Small home · Licensed for 6 · South San Francisco

Manalo's Board and Care

807 Byron Drive, South San Francisco, CA 94080Licensed since 1990

Overview

Estimated starting rate

$5,050 a month

Covelight estimate · likely $4,150–$6,200 See costs

No openings reported

Approved by the state: Wheelchair · HospiceState licensing record · October 26, 2026
Licensed for 6: a small care homeThe state license record

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Care and support

Wheelchairup to 6 residents
Hospiceup to 2 residents

Not on file: dementia 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

AGE RANGE 60 YEARS AND OVER. ALL MAY BE NON-AMBULATORY. SUBJECT TO TERMS AND CONDITIONS OF THE HOSPICE WAIVER FOR TWO RESIDENTS.

985 - RCFE / HOSPICE

CDSS record, verbatim · October 26, 2026

As needs change

Staying through hospice
Hospice waiver on file · covers up to 2 — care may continue at the end of life
State licensing record · October 26, 2026

We’ll ask for you. Not on file for Manalo's Board and Care: two-person transfers or a lift, who is awake overnight, help with medicines 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

$5,050a month to start

Likely $4,150–$6,200

From 16 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$5,050likely 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$5,050likely $4,150–$6,200
Covelight’s estimate starts from the rates 16 small homes and similar homes within 3 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 $4,150–$6,350: $5,050
First monthWith a one-time move-in fee · likely $4,850–$9,550: $7,550

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 homes16 nearby homes publish starting rates of $4,000 to $6,500

16 homes like this within 3 miles publish starting rates mostly between $4,750–$6,450.

Bel Amor IIISouth San Francisco · 0.4 mi · Small home
$6,000Listed on Seniorly · seen September 9, 2026
Delia's Retirement HomeSouth San Francisco · 0.5 mi · Small home
$5,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Heirloom Gardens of Daly CityDaly City · 0.8 mi · Small home
$6,500Listed on Seniorly · assisted living private room · seen September 9, 2026
PRN Care HomeDaly City · 0.8 mi · Mid-size home
$4,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
TLC Home CareSouth San Francisco · 0.8 mi · Small home
$5,750Listed on Seniorly · seen September 9, 2026
Damenik's HomeSouth San Francisco · 1.3 mi · Mid-size home
$6,500Listed on Seniorly · seen September 9, 2026
Heirloom Rose GardenSouth San Francisco · 1.4 mi · Small home
$5,500Listed on Seniorly · assisted living studio · seen September 9, 2026
Mccaffrey's Care HomeSouth San Francisco · 1.4 mi · Small home
$4,500Listed on Seniorly · seen September 9, 2026
Bougainvilleas Care HomeSouth San Francisco · 1.9 mi · Mid-size home
$5,750Listed on Seniorly · assisted living · seen September 9, 2026
Family Affair Care HomeSan Bruno · 2.0 mi · Mid-size home
$6,000Listed on A Place for Mom · seen September 9, 2026
Anamarie Care HomeDaly City · 2.3 mi · Small home
$4,800Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Westborough Manor 6San Bruno · 2.4 mi · Small home
$6,500Listed on Seniorly · seen September 9, 2026
Access Care CenterSan Bruno · 2.5 mi · Small home
$5,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Home at CrestmoorSan Bruno · 2.6 mi · Small home
$5,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Araville Residential Care Home IISan Bruno · 2.7 mi · Small home
$5,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Elle's Care HomeDaly City · 2.7 mi · Small home
$6,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026

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

Covelight’s estimate starts from the rates 16 small homes and similar homes within 3 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.

Request a tour

Where it is

807 Byron Drive, South San Francisco, CA 94080Address from the public record · October 26, 2026. Confirm the entrance with the home before visiting.

