Illustration — no photo of this home on file yet
Kimochi Home
Mid-size home·Licensed for 20·San Francisco, California
- Care approvals on fileWheelchairState licensing record · September 27, 2026
- Starting rate$4,335 a monthListed by the home on Seniorly · September 9, 2026
- Home sizeLicensed for 20Mid-size care home · a licensed care home (RCFE)
- Ways to payAsk the homeMedi-Cal ALW participation not on file
- Last state visitMay 11, 2026CDSS inspection record
Kimochi Home is a mid-size care home in San Francisco — a licensed residential care facility for the elderly (RCFE), the licence category behind “assisted living” and “board and care.” It is licensed for 20 residents since 1988. Dementia care, hospice care and bedridden care are not on file.
Built from CDSS public records · September 27, 2026. Every fact below names its source and date.
Quick answers and the state record
A citation does not make a home unsafe, and an empty file does not make a home good.
Quick answers about Kimochi Home
Is Kimochi Home licensed?
The state lists this license as “Licensed,” per CDSS records as of September 27, 2026.
How many residents is Kimochi Home licensed for?
20 residents — a mid-size home, per CDSS records as of September 27, 2026.
Has Kimochi Home been cited?
0 Type A and 0 Type B citations since 1988, per CDSS records as of September 27, 2026. Those records count 6 state visits over the same years.
Is Kimochi Home still open?
This license was on the CDSS roster as of September 28, 2026.
What does Kimochi Home cost?
$4,335 a month to start — listed by the home on Seniorly · September 9, 2026.
The home lists this starting rate on Seniorly for assisted living, seen September 9, 2026.
Among 11 other homes of a similar licensed size in San Francisco that publish a starting rate, the middle half runs $4,196 to $5,500 a month, and the middle figure is $5,000 (n = 11 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 Kimochi Home take Medi-Cal?
On Medi-Cal’s Assisted Living Waiver: this home is not on the DHCS participation list dated September 23, 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 Kimochi, Inc., per CDSS records as of September 27, 2026. See the homes licensed to Kimochi Inc. — at least 2 on the state roster.
Is there a hospital nearby?
California Pacific Medical Center - Van Ness Campus is 0.2 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.
Can Kimochi Home 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?”
Kimochi Home license and inspection record
- Name on the license: “KIMOCHI HOME”, per the CDSS roster as of May 25, 2025.
- License #380504099. The state lists this license as “Licensed,” per CDSS records as of September 27, 2026.
- Licensed for 20 residents — a mid-size home, per CDSS records as of September 27, 2026.
- Licensed to Kimochi, Inc., per CDSS records as of September 27, 2026.
- First licensed in 1988, per CDSS records as of September 27, 2026.
- 6 state inspection visits since 1988, per CDSS records as of September 27, 2026.
- 0 Type A and 0 Type B citations on file since 1988, per CDSS records as of September 27, 2026. The same records count 6 state visits in that period.
- 0 complaints and 0 substantiated allegations on file since 1988, per CDSS records as of September 27, 2026.
- The most recent state visit on file is May 11, 2026, per CDSS records as of September 27, 2026.
California writes these definitions for every licensed home, not for this one. CDSS citation definitions (PDF) ↗
Can they support the care needed?
California licenses a home for specific kinds of care. The state’s record lists what this home is approved for; the home’s own answers fill in what changes as needs change.
- Wheelchair / non-ambulatoryApproved · covers up to 20 residents
- Dementia / memory careNot on file · ask the home
- Hospice careNot on file · ask the home
- BedriddenNot on file · ask the home
State licensing record · September 27, 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. 20 NON AMBULATORY RESIDENTS.
935 - ELDERLY
CDSS record, verbatim · September 27, 2026
As needs change
5 questions to ask the home — nothing on file yet
- Two-person transfers or a lift
Not on file
Ask: “If two people or a lift are needed to transfer, can the person stay?”
- Someone awake overnight
Not on file
Ask: “Who is awake overnight, and how do residents ask for help?”
- Medicines
Not on file
Ask: “Who manages the medicines, and what happens when a dose is missed?”
- Staying through hospice
Hospice waiver not on file
Ask: “If hospice is needed, can care continue here until the end?”
- If memory loss develops
Dementia-care designation not on file
Ask: “If memory loss develops, what would change — and when would a move be needed?”
Care & day-to-day support
These are the home’s own statements about its day-to-day practice — they are not part of the state licensing record, and the state has not approved or reviewed them.
Help with bathing or showering
Reported on caring.com · seen September 9, 2026.
Diabetes care
Reported on assistedliving.com · seen September 9, 2026.
