Pricing ranges from
    $2,000 – 2,600/month

    Prospect Manor Assisted Living

    800 Prospect Ave, South Pasadena, CA 91030
    • Independent Living
    • Assisted Living

    Friendly staff, bright clean rooms

    I live here and I'm very pleased - the staff are friendly, caring and knowledgeable, and the rooms and grounds are bright, spacious and impeccably clean. The community feels welcoming, offers a nice variety of activities (including activity videos), and the location and low rent make it a great value. I'd recommend it.

    Current/former resident
    Jul 2026

    Pricing

    Prices shown are estimates and subject to change. Contact your senior living advisor for current pricing.

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    Amenities

    Healthcare services

    • Activities of daily living assistance
    • Assistance with bathing
    • Assistance with dressing
    • Assistance with transfers
    • Medication management
    • Mental wellness program

    Healthcare staffing

    • 12-16 hour nursing
    • 24-hour call system
    • 24-hour supervision

    Meals and dining

    • Diabetes diet
    • Meal preparation and service
    • Restaurant-style dining
    • Special dietary restrictions

    Room

    • Air-conditioning
    • Cable
    • Fully furnished
    • Housekeeping and linen services
    • Kitchenettes
    • Private bathrooms
    • Telephone
    • Wifi

    Transportation

    • Community operated transportation
    • Transportation arrangement
    • Transportation arrangement (non-medical)

    Common areas

    • Beauty salon
    • Computer center
    • Dining room
    • Fitness room
    • Gaming room
    • Garden
    • Outdoor space
    • Small library
    • Wellness center

    Community services

    • Concierge services
    • Fitness programs
    • Move-in coordination

    Activities

    • Community-sponsored activities
    • Planned day trips
    • Resident-run activities
    • Scheduled daily activities

    Reviews

    3.71·(7)

    Overall rating

    1. 5
    2. 4
    3. 3
    4. 2
    5. 1
    • Care

      3.0
    • Staff

      3.0
    • Meals

      2.0
    • Amenities

      3.0
    • Value

      4.0

    Pros

    • Knowledgeable, polite staff
    • Friendly, caring staff
    • Very clean facility
    • Very clean rooms
    • Spacious rooms
    • Bright, inviting interior
    • Welcoming atmosphere
    • Convenient location
    • Nice grounds
    • Low rent / good value
    • Offers activities (including activity videos)

    Cons

    • Poor management
    • Outdoor smoking allowed in all exterior areas
    • Ashtrays placed near no-smoking signs
    • Residents unable to enjoy outdoor spaces due to smoke
    • Perceived lack of care for some residents
    • Understaffed
    • Care negatively impacted by staffing shortages
    • Fewer staff during evening shifts
    • Evacuation / emergency preparedness concerns
    • Poor meals / menu dissatisfaction
    • Lack of social activities leading to boredom

    Summary of reviews

    Overall sentiment in the reviews is mixed: reviewers consistently praise the physical environment and many members of the caregiving team, but they raise significant operational and programmatic concerns that affect residents' day-to-day quality of life. Positive comments center on cleanliness, a welcoming atmosphere, and staff interpersonal qualities; negative comments focus on management decisions, smoking policy enforcement, staffing levels, dining quality, activity programming, and safety/emergency preparedness.

    Care and staff: Multiple reviews emphasize that staff are friendly, caring, knowledgeable, and polite. These comments suggest that on an individual level employees are compassionate and able to build rapport with residents. However, a recurrent theme is understaffing—particularly in the evenings—which reviewers say directly impacts the level of care residents receive. Several summaries explicitly link reduced staffing to diminished care. There is also a criticism that, despite friendly frontline workers, there is a perceived lack of care or attention for some residents that may stem from staffing shortages or management choices.

    Facility, rooms, and grounds: The facility itself receives uniformly positive feedback. Reviews describe the building as very clean, with very clean and spacious rooms, bright and inviting common areas, and pleasant grounds. The location is described as convenient and the atmosphere welcoming. These consistent observations suggest maintenance and housekeeping are strong points for the property, and that the physical environment is a clear asset.

    Smoking policy and outdoor use: A serious and specific concern appears around outdoor smoking. Reviews state that outdoor smoking is permitted across all exterior areas and that ashtrays are placed directly in front of no-smoking signage. This contradiction creates an environment where some residents cannot comfortably use outdoor spaces because of smoke, and it raises questions about policy enforcement and resident rights to smoke-free outdoor areas. This issue is highlighted repeatedly and is one of the more actionable operational complaints.