Opening the neighborhood map…

Kaiser Foundation Hospital - South San FranciscoHospital · General acute care, on the state’s list0.8 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 #410508702 · See the state’s own record

The last 36 months — 3 of 4 documents

20261 state visit · 1 document

May 20, 2026Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On 5/20/2026, LPA Grace Donato made an unannounced annual visit to the facility. LPA met with Staff Rufina Agulto and LPA spoke with Administrator Josie Manalo on the phone. LPA explained the purpose of the visit. LPA toured the facility inside and outside including all of resident rooms, garage, and kitchen area and backyard. Facility is a single story house with 5 resident bedrooms. While touring the facility it was observed that the room temperature was at 70 deg F. Hot water was also tested in the bathrooms and the temperature was 110 deg F. The facility is observed to be clean, odorless, and well maintained. Residents bedrooms were observed to be well organized and fully furnished with adequate lighting. Sharps and toxic materials were observed locked. Food supply in kitchen and garage refrigerator was observed with an adequate two day perishable and seven day non-perishable food supply. Carbon monoxide/ smoke detectors, and fire extinguisher were present throughout the facility. Four resident records and two staff records were reviewed. Centrally stored medication was locked and inaccessible by residents. All medication was labeled and sorted by resident name. All medication logs are complete and updated. Administrator will send the Liability Insurance to LPA. No deficiencies cited today. Report is reviewed and copy is provided.the state’s words, verbatim · CDSS document, May 20, 2026

20251 state visit · 1 document

Jul 8, 2025Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On 7/8/24 LPA Grace Donato made an unannounced annual visit to the facility. LPA met with Licensee Josefina Manalo. LPA explained the purpose of the visit. LPA toured the facility inside and outside including all of resident rooms, common areas, kitchen area. Facility is a single story house with 6 bedrooms. The indoor and outdoor passageways were free of obstruction. LPA observed some residents were in the living room watching tv. While touring the facility it was observed that the room temperature was at 70 deg F. Hot water was also tested in the bathrooms and the temperature was 110 deg F. The residents have adequate amount of linens and incontinence care items. All personal belongings are intact. Carbon monoxide monitors are working properly. All fire extinguishers have been checked and current. Resident bedrooms and bathrooms were observed to be in good repair equipped with grab bars and non-skid mats. LPA checked the food supply and there is adequate amount of food, 2 days for perishables and & 7 days non-perishable. Emergency drills are logged and done every quarter. Five resident records and three staff records were reviewed. Resident records are updated, complete and signed. Staff records are complete. Medication review was done, and all medications are accounted for, and centrally stored medication records are updated. LPA requested the following documents to be emailed: LIC500 & Liability Insurance. No deficiencies are cited at this time. Report is reviewed and a copy is provided.the state’s words, verbatim · CDSS document, Jul 8, 2025

20241 state visit · 1 document

Jul 11, 2024Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On 7/11/24 LPA Grace Donato made an unannounced annual visit to the facility. LPA met with Licensee Josefina Manalo. LPA explained the purpose of the visit. LPA toured the facility inside and outside including all of resident rooms, common areas, kitchen area. The indoor and outdoor passageways were free of obstruction. LPA observed some residents were in the living room watching tv. While touring the facility it was observed that the room temperature was at 74 deg F. Hot water was also tested in the bathrooms and the temperature was 110 deg F. The residents have adequate amount of linens and incontinence care items. All personal belongings are intact. Carbon monoxide monitors are working properly. All fire extinguishers have been checked and current. Resident bedrooms and bathrooms were observed to be in good repair equipped with grab bars and non-skid mats. LPA checked the food supply and there is adequate amount of food, 2 days for perishables and & 7 days non-perishable. Emergency drills are logged and done every quarter. Six resident records and four staff records were reviewed. Resident records are updated, complete and signed. Staff records are complete, with training logs that have met the basic 20hr requirement. Facility accepts hospice residents and are in compliance with the required waiver requirements. Medication review was done, and all medications are accounted for, and centrally stored medication records are updated. LPA requested the following documents to be emailed: LIC308, LIC500 & Liability Insurance. No deficiencies are cited at this time. Report is reviewed and a copy is provided.the state’s words, verbatim · CDSS document, Jul 11, 2024

