CCN 225682 · Middlesex County, Massachusetts
Oak Knoll Rehabilitation and Healthcare Center
9 Arbetter Drive, Framingham, MA 01701
Oak Knoll Rehabilitation and Healthcare Center is a 123-bed for-profit nursing home in Framingham, Massachusetts, first certified for Medicare or Medicaid in 1995. CMS rates it 3 out of 5 stars overall in its September 2026 data, and it averaged 110.7 residents a day, about 90% of its certified beds. We found no FHA-insured Section 232 loan for it in HUD's healthcare endorsement database (fiscal 2001 onward).
Facility facts
- Certified beds
- 123
- Average residents per day
- 110.7 (90.0% of beds)
- Ownership type
- For profit - Corporation
- Certification
- Medicare and Medicaid
- Legal business name
- Framingham SNF Operations LLC
- Certified since
- Nov 20, 1995
- Chain or affiliated group
- Atlas Healthcare (30 facilities, chain average 3.5 stars)
- 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 | 3 of 5 | State spread: 65 at 1, 68 at 2, 62 at 3, 72 at 4, 71 at 5 | |
| Health inspections | 3 of 5 | ||
| Quality measures | 2 of 5 | ||
| Staffing | 2 of 5 | ||
| Total nurse hours per resident per day | 3.79 | 3.70 | 3.68 |
| RN hours per resident per day | 0.33 | 0.60 | 0.58 |
| Weekend nurse hours per resident per day | 3.33 | ||
| Nursing staff turnover | 41.4% | 37.7% | 44.9% |
| Occupancy (residents / beds) | 90.0% | 86.9% | 85.7% |
| Fines reported by CMS | 1 totaling $211,819 | ||
| Health deficiencies, latest standard survey | 1 (Feb 13, 2026) | ||
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). Oak Knoll Rehabilitation and Healthcare Center meets that part today: 3 stars overall, 3 on health inspections, no abuse icon. 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 |
|---|---|---|---|
| Whittier Mop Operations Holdings LLCOrganization | Direct Ownership Interest | 100% | 02/28/2025 |
| Jmh Family LLCOrganization | Indirect Ownership Interest | n/a | 02/28/2025 |
| Jmh Family TrustOrganization | Indirect Ownership Interest | n/a | 02/28/2025 |
| Mls Family LLCOrganization | Indirect Ownership Interest | n/a | 02/28/2025 |
| Mls Family TrustOrganization | Indirect Ownership Interest | n/a | 02/28/2025 |
| Sgs Family LLCOrganization | Indirect Ownership Interest | n/a | 02/28/2025 |
| Sgs Family TrustOrganization | Indirect Ownership Interest | n/a | 02/28/2025 |
| Whittier 6 Operations Holdings LLCOrganization | Indirect Ownership Interest | n/a | 02/28/2025 |
| Miller, NachumIndividual | Indirect Ownership Interest | n/a | 02/28/2025 |
| Whittier Opco Manager LLCOrganization | Operational / Managerial Control | n/a | 02/28/2025 |
| Gilani, AhmedIndividual | Operational / Managerial Control | n/a | 02/28/2025 |
| Miller, NachumIndividual | Operational / Managerial Control | n/a | 02/28/2025 |
| Wanganga, StellaIndividual | Operational / Managerial Control | n/a | 02/28/2025 |
| Wriston, AnthonyIndividual | Operational / Managerial Control | n/a | 02/28/2025 |
Changes of ownership
| Effective | Buyer | Seller |
|---|---|---|
| Feb 28, 2025 | Framingham SNF Operations LLC | Arbetter Corporation |
HUD Section 232 loans
No FHA-insured loan matching this facility appears in HUD's database of healthcare endorsements, which covers fiscal 2001 onward (HUD data run of July 8, 2026). A loan could still exist under a different project name or from before 2001.
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.