2/5
CMS (the Centers for Medicare & Medicaid Services) is the federal agency that rates nursing home quality. Its Overall Rating runs from 1 to 5 stars, combining health inspections, staffing, and quality measures, with inspections weighted most heavily.
2/5
CMS (the Centers for Medicare & Medicaid Services) is the federal agency that rates nursing home quality. Its Overall Rating runs from 1 to 5 stars, combining health inspections, staffing, and quality measures, with inspections weighted most heavily.
Barry Port owns Southland Living, a 75-bed nursing home that has operated under administrator Victoria Tran on Studebaker Road in Norwalk, California, for 10 years. Southland Management LLC manages the property, which runs at a 94 percent occupancy rate. Stays average just 66 days, indicating that the daily operational focus leans heavily toward short-term post-hospital therapy and recovery rather than long-term stays. To handle treatment and room costs, the business coordinates payments through private funds, traditional Medicare, and state Medicaid.
Residents receive an average of 4 hours and 42 minutes of direct care every day from the on-site clinical team. This hands-on time splits into 3 hours and 13 minutes from nurse aides, 1 hour and 15 minutes from licensed practical nurses, and 29 minutes from registered nurses who guide the physical rehabilitation routines.
Outside the building, the neighborhood has a walk score of 86 out of 100, letting visiting families walk to nearby amenities without relying on a vehicle. Government health inspectors evaluate the facility through routine licensing checks to ensure clinical records match local health codes.
Prospective representatives can check on open beds by calling the front office, where they can also request info on intake guidelines or pick a day to look around the rehabilitation areas.
The Overall CMS Rating combines results from health inspections, staffing levels and quality measures. Health inspections carry the most weight. Staffing and quality scores can increase or decrease the final rating based on performance compared to state and national standards.
Based on the results of the facility's three most recent standard inspections and any complaint investigations. CMS reviews the number, scope, and severity of deficiencies, with more recent findings weighted more heavily.
Measures average nursing staff hours per resident per day, including Registered Nurses (RNs) and total nursing staff. Ratings are adjusted based on the level of care residents require and are compared to state and national benchmarks.
Based on clinical and physical health indicators reported to CMS, such as hospital readmissions, falls, pressure ulcers, and improvements in mobility. These measures reflect how well residents' health needs are being managed.
Daily nursing hours per resident by staff type, reported to CMS. Higher is generally better — compare this facility to state and national averages to see where staffing stands.
Total adjusted nursing hours per resident per day, combining RN, LPN, and aide time. CMS adjusts this for case-mix so facilities can be fairly compared.
| Staff type | Hours / Day / Resident | vs state avg |
|---|---|---|
|
Registered Nurse (RN)
RNs hold the highest nursing license and can assess residents, interpret test results, and direct care plans. More RN hours per day often signals stronger clinical oversight and faster response to health changes.
| 29m per day | ▼ 26% State avg: 39m per day · National avg: 41m per day |
|
LPN / LVN
Licensed Practical Nurses (LPNs) or Licensed Vocational Nurses (LVNs) deliver routine hands-on care — medication administration, wound dressing, and monitoring vital signs. They work under RN supervision and make up a large share of daily bedside care.
| 1h 15m per day | ■ Avg State avg: 1h 13m per day · National avg: 52m per day |
|
Nurse Aide
Certified Nurse Aides (CNAs) provide the most direct day-to-day assistance: bathing, dressing, feeding, and mobility. Nurse aide hours are typically the largest staffing category and directly affect residents' quality of life.
| 3h 13m per day | ▲ 22% State avg: 2h 38m per day · National avg: 2h 20m per day |
|
Weekend Total Nursing
Combined nursing hours (RN + LPN + Nurse Aide) per resident per day on weekends. Staffing often drops on weekends — this figure reveals whether the facility maintains adequate coverage outside of weekday hours.
| 4h 35m per day | ▲ 12% State avg: 4h 5m per day · National avg: 3h 26m per day |
|
Physical Therapist
Hours per resident per day provided by licensed Physical Therapists (PTs) or PT Assistants. PT services help residents recover mobility after injury or illness and are especially important for post-acute (short-stay) rehabilitation.
