CCN 395502 · Venango County, Pennsylvania
Oakwood Heights Village
10 Vo Tech Drive, Oil City, PA 16301
Oakwood Heights Village is a 106-bed for-profit nursing home in Oil City, Pennsylvania, first certified for Medicare or Medicaid in 1981. CMS rates it 2 out of 5 stars overall in its September 2026 data, and it averaged 84.8 residents a day, about 80% of its certified beds. It has an active FHA-insured Section 232 loan: $8.5 million originally, at 6.32%, with $8.4 million outstanding as of September 30, 2026 and maturity in June 2060.
Facility facts
- Certified beds
- 106
- Average residents per day
- 84.8 (80.0% of beds)
- Ownership type
- For profit - Limited Liability company
- Certification
- Medicare and Medicaid
- Legal business name
- Oakwood Heights SNF Opco Operating Company LLC
- Certified since
- Jan 30, 1981
- Chain or affiliated group
- Abraham Smilow (7 facilities, chain average 1.4 stars)
- Location
- Rural, part of a continuing care retirement community
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 | Pennsylvania median | US median |
|---|---|---|---|
| Overall rating | 2 of 5 | State spread: 145 at 1, 135 at 2, 118 at 3, 97 at 4, 157 at 5 | |
| Health inspections | 2 of 5 | ||
| Quality measures | 2 of 5 | ||
| Staffing | 2 of 5 | ||
| Total nurse hours per resident per day | 3.56 | 3.63 | 3.68 |
| RN hours per resident per day | 0.65 | 0.66 | 0.58 |
| Weekend nurse hours per resident per day | 3.18 | ||
| Nursing staff turnover | 60.2% | 44.2% | 44.9% |
| Occupancy (residents / beds) | 80.0% | 88.7% | 85.7% |
| Fines reported by CMS | 1 totaling $14,015 | ||
| Health deficiencies, latest standard survey | 18 (Feb 6, 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). Oakwood Heights Village does not meet it today: the 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 |
|---|---|---|---|
| Oakwood Heights SNF Opco Holdco Company LLCOrganization | Direct Ownership Interest | 100% | 08/15/2023 |
| Smilow, AbrahamIndividual | Indirect Ownership Interest | 95% | 08/15/2023 |
| Cain, PaulIndividual | Operational / Managerial Control | n/a | 04/01/2024 |
| Rohrbach, CharlesIndividual | Operational / Managerial Control | n/a | 08/15/2023 |
| Smilow, AbrahamIndividual | Operational / Managerial Control | n/a | 08/15/2023 |
In its Medicare enrollment record, the facility reported private equity ownership through Lads Avenue Associates LLC. Those flags are self-reported to CMS and many PE and REIT ties go unflagged.
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 |
|---|---|---|---|---|
| May 29, 2025 | 223(f) refinance or purchaseHUD project name: P0706 Smilow PA Oakwood Heights Village, 106 beds. Lender at endorsement: Greystone Funding Company LLC | $8,463,200 | Active: 6.32%, $8,377,344 balanceMatures Jun 1, 2060. Servicer: Greystone Servicing Company | 03322152 |
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.