Small home · Licensed for 5 · San Gabriel

Grand View Assisted Living

8550 Palma Vista Street, San Gabriel, CA 91775Licensed since 2026

Overview

Estimated starting rate

$6,200 a month

Covelight estimate · likely $5,050–$7,600 See costs

No openings reported

Licensed for 5: a small care homeThe state license record

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Care and support

State approvals not on file: wheelchair, dementia, hospice and bedridden approvals.

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 AND OVER. APPROVED FOR FIVE (5) AMBULATORY.

935 - ELDERLY

CDSS record, verbatim · October 26, 2026

As needs change

We’ll ask for you. Not on file for Grand View Assisted Living: 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

$6,200a month to start

Likely $5,050–$7,600

From 11 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$6,200likely 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$6,200likely $5,050–$7,600
Covelight’s estimate starts from the rates 11 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 $5,050–$7,750: $6,200
First monthWith a one-time move-in fee · likely $5,900–$10,850: $8,700

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 homes11 nearby homes publish starting rates of $5,000 to $10,000

11 homes like this within 3 miles publish starting rates mostly between $6,800–$8,350.

Home Away Assisted LivingSan Gabriel · 0.5 mi · Small home
$8,000Listed on Seniorly · assisted living private room · seen September 9, 2026
The RetreatPasadena · 1.2 mi · Mid-size home
$7,500Listed on Seniorly · assisted living private room · seen September 9, 2026
Grant Serenity on CharlotteSan Gabriel · 1.6 mi · Small home
$8,000Listed on Seniorly · assisted living private room · seen September 9, 2026
Trinity Hills Estates - WalnutArcadia · 2.0 mi · Small home
$8,500Listed on Seniorly · assisted living private room · seen September 9, 2026
Grant Serenity Homes of Sierra MadrePasadena · 2.1 mi · Small home
$8,000Listed on Seniorly · assisted living private room · seen September 9, 2026
Hampton Guest HomePasadena · 2.1 mi · Small home
$10,000Listed on Seniorly · assisted living private room · seen September 9, 2026
Assisted Living & Wellness - HollyArcadia · 2.2 mi · Small home
$6,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Rose Valley ArcadiaArcadia · 2.2 mi · Small home
$8,000Listed on Seniorly · assisted living private room · seen September 9, 2026
Moon Light Boarding CarePasadena · 2.4 mi · Small home
$5,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Grant Serenity Homes of PasadenaPasadena · 2.7 mi · Small home
$8,000Listed on Seniorly · assisted living private room · seen September 9, 2026
Montevista GardenPasadena · 2.7 mi · Small home
$7,000Listed on Seniorly · assisted living private room · seen September 9, 2026

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

Covelight’s estimate starts from the rates 11 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.

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Where it is

8550 Palma Vista Street, San Gabriel, CA 91775Address from the public record · October 26, 2026. Confirm the entrance with the home before visiting.

Opening the neighborhood map…

San Gabriel Valley Medical CenterHospital · General acute care, on the state’s list2.1 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 #198604008 · See the state’s own record