| 10m per day | ▲ 100% State avg: 5m per day · National avg: 4m per day |
|
Weekend RN
Registered nurse hours specifically on weekends. Facilities sometimes reduce RN presence on Saturdays and Sundays — a low weekend RN figure compared to weekday hours can indicate reduced clinical oversight when most administrative staff are absent.
| 17m per day | ▼ 44% State avg: 30m per day · National avg: 28m per day |
Average number of days residents stay at this facility, based on CMS cost report data. Shorter stays often reflect post-acute or rehab care; longer stays reflect long-term care.
Southland Living is legally operated by Southland Management LLC, and administered by Victoria Tran.
In California, the Department of Social Services (for assisted living facilities) and the Department of Public Health (for nursing homes) conduct inspections to ensure resident safety and regulatory compliance.
A composite 0–100 score combining this facility's inspections, citations, complaints, and enforcement actions relative to the California state average. The score below shows how many points this facility sits above or below the typical California assisted living residence score (the benchmark); higher is better.This is a proprietary Assisted Living Magazine score.
8 points below the California average for assisted living residences (81/100)
Rank #1021 / 1399 in California Inspection Score — State benchmarked This home is ranked 1021st out of 1399 homes in California for Inspection Score. Shows this facility's inspection score compared to the California average among 1399 comparable communities in the ranking pool. Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in California that report data for that category. Facilities without available data are excluded from the ranking. This is a proprietary Assisted Living Magazine score. Inspection score: 73 out of 100. Letter grade C. 8 points below the California average for assisted living residences (81/100)
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.
Citations
| This Facility | CA Average | vs. CA Avg |
|---|---|---|---|
|
Total citations
Formal regulatory issues recorded by inspectors across all inspection types.
| 7 | 10 | This facility has 30% fewer total citations than a typical California assisted living residence (7 vs. CA avg 10).↓ 30% better |
|
Citations per year
Average citations per year since 2021.
| 1.4 | 2 | This facility has 30% fewer citations per year than a typical California assisted living residence (1.4 vs. CA avg 2).↓ 30% better |
|
Citations per inspection
Average citations per inspection.
| 0.2 | 3.3 | This facility has 94% fewer citations per inspection than a typical California assisted living residence (0.2 vs. CA avg 3.3).↓ 94% better |
Inspections & Visits
| This Facility | CA Average | vs. CA Avg |
|---|---|---|---|
|
Total visits
Combined count of complaint visits, other regulatory visits, and official scheduled inspections.
| 33 | 16 | This facility has 106% more total visits than a typical California assisted living residence (33 vs. CA avg 16).↑ 106% worse |
|
Complaint visits
On-site visits triggered by formal complaints filed by residents, families, or staff.
| 25 | 13 | This facility has 92% more complaint visits than a typical California assisted living residence (25 vs. CA avg 13).↑ 92% worse Rank #1202 / 1388 Complaint visits — State benchmarked This home is ranked 1202nd out of 1388 homes in California for # of complaint visits. Shows this facility's # of complaint visits compared to the California average among 1388 comparable communities in the ranking pool. Facilities with the same value for a metric share the same rank. 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 |
Complaints & Investigations
| This Facility | CA Average | vs. CA Avg |
|---|---|---|---|
|
Total complaints
Formal expressions of concern made by residents, families, or staff.
| 29 | 14 | This facility has 107% more total complaints than a typical California assisted living residence (29 vs. CA avg 14).↑ 107% worse |
|
Complaints per year
Average complaints per year since 2021.
| 5.8 | 2.8 | This facility has 107% more complaints per year than a typical California assisted living residence (5.8 vs. CA avg 2.8).↑ 107% worse |
State average N/A
Last Health inspection on Jul 2025
State average N/A
State average N/A
Health citations are formal notices following inspections when they fail to comply with safety and care standards.
50 of 80 citations resulted from standard inspections; 20 of 80 resulted from complaint investigations; and 10 of 80 came from combined inspections (standard and complaint).
