CCN 225541 · Middlesex County, Massachusetts
Carlyle House
342 Winter Street, Framingham, MA 01701
Carlyle House is a 55-bed for-profit nursing home in Framingham, Massachusetts, first certified for Medicare or Medicaid in 1991. CMS rates it 1 out of 5 stars overall in its September 2026 data, and it averaged 49.2 residents a day, about 90% of its certified beds. It has an active FHA-insured Section 232 loan: $5.8 million originally, at 3.40%, with $4.9 million outstanding as of September 30, 2026 and maturity in August 2049.
Facility facts
- Certified beds
- 55
- Average residents per day
- 49.2 (89.5% of beds)
- Ownership type
- For profit - Corporation
- Certification
- Medicare and Medicaid
- Legal business name
- We Do Care, Inc
- Certified since
- Dec 1, 1991
- Chain or affiliated group
- None listed by CMS
- Location
- Urban
Ratings and staffing
Star ratings run from 1 to 5. Staffing is nurse hours per resident per day from CMS Payroll Based Journal data; turnover is the CMS annual nursing staff turnover rate. Occupancy is CMS's average daily census divided by certified beds.
| Measure | This facility | Massachusetts median | US median |
|---|---|---|---|
| Overall rating | 1 of 5 | State spread: 65 at 1, 68 at 2, 62 at 3, 72 at 4, 71 at 5 | |
| Health inspections | 2 of 5 | ||
| Quality measures | 3 of 5 | ||
| Staffing | 1 of 5 | ||
| Total nurse hours per resident per day | 4.36 | 3.70 | 3.68 |
| RN hours per resident per day | 0.43 | 0.60 | 0.58 |
| Weekend nurse hours per resident per day | 3.79 | ||
| Nursing staff turnover | 42.9% | 37.7% | 44.9% |
| Occupancy (residents / beds) | 89.5% | 86.9% | 85.7% |
| Fines reported by CMS | 2 totaling $25,263 | ||
| Health deficiencies, latest standard survey | 7 (Jul 29, 2025) | ||
HUD 223(f) Express Lane: the CMS part
HUD gives 223(f) applications queue priority when the facility has CMS overall and health inspection ratings of at least 2 stars and no abuse icon, among other tests (ORCF criteria of March 31, 2026). Carlyle House does not meet it today: overall rating 1. The loan-to-value, coverage and operator tests depend on the deal. All the criteria.
Who owns and operates it
These are the owners and operators the facility reported to CMS: anyone with a 5% or greater direct or indirect stake, and any organization with operational or managerial control.
| Name | Role | Share | Since |
|---|---|---|---|
| Morgan, ChristopherIndividual | Direct Ownership Interest | 7% | 02/06/1997 |
| Morgan, JosephIndividual | Direct Ownership Interest | 85% | 02/06/1997 |
| Morgan, MichaelIndividual | Direct Ownership Interest | 7% | 02/06/1997 |
| U.S. Department of Housing and Urban DevelopmentOrganization | Mortgage Interest | n/a | 01/01/2019 |
| Newport Real Estate Capital LLCOrganization | Security Interest | n/a | 01/01/2022 |
| Anand, AjayIndividual | Operational / Managerial Control | n/a | 01/01/2021 |
| Benedetti, JohnIndividual | Operational / Managerial Control | n/a | 06/09/2009 |
| Droeske, KristenIndividual | Operational / Managerial Control | n/a | 09/17/2021 |
| Legrand, OmarIndividual | Operational / Managerial Control | n/a | 02/04/1998 |
| Legrand, SusanIndividual | Operational / Managerial Control | n/a | 09/03/2002 |
| Rizik, ShantalIndividual | Operational / Managerial Control | n/a | 04/15/2024 |
| Romano, LaurenIndividual | Operational / Managerial Control | n/a | 10/16/2024 |
| Shea, MaryIndividual | Operational / Managerial Control | n/a | 05/15/1995 |
Changes of ownership
No change of ownership for this facility appears in the CMS change-of-ownership file, which starts in January 2016.
HUD Section 232 loans
HUD's Office of Healthcare Programs lists these FHA-insured loans for a project we matched to this facility by name, city and bed count. Status, rate and balance come from HUD's insured-mortgage files as of September 30, 2026. Check the FHA number against the loan documents before relying on the match.
| Endorsed | Program | Original amount | Status | FHA number |
|---|---|---|---|---|
| Jul 11, 2019 | 223(f) refinance or purchaseHUD project name: Carlyle House, 55 beds. Lender at endorsement: Housing & Healthcare Finc | $5,817,100 | Active: 3.40%, $4,923,176 balanceMatures Aug 1, 2049. Servicer: Newpoint Real Estate Capital | 02322190 |
| Jun 29, 2010 | 223(a)(7) refinance of a 223(f) loanHUD project name: Carlyle House, 55 beds. Lender at endorsement: Oppenheimer Mf Hsg & Hcare | $3,520,000 | Ended Jan 29, 2015Prepayment | 02322064 |
| Mar 19, 2002 | 223(f) refinance or purchaseHUD project name: Carlyle House, 54 beds. Lender at endorsement: Capmark Finance, Inc | $3,544,500 | Ended Jun 30, 2010Prepayment | 02322028 |
Sources and dates
Facility, rating, staffing and ownership data: CMS Provider Information and CMS Ownership, processing date September 2026. Private equity, REIT and mortgage-interest flags and changes of ownership: CMS Skilled Nursing Facility All Owners and Change of Ownership files (2026-10-01). FHA-insured loans: HUD Office of Healthcare Programs endorsement database, data run July 8, 2026. How we join them, and what the join can get wrong: methodology.
SNF Register is independent. It is not affiliated with or endorsed by CMS, HUD or FHA. Spotted an error? Write to hello@hudskillednursing.loan.