Help with dressing and grooming
Reported on caring.com · seen September 9, 2026.
Nights & staffing
Companion care
Reported on caring.com · seen September 9, 2026.
What it costs here
This home’s starting rate
$4,335a month to start
Listed by the home on Seniorly · September 9, 2026 · See listing
Likely monthly total
$4,335a month
With a shared room and basic help.
An estimate for planning, not a quote. The price is made in the phone call.
See the full cost breakdownRoom, care and fees · how people pay · where the price comes from
Memory care is not priced here: a dementia-care designation is not on file for this home. Ask the home.
Starting monthly rate$4,335this home
The home lists this starting rate on Seniorly for assisted living, seen September 9, 2026.
Help with daily careIncludedper the home
The home lists its rent as all-inclusive on Caring.com, seen September 9, 2026. Ask which care needs would change the monthly rate.
One-time move-in fee$2,000one time · likely $0–$4,000
Homes that list a one-time entry or community fee charge a median of $2,000 (134 California listings; middle half $1,000–$4,000). Many homes list none — ask.
- Likely monthly totalLikely $4,335
- $4,335
- First monthWith a one-time move-in fee · likely $4,335–$8,335
- $6,335
Costs & moving in
How care costs are added to the rentAll inclusive
Reported on caring.com · seen September 9, 2026.
Lowest monthly rate stated$4,335/moAssisted Living
Reported on seniorly.com · source dated July 24, 2026.
Payment methodsCheck · Credit card
Reported on caring.com · seen September 9, 2026.
How people payPrivate pay, Medi-Cal waiver, SSI/SSP, veterans, insurance
- 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 September 23, 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.
- MedicareDoes not pay for room and board in a care home. It can still cover hospice or home-health visits inside one.
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 community 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.
- What is the full monthly cost for the room and care we need, and what does it include?
- What would the next care level cost, and who decides when it changes?
- What is billed separately, and is there a one-time fee or deposit at move-in?
- Is any private-pay period required before another payment program can begin?
How this estimate worksWhere this price comes from
The home lists this starting rate on Seniorly for assisted living, seen September 9, 2026.
10 homes like this within 5 miles publish starting rates mostly between $4,000–$5,500.
- 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.
Show the 10 nearby homes behind this estimate
- Autumn GlowSan Francisco · 0.7 mi · Mid-size home$4,000Listed on Seniorly · assisted living one bedroom · seen September 9, 2026
- Julie's Care HomeSan Francisco · 2.6 mi · Mid-size home$5,500Listed on Seniorly · seen September 9, 2026
- Sunset GardensSan Francisco · 3.7 mi · Mid-size home$6,500Listed on Seniorly · seen September 9, 2026
- Merced Girard Residential Care FacilitySan Francisco · 4.0 mi · Mid-size home$4,500Listed on Seniorly · seen September 9, 2026
- Gonzales HomeSan Francisco · 4.1 mi · Small home$5,500Listed on Seniorly · seen September 9, 2026
- Quality Care Homes, LLC 2San Francisco · 4.4 mi · Small home$5,000Listed on Seniorly · seen September 9, 2026
- Cayco's Care HomeSan Francisco · 4.4 mi · Small home$4,000Listed on Seniorly · seen September 9, 2026
- Sutro HeightsSan Francisco · 4.5 mi · Mid-size home$5,000Listed on Seniorly · seen September 9, 2026
- Janet's Residential Facility for the ElderlySan Francisco · 4.8 mi · Mid-size home$5,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
- Guirola Resident CareSan Francisco · 4.9 mi · Small home$4,095Listed on Seniorly · assisted living studio · seen September 9, 2026
Where it is
- 1531 Sutter Street, San Francisco, CA 94109Address from the public record · September 27, 2026. Confirm the entrance with the home before visiting.
Opening the neighborhood map…
The state record
California inspects every licensed home and publishes what it found. Here are the dated documents and the state’s own words, beside what is typical for homes this size.
Since 2022, the state has filed 6 documents for this home, and its records count 6 visits since 1988. The most recent is a facility evaluation report, dated May 11, 2026.
- On file since
- 2022
- State visits
- 6
- Most recent visit
- May 11, 2026
Beside homes the same size
- Type A citations0typical 0
- Type B citations0typical 1
- Substantiated allegations0typical 2
- Total complaints0typical 6
“Typical” is the statewide median across the 1,354 licensed larger communities (16+ beds) in the state record — larger, longer-licensed homes accumulate more visits and reports, so compare like with like. One complaint can contain several allegations. Counts cover this licence since 1988.
