Screener / 676221

Heritage Park of Katy Nursing and Rehabilitation

snfTX

6001 George Bush Dr, Katy, TX 77493 · CCN 676221 · chain OAKBEND MEDICAL CENTER

Composite

63.6 / 100 percentile

Peer group

snf n = 14,684

Evidence depth

deep

Certified beds

Model

v1.2

Reads as: riskier than 63.6% 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 model8 ML signals17 Components20 CHOW radar1 Distress radar1 Staffing16 Penalties1 Deficiencies17 Licensure0 Ownership41 Related party4 Transactions1 Comps12 Market rent22

Composite explanation

Component	Percentile	Raw	Weight	Weight share	Contribution	Counts
staffing risk	92.4	92.4	0.25	0.1429	13.20	in index
regulatory risk	74.0	70.0	0.30	0.1714	12.69	in index
financial risk	61.3	53.2	0.30	0.1714	10.51	in index
billing conduct	39.6	35.5	0.30	0.1714	6.79	in index
lease risk	60.8	55.7	0.15	0.0857	5.21	in index
chow risk	36.7	40.8	0.15	0.0857	3.15	in index
state reg risk	11.2	1.5	0.30	0.1714	1.92	in index
ownership opacity	40.0	53.5				excluded

weighted_contribution sums to pre_rank_index over rows where counts_toward_index is true. The composite is the facility's percentile position of that index within its peer group, so contributions explain the input, and the rank explains the score.

ML signals — parallel engine

Kind	Finding	Signal	Subject	First seen
connection	Owner fleet risk far above national	+33.9 vs natl	STUART JULIUS	8 facilities
connection	Owner fleet risk far above national	+33.9 vs natl	KING ABBY	8 facilities
connection	Owner fleet risk far above national	+31.0 vs natl	DORMAN JOHN	10 facilities
connection	Owner fleet risk far above national	+30.3 vs natl	PISANI ADAM	10 facilities
connection	Owner fleet risk far above national	+30.3 vs natl	KING ELIZABETH	10 facilities
connection	Owner fleet risk far above national	+28.3 vs natl	UTHMAN EDWARD	16 facilities
connection	Owner fleet risk far above national	+28.3 vs natl	CRAYTON TOM	16 facilities
connection	Owner fleet risk far above national	+26.6 vs natl	POPATIA AMIRALI	14 facilities
connection	Owner fleet risk far above national	+24.1 vs natl	HALEY JEFF	17 facilities
connection	Owner fleet risk far above national	+23.6 vs natl	FREUDENBERGER JOSEPH	35 facilities
connection	Owner fleet risk far above national	+23.0 vs natl	OAKBEND MEDICAL CENTER	32 facilities
connection	Owner fleet enforcement cluster	50% fined	PISANI ADAM	10 facilities
connection	Owner fleet enforcement cluster	50% fined	KING ELIZABETH	10 facilities
connection	Owner fleet enforcement cluster	50% fined	OAKBEND MEDICAL CENTER	32 facilities
connection	Owner fleet enforcement cluster	49% fined	FREUDENBERGER JOSEPH	35 facilities
connection	Owner fleet enforcement cluster	47% fined	HALEY JEFF	17 facilities
connection	Owner fleet enforcement cluster	40% fined	DORMAN JOHN	10 facilities

Findings from the always-on scanning layer: anomalies on this facility, connections through its current owners and past buyers. Runs beside the deterministic composite, never inside it. Full board on the ML Lab page.

Component scores and registry models

Score type	Score	Grade	Model	Status	Registry model notes
billing conduct	35.5	B	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	19.1	A	v0.1-txhhsc	default · in composite	Texas licence reissue timing as an ownership-transfer proxy.
chow risk	77.9	D	v0.6	default · in composite
financial risk	53.2	C	v0.5	default · in composite	R18.
lease risk	55.7	C	v0.5	default · in composite
ownership opacity	53.4	C	v0.1-txhhsc	default · in composite	Texas HHSC directory ownership structure: chain size, absentee owner, management company, entity form, owner closure history.
p adverse action 12m	0.4	—	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	0.0	—	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	70.0	D	v0.3	default · in composite	Deficiency-based, SNF population. Runs alongside v0.5-pos.
staffing risk	92.4	F	v0.3	default · in composite	Cost-report staffing, SNF population. Runs alongside v0.4-pos, which covers ICF/IID from POS.
state reg risk	1.5	A	v0.5	default · in composite
financial risk	68.6	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	48.6	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	50.4	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	57.3	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	69.8	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	69.8	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	92.4	F	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	92.4	F	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)

