Small home · Licensed for 3 · Los Angeles

Franco Residential Home Care

1921 South Corning Street, Los Angeles, CA 90034Licensed since 2011

Overview

Estimated starting rate

$5,250 a month

Covelight estimate · likely $4,300–$6,450 See costs

No openings reported

Approved by the state: WheelchairState licensing record · October 26, 2026
Licensed for 3: a small care homeThe state license record

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Care and support

Wheelchairup to 1 resident

Not on file: dementia, hospice and bedridden approvals.

Approved by the state · State licensing record · October 26, 2026. An approval may cover specific rooms or residents; it does not establish an opening.

Read the state’s own wording

2 AMBULATORY AND ONE NON-AMBULATORY IN ROOM #2.

935 - ELDERLY

CDSS record, verbatim · October 26, 2026

As needs change

We’ll ask for you. Not on file for Franco Residential Home Care: two-person transfers or a lift, who is awake overnight, help with medicines, staying through hospice and care if memory loss develops. When we check availability, we ask about these too.

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What it costs here

Covelight estimate

$5,250a month to start

Likely $4,300–$6,450

From 14 nearby homes that publish rates · this home’s rate is not on file

Monthly cost breakdownWith a shared room and basic help · room, care and fees$5,250likely a month

Room

Daily care

Sharing the room

Memory care is not priced here: a dementia-care designation is not on file for this home. Ask the home.

Starting monthly rate$5,250likely $4,300–$6,450
Covelight’s estimate starts from the rates 14 small homes and similar homes within 10 miles publish, then adjusts for this home’s size, state care approvals, Medi-Cal waiver participation, years licensed and the area’s prices. In testing, the likely range held the real rate for 6 in 10 homes. This home’s own rate is not on file.
Basic help with daily careUsually includedup to $600
Basic help is usually part of the starting rate. Homes that price care by level start around $600 a month (44 California homes publish a care-level range, seen in September 2026).
One-time move-in fee$2,500one time · likely $0–$4,000
Homes that list a one-time entry or community fee charge a median of $2,500 (133 California listings; middle half $1,000–$4,000). Many homes list none — ask.

Likely monthly totalLikely $4,300–$6,600: $5,250
First monthWith a one-time move-in fee · likely $5,050–$9,800: $7,750

How people payPrivate pay, Medi-Cal waiver, SSI/SSP, veterans, insurance

MedicareDoes not pay for room and board in a care home. It can still cover hospice or home-health visits inside one.
Private payMost residents pay from savings, a home sale or family help. Ask for the rate and what it includes in writing.
Medi-Cal Assisted Living WaiverThis home is not on the DHCS participation list dated October 1, 2026. Ask the program about current options. The waiver pays for care services, not room and board.
SSI/SSPCalifornia’s 2026 standard is $1,626.07 a month; $1,444.07 of it goes to the home and $182 stays with the resident. Whether this home accepts it is not on file — ask.
VeteransVA Aid & Attendance can add to a veteran’s or surviving spouse’s pension. Ask whether residents here have used it.
Long-term care insuranceMost policies pay for licensed care homes. Ask what paperwork the home provides for claims.

If the money runs out, what Medi-Cal covers

Rates at nearby homes14 nearby homes publish starting rates of $2,500 to $9,000

14 homes like this within 10 miles publish starting rates mostly between $4,250–$9,000.