Year by year
The last 36 months — 4 of 6 documents
May 11, 2026Facility evaluation reportReport on file
Type of visit: Required - 1 Year
On 5/11/2026, LPA Grace Donato conducted an unannounced annual insprection and met with Director of Residential Services, Linda Ishii and explained the purpose of the visit. The facility currently provides care for 17 residents some of which with a diagnosis of dementia. LPA continued with a tour of the facility with staff, facility found to be clean and at a comfortable temperature with all exits free from obstruction. Resident’s bedrooms, common areas, kitchen & food storage areas were inspected. Fire Extinguishers located throughout the facility were found to be charged. Smoke and carbon monoxide detectors were present. Emergency disaster plan is reviewed and completed. Disaster drills are conducted on a quarterly basis and documented. There was a sufficient supply of both perishable and nonperishable foods. There was a supply of hygiene products and paper products available for residents. Resident's bedroom have lighting & appropriate furnishings and bedding items. Restrooms for resident use were equipped with non-slip mats, grab bars and kept in good condition. There is a large outdoor patio equipped with appropriate shading for resident use. Medications are stored in staff office and found to be in a locked metal cabinet. Upon spot review of medications, LPA found that the facility has centrally store medication records updated and in order. LPA conducted a sample file review for residents and found all items to be current. No deficiencies cited today. Report is reviewed and copy is provided.the state’s words, verbatim · CDSS document, May 11, 2026
May 30, 2025Facility evaluation reportReport on file
Type of visit: Required - 1 Year
On 5/30/2025, Licensing Program Analyst (LPA) Tobola conducted an unannounced Annual Required – 1 yr. inspection for this facility and was greeted by Executive Director, Linda Ishii. The facility currently provides care for 14 residents some of which with a diagnosis of dementia. LPA continued with a tour of the facility with staff, facility found to be clean and at a comfortable temperature with all exits free from obstruction. Resident’s bedrooms, common areas, kitchen & food storage areas were inspected. Fire Extinguishers located throughout the facility were found to be charged. Smoke and carbon monoxide detectors were present. Emergency disaster plan is reviewed and completed. Disaster drills are conducted on a quarterly basis and documented. There was a sufficient supply of both perishable and nonperishable foods as required by Title 22 Regulations, with food stored in the kitchen refrigerator found to have appropriate coverings, enough for residents in care. There was a supply of hygiene products and paper products available for residents. Resident's bedroom have lighting & appropriate furnishings and bedding items. Restrooms for resident use were equipped with non-slip mats, grab bars and kept in good condition. There is a large outdoor patio equipped with appropriate shading for resident use. Medications are stored in staff office and found to be secured. Upon spot review of medications, LPA found that the facility has centrally store medication records updated and in order. LPA conducted a sample file review for residents and found all items to be current. Upon a sample review of staff files LPA found that all caregiver staff have current 1st aid and CPR certification and health screening on file. The facility is also on track for completing staff annual training. LPA requested the following documents be sent to CCL by COB 6/13/2025: LIC 308 Designated Facility Responsibility LIC 500 Personnel Summary LIC 610 Emergency Disaster Plan No deficiencies citedthe state’s words, verbatim · CDSS document, May 30, 2025
Aug 20, 2024Facility evaluation reportReport on file
Type of visit: Case Management - Incident
On 8/20/2024, Licensing Program Analyst (LPA) Tobola arrived unannounced for the purpose of conducting a case management, following up on facility incident report. An incident occurring on 8/17/2024 involving resident (R1) leaving the facility unassisted. LPA toured the facility and interviewed Director of Residential Services, Linda Ishii. Based on interview, R1 had not previously demonstrated this behavior or desire to leave the facility site. The facility contacted appropriate parties including local police department and R1's POA and submitted an incident report to CLLD. R1 had been located at the local medical center in close proximity to the facility. R1 was assessed and found no signs of injury or changes of condition and safely returned. Based upon a review of R1's records, it was found that R1 is cleared by their physician to leave the facility unassisted and does not have a diagnosis of dementia. LPA and Administrator discussed several items following the incident, including supervision and reassessments for R1, in order to prevent further incidents from occurring. Facility to provide LPA with copies of R1's updated records once completed. In addition, LPA and Director of Residential Services discussed request for Fire Clearance Inspection. LPA was provided request documentation. Facility to provide updated facility sketch prior to LPA submitting inspection request to local fire department. No deficiencies cited during today's visit.the state’s words, verbatim · CDSS document, Aug 20, 2024