0.0%

model v0.1 · computed 2026-07-29

Percentile among SNFs

0.0

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)	2.57	-1.59
For-profit ownership	0.00	-1.24
Ownership changes, last 5 years	1.00	-0.87
Occupancy	0.95	-0.73
No PBJ staffing report	0.00	+0.42
Chain size (log)	3.22	+0.28
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)

0.4%

model v0.1 · computed 2026-07-29

Percentile among SNFs

72.4

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	0.00	+1.62
Deficiencies, last 12 months	0.00	+1.43
Occupancy	0.95	-0.84
Chain size (log)	3.22	-0.67
No PBJ staffing report	0.00	+0.39
Total nurse staffing (HPRD)	2.45	+0.32
Never sold on record	0.00	-0.28
Current owner tenure (years)	2.57	-0.26

Probability the facility's Medicare participation ends within 12 months, from public records only. Red bars raise exit odds. A negative pull from deficiencies is the winding-down signature — surveys stop as a facility empties — not evidence that clean inspections are dangerous.

Staffing vs peers

2025Q4 HPRD	This facility	TX median	National median	National p25–p75
Total nurse	2.45	2.67	3.28	2.90–3.77
RN	0.40	0.24	0.39	0.25–0.58
Weekend total	2.43	2.56	3.11	—
Weekday total	2.45	2.72	3.35	—

Quarter	Days	Avg census	Total HPRD	RN	LPN	CNA	Weekend	Contract %
2025Q4	92	111.9	2.45	0.40	0.30	1.75	2.43	2.1%
2025Q3	92	111.2	2.48	0.33	0.34	1.81	2.35	0.0%
2025Q2	91	109.2	2.44	0.30	0.35	1.79	2.27	0.0%
2025Q1	90	109.1	2.37	0.32	0.34	1.72	2.14	3.9%
2024Q4	92	108.6	2.27	0.28	0.33	1.67	2.04	0.0%
2024Q3	92	108.7	2.38	0.24	0.41	1.72	2.17	0.0%
2024Q2	91	109.1	2.44	0.22	0.44	1.78	2.24	0.0%
2024Q1	91	99.9	2.22	0.11	0.49	1.63	2.14	0.0%
2023Q4	92	90.1	2.37	0.19	0.58	1.60	2.29	0.0%
2023Q3	92	90.7	2.41	0.07	0.65	1.68	2.38	0.0%
2023Q2	91	85.0	2.40	0.09	0.65	1.66	2.31	0.0%
2023Q1	90	79.1	2.46	0.12	0.63	1.71	2.48	0.0%
2022Q4	92	79.9	2.33	0.02	0.69	1.62	2.41	0.0%
2022Q3	92	86.4	2.25	0.09	0.72	1.43	2.19	0.0%
2022Q2	91	79.8	2.71	0.31	0.85	1.55	2.46	0.0%
2022Q1	90	81.7	2.96	0.38	0.76	1.83	2.66	1.2%

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

Date	Type	Fine	Source
2023-09-30	Fine	$25,508	CMS provider data

Total fines on record: $25,508

Deficiencies

D × 11E × 4J × 2

deficiencies by survey year

Survey	Type	Tag	Deficiency	Scope	Corrected
2024-11-07	Health · complaint	F0645	PASARR screening for Mental disorders or Intellectual Disabilities	D	2024-11-26
2024-11-07	Health · complaint	F0655	Create and put into place a plan for meeting the resident's most immediate needs within 48 hours of being admitted	D	2024-11-26
2024-11-07	Health	F0755	Provide pharmaceutical services to meet the needs of each resident and employ or obtain the services of a licensed pharmacist.	D	2024-11-26
2024-11-07	Health · complaint	F0812	Procure food from sources approved or considered satisfactory and store, prepare, distribute and serve food in accordance with professional standards.	E	2024-11-26
2024-03-07	Health · complaint	F0558	Reasonably accommodate the needs and preferences of each resident.	D	2024-03-11
2024-03-07	Health · complaint	F0677	Provide care and assistance to perform activities of daily living for any resident who is unable.	D	2024-03-11
2024-03-07	Health · complaint	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.	E	2024-03-11
2023-09-30	Health · complaint	F0609	Timely report suspected abuse, neglect, or theft and report the results of the investigation to proper authorities.	E	2023-10-01
2023-09-30	Health · complaint	F0656	Develop and implement a complete care plan that meets all the resident's needs, with timetables and actions that can be measured.	J	2023-10-01
2023-09-30	Health · complaint	F0689	Ensure that a nursing home area is free from accident hazards and provides adequate supervision to prevent accidents.	J	2023-10-01
2023-09-30	Health · complaint	F0698	Provide safe, appropriate dialysis care/services for a resident who requires such services.	D	2023-10-01
2023-09-30	Health · complaint	F0755	Provide pharmaceutical services to meet the needs of each resident and employ or obtain the services of a licensed pharmacist.	D	2023-10-01
2023-09-30	Health · complaint	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	2023-10-01
2023-09-30	Health · complaint	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.	D	2023-10-23
2022-07-22	Health	F0686	Provide appropriate pressure ulcer care and prevent new ulcers from developing.	D	2022-08-28
2022-07-22	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	2022-08-28
2022-07-22	Health	F0880	Provide and implement an infection prevention and control program.	D	2022-08-28

scope_severity uses the CMS letter grid: A is least serious, L most. J, K and L are immediate jeopardy. Rows are the surveyor's findings of record, not the model's opinion.

