Dale Commons

Overview of Dale Commons

Set in the peaceful neighborhood in Stanislaus County, Modesto, CA, Dale Commons is a lively senior living community that offers exceptional assisted living services. Residents can choose from an array of cozy accommodations, arranging from studios to one-bedroom, and two-bedroom apartments. The community provides residents with personalized care plans after thorough assessment of their needs and care requirements, making sure they are met with effective care and support.

The community handles all of the chores and maintenance so residents can focus on living their life. Residents enjoy a wide range of activities and outings focused on health, wellness, and making connections. From fitness classes in the state-of-the-art fitness center to movie nights in the cozy theater, there’s always something fun and exciting happening within the community. Pets are also warmly welcomed to provide residents with a sense of companionship and help them significantly improve their moods and mental health.

110-bed community

A larger shared setting that may offer more common spaces and organized community services.

7 years in operation

An established community with some operational experience and growing routines.

Walk Score: 47 / 100

Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

About this community

Occupancy

Occupancy rate

75%

Similar to the California average: 72.8%

Occupied beds

83 / 110

Average occupied beds in California homes 87 beds

Facility TypeResidential Care Elderly

StatusLicensed

IssuanceJuly 9, 2018

CountyStanislaus

Dale Commons is legally operated by Dale Commons Msl Llc;msl Community Management Llc, and administered by Larry Potter.

Since 2021 · 5 years of data 1 citation 11 total visits 3 complaint visits 5 official inspections 3 complaint investigations

Inspection Score

11 points above the California average for assisted living residences (81/100)

Inspection Scorecard This scorecard compares key inspection, citation, and complaint metrics at this facility against the California state average. Metrics rated ≥15% worse than average are highlighted in red; those ≥15% better are highlighted in green.

Since 2021 vs. California state average

Overall vs. CA average

Latest Inspection October 30, 2025

Citations Citations are formal regulatory issues recorded during state inspections.	This Facility	CA Average	vs. CA Avg
Total citations Formal regulatory issues recorded by inspectors across all inspection types.	1	10	This facility has 90% fewer total citations than a typical California assisted living residence (1 vs. CA avg 10).↓ 90% better
Serious citations (Type A) Violations that pose an immediate risk to resident health or safety. Type A citations are the most serious and typically require prompt corrective action.	1	3	This facility has 67% fewer serious citations (type a) than a typical California assisted living residence (1 vs. CA avg 3).↓ 67% better Rank #413 / 1164 Serious citations (Type A) — State benchmarked This home is ranked 413th out of 1164 homes in California. Shows this facility's # of serious citations compared to the California average among 1164 comparable communities in the ranking pool. Rankings are based only on facilities in California that report data for that category. Facilities without available data are excluded from the ranking.
Moderate citations (Type B) Violations that do not pose an immediate risk but still represent a departure from required care or operational standards.	0	4	This facility has 100% fewer moderate citations (type b) than a typical California assisted living residence (0 vs. CA avg 4).↓ 100% better
Citations per year Average citations per year since 2021.	0.2	2	This facility has 90% fewer citations per year than a typical California assisted living residence (0.2 vs. CA avg 2).↓ 90% better
Citations per inspection Average citations per inspection.	0.1	3.3	This facility has 97% fewer citations per inspection than a typical California assisted living residence (0.1 vs. CA avg 3.3).↓ 97% better

