Civic Intelligence

Westfield Manor Association Inc C/O Lutheran Senior Services

EIN 02-0568032 • 501(c)3 • St Louis, MO

Profile

To provide low income housing to the elderly

1150 Hanley Industrial CourtSt Louis, MO 63144

www.lssliving.org/AFFORDABLE-HOUSING

Siviq Scores

Precomputed percentiles relative to similar nonprofits. These scores are descriptive rather than judgmental.

Liabilities / Assets

98th percentile

2.06x

Higher debt load relative to assets than 98% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Liabilities / Revenue

98th percentile

8.01x

Higher debt load relative to revenue than 98% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Net Margin

22nd percentile

-10%

Higher net margin than 22% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Top Officer Pay

98th percentile

$655,988

Higher top officer pay than 98% of similar nonprofits.

Top officer pay equals 89.1% of source-year revenue.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Asset Growth

33rd percentile

-1.8%

Faster asset growth than 33% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Revenue Growth

54th percentile

9.3%

Faster revenue growth than 54% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Assets

Down

$2,866,456

Down $52,593 (-1.8%) from 2023

Liabilities

Up

$5,896,958

Up $21,585 (+0.4%) from 2023

Net Assets

Down

-$3,030,502

Down $74,178 (-2.5%) from 2023

Revenue

Up

$736,369

Up $62,719 (+9.3%) from 2023

Expenses

Down

$810,547

Down $8,321 (-1.0%) from 2023

Net Income

Up

-$74,178

Up $71,040 (+49%) from 2023

Trend Graphs

Balance Sheet Trend

Grouped bars show assets, liabilities, and net assets across loaded filings.

$10M$5.0M$0-$5.0MAssets 2010: $4,620,040Liabilities 2010: $5,844,461Net Assets 2010: -$1,224,4212010Assets 2011: $4,496,410Liabilities 2011: $5,881,721Net Assets 2011: -$1,385,3112011Assets 2012: $4,344,347Liabilities 2012: $5,855,585Net Assets 2012: -$1,511,2382012Assets 2013: $4,201,776Liabilities 2013: $5,858,113Net Assets 2013: -$1,656,3372013Assets 2014: $4,068,508Liabilities 2014: $5,844,579Net Assets 2014: -$1,776,0712014Assets 2015: $3,933,033Liabilities 2015: $5,855,404Net Assets 2015: -$1,922,3712015Assets 2016: $3,726,399Liabilities 2016: $5,858,716Net Assets 2016: -$2,132,3172016Assets 2017: $3,634,325Liabilities 2017: $5,870,604Net Assets 2017: -$2,236,2792017Assets 2018: $3,531,930Liabilities 2018: $5,860,428Net Assets 2018: -$2,328,4982018Assets 2019: $3,443,171Liabilities 2019: $5,888,465Net Assets 2019: -$2,445,2942019Assets 2020: $3,289,174Liabilities 2020: $5,858,975Net Assets 2020: -$2,569,8012020Assets 2021: $3,176,489Liabilities 2021: $5,849,183Net Assets 2021: -$2,672,6942021Assets 2022: $3,060,920Liabilities 2022: $5,872,026Net Assets 2022: -$2,811,1062022Assets 2023: $2,919,049Liabilities 2023: $5,875,373Net Assets 2023: -$2,956,3242023Assets 2024: $2,866,456Liabilities 2024: $5,896,958Net Assets 2024: -$3,030,5022024

Highlighted filing

2024

Assets$2,866,456
Liabilities$5,896,958
Net Assets-$3,030,502

Operations Trend

Revenue, expenses, and net income by year, with the latest filing highlighted.

$1.0M$500K$0-$500KExpenses 2010: $573,0992010Expenses 2011: $637,3812011Expenses 2012: $634,3792012Revenue 2013: $510,677Expenses 2013: $655,776Net Income 2013: -$145,0992013Revenue 2014: $587,639Expenses 2014: $707,373Net Income 2014: -$119,7342014Revenue 2015: $557,282Expenses 2015: $703,582Net Income 2015: -$146,3002015Revenue 2016: $586,041Expenses 2016: $795,987Net Income 2016: -$209,9462016Revenue 2017: $618,350Expenses 2017: $722,312Net Income 2017: -$103,9622017Revenue 2018: $613,432Expenses 2018: $705,651Net Income 2018: -$92,2192018Revenue 2019: $618,131Expenses 2019: $734,927Net Income 2019: -$116,7962019Revenue 2020: $624,966Expenses 2020: $749,473Net Income 2020: -$124,5072020Revenue 2021: $647,378Expenses 2021: $750,271Net Income 2021: -$102,8932021Revenue 2022: $644,574Expenses 2022: $782,986Net Income 2022: -$138,4122022Revenue 2023: $673,650Expenses 2023: $818,868Net Income 2023: -$145,2182023Revenue 2024: $736,369Expenses 2024: $810,547Net Income 2024: -$74,1782024