Licensure actions

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

Ownership

Owner	Role	Pct	From	Status	Source
CRAYTON, TOM	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	current	pecos_ownership
DORMAN, JOHN	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	current	pecos_ownership
FREUDENBERGER, JOSEPH	CORPORATE OFFICER	—	2024-01-01	current	pecos_ownership
GOTCHER, KAREN	ADP OF THE SNF	—	2024-12-20	current	pecos_ownership
HALEY, JEFF	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	current	pecos_ownership
HEALTH MANAGEMENT PARTNERS LLC	OPERATIONAL/MANAGERIAL CONTROL	—	2024-12-20	current	pecos_ownership
HERITAGE PARK OF KATY, LLC	—	—	2024-01-01	current	tx_hhsc_directory
K.D. GOTCHER, LTD.	ADP OF THE SNF	—	2024-12-20	current	pecos_ownership
KHAWAJA, MUBARAK	ADP OF THE SNF	—	2024-12-20	current	pecos_ownership
KING, ABBY	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	current	pecos_ownership
KING, ELIZABETH	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	current	pecos_ownership
LACERDA, DENNIS	ADP OF THE SNF	—	2025-01-03	current	pecos_ownership
LACERDA, DENNIS	OPERATIONAL/MANAGERIAL CONTROL	—	2024-12-20	current	pecos_ownership
LACERDA, FELIPE	OPERATIONAL/MANAGERIAL CONTROL	—	2025-01-07	current	pecos_ownership
NALL, JOSEPH	OPERATIONAL/MANAGERIAL CONTROL	—	2024-12-20	current	pecos_ownership
OAKBEND MEDICAL CENTER	OPERATIONAL/MANAGERIAL CONTROL	—	2024-12-20	current	pecos_ownership
OAKBEND MEDICAL CENTER	—	—	2024-01-01	current	tx_hhsc_directory
PISANI, ADAM	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	current	pecos_ownership
POPATIA, AMIRALI	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	current	pecos_ownership
STUART, JULIUS	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	current	pecos_ownership
UTHMAN, EDWARD	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	current	pecos_ownership
DANNY GOTCHER	Individual has financial interest in both related organization and provider	50%	2021-01-01	ended 2021-12-31	hcris_a_8_1
DANNY GOTCHER	Individual has financial interest in both related organization and provider	50%	2020-01-01	ended 2020-12-31	hcris_a_8_1
KAREN GOTCHER	Individual has financial interest in both related organization and provider	50%	2021-01-01	ended 2021-12-31	hcris_a_8_1
KAREN GOTCHER	Individual has financial interest in both related organization and provider	50%	2020-01-01	ended 2020-12-31	hcris_a_8_1
ABBY KING	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	ended 2026-05-18	pecos_ownership
ADAM PISANI	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	ended 2026-05-18	pecos_ownership
AMIRALI POPATIA	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	ended 2026-05-18	pecos_ownership
DENNIS LACERDA	OPERATIONAL/MANAGERIAL CONTROL	—	2024-12-20	ended 2026-05-18	pecos_ownership
DENNIS LACERDA	ADP OF THE SNF	—	2025-01-03	ended 2026-05-18	pecos_ownership
EDWARD UTHMAN	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	ended 2026-05-18	pecos_ownership
ELIZABETH KING	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	ended 2026-05-18	pecos_ownership
FELIPE LACERDA	OPERATIONAL/MANAGERIAL CONTROL	—	2025-01-07	ended 2026-05-18	pecos_ownership
JEFF HALEY	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	ended 2026-05-18	pecos_ownership
JOHN DORMAN	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	ended 2026-05-18	pecos_ownership
JOSEPH FREUDENBERGER	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	ended 2026-05-18	pecos_ownership
JOSEPH NALL	ADP OF THE SNF	—	2024-12-20	ended 2026-05-18	pecos_ownership
JULIUS STUART	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	ended 2026-05-18	pecos_ownership
KAREN GOTCHER	ADP OF THE SNF	—	2024-12-20	ended 2026-05-18	pecos_ownership
MUBARAK KHAWAJA	ADP OF THE SNF	—	2024-12-20	ended 2026-05-18	pecos_ownership
TOM CRAYTON	MANAGING CONTROL - GOVERNING BODY	—	2024-01-01	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.

