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Assisted Living Home

Kin On

Assisted Living Home

Kin On

4416 S Brandon St, Seattle, WA 98118 View map
Overview of Kin On

A comprehensive provider of senior living solutions and services, Kin On provides assisted living, home health and home care, adult family home services, and skilled rehabilitation and care for Asian seniors across Seattle, WA. Spend a glorious retirement surrounded by cozy and intimate residences, carefully designed to maximize comfort and safety. With a respectful and highly trained team lending extra support around the clock, seniors have more time to explore new interests and relationships.

Kin On strives to provide inclusivity and diversity for Asian older adults, providing them with a knowledgeable team for better communication and understanding. Moreover, residents have a lot of fun things to do with various activities and programs hosted for their leisure and wellness. Delicious and healthy meals are served to meet residents’ dietary needs and tastes. The community is a haven for seniors to live comfortably embraced by welcoming people and serene spaces.

Managed by Mingchen Li

Administrator

Mingchen Li serves as the Administrator at Kin On, overseeing the senior staff and ensuring the community operates smoothly. With a leadership role clearly identified, Mingchen is dedicated to supporting the well-being and care of residents within the community.

Quality ratings

Measured by Centers for Medicare & Medicaid Services (CMS)

Overall rating Info 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.
4/5
Washington average: 3.2/5
Health Inspection Info 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.
2/5
Washington average: 2.8/5
Staffing Info 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.
5/5
Washington average: 3.4/5
Quality Measures Info 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.
5/5
Washington average: 3.9/5

Nursing care per resident

Info This shows how many total hours of nursing staff time are available per resident each day. Higher numbers usually mean more staff support.
4h 11m per day

This home provides 1% less nursing time per resident than the Washington average.

Washington average: 4h 13m per day

Capacity and availability

Medium-capacity home

Offers a balance of services and community atmosphere.

Total beds 100

This home usually has limited availability

Occupancy is moderate, suggesting balanced demand.

Similar demand to the Washington average
Occupancy rate 90%
Residents per day (avg) 90
Occupancy rate
90%
Residents per day (avg)
90

Who this home usually serves

TYPE OF STAY

Mix of rehab and long-term care

This home supports both short-term rehab and long-term care, with residents staying for a wide range of durations.

Breakdown by payment type

Medicare

27% of new residents, usually for short-term rehab.

Typical stay 1 - 2 months

Private pay

52% of new residents, often for short stays.

Typical stay 1 - 2 months

Medicaid

21% of new residents, often for long-term daily care.

Typical stay 3 years

Finances and operations

Voluntary non-profit community
Home revenue
$16.9M
Surplus of revenue
$2.1M
Voluntary non-profit community
Home revenue
$16,889,395.00
Surplus of revenue
$2,086,141.00
Payroll costs Info The portion of the home's budget spent on staff, including nurses, caregivers, and other employees who support care and operations.
$7.7M
45.4% of revenue
Other operating costs Info All remaining costs needed to run the home, such as food, utilities, building maintenance, supplies and administrative expenses.
$7.1M
Total costs $14.8M
Walk Score
Walk Score: 84 / 100
Very walkable. Most errands can be accomplished on foot, and many essentials are within a short walk.

About this community

Care Services

Rehabilitation Services

Programs & Activities

Specific Programs
Care Navigator, Help at Home, Home Care, Family Caregiver Support, Holistic Rehab Services, Short-Term Rehab & Recovery, Home Recovery Support, Residential Living Options, Assisted Living, Ark & Winnie Chin Legacy Home, Rehab & Care Center, Healthy Living Program, Healthy Living Calendar, Fitness & Wellness, Arts & Crafts, Technology, Health Education, Social Events, Membership, Rentals, News & Events, Volunteer

What does this home offer?

Housing options icon
Housing options icon

Housing Options: 1 Bed / 2 Bed

Building type icon
Building type icon

Building Type: 3-story

Fitness and recreation icon
Fitness and recreation icon

Fitness and Recreation

Types of Care at Kin On

Assisted Living Nursing Home Home Care

Health Inspection History

Inspections
Total health inspections 6

Washington average 7.8


Last Health inspection on Aug 2025

Total health citations 47

Washington average 48.9

Citations per inspection
7.83

Washington average 6.92


Health citations are formal notices following inspections when they fail to comply with safety and care standards.

42 of 47 citations resulted from standard inspections; and 5 of 47 resulted from complaint investigations.

