Medium-capacity home · Offers a balance of services and community atmosphere.
South Hills Senior Living
South Hills Senior Living is an assisted living community in Waterloo, Iowa. Assisted living includes help with daily tasks such as dressing, bathing, and medication, while allowing a resident to maintain a personal living space.
Residents can choose a studio, one bedroom, or two bedroom apartment, making the community a possible fit for someone who needs daily support and prefers either a private or shared living arrangement. The community has 116 beds, allows pets, and is administered by Greg Zumbach.
Community insights.
About this community
South Hills Senior Living is administered by Greg Zumbach.
What does this home offer?
Pets Allowed
Housing Options: Studio / 1 Bed / 2 Bed
Building Type: 3-story
Transportation Services
Housekeeping Services
Social and Recreational Activities
Places of interest near South Hills Senior Living
2.8 miles from city center
Estimated distance in miles from Waterloo's city center to South Hills Senior Living's address, calculated via Google Maps.
Calculate Travel Distance to South Hills Senior Living
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Compare Assisted Living around the area
Info below is compiled from the IA Dept. of Inspections, Appeals & Licensing (DIAL), senior community websites & trusted data sources such as Walk Score & BBB.
Communities are listed from highest-ranked to lowest-ranked based on our methodology.
Care Types in This Table
AL (Assisted Living):
Housing with help for daily activities like bathing, dressing, and medication, without 24-hour skilled nursing.
NH (Nursing Home):
24/7 skilled nursing care for residents with complex, ongoing medical needs.
SNF (Skilled Nursing Facility):
Round-the-clock nursing care, often for recovery after surgery, injury, or illness.
MC (Memory Care):
Secured, specialized care for people living with Alzheimer's or dementia.
RC (Respite Care):
Short-term temporary care that gives family caregivers a break.
IL (Independent Living):
Community living with dining, activities, and transportation for active seniors who need little personal care.
HOS (Hospice Care):
Comfort-focused care for those with a terminal illness, prioritizing quality of life over treatment.
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City and state of the facility. Used for mapping and state-average comparisons.
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Licensed bed capacity (maximum allowed). Not the same as how many beds are currently filled.
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Indicates whether residents are allowed to have pets in the facility.
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Third-party neighborhood walkability score (0–100). Convenience/context metric, not a healthcare quality measure.
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Description of bed or unit types offered (e.g. assisted living, memory care), as reported in state or facility disclosures.
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Number of years the company has been in operation.
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Reported or derived occupancy for the facility—typically how fully licensed capacity is utilized. Compare across peers in the same market.
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Better Business Bureau grade for the operating company. Reflects complaint handling and business practices, not clinical care quality.
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Count of regulatory inspections in the reporting window. Higher volume can reflect more oversight visits, complaint-driven surveys, or routine licensure cycles.
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Inspection events categorized as complaint-related by the state regulator.
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Count of incident-based investigations (e.g. reported events) in the regulatory record for the reporting period.
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|---|---|---|---|---|---|---|---|---|---|---|---|---|
| South Hills Senior Living | AL | Waterloo | 116
Facility
116
IA AVG
71
Rank
#42 / 334 | Yes |
11
Facility
11
IA AVG
46
Rank
#387 / 424 | Studio / 1 Bed / 2 Bed | - | - | - | - | - | - |
| St Francis Manor | AL HOS NH SNF | Grinnell | 78
Facility
78
IA AVG
71
Rank
#99 / 334 | No |
82
Facility
82
IA AVG
46
Rank
#31 / 424 | - | 49
Facility
49
IA AVG
18
Rank
#11 / 258 |
69.2%
Facility
69.2%
IA AVG
63.7%
Rank
#137 / 295 | - | 13 | 4
Facility
4
IA AVG
7
Rank
#125 / 299 | 0
Facility
0
IA AVG
0.9
Rank
#1 / 299 |
| Sunrise Retirement Community | AL IL MC NH RC SNF | Sioux City | 74
Facility
74
IA AVG
71
Rank
#113 / 334 | Yes |
22
Facility
22
IA AVG
46
Rank
#348 / 424 | Studio | 52
Facility
52
IA AVG
18
Rank
#4 / 258 |
90.5%
Facility
90.5%
IA AVG
63.7%
Rank
#33 / 295 | A+ | 25 | 3
Facility
3
IA AVG
7
Rank
#93 / 299 | 6
Facility
6
IA AVG
0.9
Rank
#289 / 299 |
| Friendship Village | AL IL MC NH SNF | Waterloo | 72
Facility
72
IA AVG
71
Rank
#119 / 334 | Yes |
52
Facility
52
IA AVG
46
Rank
#167 / 424 | 2 Bed / 3 Bed | 50
Facility
50
IA AVG
18
Rank
#7 / 258 |
91.7%
Facility
91.7%
IA AVG
63.7%
Rank
#27 / 295 | - | 14 | 0
Facility
0
IA AVG
7
Rank
#1 / 299 | 3
Facility
3
IA AVG
0.9
Rank
#253 / 299 |
| Stoney Brook Village | AL | West Union | 72
Facility
72
IA AVG
71
Rank
#119 / 334 | No |
67
Facility
67
IA AVG
46
Rank
#90 / 424 | - | 21
Facility
21
IA AVG
18
Rank
#103 / 258 |
50.0%
Facility
50.0%
IA AVG
63.7%
Rank
#187 / 295 | A+ | 2 | 1
Facility
1
IA AVG
7
Rank
#36 / 299 | 0
Facility
0
IA AVG
0.9
Rank
#1 / 299 |
Rank badges are statewide: each community is ranked against every IA community we track that reports that metric, not just the 5 on this page. See how we rank facilities
Frequently Asked Questions about South Hills Senior Living
Is South Hills Senior Living in a walkable area?
South Hills Senior Living has a walk score of 11. Car-dependent. Most errands require a car, with limited nearby walkable options.
What is the license number of South Hills Senior Living?
According to IA state health department records, South Hills Senior Living's license number is S0502.
When does South Hills Senior Living's license expire?
According to IA state health department records, South Hills Senior Living's license expires on November 11, 2027.
Are pets allowed at South Hills Senior Living?
Yes, South Hills Senior Living allows residents to bring their pets.
What is the best email address for South Hills Senior Living?
The team at South Hills Senior Living can be reached at greg.zumbach@team-cpa.com.
Who is the administrator of South Hills Senior Living?
Greg Zumbach is the administrator of South Hills Senior Living.
How many beds does South Hills Senior Living have?
South Hills Senior Living has 116 beds.
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