Ayres Residential Care Home-Century CityLos Angeles · 2.3 mi · Small home
$7,000Listed on Seniorly · seen September 9, 2026
Miko InnLos Angeles · 2.4 mi · Small home
$8,000Listed on Seniorly · assisted living · seen September 9, 2026
Bentley ManorLos Angeles · 3.4 mi · Mid-size home
$4,000Listed on Seniorly · seen September 9, 2026
Coastal HouseLos Angeles · 4.1 mi · Small home
$9,000Listed on A Place for Mom · seen September 9, 2026
Ladera Sunrise Care HomeLos Angeles · 4.1 mi · Small home
$7,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Ladera VistaLos Angeles · 4.3 mi · Small home
$9,000Listed on Seniorly · assisted living private room · seen September 9, 2026
Harvard Hope HouseLos Angeles · 4.9 mi · Small home
$4,500Listed on Seniorly · seen September 9, 2026
The LighthouseToluca Lake · 8.5 mi · Mid-size home
$2,500Listed on AssistedLiving.com · seen September 9, 2026
Grant Serenity of VerdugoBurbank · 8.6 mi · Small home
$8,000Listed on Seniorly · assisted living private room · seen September 9, 2026
Atwater Village SouthLos Angeles · 8.7 mi · Small home
$4,500Listed on Seniorly · assisted living studio with alcove · seen September 9, 2026
The Palisades VillaPacific Palisades · 9.4 mi · Small home
$6,400Listed on Seniorly · assisted living · seen September 9, 2026
Grant Serenity Homes of BurbankBurbank · 9.5 mi · Small home
$8,000Listed on Seniorly · assisted living private room · seen September 9, 2026
Oakridge InnGlendale · 9.7 mi · Small home
$9,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Seniors' HavenBurbank · 9.8 mi · Small home
$4,000Listed on Seniorly · seen September 9, 2026

How this estimate worksWithin 25% for 7 in 10 homes in testing

Covelight’s estimate starts from the rates 14 small homes and similar homes within 10 miles publish, then adjusts for this home’s size, state care approvals, Medi-Cal waiver participation, years licensed and the area’s prices. In testing, the likely range held the real rate for 6 in 10 homes. This home’s own rate is not on file.

Only prices a home put out itself count: its own website, a listing it supplied, or a price Seniorly says the home confirmed. Prices a listing site shows without saying where they came from are left out.
Nearby homes are the nearest of the same size that publish a rate, widening from 3 to 40 miles until at least 8 do. The estimate starts from what they charge, then adjusts for this home’s size, state care approvals, Medi-Cal waiver participation, years licensed and the area’s prices.
Room, care-level, second-person and move-in lines come from what California homes publish on listing sites. Memory care uses Covelight’s researched premium over assisted living.
Totals add each line’s figure and combine the lines’ ranges as separate charges, because a home is rarely at the top, or the bottom, of every line at once.
We tested this estimate on 1,546 California homes that publish their own starting rate. It was within 10% of the real rate for 3 in 10 homes and within 25% for 7 in 10; the likely range held the real rate for 6 in 10 (September 12, 2026).
It cannot see this home’s specials, how it assesses care, or which rooms are open.

Avoid surprises on the billWhat changes the price, and what to ask

The care level
Some homes charge one all-inclusive rate. Others add levels or points as needs grow. Ask how the level is set, who decides, and what the next level costs.
What is billed separately
Medication management, incontinence supplies, transportation and a second person in the room are often extra. Ask for the list in writing.
Move-in costs
A one-time move-in fee or deposit is common. Ask what it covers and whether any of it comes back if the stay is short.
Increases
California requires at least 90 days’ written notice, with reasons, before a rate rises (Health & Safety Code §1569.655). A change in the resident’s care level is the section’s own exception and can be billed sooner.

Ask for the price

An estimate for planning, not a quote. A home sets the price after hearing about the care needed.

Daily life

Daily life here is not on file yet. Most small homes haven’t published it, and that says nothing about the home.

The best way to see it is a visit.

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Where it is

1921 South Corning Street, Los Angeles, CA 90034Address from the public record · October 26, 2026. Confirm the entrance with the home before visiting.

Opening the neighborhood map…

Kaiser Foundation Hospital-West LaHospital · General acute care, on the state’s list0.4 mi

Straight-line distances; check the drive or the walk. Hospital: the nearest general acute care hospital on the state’s list (CDPH, September 16, 2026).

Open directions

The state record

California inspects every licensed home and publishes what it found. A citation does not make a home unsafe, and an empty file does not make a home good.