Inspections & Visits State inspections evaluate whether the facility meets health and safety standards.	This Facility	CA Average	vs. CA Avg
Total visits Combined count of complaint visits, other regulatory visits, and official scheduled inspections.	11	16	This facility has 31% fewer total visits than a typical California assisted living residence (11 vs. CA avg 16).↓ 31% better
Complaint visits On-site visits triggered by formal complaints filed by residents, families, or staff.	3	13	This facility has 77% fewer complaint visits than a typical California assisted living residence (3 vs. CA avg 13).↓ 77% better Rank #441 / 1397 Complaint visits — State benchmarked This home is ranked 441st out of 1397 homes in California. Shows this facility's # of complaint visits compared to the California average among 1397 comparable communities in the ranking pool. Rankings are based only on facilities in California that report data for that category. Facilities without available data are excluded from the ranking.
Other visits Regulatory visits that are neither routine inspections nor complaint investigations — administrative check-ins, follow-up reviews, licensing-related visits.	3	7	This facility has 57% fewer other visits than a typical California assisted living residence (3 vs. CA avg 7).↓ 57% better
Official inspections Routine, scheduled inspections conducted by state regulators to evaluate whether the facility meets federal and state standards.	5	4	This facility has 25% more official inspections than a typical California assisted living residence (5 vs. CA avg 4).↑ 25% worse
Complaint investigations On-site investigations triggered by complaints filed with California regulators.	3	10	This facility has 70% fewer complaint investigations than a typical California assisted living residence (3 vs. CA avg 10).↓ 70% better

Inspection Reports Summary An editor-reviewed summary of the themes and findings across this facility's recent inspection reports.

The most recent inspection on July 10, 2025, cited one deficiency for water temperature exceeding limits, which was corrected during the visit.
The July 3, 2024 complaint investigation found no deficiencies and determined allegations of unsecured resident items to be unfounded.
The July 10, 2025 deficiency involved water temperature at 124°F, posing an immediate health and safety risk before correction on site.

Show Inspection Reports

What does this home offer?

Pets Allowed

Room Sizes: 361-593 / 477-624 / 854-863 sq. ft

Housing Options: Studio / 1 Bed / 2 Bed

Building Type: Two-story

Transportation Services

Fitness and Recreation

Living Spaces & Floor Plans for Dale Commons

Dale Commons2

Dale Commons1

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The information below is reported by the California Department of Social Services and Department of Public Health.


Dale Commons	AL RC	Modesto	110 Facility 110 CA AVG 103 Rank #642 / 1657	Yes	47 Facility 47 CA AVG 57 Rank #1422 / 2092	92 Facility 92 CA AVG 81 Rank #308 / 1401	5	3 Facility 3 CA AVG 13 Rank #441 / 1397	1 Facility 1 CA AVG 3 Rank #413 / 1164	7 Facility 7 CA AVG 13 Rank #805 / 1487	75.5% Facility 75.5% CA AVG 74.8% Rank #714 / 1368	-	Dale Commons Msl LLC;Msl Community Management LLC	Studio / 1 Bed / 2 Bed
The Stratford At Beyer Park	AL MC	Modesto	107 Facility 107 CA AVG 103 Rank #674 / 1657	Yes	70 Facility 70 CA AVG 57 Rank #740 / 2092	93 Facility 93 CA AVG 81 Rank #242 / 1401	5	5 Facility 5 CA AVG 13 Rank #592 / 1397	0 Facility 0 CA AVG 3 Rank #1 / 1164	22 Facility 22 CA AVG 13 Rank #313 / 1487	75.7% Facility 75.7% CA AVG 74.8% Rank #705 / 1368	-	Beyer Park Villas, LLC	Studio / Suite / 1 Bed
Valley Comfort	AL HC MC RC	Modesto	92 Facility 92 CA AVG 103 Rank #840 / 1657	No	53 Facility 53 CA AVG 57 Rank #1279 / 2092	95 Facility 95 CA AVG 81 Rank #108 / 1401	6	1 Facility 1 CA AVG 13 Rank #210 / 1397	0 Facility 0 CA AVG 3 Rank #1 / 1164	27 Facility 27 CA AVG 13 Rank #183 / 1487	68.5% Facility 68.5% CA AVG 74.8% Rank #883 / 1368	A+	Glenda And Dale Gaither	Studio / Semi-Private Rooms
El Rio Memory Care Community	AL MC	Modesto	72 Facility 72 CA AVG 103 Rank #981 / 1657	No	11 Facility 11 CA AVG 57 Rank #1946 / 2092	59 Facility 59 CA AVG 81 Rank #1301 / 1401	5	35 Facility 35 CA AVG 13 Rank #1294 / 1397	18 Facility 18 CA AVG 3 Rank #1133 / 1164	8 Facility 8 CA AVG 13 Rank #738 / 1487	87.5% Facility 87.5% CA AVG 74.8% Rank #331 / 1368	-	Modesto Memory Care; Koelsch Senior Communities	Suite
Astoria Senior Living and Memory Care	AL MC RC	Oakdale	45 Facility 45 CA AVG 103 Rank #1183 / 1657	No	62 Facility 62 CA AVG 57 Rank #982 / 2092	84 Facility 84 CA AVG 81 Rank #731 / 1401	5	6 Facility 6 CA AVG 13 Rank #654 / 1397	1 Facility 1 CA AVG 3 Rank #413 / 1164	10 Facility 10 CA AVG 13 Rank #662 / 1487	77.8% Facility 77.8% CA AVG 74.8% Rank #643 / 1368	-	Astoria At Oakdale, LLC	Studio / Private Rooms / Semi-Private Rooms