Related-party costs

FY end	Total allowable	Rent	Home office	Therapy	Staffing	Counterparties	PropCo
2023-12-31	$135,373	$135,373	—	—	—	2	—
2022-12-31	$135,373	$135,373	—	—	—	2	—
2021-12-31	$135,373	$135,373	—	—	—	2	propco
2020-12-31	$216,581	$216,581	—	—	—	2	propco

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

Transactions

Close date	Price	Buyer	Seller	Evidence
2024-01-01	—	OAKBEND MEDICAL CENTER	HERITAGE PARK OF KATY LLC	chow

Comparable trades — TX snf

Close	Facility	Price	$/bed	Cap rate	Beds	Buyer
2025-10-01	ST. ANTHONY'S CARE CENTER	—	—	—	120	SOUTH LIMESTONE HOSPITAL DISTRICT
2025-10-01	Avir at New Braunfels	—	—	—	154	821 US HIGHWAY 81 W OPCO LLC
2025-09-01	Avir at Texarkana	—	—	—	110	GUADALUPE COUNTY HOSPITAL BOARD
2025-09-01	PARKS HEALTH CENTER	—	—	—	90	WEST COKE COUNTY HOSPITAL DISTRICT
2025-09-01	WINDMILL VILLAGE REHABILITATION & CARE CENTER	—	—	—	120	FANNIN COUNTY HOSPITAL AUTHORITY
2025-08-31	Las Ventanas De Socorro	—	—	—	126	SOCORRO HEALTH CARE LLC
2025-08-01	Avir at Mineola	—	—	—	115	HOPKINS COUNTY HOSPITAL DISTRICT
2025-08-01	Avir at Orem	—	—	—	120	3730 W OREM DR OPCO LLC
2025-08-01	Avir at Courtyard	—	—	—	120	7499 STANWICK DR OPCO LLC
2025-08-01	HILLSIDE MEDICAL LODGE	—	—	—	128	CORYELL COUNTY MEMORIAL HOSPITAL AUTHORITY
2025-08-01	Avir at Pasadena	—	—	—	131	4300 VISTA RD OPCO LLC
2025-07-01	Highland Meadows	—	—	—	120	NOCONA HOSPITAL DISTRICT

Most recent same-state, same-setting trades. Most CHOW-derived trades carry no disclosed consideration, so price, $/bed, and cap rate show only where a sale price was resolved from a deed or filing — blanks are honest, not missing data.

Market rent context

Geo	Kind	BR	Amount	As of	Source
zcta 77493	acs median gross	0	$1,390	2024-12-31	CENSUS_ACS5
zcta 77493	acs median gross	1	$1,726	2024-12-31	CENSUS_ACS5
zcta 77493	acs median gross	2	$1,514	2024-12-31	CENSUS_ACS5
zcta 77493	acs median gross	3	$2,132	2024-12-31	CENSUS_ACS5
zcta 77493	acs median gross	4	$2,264	2024-12-31	CENSUS_ACS5
zcta 77493	acs median gross		$1,867	2024-12-31	CENSUS_ACS5
zcta 77493	acs recent mover gross		$1,655	2024-12-31	CENSUS_ACS5
zip 77493	payment standard 110	0	$1,815	2025-10-01	HUD_USER_SAFMR
zip 77493	payment standard 90	0	$1,485	2025-10-01	HUD_USER_SAFMR
zip 77493	safmr	0	$1,650	2025-10-01	HUD_USER_SAFMR
zip 77493	payment standard 110	1	$1,881	2025-10-01	HUD_USER_SAFMR
zip 77493	payment standard 90	1	$1,539	2025-10-01	HUD_USER_SAFMR
zip 77493	safmr	1	$1,710	2025-10-01	HUD_USER_SAFMR
zip 77493	payment standard 110	2	$2,233	2025-10-01	HUD_USER_SAFMR
zip 77493	payment standard 90	2	$1,827	2025-10-01	HUD_USER_SAFMR
zip 77493	safmr	2	$2,030	2025-10-01	HUD_USER_SAFMR
zip 77493	payment standard 110	3	$3,003	2025-10-01	HUD_USER_SAFMR
zip 77493	payment standard 90	3	$2,457	2025-10-01	HUD_USER_SAFMR
zip 77493	safmr	3	$2,730	2025-10-01	HUD_USER_SAFMR
zip 77493	payment standard 110	4	$3,751	2025-10-01	HUD_USER_SAFMR
zip 77493	payment standard 90	4	$3,069	2025-10-01	HUD_USER_SAFMR
zip 77493	safmr	4	$3,410	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.