In line with State averageState average: N/A
In line with State averageState average: N/A
Corrected
Corrected
Corrected
Corrected
Reporting period: October 1 – December 31, 2025 (Q4 2025). Source: CMS Payroll-Based Journal report.
0% compared with State averageState average ratio: 0 : 0
0% compared with State averageState average: 0 hours
This data comes from the CMS Payroll-Based Journal report covering October 1 – December 31, 2025.
Manages medical care and health needs.
16 total: 15 full-time employees and 1 contractor.
16
Average shift length. Calculated as total hours divided by days worked and average staff per day.
8 hoursAssists with medical care and medications.
All 38 LPN Staff are full-time employees. No contractors work on this role.
38
Average shift length. Calculated as total hours divided by days worked and average staff per day.
7.6 hoursHelps with daily care and mobility.
91 total: 86 full-time employees and 5 contractors.
91
Average shift length. Calculated as total hours divided by days worked and average staff per day.
7.3 hours
This data comes from the CMS Payroll-Based Journal report covering October 1 – December 31, 2025.
Total hours from contractors
796 contractor hours this quarter
This data comes from the CMS Payroll-Based Journal report covering October 1 – December 31, 2025.
| Certified Nursing Assistant | 86 | 5 | 91 | 27,515 | 92 | 100% | 7.3 |
| Licensed Practical Nurse | 38 | 0 | 38 | 12,831 | 92 | 100% | 7.6 |
| Nurse Aide in Training | 21 | 0 | 21 | 6,475 | 92 | 100% | 7.1 |
| Registered Nurse | 15 | 1 | 16 | 3,899 | 92 | 100% | 8 |
| Physical Therapy Aide | 8 | 0 | 8 | 2,220 | 91 | 99% | 7.2 |
| Dental Services Staff | 5 | 0 | 5 | 2,149 | 66 | 72% | 8 |
| Other Dietary Services Staff | 4 | 0 | 4 | 1,758 | 92 | 100% | 7.3 |
| Respiratory Therapy Technician | 4 | 0 | 4 | 1,754 | 77 | 84% | 7.7 |
| Speech Language Pathologist | 6 | 0 | 6 | 1,629 | 88 | 96% | 7.2 |
| Physical Therapy Assistant | 4 | 0 | 4 | 1,556 | 76 | 83% | 7.2 |
| Qualified Social Worker | 2 | 0 | 2 | 633 | 64 | 70% | 6.7 |
| Nurse Practitioner | 1 | 0 | 1 | 594 | 66 | 72% | 9 |
| Clinical Nurse Specialist | 1 | 0 | 1 | 567 | 63 | 68% | 9 |
| Administrator | 1 | 0 | 1 | 528 | 66 | 72% | 8 |
| Dietitian | 1 | 0 | 1 | 488 | 60 | 65% | 8.1 |
| Respiratory Therapist | 1 | 0 | 1 | 472 | 59 | 64% | 8 |
| Therapeutic Recreation Specialist | 1 | 0 | 1 | 468 | 58 | 63% | 8.1 |
| RN Director of Nursing | 2 | 0 | 2 | 307 | 47 | 51% | 6.5 |
Includes penalties issued in 2024-2025
Federal penalties imposed by CMS for regulatory violations, including civil money penalties (fines) and denials of payment for new Medicare/Medicaid admissions.
Source: CMS Penalties Database (Data as of Jan 2026)
30% lower than State averageState average: $55K
15% fewer fines than State averageState average: 2.4
Serious action where Medicare and/or Medicaid temporarily stops payments for new residents until issues are fixed.
0
100% fewer payment denials than State averageState average: 0.5
Penalties are imposed by CMS for violations of federal nursing home regulations.
2 penalties in the past 3 years
Multiple penalties were reported in the last 3 years.
Fines imposed for noncompliance, which can be assessed per day or per instance of violation.
Jan 8, 2025
Fines imposed for noncompliance, which can be assessed per day or per instance of violation.