CDSS public record, read October 26, 2026 · License #197608174 · See the state’s own record

The last 36 months — 2 of 4 documents

20251 state visit · 1 document

Jul 31, 2025Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

Licensing Program Analyst (LPA) Sparkle Day conducted an unannounced visit to the above facility. The purpose of today’s visit was to conduct the one-year inspection. LPA met with Mariana Franco , Administrator and the purpose of the visit was discussed. The facility is licensed to serve (3) elderly residents ages 60 and over; of which (2) may be ambulatory and (1) may be non-ambulatory in room #2. There are currently (0) clients in placement. The facility is a single story duplex ,the front unit being the licensed facility. The Home is a single-family residence with 3 bedrooms, 1 bathroom, living room, dining room, kitchen, front yard, back yard, and laundry area that is located off backyard on the side of the house. LPA and Ms Franco toured the Resident bedrooms . All rooms had the required furniture, bed linens and closet/drawer space required to accommodate each resident comfortably. Toilets and water faucets worked properly, grab bars were secure, shower was free of mold/mildew and a non-skid mat was in place, water temperature measured between 110 F. Resident bath towels, toiletries and personal hygiene supplies were adequately stocked. Common areas were clean and clear of hazards; doorways were free of obstructions. Kitchen was checked and observed to be within Title 22 regulations. Perishable and non-perishable food supply was checked. All cleaning solutions, hazardous items, and medications were securely locked and inaccessible to residents. Smoke detectors were working properly and fire extinguisher was fully charged. Carbon monoxide detector was operational. First Aid kit was available. Outside grounds were toured and no bodies of water were observed. Walkways around the home were clear of hazards. There are no security bars or weapons on the premises. During todays visit LPA did not observe any deficiencies. Exit interview conducted with Mariana Franco, Administrator. A copy of report was provided at time of visit.the state’s words, verbatim · CDSS document, Jul 31, 2025

20241 state visit · 1 document

Aug 22, 2024Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

Licensing Program Analyst (LPA) Sparkle Day conducted an unannounced visit to the above facility. The purpose of today’s visit was to conduct the one-year inspection. LPA met with Mariana Franco , Administrator and the purpose of the visit was discussed. The facility is licensed to serve (3) elderly residents ages 60 and over; of which (2) may be ambulatory and (1) may be non-ambulatory in room #2. There are currently (0) clients in placement. The facility is a single story duplex ,the front unit being the licensed facility. Home is a single-family residence with 3 bedrooms, 1 bathroom, living room, dining room, kitchen, front yard, back yard, and laundry area that is located off backyard on the side of the house. LPA and Ms Franco toured the Resident bedrooms . All rooms had the required furniture, bed linens and closet/drawer space required to accommodate each resident comfortably.Toilets and water faucets worked properly, grab bars were secure, shower was free of mold/mildew and a non-skid mat was in place, water temperature measured between 115 F. Resident bath towels, toiletries and personal hygiene supplies were adequately stocked. Common areas were clean and clear of hazards; doorways were free of obstructions. Kitchen was checked and observed to be within Title 22 regulations. Perishable and non-perishable food supply was checked. All cleaning solutions, hazardous items, and medications were securely locked and inaccessible to residents. Smoke detectors were working properly and fire extinguisher was fully charged. Carbon monoxide detector was operational. First Aid kit was available. Outside grounds were toured and no bodies of water were observed. Walkways around the home were clear of hazards. There are no security bars or weapons on the premises. During todays visit LPA did not observe any deficiencies. Exit interview conducted with Mariana Franco, Administrator.the state’s words, verbatim · CDSS document, Aug 22, 2024