    Dining and activities: Dining receives negative feedback: reviewers describe the meals as poor and express dissatisfaction with the menu. On activities, the feedback is mixed—some reviews note the facility offers different activities and even activity videos, while others say there is a lack of social programming and “nothing to do except eat and sleep.” This inconsistency suggests activity offerings may be limited, unevenly scheduled, or not aligned with residents’ interests; some residents see value in available programming while others find it insufficient.

    Management and safety concerns: Management is called out as a weakness in multiple summaries. Complaints about poor management are paired with practical concerns such as ashtray placement and understaffing, indicating systemic rather than isolated issues. Additionally, at least one review raises evacuation or emergency preparedness concerns. When combined with reports of evening understaffing, these safety-related comments become especially notable and could be a priority area for review by leadership.

    Value proposition: Despite the operational criticisms, reviewers note that rent is low and represents good value. The combination of a clean, pleasant physical environment and low cost is an important positive tradeoff cited by residents or families; however, several reviews signal that cost savings are offset by concerns around meals, activities, management, smoking policies, and staffing.

    Overall, the reviews describe a facility with strong housekeeping, attractive spaces, and generally compassionate frontline staff, but one that is undermined by management decisions, inadequate staffing (especially evenings), a problematic outdoor smoking policy, inconsistent activity programming, and subpar dining. For prospective residents or family members, the site appears to offer good value and a pleasant physical environment, but they should investigate current management practices, staffing patterns (especially evenings), emergency preparedness, smoking policies, and meal quality before deciding.

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    Location

    Map showing location of Prospect Manor Assisted Living

    Prospect Manor Assisted Living is located at 800 Prospect Ave, South Pasadena, CA, 91030.

    About Prospect Manor Assisted Living

    Prospect Manor Assisted Living sits at 800 Prospect Ave in South Pasadena and has 99 beds in a large community setting, so folks can find both quiet and social spaces when they want them, and there's a good mix of studio, one-bedroom, two-bedroom, semi-private, shared, and companion rooms, including some with private baths, each one kept up nicely. The place takes adults aged 55 and over, giving them a range of living options like independent living, assisted living, respite care, hospice, skilled nursing, and rehabilitation, all in a peaceful area that's close to local amenities, schools, and major roads, which makes visiting simple for family and friends. Staff are there 24 hours a day to help residents with things like medication management, getting dressed, bathing, and moving from bed to wheelchair if needed-plus they do daily housekeeping and help with health needs like incontinence and diabetes monitoring, even if insulin shots can't be given by staff. People who come to live here get three chef-prepared meals a day, have access to comfortable lounges and patio areas, and enjoy common indoor spaces where it's easy to chat or join one of the active social programs or events that run all year. There's an emphasis on staying independent, but also plenty of help for people who need more, with care levels broken down into Light, Medium, and Heavy Care, and programs like ALWP available. Residents can also get therapy services and see visiting healthcare professionals for things like medical and dental care, plus there's standby help for transfers, and transportation for errands or doctor visits is available at no extra cost. The apartments have modern features and the grounds are well maintained, with the whole community holding past awards for estate upkeep-people have noticed it looks nice, and that's always pleasant. Prospect Manor Assisted Living is licensed by the state of California (License #197603952), so families can visit with peace of mind, and the staff focus on delivering personalized care to support each resident as much as they need, in safe, comfortable, and clean surroundings.

    People often ask...

    Prospect Manor Assisted Living offers competitive pricing, with rates starting at a cost of $2,000 per month.

    Prospect Manor Assisted Living offers independent living, assisted living, and continuing care retirement community.

    There are 7 photos of Prospect Manor Assisted Living on Mirador.

    Yes, Prospect Manor Assisted Living allows residents to age in place and adjust their level of care as needed.

    The full address for this community is 800 Prospect Ave, South Pasadena, CA 91030.

    No, Prospect Manor Assisted Living does not offer respite care. Respite care in assisted living communities provides temporary, short-term relief for primary caregivers by offering professional care for their loved ones. It allows individuals to stay in an assisted living community for a limited time, giving caregivers a break while ensuring residents receive necessary support and assistance with daily activities.

    Safety & Compliance

    In California, the Department of Social Services' Community Care Licensing Division licenses residential care facilities for the elderly, conducting inspections and investigating complaints.