Jul 31, 2024Facility evaluation reportReport on file
Type of visit: Required - 1 Year
On July 31, 2024, Licensing Program Analyst(LPA) John Calandra arrived at the facility at 9:40 AM to complete the Annual 1-year required inspection. LPA Calandra was greeted by Sandy Ishii, Adult Day Care Program Coordinator and explained the purpose of the visit. Linda Ishii, Administrator arrived later during the visit. LPA Calandra toured the physical plant. This is a 2-story building with 14 bedrooms, 4 bathrooms, a kitchen, dining room, lounge, garden, foyer, staff offices, and recreation room. All bedrooms had the required furniture and sufficient lighting. The facility's thermostat was set at a comfortable temperature of 72.5 degrees Fahrenheit. Hot water temperature was measured at 114.8 degrees Fahrenheit within the required range. The facility had the required 7 days of non-perishables and 2 days of perishables on hand. No food was expired. The facility's fire extinguishers were last inspected on January 28, 2024 and all were observed to be fully charged. The facility's smoke detectors and carbon monoxide detectors were observed to be in working order. All soaps, detergents, and poisons were observed to be locked and in-accessible to persons in care. Knives, and other sharp objects were accessible to persons in care but locked in the presence of the LPA. This facility does not handle cash resources for clients. LPA Calandra reviewed Centrally Stored Medications Records(CSMR). A review of Centrally stored medications indicated that medications for residents were properly labeled with instructions on dosage and times of day and matched the Centrally Stored Medication Records(CSMR) kept at the facility. LPA Calandra reviewed 5 client records and 5 staff records. All client records were observed to be missing the Annual Needs and Services Plan. All staff files were observed to be complete. A Type B violation was provided for not having Annual Needs and Services Plans for R1, R2, R3, R4, and R5. A Technical violation was also provided for not ensuring Appraisals are conducted for Dementia patients on an ongoing basis. LPA Calandra requested the following documents be sent to the Department: -Current Liability Insurance -Transportation Procedures Deficiencies are cited under California Code of Regulations, Title 22, cited on the LIC 809-D. Failure to correct the deficiencies may result in civil penalties. An exit interview was conducted. This report was reviewed with Linda Ishii, Administrator and a copy of the report left at the facility along with Appeal rights.the state’s words, verbatim · CDSS document, Jul 31, 2024
What the state’s words mean
CDSS citation definitions (PDF) ↗ · CDSS complaint outcomes ↗
Life here
Rooms, meals, the rhythm of a day, faith and language, pets and house rules — as the home describes them. Tap any detail for its source and date; nothing here is graded.
Find a detail about life at this home.
Rooms & the spaces they will use
Room typesSemi-Private
Reported on assistedliving.com · seen September 9, 2026.
Common areasIndoor Common Areas
Reported on assistedliving.com · seen September 9, 2026.
LaundryDone by staff
Reported on caring.com · seen September 9, 2026.
Housekeeping
Reported on caring.com · seen September 9, 2026.
Meals, preferences & familiar food
Meals are cooked in the home's own kitchen
Reported on caring.com · seen September 9, 2026.
Meals provided
Reported on assistedliving.com · seen September 9, 2026.
Activities & the rhythm of a day
Activity types offeredActivities On-site
Reported on assistedliving.com · seen September 9, 2026.
Religious services off site
Reported on assistedliving.com · seen September 9, 2026.
Faith, culture & language
Languages spoken by caregiversEnglish · Japanese
Reported on caring.com · seen September 9, 2026.
Visiting & staying involved
Transportation costs extraReported no
Reported on assistedliving.com · seen September 9, 2026.
Transport for group outings
Reported on caring.com · seen September 9, 2026.
Before you call
Ask every home the same questions — the state’s record does not answer these. Keep the ones that matter and they travel with your saved homes.
- What is included in the monthly rate, and what costs extra?
- Who is awake overnight, and how do residents ask for help?
- Which rooms does the non-ambulatory approval cover, and what transfer support is provided?
- What could change whether someone can stay here?
- Can we see a bedroom and share a meal during a visit?
Other homes nearby
The nearest licensed homes in San Francisco County, closest first. Every listed home appears on the same terms.
Ivy Park at Cathedral Hill
San Francisco · Large community · 0.0 mi away
$7,395 a month to start · Listed by the home
The Carlisle-Ivy Signature Living
San Francisco · Large community · 0.1 mi away
$8,695 a month to start · Listed by the home
The Sequoias San Francisco
San Francisco · Large community · 0.1 mi away
$5,250 a month to start · Covelight estimate
Kokoro Assisted Living
San Francisco · Large community · 0.1 mi away
$6,559 a month to start · Listed by the home
San Francisco Towers
San Francisco · Large community · 0.2 mi away
$5,350 a month to start · Covelight estimate
Coterie Cathedral Hill
San Francisco · Large community · 0.3 mi away
$9,900 a month to start · Listed by the home