Earlier years2022 to 2023 · 2 documents

20231 state visit · 1 document

Aug 10, 2023Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On 08/10/23, Licensing Program Analyst's (LPA) Perry Scott conducted an unannounced annual required visit using the new Cares Tool. LPA was met by Licensee, Mariana Franco, and Veronica Franco, caregiver, and the purpose of today’s visit was explained. The facility is licensed to serve (3) elderly residents ages 60 and over; of which (2) may be ambulatory and (1) may be non-ambulatory in room #2. There are currently (0) clients in placement. The facilities annual fees are current. The facility is a single-story structure located in a residential neighborhood. The facility is a single story duplex the front unit being the licensed facility. Home is a single-family residence with 3 bedrooms, 1 bathroom, living room, dining room, kitchen, front yard, back yard, and laundry area that is located off backyard. LPA and Veronica Franco toured the physical plant. There are no bodies of water or firearm/ammunition on the premises. All client rooms were checked. Beds and bedding were in good condition, adequate lighting provided in all rooms, storage for client personal belongings was observed. Walls and floors were in good repair. Bed linens, comforters, and bath towels were adequately stocked at the time of visit. Bathrooms were found to be within Title 22 regulations and were clean and operational. The water temperature was within Title 22 guidelines. A comfortable temperature is maintained in the facility. LPA observed the facility to be clean and appropriately furnished at the time of visit. Storage areas for personal hygiene, cleaning agents, toxins, and sharps were inaccessible to clients. The kitchen was inspected and there is enough perishable and non-perishable food available which is stored properly. Fire extinguishers was charged, smoke detectors and Carbon Monoxide were operable. Report continued on LIC809-C During the visit, LPA observed the facility infection control practices. LPA observed screening protocols for visitors, staff, and residents. LPA advised the administrator to continuously monitor the Centers for Disease Control (CDC) website and Community Care Licensing (www.cdss.ca.gov) for Provider Informational Notices (PIN) and for any updates relating to COVID-19 guidance and other related issues. According to the California Code of Regulations (Title 22, Division 6, Chapter 8), LPA did not observe any deficiencies, therefore no citations were issued at this time. Exit interview held and a copy of the report was provided to Mariana Franco, Licensee.the state’s words, verbatim · CDSS document, Aug 10, 2023

20221 state visit · 1 document

Oct 12, 2022Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

Licensing Program Analyst's (LPA) Mario Leon conducted an unannounced Annual required visit with a primary focus on infection control measures. LPA was met by Daughter of Licensee/Staff (Veronica Franco-D1) and Administrator and the purpose of today’s visit was explained. The facility is licensed to serve 3 elderly clients, one of which is non-ambulatory (ages 60+). There are currently (0) clients in placement. The facility is a single-story structure located in a residential neighborhood. The facility is a single story duplex the front unit being the licensed facility. Home is a single family residence with 3 bedrooms, 1 bathroom, living room, dining room, kitchen, front yard, back yard and laundry area that is located off backyard. LPA and ad toured the physical plant. There are no bodies of water or firearm/ammunition on the premises. All client rooms were checked. Beds and bedding were in good condition, adequate lighting provided in all rooms, storage for client personal belongings was observed. Walls and floors were in good repair. Bed linens, comforters, and bath towels were adequately stocked at the time of visit. Bathrooms were found to be within Title 22 regulations and were clean and operational. The water temperature measured at 119.6 F. A comfortable temperature is maintained in the facility. LPA observed the facility to be clean and appropriately furnished at the time of visit. Storage areas for personal hygiene, cleaning agents, toxins, and sharps were inaccessible to clients. The kitchen was inspected and there is enough perishable and non-perishable food available which is stored properly. Fire extinguishers was charged, smoke detectors and Carbon Monoxide were operable. During the visit, LPA observed the facility infection control practices. LPA observed screening protocols for visitors, staff and residents. LPA observed staff and residents were wearing face coverings, an isolation room and required postings throughout the facility. LPA observed the facility has a 30-day supply of Personal Protective Equipment (PPE). LIC 809-C LPA informed licensee to keep current on all covid related information through Centers for Disease Control (CDC) and Community Care Licensing Provider Information Notifications (PIN) for any updates relating to COVID-19 During today’s visit there were no deficiencies observed. Exit interview held. A copy of the report was provided to Mariana Franco.the state’s words, verbatim · CDSS document, Oct 12, 2022

License holder

Mariana Franco, licensed since 2011.