Earlier years2022 · 1 document

20221 state visit · 1 document

Nov 17, 2022Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On November 17, 2022, Licensing Program Analyst (LPA) Walters arrived unannounced to conduct an annual required 1-year inspection. This visit will focus primarily on the infection control practices of this facility. Upon arriving at the facility LPA was greeted by Staff, Lele Manuel who granted LPA entrance into the facility. LPA learned that the facility had a change of Administrator that has not yet been reported to Community Care Licensing. The current Administrator is Josifina Manalo (6026944740 exp. 2024) who was not available for today's visit. LPA is requesting that the Licensee/ Administrator updates the Administrator for this facility with community care licensing. LPA toured the facility with staff and made the following observations: All staff were wearing mask. At the entrance of the facility there is a sign in sheet with hand sanitizer and disposable mask for visitors. LPA observed signage that promoted proper hand washing and droplet precaution. Signs were also posted outside with the facilities visiting policy. The home was a comfortable temperature, clean and was observed to be in good repair. Bathrooms were stocked with hand washing supplies and paper products. There is at least a 30 day supply of cleaning, incontinence products, and personal protective equipment. Cleaning supplies were locked closet in the hallway closer. Knives were locked in a cabinet in the kitchen. All bedrooms were furnished as required per regulation. Fire extinguishers were charged. All exits and walkways were found to be unobstructed and were free of debris. Smoke and carbon monoxide detectors were tested and found to be operational. Staff were able to ensure that all auditory alarms were in working order. Continued on LIC 809 C LPA reviewed 3 staff and 4 resident records. Facility stores resident vaccine cards in their appropriate binder. Staff that were present at the facility showed LPA their vaccine cards. The facility staff records do not include the staff vaccine cards. LPA advised that Administrator obtains copies of all staff vaccine cards in file. LPA learned that resident R1 had a change of condition that resulted in them becoming bedridden. R1's physician report did not indicate the change of condition. LPA is requesting that Licensee/Administrator updates R1's 602. If R1 is considered bedridden by their physician the Licensee/Administrator will need to request a bedridden exception. LPA and staff observed that the community care licensing poster was not posted. LPA is requesting that the following items by 11/30/22: Change of Administrator forms: (Copy of updated Administrator Certificate, LIC215, LIC500, LIC308, LIC501, detailed employment/education history. Resident Roster infection control training Updated 602 for R1 picture as proof that the facility has posted the community care licensing complaint poster LPA issued 2 technical violations during this visit. No deficiencies cited during visit.the state’s words, verbatim · CDSS document, Nov 17, 2022

License holder

Manalo, Josefina A., licensed since 1990.

The state’s totals for this licenseSince 1990, 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 1990, 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 Manalo's Board and Care

Is Manalo's Board and Care licensed?

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

How many residents is Manalo's Board and Care licensed for?

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

Has Manalo's Board and Care been cited?

0 Type A and 0 Type B citations since 1990, per CDSS records as of October 26, 2026. Those records count 4 state visits over the same years.

Is Manalo's Board and Care still open?

This license was on the CDSS roster as of November 11, 2026.

What does Manalo's Board and Care cost?

$5,050 a month to start is a Covelight estimate, likely $4,150–$6,200. This home’s own rate is not on file. Ask: “What is the all-in monthly rate, and what would push it higher?”

Among 7 other homes of a similar licensed size in South San Francisco that publish a starting rate, the middle half runs $5,500 to $5,938 a month, and the middle figure is $5,750 (n = 7 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 Manalo's Board and 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 Manalo, Josefina A., per CDSS records as of October 26, 2026.

Is there a hospital nearby?

Kaiser Foundation Hospital - South San Francisco is 0.8 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.

Can Manalo's Board and Care keep a resident on hospice?

Hospice care is approved on this license, covering up to 2 residents, per CDSS records as of October 26, 2026.