Mar 29, 2024Last updated: Jan 2026
These measures show how residents usually do over time at this home, based on health outcomes and preventive care.
A composite score based on pressure ulcers, falls with injury, weight loss, walking ability decline, and activities of daily living decline.
3.2
53% better than State averageState average: 6.6
A composite score based on activities of daily living decline, walking ability decline, and incontinence.
7.8
31% better than State averageState average: 11.3
CMS star rating based on long-stay quality measure performance. 5 stars = significantly above average, 1 star = significantly below average.
Percent of long-stay residents whose need for help with daily activities has increased
7.1%
36% better than State averageState average: 11.1%
Percent of long-stay residents whose ability to move independently worsened
5.2%
56% better than State averageState average: 12.0%
Percent of low risk long-stay residents who lose control of their bowels or bladder
11.1%
In line with State averageState average: 11.3%
Percent of long-stay residents experiencing one or more falls with major injury
0.0%
100% better than State averageState average: 1.7%
Percent of long-stay high risk residents with pressure ulcers
3.4%
31% better than State averageState average: 5.0%
Percent of long-stay residents with a urinary tract infection
0.3%
73% better than State averageState average: 1.2%
Percent of long-stay residents who lose too much weight
0.0%
100% better than State averageState average: 4.2%
Percent of long-stay residents who have depressive symptoms
5.2%
22% better than State averageState average: 6.7%
Percent of long-stay residents who received an antipsychotic medication
6.2%
39% better than State averageState average: 10.1%
Percent of long-stay residents assessed and appropriately given the pneumococcal vaccine
100.0%
In line with State averageState average: 98.5%
Percent of long-stay residents assessed and appropriately given the seasonal influenza vaccine
97.6%
In line with State averageState average: 98.2%
Number of hospitalizations per 1,000 long-stay resident days.
2.25
In line with State averageState average: 2.25
Number of outpatient emergency department visits per 1,000 long-stay resident days.
1.32
17% better than State averageState average: 1.59
CMS star rating based on short-stay quality measure performance. 5 stars = much above average, 1 star = much below average.
Percent of short-stay residents assessed and appropriately given the pneumococcal vaccine
99.8%
6% better than State averageState average: 94.0%
Percent of short-stay residents who newly received an antipsychotic medication
0.6%
59% better than State averageState average: 1.5%
Percent of short-stay residents assessed and appropriately given the seasonal influenza vaccine
96.0%
In line with State averageState average: 93.2%
Percentage of short-stay residents who were re-hospitalized after their nursing home admission.
27.4%
18% worse than State averageState average: 23.2%
Percentage of short-stay residents who had an outpatient emergency department visit.
6.0%
46% better than State averageState average: 11.2%
Percentage of SNF residents who experience falls with major injury during their stay.
0.0%
100% better than State averageState average: 0.8%
Percentage of residents at or above expected ability to care for themselves at discharge.
45.8%
15% worse than State averageState average: 53.7%
Rate of successful return to home or community from a skilled nursing facility.
52.7%
In line with State averageState average: 50.6%
Quality measures are calculated from Minimum Data Set (MDS) assessments. For most measures, lower percentages indicate better care quality.
33% of new residents, usually for short-term rehab.
63% of new residents, often for short stays.
4% of new residents, often for long-term daily care.
Source: CMS Long-Term Care Facility Characteristics (Data as of Jan 2026)
Total residents
114Residents meet regularly to discuss policies, care quality, and activities
State-approved Nurse Aide Training and Competency Evaluation Program on-site
Organized group of residents that meets regularly to discuss facility policies, quality of life, and activities.
Data sourced from CMS Long-Term Care Facility Characteristics quarterly report. Payer mix reflects the current resident census by primary payment source.
Historical financial and operational data for Southland Living from 2011–2023, based on CMS SNF Cost Reports.
Key figures below are for fiscal year ending in 12/2023.
Based on CMS SNF Cost Report for fiscal year ending in 12/2023.