Breakdown of citation severity (last 3 years)
Critical Health citations More info 0
100% better than Washington average

Washington average: 0.3


Serious Health citations More info 1
41% better than Washington average

Washington average: 1.7

0 critical citations More info Washington average: 0.3

1 serious citation More info Washington average: 1.7

45 moderate citations More info Washington average: 46.3

1 minor citation More info Washington average: 0.5
Citations history (last 3 years)
Quality of Care serious citation Info Issues related to how well residents receive appropriate treatment and support for their medical and daily care needs. Aug 11, 2025
Corrected

Abuse/Neglect moderate citation Info Issues related to protecting resident's from harm, including abuse, neglect, or mistreatment. Apr 04, 2025
Corrected

Abuse/Neglect moderate citation Info Issues related to protecting resident's from harm, including abuse, neglect, or mistreatment. Apr 04, 2025
Corrected

Nursing Services moderate citation Info Issues related to the availability and quality of nursing staff and the care they provide. Apr 04, 2025
Corrected

Compare Assisted Living around Seattle The information below is reported by the Washington Department of Social and Health Services, Residential Care Services.

Cogir of Queen Anne
AL

Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence.

IL

Independent Living Lifestyle-focused communities for older adults offering dining, activities, and transportation with minimal personal care. Best for active, independent seniors who want community without medical support.

MC

Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk.

NH

Nursing Home Licensed facility providing 24/7 skilled nursing care for residents with complex, ongoing medical needs. Staffed by RNs, LPNs, and CNAs. Inspected and star-rated annually by CMS. Accepts Medicare (short-term rehab) and Medicaid (long-term care).

Seattle (Uptown)
115
-
93
1 Bed / 2 Bed
100.0%
12
5
68
Kin On
NH

Nursing Home Licensed facility providing 24/7 skilled nursing care for residents with complex, ongoing medical needs. Staffed by RNs, LPNs, and CNAs. Inspected and star-rated annually by CMS. Accepts Medicare (short-term rehab) and Medicaid (long-term care).

AL

Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence.

HC

Home Care Professional care delivered in the person's own home — from companionship and errands to skilled nursing and therapy. Allows seniors to age in place. Medicare covers skilled home health when medically necessary.

HC

Home Care Professional care delivered in the person's own home — from companionship and errands to skilled nursing and therapy. Allows seniors to age in place. Medicare covers skilled home health when medically necessary.

Seattle (Rainier Valley)
100
-
84
1 Bed / 2 Bed
90.0%
-
-
-
Brookdale West Seattle
AL

Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence.

IL

Independent Living Lifestyle-focused communities for older adults offering dining, activities, and transportation with minimal personal care. Best for active, independent seniors who want community without medical support.

Seattle (Fairmount Park)
60
-
87
1 Bed / 2 Bed
58.3%
6
-
44
Brookdale Admiral Heights
AL

Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence.

IL

Independent Living Lifestyle-focused communities for older adults offering dining, activities, and transportation with minimal personal care. Best for active, independent seniors who want community without medical support.

Seattle (North Admiral)
55
-
87
1 Bed / 2 Bed
92.7%
4
-
25
West Seattle Adult Family Home
AL

Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence.

Seattle (South Park)
-
-
71
1 Bed / 2 Bed
-
-
-
-

Places of interest near Kin On

Address 5.7 miles from city center

Address 4416 S Brandon St, Seattle, WA 98118

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Staffing Data (Q2 2025)

This data corresponds to Q2 2025 and is based on CMS Payroll-Based Journal.

Total staff 127
Employees 100
Contractors 27
Staff to resident ratio 1.43:1
23% worse than Washington average

Washington average ratio: 1.85:1

Avg staff/day 55
Average shift 8.1 hours
0% compared with Washington average

Washington average: 8.1 hours

Total staff hours (quarter) 40,691
Nursing staff breakdown
Registered Nurse

Manages medical care and health needs.

Total count 25
Average shift length Info Average shift length. Calculated as total hours divided by days worked and average staff per day. 8.2 hours

No contractors work on this role.

Licensed Practical Nurse

Assists with medical care and medications.

Total count 11
Average shift length Info Average shift length. Calculated as total hours divided by days worked and average staff per day. 8.1 hours

This role is partially covered by contractors.

Certified Nursing Assistant

Helps with daily care and mobility.

Total count 53
Average shift length Info Average shift length. Calculated as total hours divided by days worked and average staff per day. 8.3 hours

This role is partially covered by contractors.

