Madison Tower

Overview of Madison Tower

Ideally situated in the harmonious neighborhood of Stockton, CA, Madison Tower is an idyllic 55+ community that offers independent living. Residents live comfortably and safely with the community’s specially designed and spacious floor plans. The community also provides on-site maintenance and management, ensuring residents enjoy a worry-free lifestyle.

With a thoughtfully curated calendar of fun events and exciting programs, residents are encouraged to live actively and maintain social connections. Several restaurants are set nearby, providing residents with delightful dining options that cater to their dietary needs and preferences. This pet-friendly community promotes a warm and welcoming environment, so residents can thrive in retirement.

(209) 466-4341

Types of Care at Madison Tower

Independent Living

Capacity and availability

206 days

Walk Score: 89 / 100

Very walkable. Most errands can be accomplished on foot, and many essentials are within a short walk.

About this community

Minimum Age55

On-Site Maintenance

On-Site Management

Flexible Payments Offered By Flex

Patio/Balcony

Microwave

Air Conditioner

Cable Ready

Operating HoursMonday-Friday: 8:30 AM to 5 PM, Saturday: 8:30 AM to 5 PM, Sunday: Closed

Starting Price$928 per month

Starting Price$1,100 per month

No penalties in the past 3 years

No civil money penalties or payment denials were reported in the last 3 years.

Breakdown by payment type

Medicare

13% of new residents, usually for short-term rehab.

Typical stay 3 - 4 years

Private pay

34% of new residents, often for short stays.

Typical stay 1 years

Medicaid

53% of new residents, often for long-term daily care.

Typical stay 12 days

Financial Trends

Historical financial and operational data for Madison Tower based on CMS SNF Cost Reports.

Occupancy Rate 41.1% ↓ 7.3pp vs 2021

Net Income -$2.8M ↓ ~$860.6K vs 2021

Total Payroll $2.6M ↓ ~$55.1K vs 2021

Profit Margin -90.5% ↓ 32.3pp vs 2021

Metric	2011	2012	2013	2014	2015	2016	2017	2018	2019	2020	2021	2022
Occupancy %	93.2%	225.3%	85.8%	85.5%	78.2%	75.0%	192.1%	200.0%	58.7%	49.6%	48.4%	41.1%
Beds	38	38	38	38	38	38	38	38	119	119	67	67
Net Income	$5,015	$126,036	-$118,360	-$322,453	-$507,890	-$434,829	-$656,703	-$852,596	-$965,645	-$941,469	-$1,899,055	-$2,759,647
Gross Revenue	$3,772,666	$4,056,342	$4,302,340	$3,917,617	$3,065,651	$3,308,119	$3,960,143	$4,627,480	$4,398,649	$4,035,505	$3,262,078	$3,048,553
Operating Expenses	$4,165,317	$4,133,335	$4,419,668	$4,280,077	$4,276,816	$4,781,311	$5,190,661	$6,065,258	$6,002,747	$5,981,809	$5,651,422	$5,801,839
Net Patient Revenue	$3,542,724	$3,678,349	$3,722,217	$3,366,724	$2,670,072	$2,802,764	$3,307,903	$4,023,428	$3,835,938	$4,336,788	$3,427,952	$2,716,276
Total Payroll	$2,686,264	$2,665,500	$2,759,208	$2,669,079	$2,490,678	$2,974,705	$3,300,996	$3,817,698	$3,958,143	$3,968,731	$2,653,322	$2,598,190
Profit Margin %	0.1%	3.1%	-2.8%	-8.2%	-16.6%	-13.1%	-16.6%	-18.4%	-22.0%	-23.3%	-58.2%	-90.5%
Medicare %	7.2%	3.9%	11.5%	7.6%	10.8%	12.1%	6.3%	8.1%	12.0%	11.8%	8.3%	2.0%
Medicaid %	64.0%	25.2%	58.1%	69.9%	65.1%	69.5%	24.9%	23.8%	27.9%	26.4%	32.6%	54.9%
Private %	28.7%	70.9%	30.4%	22.5%	24.0%	18.4%	68.8%	68.1%	60.1%	61.9%	59.1%	43.1%
Revenue/Day	$273	$117	$313	$284	$246	$269	$124	$145	$151	$201	$290	$270
Cost/Day	$321	$132	$371	$361	$394	$458	$195	$219	$236	$277	$477	$578
Avg Length of Stay	392.9 days	394.3 days	233.4 days	359.2 days	230.8 days	254.6 days	161.5 days	64.7 days	69.9 days	56.2 days	63.6 days	205.6 days

Finances and operations

Home revenue

$3.4M

Operating loss

-$2.8M

Privately-owned community Operated by a partnership between two or more business owners.

Home revenue

$3.4M

Operating loss

-$2.8M

Payroll costs

$2.6M

77% of revenue

Other operating costs

$3.5M

Total costs $6.1M

What does this home offer?

Pets Allowed

Room Sizes: 350 / 744 sq. ft

Housing Options: Studio / 1 Bed

Building Type: Mid-rise

Beauty Services

Social and Recreational Activities

TYPE OF STAY

Mostly long-term care residents

Most residents stay for extended periods and receive ongoing daily care.

How we assess these insights Show admissions and discharges

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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)

Compare Nursing Home around Stockton

2 facilities compared · CMS & CA Dept. of Health data

Filter by care type


O‘Connor Woods		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. 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.	Stockton (Sherwood Manor)	499	19.0%	-78%	4.69				+42%	+11%	$0	44	4.0	-	70	22	O'connor Woods Housing Corp	$39.1M	$17.3M	44.4%	555713
Madison Tower	-	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). 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.	Stockton (Civic Center)	67	-	-	-	-	-	-	-	-	-	-	-	-	-	89	#N/A	$3.4M	$2.6M	77%	555692

Nursing Home Explorer

What neighborhood is Madison Tower in?

Madison Tower is in the Civic Center neighborhood.

Is Madison Tower in a walkable area?

Madison Tower has a walk score of 89. Very walkable. Most errands can be accomplished on foot, and many essentials are within a short walk.

Does Madison Tower have different floorplan options?

Yes — see the floorplan options available at Madison Tower on this page.

What is the address of Madison Tower?

Madison Tower is located at 1319 N Madison St, Stockton, CA 95202.

What is the phone number of Madison Tower?

(209) 466-4341 will put you in contact with the team at Madison Tower.

Is Madison Tower Medicare or Medicaid certified?

Yes — Madison Tower is a CMS-certified provider of Medicare and Medicaid.

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