Highlighted filing

2024

Revenue$736,369
Expenses$810,547
Net Income-$74,178

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$2.87$5.90$3.03$0.74$0.81$0.07
2023Detailed filing. Detailed filing data is available for this year.$2.92$5.88$2.96$0.67$0.82$0.15
2022Detailed filing. Detailed filing data is available for this year.$3.06$5.87$2.81$0.64$0.78$0.14
2021Detailed filing. Detailed filing data is available for this year.$3.18$5.85$2.67$0.65$0.75$0.10
2020Detailed filing. Detailed filing data is available for this year.$3.29$5.86$2.57$0.62$0.75$0.12
2019Detailed filing. Detailed filing data is available for this year.$3.44$5.89$2.45$0.62$0.73$0.12
2018Detailed filing. Detailed filing data is available for this year.$3.53$5.86$2.33$0.61$0.71$0.09
2017Detailed filing. Detailed filing data is available for this year.$3.63$5.87$2.24$0.62$0.72$0.10
2016Detailed filing. Detailed filing data is available for this year.$3.73$5.86$2.13$0.59$0.80$0.21
2015Detailed filing. Detailed filing data is available for this year.$3.93$5.86$1.92$0.56$0.70$0.15
2014Detailed filing. Detailed filing data is available for this year.$4.07$5.84$1.78$0.59$0.71$0.12
2013Detailed filing. Detailed filing data is available for this year.$4.20$5.86$1.66$0.51$0.66$0.15
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.34$5.86$1.51$0.63
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.50$5.88$1.39$0.64
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.62$5.84$1.22$0.57
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 13, 2025
Return Version
2024v5.2
Gross Receipts
$736,369
Mission and Program Overview

Mission

To provide low income housing to the elderly

Low income housing for the elderly. See schedule o for summary of lss consolidated operations.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$2,614,709$2,512,593▼ $102,116
Savings and Temporary Cash Investments$241,392$281,936▲ $40,544
Cash and Non-Interest-Bearing Accounts$27,220$37,012▲ $9,792
Prepaid Expenses and Deferred Charges$10,014$7,360▼ $2,654
Accounts Receivable$2,693$2,321▼ $372
Total Assets$2,919,049$2,866,456▼ $52,593
Other Assets Total$23,021$25,234▲ $2,213
Liabilities
Mortgage Notes Payable Secured by Investment Property$5,797,600$5,797,600→ $0
Other Liabilities$43,030$72,808▲ $29,778
Accounts Payable and Accrued Expenses$34,414$25,845▼ $8,569
Deferred Revenue$329$705▲ $376
Total Liabilities$5,875,373$5,896,958▲ $21,585
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-2,956,324$-3,030,502▼ $74,178
Total Net Assets Fund Balance$-2,956,324$-3,030,502▼ $74,178
Total Liabilities and Net Assets / Fund Balance$2,919,049$2,866,456▼ $52,593

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$2,228,878$3,200,929$5,429,807
Equipment$93,715$543,241$636,956
Land$190,000-$190,000
Compensation and Service Providers

Employees

NameTitleFull / Part TimeOtherTotal
Nikki JenningsCorp Director - AhPT$130,485$130,485

Board Members and Trustees

NameTitle
Paul N TiceChairperson
Adam MarlesPresident/CEO
David AndersonVice Chairperson
Brent BeumerBoard Member
Deborah Schroder-saulnierBoard Member
Harry MuellerBoard Member
Lauren CollingBoard Member
Lisa J SombartBoard Member
Norman ToonBoard Member
Rev Christopher SommerBoard Member
Rev Roy ChristellBoard Member
Diane R DrollingerBoard Member (term End)
Elise McclineBoard Member (term End)
Jeffrey L DunnBoard Member (term End)
Ben CaffeyCorporate Director of Revenue
Rachel LittleDirector of Clinical Compliance
Jessica SpurginDirector of Talent Acquisition
Denis ThienDirector of Total Rewards
Todd YoungNetwork Director
Dan BrownAssistant Secretary
Lisa NorwineChief Administrative Officer
Chad SneedChief Financial Officer
Ron SchaeferChief Operating Officer
Sherri RogersController
Meagan MeadowsSecretary
Dr F Matthew KuhlmannSecretary (term End)
Lisa WilliamsVP of Hr
Josh KingVP of Information Technology
Revenue and Support

Revenue Composition

Contributions and Grants
$9,423
Program Service Revenue
$712,367
Investment Income
$9,181
Other Revenue
$5,398
All Other Contributions
$9,423
Change in Net Assets
$-74,178