Contractor staffing

Total hours from contractors

8.8%

3,582 contractor hours this quarter

Certified Nursing Assistant: 9 Physical Therapy Assistant: 4 Licensed Practical Nurse: 2 Occupational Therapy Aide: 2 Clinical Nurse Specialist: 2 Respiratory Therapy Technician: 2 Medical Director: 2 Qualified Social Worker: 1 Occupational Therapy Assistant: 1 Administrator: 1 Nurse Practitioner: 1
Staff by category
Certified Nursing Assistant4495319,85891100%8.3
Registered Nurse250258,97491100%8.2
Licensed Practical Nurse92112,94391100%8.1
Other Dietary Services Staff120122,86591100%7.6
Mental Health Service Worker5051,9137481%8.1
Clinical Nurse Specialist1239257886%6.5
RN Director of Nursing2029076571%8
Administrator1127076673%9.9
Nurse Practitioner0114103640%11.4
Qualified Social Worker0113464347%8
Respiratory Therapy Technician0223426268%5.4
Physical Therapy Assistant0442254347%5.2
Occupational Therapy Aide0221612730%6
Medical Director123681415%4.9
Occupational Therapy Assistant011461314%3.5
53 Certified Nursing Assistant
% of Days 100%
25 Registered Nurse
% of Days 100%
11 Licensed Practical Nurse
% of Days 100%
12 Other Dietary Services Staff
% of Days 100%
5 Mental Health Service Worker
% of Days 81%
3 Clinical Nurse Specialist
% of Days 86%
2 RN Director of Nursing
% of Days 71%
2 Administrator
% of Days 73%
1 Nurse Practitioner
% of Days 40%
1 Qualified Social Worker
% of Days 47%
2 Respiratory Therapy Technician
% of Days 68%
4 Physical Therapy Assistant
% of Days 47%
2 Occupational Therapy Aide
% of Days 30%
3 Medical Director
% of Days 15%
1 Occupational Therapy Assistant
% of Days 14%

Facility Characteristics

Source: CMS Long-Term Care Facility Characteristics (Data as of Jan 2026)

Total census
89 residents
Residents by payment source
Medicare
2 residents (2.2%)
Medicaid
74 residents (83.1%)
Private pay or other
13 residents (14.6%)
Programs & Services
Residents' Group

Residents meet regularly to discuss policies, care quality, and activities

Active Resident Council

Organized group of residents that meets regularly to discuss facility policies, quality of life, and activities.

Quality of care over time

These measures show how residents usually do over time at this home, based on health outcomes and preventive care.

High-risk clinical events score Info A composite score based on pressure ulcers, falls with injury, weight loss, walking ability decline, and activities of daily living decline. 8.6
14% better than Washington average

Washington average: 10.0

Functional decline score Info A composite score based on activities of daily living decline, walking ability decline, and incontinence. 18.3
12% better than Washington average

Washington average: 20.9

Long-stay resident measures
Need for Help with Daily Activities Increased Info Percent of long-stay residents whose need for help with daily activities has increased 15.8%
In line with Washington average

Washington average: 16.4%

Walking Ability Worsened Info Percent of long-stay residents whose ability to move independently worsened 14.7%
32% better than Washington average

Washington average: 21.8%

Low Risk Residents with Bowel/Bladder Incontinence Info Percent of low risk long-stay residents who lose control of their bowels or bladder 24.4%
In line with Washington average

Washington average: 24.3%

Falls with Major Injury Info Percent of long-stay residents experiencing one or more falls with major injury 1.9%
26% better than Washington average

Washington average: 2.6%

High Risk Residents with Pressure Ulcers Info Percent of long-stay high risk residents with pressure ulcers 0.6%
88% better than Washington average

Washington average: 4.9%

Urinary Tract Infection Info Percent of long-stay residents with a urinary tract infection 4.7%
170% worse than Washington average

Washington average: 1.7%

Lost Too Much Weight Info Percent of long-stay residents who lose too much weight 10.0%
73% worse than Washington average

Washington average: 5.8%

Depressive Symptoms Info Percent of long-stay residents who have depressive symptoms 0.9%
94% better than Washington average

Washington average: 16.2%

Antipsychotic Use Info Percent of long-stay residents who received an antipsychotic medication 10.1%
30% better than Washington average

Washington average: 14.5%

Pneumococcal Vaccine Info Percent of long-stay residents assessed and appropriately given the pneumococcal vaccine 89.4%
7% worse than Washington average