Net patient revenue — what the home actually collects for resident care, after contractual allowances, bad debt and discounts are subtracted from its gross charges (CMS cost report, Worksheet G-3). It covers resident care only; money the home earns from other sources is shown separately as "Other income."
Net patient income: net patient revenue minus the home's total operating expenses. A positive figure means it earns more from resident care than it spends to deliver it; a negative figure means the opposite. It excludes non-operating "other income."
Net patient revenue — what the home actually collects for resident care, after contractual allowances, bad debt and discounts are subtracted from its gross charges (CMS cost report, Worksheet G-3). It covers resident care only; money the home earns from other sources is shown separately as "Other income."
Net patient income: net patient revenue minus the home's total operating expenses. A positive figure means it earns more from resident care than it spends to deliver it; a negative figure means the opposite. It excludes non-operating "other income."
Money the home earns outside of resident care — such as investments, grants, rentals and other non-operating sources (CMS cost report, Worksheet G-3). It is tracked separately from net patient revenue: it is not part of that figure, and it is not included in net patient income.
Staff salaries plus wage-related costs — benefits such as payroll taxes, health insurance and retirement — from the home's own accounting records (CMS cost report, Worksheet A). Contract or agency labor is counted separately, under other operating costs.
Rank #70 / 327Payroll — State benchmarkedThis home is ranked 70th out of 327 homes in California for Payroll. Shows total annual staff payroll benchmarked to the California average. Higher payroll investment relative to peers often signals better staffing and less reliance on cheaper contract labor.Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in California that report data for that category. Facilities without available data are excluded from the ranking.Click the rank badge to see the full State ranking.Click here to see the full State ranking.
Payroll as a share of revenue: staff salaries and wage-related benefits divided by net patient revenue. A higher figure means more of each revenue dollar goes to staff pay.
Rank #215 / 327Payroll % — State benchmarkedThis home is ranked 215th out of 327 homes in California for Payroll %. Shows payroll as a percentage of revenue versus the California average. Well-run California facilities typically land around 56–67% — the top third Statewide. Below 25% may signal understaffing or heavy agency use — read with Staffing ratings.Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in California that report data for that category. Facilities without available data are excluded from the ranking.Click the rank badge to see the full State ranking.Click here to see the full State ranking.
Everything it costs to run the home apart from payroll — food, utilities, supplies, maintenance, contract labor and administration. Calculated as total operating expense minus payroll (staff salaries and wage-related benefits).
The home's total operating expense for the year — all the costs of running it, salaries included (CMS cost report, Worksheet G-3).
Residents typically stay for brief periods, with frequent admissions and discharges throughout the year.
Most new residents arrive under private pay (63% of admissions), and a typical private pay stay runs around 19 days.
Coverage residents most often arrive under.
Coverage residents most often leave under.
0.0 miles from city center
Estimated distance in miles from Norwalk's city center to Southland Living's address, calculated via Google Maps.
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The information below is reported by the California Department of Social Services and Department of Public Health.
| Vi at Palo Alto | NH AL IL MC SNF | Palo Alto | - | 876 | - | 80 | 1 Bed / 2 Bed / 3 Bed |
| Canterbury Woods | NH AL IL SNF | Pacific Grove | - | 190 | A+ | 81 | 1 Bed / 2 Bed |
| The Vineyards – California Armenian Home | NH AL IL MC RESC SNF | Fresno (Roosevelt) | - | 412 | - | 24 | Studio / 1 Bed / 2 Bed |
| Webster House | NH AL IL SNF | Palo Alto (Crescent Park) | - | 54 | - | 90 | 1 Bed / 2 Bed |
| Southland Living | NH AL MC RC SNF | Norwalk | - | 75 | - | 86 | - |
Southland Living is legally operated by Southland Management LLC, and administered by Victoria Tran.
Southland Living has a walk score of 86. Very walkable. Most errands can be accomplished on foot, and many essentials are within a short walk.
Southland Living's occupancy is 93.9%.
No, Southland Living has a no-pet policy.
Southland Living is registered as a for-profit in CA.
Victoria Tran is the administrator of Southland Living.
Southland Living has 75 beds.
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