The last 36 months — 2 of 2 documents

20262 state visits · 2 documents

Sep 29, 2026Facility evaluation reportPrelicensingReport on file

Type of visit: Prelicensing

Licensing Program Analyst (LPA) Daniel Konishi made an announced visit and met with the Applicants, Maung Loo and Anthony Tran to conduct an announced Pre-Licensing evaluation. LPA utilized the Compliance and Regulatory Enforcement (CARE) tools for the visit today and observed the following: An application was submitted to Community Care Licensing Department (CCLD) for an initial application of a Residential Care Facilities for the Elderly (RCFE) to serve adults ages 60 and over. Approved for five (5) non-ambulatory residents. Structure: Facility is a two-story home located in a residential area consisting of three (3) bedrooms, two (2) bathroom, kitchen, dining room, living room, garage, and a front yard with seating and shade. LPA observed the 2nd floor which is for staff bedroom, staff bathroom, and staff office. Fireplace is covered and inaccessible to residents. Operational Requirements: The facility did not have proof of liability insurance during today's visit and that they were instructed to obtain the liability insurance prior to accepting the first resident and will submit proof of that insurance to the department once it is obtained. Bedroom Clients: Bedrooms are equipped with a bed, nightstand, chair, lamp, dresser, trash bins, and overhead lighting. Bathrooms: two (2) full bath equipped with working toilet, wash basins, shower. Linens & Hygiene Supplies: All beds had the required linen/supplies which include, pillowcase, mattress pads, fitted sheet, blanket and bedspreads. Adequate supply of linens is stored in linen closets. Emergency Phone Numbers, Exit Plan: Emergency numbers and Exit plans are posted and readily available for review. Two (2) fully charged fire extinguishers was observed. Food Service: Dishes, cups, and flatware are stored in the kitchen cupboards, inspected and in good repair. Knives, cutlery, and other sharp kitchen utensils were observed locked and inaccessible. [Continue to LIC809-C] Food Service [Cont.]: Adequate food supply is stored in the kitchen. Emergency water supply was observed. Carbon Monoxide/Smoke Detectors: Where observed and tested. Appliances: Refrigerator, oven, microwave, dishwasher and washer/dryer are in good condition. The residence is equipped with central heating and air conditioning. Toxins: Cleaning supplies, and toxins are locked only accessible to staff. Water Temperature: Hot water was tested in all bathrooms, and kitchen sink. Water temperature was within normal limits 105 degrees Fahrenheit and not more than 120 degrees Fahrenheit. Medication, First-Aid Kit & Book: Designated centrally stored medications cabinet, and the first-aid kit has been inspected which has at least the following: tweezers, scissors, antiseptic, bandages, gauze, thermometer; including a current First Aid manual. Resident & Staff Files: Designated area for files will be in a locked closet. Pools/Jacuzzi/Body of Water: No bodies of water were observed. Fire Clearance: Fire clearance was approved on 03/26/2026 for five (5) non-ambulatory residents. Component III: Component III was reviewed during inspection. Pre-Licensing is complete, and this facility has no deficiencies. Exit interview was conducted with the Applicant, Brian Maung and a copy of this report was provided.the state’s words, verbatim · CDSS document, Sep 29, 2026

Sep 4, 2026Facility evaluation reportOfficeReport on file

Type of visit: Office

Component II completion: Successful Facility Type: RCFE Application Type: INITIAL Capacity: 05 Census : 0 Method: Telephone call with CAB COMP II Participants: MAUNG LOO; ANTHONY TRAN Administrator/Licensee participated in COMP II via telephone call with CAB analyst. Identification of the Administrator/Licensee was verified by confirming driver’s license number. During COMP II, Administrator/Licensee confirmed the understanding of Title 22. Component II was successfully completed. Administrator/Licensee was advised to email signed LIC 809 with copy of photo ID to CAB. During COMP II, CAB analyst confirmed Administrator/Licensee's understanding of following areas: 1. Facility operation: License type, client/resident populations, and program 2. Admission Policies 3. Staffing requirements & Training 4. Restrictive/Prohibited Health Conditions 5. General provisions 6. Emergency Preparedness 7. Complaints & Reporting 8. Pre-licensing readinessthe state’s words, verbatim · CDSS document, Sep 4, 2026

License holder

Z-Care Communities Inc., licensed since 2026.

The state’s totals for this licenseSince 2026, as the state’s facility page counts them

State visits on file: 2
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 2026, 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 Grand View Assisted Living

Is Grand View Assisted Living licensed?

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

How many residents is Grand View Assisted Living licensed for?

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

Has Grand View Assisted Living been cited?

0 Type A and 0 Type B citations since 2026, per CDSS records as of October 26, 2026. Those records count 2 state visits over the same years.

Is Grand View Assisted Living still open?

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

What does Grand View Assisted Living cost?

$6,200 a month to start is a Covelight estimate, likely $5,050–$7,600. This home’s own rate is not on file. Ask: “What is the all-in monthly rate, and what would push it higher?”

Among 232 other homes of a similar licensed size across Los Angeles County that publish a starting rate, the middle half runs $4,000 to $6,151 a month, and the middle figure is $5,000 (n = 232 other homes publishing a starting rate).

Each of those is a home’s own published figure, gathered on its own date between September and October 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 Grand View Assisted Living 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 Z-Care Communities Inc., per CDSS records as of October 26, 2026.

Is there a hospital nearby?

San Gabriel Valley Medical Center is 2.1 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.

Can Grand View Assisted Living 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?”