The state’s totals for this licenseSince 2011, as the state’s facility page counts them

State visits on file: 4
Total complaints: 0
Substantiated allegations: 0
Type A citations: 0
Type B citations: 0

These are the state’s own totals for this license since 2011, per CDSS records. The state counts them apart from the documents above, and they can differ from what those documents show; the documents say what each visit found. One complaint can contain several allegations.

Compare with homes the same size

	This home	Typical
Type A citations	0	0
Type B citations	0	0
Substantiated allegations	0	0
Total complaints	0	0

“Typical” is the statewide median for licensed homes this size. It does not adjust for years licensed, and older licenses have had more visits and reports. The median is across the 6,916 licensed small board-and-care homes (6 or fewer beds) in the state record. The figures compared are the state’s totals, not the documents.

What the state’s words mean

Routine visita visit the state records as “Required” — a scheduled visit, not one made in answer to a complaintSubstantiatedthe state found the allegation more likely true than notUnsubstantiatedthere was not enough evidence to prove a violation occurred — not a finding of wrongdoingUnfoundedthe evidence showed the allegation was false, could not have happened, or had no reasonable basisType A citationa violation that poses an immediate risk to health, safety or personal rights if it is not correctedType B citationa violation that could become a risk if not corrected, or one involving records, resources or required services

CDSS citation definitions (PDF) ↗ · CDSS complaint outcomes ↗

An “unsubstantiated” complaint is not a finding of wrongdoing — it means the state investigated and could not confirm the allegation. Outcome words are the state’s own; we never grade, score, or color a record, and we publish no reviews — the state’s dated documents stand in their place.

Open CDSS facility search ↗Report a record error Operate this home? Respond or correct, free →

Frequently asked questions

A citation does not make a home unsafe, and an empty file does not make a home good.

Quick answers about Franco Residential Home Care

Is Franco Residential Home Care licensed?

The state lists this license as “Licensed,” per CDSS records as of October 26, 2026.

How many residents is Franco Residential Home Care licensed for?

3 residents — a small home, per CDSS records as of October 26, 2026.

Has Franco Residential Home Care been cited?

0 Type A and 0 Type B citations since 2011, per CDSS records as of October 26, 2026. Those records count 4 state visits over the same years.

Is Franco Residential Home Care still open?

This license was on the CDSS roster as of November 10, 2026.

What does Franco Residential Home Care cost?

$5,250 a month to start is a Covelight estimate, likely $4,300–$6,450. This home’s own rate is not on file. Ask: “What is the all-in monthly rate, and what would push it higher?”

Among 9 other homes of a similar licensed size in Los Angeles that publish a starting rate, the middle half runs $4,375 to $8,250 a month, and the middle figure is $7,000 (n = 9 other homes publishing a starting rate).

Each of those is a home’s own published figure, gathered on its own date in September 2026 — not an average of ours, and not a survey. Similar size means small and mid-size homes counted together, and large communities counted on their own, because they are different markets.

A home outside the band is not overcharging or underpricing: a starting rate covers different things in different homes, which is the first thing to ask about.

The price is made in the phone call. Nothing here is a quote, an offer or a discount.

A starting rate is the room and the base care. California homes commonly bill care levels, medication management, supplies, transport and a second person in the room as extras. Many also charge a one-time fee at move-in. Ask for that list in writing before anything is signed.

Only prices a home put out itself count here: its own website, a listing it supplied, or a price a listing site says the home confirmed. Prices a site shows without saying where they came from are left out.

Does Franco Residential Home Care take Medi-Cal?

On Medi-Cal’s Assisted Living Waiver: this home is not on the DHCS participation list dated October 1, 2026. Ask the program about current options. The waiver pays for care services, not room and board.

Who holds the license?

The license is held by Mariana Franco, per CDSS records as of October 26, 2026.

Is there a hospital nearby?

Kaiser Foundation Hospital-West La is 0.4 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.

Can Franco Residential Home Care keep a resident on hospice?

Not on file — the state’s record does not list hospice care on this license. Ask: “Can a resident stay here on hospice, and under what conditions?”