review quality deficiencies and develop corrective plans of action. | E | 2022-07-15 |
| 2022-02-15 | Health | F0880 | Provide and implement an infection prevention and control program. | E | 2022-08-05 |
| 2022-02-15 | Health | F0883 | Develop and implement policies and procedures for flu and pneumonia vaccinations. | D | 2022-03-31 |
| 2022-02-15 | Health | F0888 | Ensure staff are vaccinated for COVID-19 | D | 2022-04-15 |
| 2022-02-15 | Health | F0908 | Keep all essential equipment working safely. | E | 2022-08-05 |
| 2022-02-15 | Health | F0919 | Make sure that a working call system is available in each resident's bathroom and bathing area. | F | 2022-03-31 |
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
24| Owner | Role | Pct | From | Status | Source |
|---|---|---|---|---|---|
| OLIVIA JOY INVESTMENT CORP | 5% OR GREATER DIRECT OWNERSHIP INTEREST | 20% | 2021-01-27 | current | pecos_ownership |
| MOCHI GROUP LP | 5% OR GREATER DIRECT OWNERSHIP INTEREST | 19% | 2021-01-27 | current | pecos_ownership |
| AHMC HEALTHCARE INC. | OPERATIONAL/MANAGERIAL CONTROL | — | 2021-01-27 | current | pecos_ownership |
| AHMC HEALTHCARE, LP | 5% OR GREATER DIRECT OWNERSHIP INTEREST | — | 2021-01-27 | current | pecos_ownership |
| AHMC, INC. | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | — | 2021-01-27 | current | pecos_ownership |
| ALHAMBRA HOSPITAL MEDICAL CENTER, LP | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | — | 2021-01-27 | current | pecos_ownership |
| CALMED INVESTMENT LP | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | — | 2021-01-27 | current | pecos_ownership |
| LIANG, AMY SHLOW- YEH | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | — | 2021-01-27 | current | pecos_ownership |
| LIN, JOY YU CHU | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | — | 2021-01-27 | current | pecos_ownership |
| LIN, MATTHEW | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | — | 2021-01-27 | current | pecos_ownership |
| TAM, HELEN | CORPORATE OFFICER | — | 2021-01-27 | current | pecos_ownership |
| VARTANIAN, SARKIS | CORPORATE OFFICER | — | 2021-04-26 | current | pecos_ownership |
| WU, HUNG WEN | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | — | 2021-01-27 | current | pecos_ownership |
| WU, JONATHAN | OPERATIONAL/MANAGERIAL CONTROL | — | 2021-01-27 | current | pecos_ownership |
| WU, YI KUN | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | — | 2021-01-27 | current | pecos_ownership |
| HUNG WEN WU | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 33% | 2021-01-27 | ended 2026-05-18 | pecos_ownership |
| JOY YU CHU LIN | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 10% | 2021-01-27 | ended 2026-05-18 | pecos_ownership |
| MATTHEW LIN | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 10% | 2021-01-27 | ended 2026-05-18 | pecos_ownership |
| YI KUN WU | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 8% | 2021-01-27 | ended 2026-05-18 | pecos_ownership |
| AMY SHLOW- YEH LIANG | 5% OR GREATER INDIRECT OWNERSHIP INTEREST | 5% | 2021-01-27 | ended 2026-05-18 | pecos_ownership |
| BIN CHENG | OTHER | — | 2021-01-27 | ended 2026-05-18 | pecos_ownership |
| HELEN TAM | CORPORATE OFFICER | — | 2021-01-27 | ended 2026-05-18 | pecos_ownership |
| JONATHAN WU | OPERATIONAL/MANAGERIAL CONTROL | — | 2021-01-27 | ended 2026-05-18 | pecos_ownership |
| SARKIS VARTANIAN | CORPORATE OFFICER | — | 2021-04-26 | 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 |
|---|---|---|---|---|
| 2021-01-27 | — | AHMC SETON MEDICAL CENTER LLC | SETON MEDICAL CENTER | chow |
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
36| Geo | Kind | BR | Amount | As of | Source |
|---|---|---|---|---|---|
| county 06081 | acs median gross | 0 | $2,263 | 2024-12-31 | CENSUS_ACS5 |
| county 06081 | fmr | 0 | $2,485 | 2025-10-01 | HUD_USER_FMR |
| county 06081 | acs median gross | 1 | $2,526 | 2024-12-31 | CENSUS_ACS5 |
| county 06081 | fmr | 1 | $2,977 | 2025-10-01 | HUD_USER_FMR |
| county 06081 | acs median gross | 2 | $3,215 | 2024-12-31 | CENSUS_ACS5 |
| county 06081 | fmr | 2 | $3,604 | 2025-10-01 | HUD_USER_FMR |
| county 06081 | acs median gross | 3 | $3,501 | 2024-12-31 | CENSUS_ACS5 |
| county 06081 | fmr | 3 | $4,604 | 2025-10-01 | HUD_USER_FMR |
| county 06081 | acs median gross | 4 | $3,501 | 2024-12-31 | CENSUS_ACS5 |
| county 06081 | fmr | 4 | $4,772 | 2025-10-01 | HUD_USER_FMR |
| county 06081 | acs median gross | 5 | $3,501 | 2024-12-31 | CENSUS_ACS5 |
| county 06081 | acs median gross | $2,922 | 2024-12-31 | CENSUS_ACS5 | |
| county 06081 | acs recent mover gross | $3,144 | 2024-12-31 | CENSUS_ACS5 | |
| zcta 94015 | acs median gross | 0 | $2,370 | 2024-12-31 | CENSUS_ACS5 |
| zcta 94015 | acs median gross | 1 | $2,422 | 2024-12-31 | CENSUS_ACS5 |
| zcta 94015 | acs median gross | 2 | $2,970 | 2024-12-31 | CENSUS_ACS5 |
| zcta 94015 | acs median gross | 3 | $3,501 | 2024-12-31 | CENSUS_ACS5 |
| zcta 94015 | acs median gross | 4 | $3,501 | 2024-12-31 | CENSUS_ACS5 |
| zcta 94015 | acs median gross | 5 | $3,501 | 2024-12-31 | CENSUS_ACS5 |
| zcta 94015 | acs median gross | $2,757 | 2024-12-31 | CENSUS_ACS5 | |
| zcta 94015 | acs recent mover gross | $2,621 | 2024-12-31 | CENSUS_ACS5 | |
| zip 94015 | payment standard 110 | 0 | $2,849 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94015 | payment standard 90 | 0 | $2,331 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94015 | safmr | 0 | $2,590 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94015 | payment standard 110 | 1 | $3,410 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94015 | payment standard 90 | 1 | $2,790 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94015 | safmr | 1 | $3,100 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94015 | payment standard 110 | 2 | $4,125 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94015 | payment standard 90 | 2 | $3,375 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94015 | safmr | 2 | $3,750 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94015 | payment standard 110 | 3 | $5,269 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94015 | payment standard 90 | 3 | $4,311 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94015 | safmr | 3 | $4,790 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94015 | payment standard 110 | 4 | $5,467 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94015 | payment standard 90 | 4 | $4,473 | 2025-10-01 | HUD_USER_SAFMR |
| zip 94015 | safmr | 4 | $4,970 | 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.