    License number197603952
    StatusLicensed
    Facility typeResidential Care Elderly
    Capacity99 residents
    LicenseeBAJ MANAGEMENT, INC.
    EffectiveFebruary 20th, 2003
    View the official license record

    Inspection Reports

    42

    Reports

    19

    Type A Citations

    24

    Type B Citations

    30

    Complaints

    7

    Years

    23 Feb 2026Inspection
    Identified maintenance and safety deficiencies, including hot water temperatures outside allowed range and damaged fixtures, during the visit.
    • Type BCCR87303(e)(2)
    • Type BCCR87303(a)
    05 Dec 2025Complaint
    Investigated two allegations: lack of medical attention when needed and not following the care plan. Evidence from interviews and records indicated staff responded to needs and followed the plan.
    30 Aug 2025Complaint
    Investigated an allegation that staff did not notify the resident's authorized representative about incidents. Also reviewed whether inadequate supervision allowed a resident to be attacked by another resident.
    • Type B87211(a)(2)
    15 Aug 2025Complaint
    Investigated an allegation that there was a lack of staff supervision resulting in a resident eloping from the premises. The resident was later found by police and hospitalized for dehydration.
    • Type A87411(a)
    05 Aug 2025Complaint
    Investigated two allegations of inadequate supervision and failure to notify; found no preponderance of evidence to prove violations.
    21 Jan 2025Inspection
    Observed hot water temperatures above 120°F in two bathrooms and missing non-skid mats in two showers, creating safety hazards.
    • Type A87303(e)(2)
    • Type B87303(e)(5)
    29 Oct 2024Complaint
    Investigated a complaint that a resident with dementia left the premises unattended and was missing for several hours. Records and staff interviews indicated the resident had dementia and could not be left unattended, and supervision did not meet requirements.
    • Type A87466
    10 Oct 2024Complaint
    Investigated allegation that staff neglected a resident's wound; found the resident developed a stage 4 wound and wound care was not consistently provided, leading to an immediate civil penalty.
    • Type A87468.2(a)(8)
    10 Oct 2024Inspection
    Identified deficiencies included failure to report incidents after a resident refused wound care, falsified wound care records, and a medical assessment not on file prior to admission.
    • Type A87207
    • Type B87211(a)(1)(d)
    • Type B87211(a)(1)
    • Type B87458(a)
    04 Mar 2024Complaint
    Investigated an allegation of illegal eviction; a notice to pay rent was given and payments were made, but no eviction notice had been issued.
    15 Feb 2024Inspection
    Identified safety and care process deficiencies, including hot water temperatures outside the allowed range and medications administered beyond prescribed dosage. Also observed a cracked shower faucet and a damaged kitchen wall.
    • Type A87303(e)(2)
    • Type A87465(c)(2)
    • Type B87303(a)
    09 Feb 2024Complaint
    Investigated allegations that staff provided the incorrect medication, that untrained staff administered medications, that residents were not treated with dignity, and that staff did not assist residents with their needs. Found insufficient evidence to support the claims.
    09 Jan 2024Complaint
    Investigated a complaint that staff slept on duty and that bedbugs were present. Interviews supported a sleep-on-duty incident, while pest control records showed no bedbug evidence.
    • Type B87411(a)
    07 Nov 2023Complaint
    Investigated two allegations—bedbugs in several rooms and staff sleeping on duty. Interviews and pest control records found no confirmation of either issue.
    19 Jun 2023Inspection
    Identified hot water temperatures in multiple locations outside safety limits and missing warning signs on high-temperature taps. Also observed clutter in a corner of the dining room.
    • Type A87303(e)(3)
    • Type B87303(e)(2)
    06 Jun 2023Complaint
    Investigated an allegation that a staff member sexually abused a resident; findings described inappropriate touching and a staff member hiding in the resident's closet.
    • Type A87468.1(a)(1)
    • Type B1569.49(f)
    30 Jan 2023Complaint
    Investigated two complaints: heating system not repaired and activities not meeting residents' needs; evidence did not support either.
    28 Jan 2023Inspection
    Identified deficiencies in resident rooms and the kitchen, with some areas not meeting regulations for water temperature. The dining room was observed to have cluttered items stored in a corner.
    • Type A87303(e)(2)
    • Type A87303(e)(3)
    • Type B87303(a)
    29 Aug 2022Inspection
    Identified improper medication labeling and incomplete dosage records during a case management review.
    • Type B87465(a)(6)
    • Type B87465(e)
    29 Aug 2022Complaint
    Investigated two allegations about medication management and meeting residents' needs. The findings were unsubstantiated.
    13 Jun 2022Complaint
    Investigated allegations that the elevator was out of service. Also noted concerns that residents could not participate in activities, medications were not administered properly, and residents did not have a safe escape route in case of a fire.