Washington average: 96.2%

Influenza Vaccine Info Percent of long-stay residents assessed and appropriately given the seasonal influenza vaccine 99.0%
5% better than Washington average

Washington average: 93.8%

Short-stay resident measures
Pneumococcal Vaccine Info Percent of short-stay residents assessed and appropriately given the pneumococcal vaccine 75.9%
14% worse than Washington average

Washington average: 88.1%

Antipsychotic medication increase Info Percent of short-stay residents who newly received an antipsychotic medication 3.3%
129% worse than Washington average

Washington average: 1.4%

Influenza Vaccine Info Percent of short-stay residents assessed and appropriately given the seasonal influenza vaccine 76.2%
7% worse than Washington average

Washington average: 82.0%

Penalties and fines

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)

Total fines amount $0
100% lower than Washington average

Washington average: $82K

Number of fines 0
100% fewer fines than Washington average

Washington average: 1.8

Payment Denials Info Serious action where Medicare and/or Medicaid temporarily stops payments for new residents until issues are fixed. 1
261% more payment denials than Washington average

Washington average: 0.3

Fines amount comparison
Fines amount comparison
This facility $0
Washington average $82K
Penalty History

Penalties are imposed by CMS for violations of federal nursing home regulations.

Payment Denial Info Serious action where Medicare and/or Medicaid temporarily stops payments for new residents until issues are fixed. Jan 3, 2024
38 days

Last updated: Jan 2026

Guides for Better Senior Living

Care Cost Calculator: See Prices in Your Area

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The True Cost of Assisted Living in 2025 – And How Families Are Paying For It

Understanding Senior Living Costs: Pricing Models, Discounts & Financial Assistance

Financial Aid for Washington Seniors

Get financial aid guidance

Community Options Program Entry System (COPES)

WA Medicaid COPES

Age 65+ or disabled, Washington resident, Medicaid-eligible, nursing home-level care need.

~$2,829/month (300% FBR, individual).

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

High demand in urban areas (e.g., Seattle).

Washington Family Caregiver Support Program

WA NFCSP

Caregiver of someone 60+ (or with dementia), Washington resident.

No strict limit; prioritizes low-income.

Not applicable.

High urban demand; rural outreach.

Community First Choice (CFC)

Washington Community First Choice

Age 65+ (or disabled 18+), WA resident, Medicaid-eligible, need help with 2+ ADLs/IADLs.

~$2,829/month; QIT optional.

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

Broader than COPES; serves ~20,000; self-directed option.

Older Americans Act (OAA) Services

Washington OAA Services

Age 60+, WA resident; no income/asset limits.

None; donations encouraged.

Not assessed.

13 AAAs; includes Meals on Wheels; rural focus.

Medicare Savings Program (MSP)

Washington Medicare Savings Program

Age 65+ or disabled, WA resident, Medicare Part A/B.

~$2,510/month (QMB), ~$3,380/month (SLMB), ~$3,598/month (QI)—individual.

$9,430 (individual), $14,130 (couple).

Includes Extra Help for Part D; no waitlist.

Low-Income Home Energy Assistance Program (LIHEAP)

Washington LIHEAP

Age 60+ prioritized, WA resident, low-income household.

~$3,970/month (185% FPL).

Not assessed.

Covers gas, electric, wood; emergency aid available.

Senior Community Service Employment Program (SCSEP)

Washington SCSEP

Age 55+, unemployed, low-income, WA resident.

~$1,983/month (125% FPL).

Not specified.

Priority for veterans, rural residents; AARP partnership.

VA Aid and Attendance (A&A) and Housebound Benefits

Washington VA Aid and Attendance/Housebound

Age 65+ or disabled veteran/spouse, WA resident, wartime service, ADL help (A&A) or homebound.

Net income < ~$1,984/month (veteran with dependent, A&A); pension offsets income.

~$155,356 (net worth).

High veteran use; supports rural/urban needs.

Senior Citizens Property Tax Exemption

Washington Senior Property Tax Exemption

Age 61+ or disabled retiree, WA resident, homeowner, income-based.

~$45,000-$70,000/year (varies by county, e.g., King: $70,000).

Not assessed; home value cap varies (~$250,000-$400,000).

Saves ~$500-$1,500/year; offered statewide.

Senior Farmers’ Market Nutrition Program (SFMNP)

Washington SFMNP

Age 60+, WA resident, low-income.

~$2,322/month (185% FPL).

Not assessed.

Vouchers (~$80/season); serves ~20,000 via AAAs.

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