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Multipurpose Senior Services Program

MSSP (Medi-Cal Waiver)

Age 65+

General California resident, Medi-Cal eligible, nursing home risk.

Income Limits (2025) ~$2,829/month 300% FBR, individual

Asset Limits $2,000 (individual), $3,000 (couple).

County-managed; waitlists possible.

Benefits

In-home support (4-6 hours/day) Respite care (14 days/year) Meals (~$6/meal) Transportation (8 trips/month) Care management

In-Home Supportive Services (IHSS)

California IHSS

Age 65+

General California resident, Medicaid-eligible or low-income.

Income Limits ~$1,732/month individual, Medi-Cal threshold

Asset Limits $2,000 individual

Can hire family as caregivers.

Benefits

Personal care (up to 283 hours/month) Homemaker services Respite (varies)

Multipurpose Senior Services Program (MSSP)

CA MSSP

Age 65+

General California resident, Medi-Cal-eligible, nursing home-eligible but community-capable.

Income Limits ~$2,829/month 300% FBR, individual

Asset Limits $2,000 individual

Available in 38 counties; waitlists common.

Benefits

Case management Respite care (up to 10 days/year) Minor home mods (avg. $500) Adult day care (~$50/day)

Property Tax Postponement Program (PTP)

CA PTP

Age 62+

General California resident, own and live in home, 40% equity.

Income Limits (2025) ~$51,500/year household, adjusted annually

Asset Limits Equity-based; no strict asset cap.

Deferred taxes accrue interest (5% as of 2024); repaid upon sale/death.

Benefits

Property tax deferral (avg. $1,000-$3,000/year, varies by county)

Assisted Living Waiver (ALW)

CA ALW

Age 65+ or disabled

General California resident, Medi-Cal-eligible, nursing home-eligible.

Income Limits ~$2,829/month 300% FBR, individual

Asset Limits $2,000 individual

Available in 15 counties (e.g., LA, Sacramento); waitlists common.

Benefits

Personal care in ALFs (5-7 hours/day) Medication management Social services

California CARES Program

CA CARES

Age —

General Caregivers of California residents 60+ needing help with 3+ daily activities; no caregiver age limit.

Income Limits No strict limit; cost-sharing above ~$2,500/month threshold.

Asset Limits Not applicable; need-based.

High demand in urban areas; complements IHSS respite.

Benefits

Respite care (up to 10 days/year) Counseling (4-6 sessions/year) Training (2-3 workshops/year) Supplies (~$200/year)

Who is the owner of Dale Commons?

The legal owner and operator of Dale Commons is Dale Commons Msl Llc;Msl Community Management Llc.

Is Dale Commons in a walkable area?

Dale Commons has a walk score of 47. Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

What is the occupancy rate at Dale Commons?

Dale Commons's occupancy is 75%.

Who is the administrator of Dale Commons?

Larry Potter is the administrator of Dale Commons.

How many beds does Dale Commons have?

Dale Commons has 110 beds.

Has Dale Commons had any recent deficiencies or citations?

Dale Commons has had 1 recently reported deficiency.

Are there photos of Dale Commons?

Yes — there are 4 photos of Dale Commons in the photo gallery on this page.

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Dale Commons