    • Type B87303(a)
    22 Feb 2022Inspection
    Observed compliance with most requirements, with one technical violation issued.
    19 Oct 2021Complaint
    Investigated allegations that staff injured a resident, handled residents roughly, threatened eviction, failed to meet incontinent needs, withheld food, and did not refill medications in a timely manner. Administrators and staff denied the allegations and residents reported they were treated well.
    16 Aug 2021Complaint
    Investigated three allegations about staff interactions with a resident, billing practices, and safekeeping of belongings; interviews and records showed no clear evidence supporting any of the allegations.
    29 Jul 2021Complaint
    Investigated complaints about smoking and safety issues at a care setting. Observed residents smoking in rooms and on balconies, with oxygen in use, and noted that smoking must be prohibited near oxygen.
    • Type A87618(b)(3)(C)
    07 Jul 2021Complaint
    Investigated the allegation of disrepair and found several safety and maintenance concerns, including a leaky ceiling, cracked windows, peeling paint, a balcony door off its rails, and improper hot water and refrigerator temperatures.
    • Type A87555(b)(21)
    • Type B87303(e)(2)
    • Type B87303(a)
    23 Jun 2021Complaint
    Investigated two specific allegations: that staff did not provide a safe environment due to homeless people loitering outside, and that call buttons were not answered promptly. There was not a preponderance of evidence proving the alleged violations.
    16 Jun 2021Inspection
    Observed oxygen tanks removed from the storage area and staff wearing masks properly after in-service training.
    • Type A87618(b)(3)(I)
    • Type B87468.1(a)(2)
    09 Jun 2021Inspection
    Observed staff not wearing masks properly, not covering nose or mouth, creating an immediate health and safety risk to residents.
    • Type A87468.1(a)(2)
    09 Jun 2021Inspection
    Identified smoke from a smoldering structural member near a corner; a resident was evacuated and two oxygen tanks were stored in a storage room above the evacuated area.
    • Type A87618(b)(3)(I)
    26 May 2021Complaint
    Investigated a complaint about how medications were handled, food service quality, recordkeeping, incontinence care, and laundry services. Found deficiencies in medication administration, meal quality, record organization, continence care, and laundry operations during a period of interim management.
    • Type A87465(a)(5)
    • Type A87625(b)(3)
    • Type B87555(b)(18)
    • Type B87506(a)
    • Type B87307(a)(3)(F)
    25 May 2021Complaint
    Investigated the allegation that temperatures were not kept comfortable for residents; thermostats showed 74–77 degrees and most residents and staff reported comfortable conditions with adjustments when needed.
    06 May 2021Complaint
    Investigated complaints found that residents did not receive mail promptly and a resident prone to wandering was not consistently supervised.
    • Type A87461(a)(1)
    • Type B87468.1(a)(15)
    08 Feb 2021Complaint
    Investigated a bed bug complaint and found evidence of bed bugs with a recent treatment in room 231.
    • Type B87303(a)
    02 Jun 2020Complaint
    Investigated the claim that staff handled a resident roughly, including verbal and physical abuse allegations, but found insufficient evidence to prove or disprove the claims.
    12 Mar 2020Complaint
    Investigated allegations of unassisted incontinence needs and turned off resident heat; found no conclusive evidence supporting these claims. Confirmed a resident moved out voluntarily without providing forwarding contact information.
    02 Mar 2020Inspection
    Confirmed compliance with all regulations and requirements during visit.
    25 Feb 2020Complaint
    Confirmed substantiated allegation of resident abandonment due to inadequate assessment and justification for denial of readmission.
    27 Jan 2020Complaint
    Confirmed allegation of resident pushing another resident, resulting in a fracture. Insufficient evidence of neglect by staff.
    25 Jan 2020Complaint
    Confirmed allegations regarding refusal of rent payment by a resident were unfounded, as the check did not reflect the updated rent rate. Allegations of spoiled food being served were also unfounded, as residents and staff reported no issues with the food served at the facility.
    08 Nov 2019Complaint
    Confirmed allegation of facility abandoning a resident by not allowing them to return due to requiring a higher level of care.
    • Type B87463(a)
    23 Oct 2019Complaint
    Investigated financial abuse allegation, unable to prove or disprove. No deficiencies or citations noted.

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    Mirador Living is not affiliated with the owner or operator(s) of Prospect Manor Assisted Living. The information above has not been verified or approved by the owner or operator. For exact information, please contact Prospect Manor Assisted Living directly. There is no cost for this service. We are compensated by the community you select.

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