Audited Revenue Reconciliation

Revenue per Audited Statements
$726,946
Revenue Not Reported on Financial Statements
$9,423
Revenue Not Reported on Form 990
$-3,217
Other Revenue Adjustments
$9,423
Total Revenue per Audited Statements
$723,729
Total Revenue per Form 990
$736,369
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$459,702
Salaries, Compensation, and Employee Benefits$341,422
Grants and Similar Amounts Paid$9,423
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$174,682$107,599-$282,281
Depreciation Depletion$159,432$1,610-$161,042
Occupancy$55,758$563-$56,321
Insurance$53,020$536-$53,556
Office Expenses$22,001$24,925-$46,926
Fees for Services Management-$46,872-$46,872
Other Employee Benefits$22,658$13,956-$36,614
Fees for Services Other$29,199$295-$29,494
Fees for Services Accounting-$26,714-$26,714
Payroll Taxes$13,940$8,587-$22,527
Grants to Domestic Individuals$9,423--$9,423
Conferences and Meetings$6,017--$6,017
Other Expenses$3,217$2,157-$2,157
Advertising-$412-$412
All Other Expenses$11--$11
Total Functional Expenses$569,466$241,081$0$810,547

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Form 990$810,547
Expenses per Audited Statements$797,907
Total Expenses per Audited Statements$797,907
Expenses Not Reported on Financial Statements$12,640
Other Expense Adjustments$12,640
Expenses Not Reported on Form 990$0
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Professional Fundraising Fees$0
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
No
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Due to Lutheran Senior Services$47,574
Tenant Security Deposits$25,234
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
Yes
Business relationship with 35% controlled entity
No
Business relationship with family members
No
Business relationship with organization members
No
Material changes to governing documents
No
Compensation from other sources disclosed
No
CEO compensation reviewed
No
Other officer compensation reviewed
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
Yes
Key decisions subject to board approval
Yes
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 3

The organization delegates management duties including supervising personel, operations, and budgeting to lutheran senior services, the parent company.

Form 990, Part VI, Section A, Line 7B

The directors of the corporation may not be removed by the members, but may be removed by the same means by which the directors of lutheran senior services may be removed. Lutheran senior services using the following means: the lutheran senior services members (lutheran congregations located within a radius of approximately 150 miles from st. Louis, missouri, which apply for and are admitted into membership) may at any time and for whatever reason or cause, as they may deem best in their sole discretion, remove any voting director by a two-thirds majority vote of all the members present at a duly called and convened meeting of the members.

Form 990, Part VI, Section B, Line 11B

The governing body is provided a copy of the form 990 for review prior to filing. Approval of the form 990 is delegated to the audit committee of the governing body prior to filing.

Form 990, Part VI, Section B, Line 12C

All directors, officers and key employees will disclose a conflict of interest on the "conflict of interest form" in the following situations and in other circumstances which he/she thinks might cause a conflict between his/her personal interests and his/her fiduciary duty: financial interests, inside information, conflicting interest other than financial, gifts and favors. The following lss employees are required to sign a "conflict of interest form" annually: president, chief operating officer, chief financial officer/treasurer, vice president of construction and it, vice president of human resources, all directors, administrators and assistant administrators. The corporate compliance officer follows up with any conflicts of interests and documents the resolutions of the conflicts. These forms are kept by the corporate compliance office.

Form 990, Part VI, Section B, Line 15

The filing organization did not compensate any officers, directors or key employees. The compensation process used by the parent organization, lutheran senior services, is as follows: the board of directors established a separate compensation committee charged with performing an annual performance review of the ceo and reviewing the ceo's compensation package. The compensation committee engaged a third-party global human capital consulting firm to: (1) develop an annual ceo performance review process, including a new evaluation form, and (2) develop a compensation package based on its knowledge of similarly sized non-profit organizations in order to ensure that the compensation paid to the ceo is reasonable. All members of the board complete an annual evaluation, which the compensation committee summarizes and reviews. The compensation committee then makes a recommendation to the full board of directors for any compensation adjustments.

Form 990, Part VI, Section C, Line 19

Although not a requirement, the organization provides photocopies of its governing documents, confict of interest policy, financial statements, and other documents to all who request one or more of the items.

Filing and Contact Details

Filer

Filer Name
Westfield Manor Association Inc
EIN
02-0568032
Phone
3149689313
Address
1150 HANLEY INDUSTRIAL COURT, ST LOUIS, MO 63144

Signing Officer

Name
Chad Sneed
Title
CFO
Phone
3149689313
Signed
2025-11-13
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Adam Marles
Formed
2002
Legal Domicile
Il
Voting Board Members
12
Independent Board Members
12
Employees
7
Volunteers
13

Preparer

Firm
Cliftonlarsonallen Llp
Address
600 WASHINGTON AVENUE SUITE 1800, ST LOUIS, MO 63101
Preparer
Amber Hamilton
Phone
3149254300
Supplemental Narrative

Additional Explanations

Form 990, Part I, Line 1

Lutheran senior services is a large complex organization that is comprised of 15 separate legal entities, some of which file their own tax returns. The others are disregarded entities included in the lutheran senior services tax return. Due to the requirements for completing these 990's (which are filed by 11 of the 15 lss entities), some of the information contained within the form, such as revenue and expenses, is related only to that particular entity. However, some of the information, such as executive compensation, relates to the entire organization. To help make this information more meaningful, the following paragraph provides a summary of the overall operations of lss. Lutheran senior services is a not for profit organization owned by 104 lutheran churches and was initially founded in 1858. Lutheran senior services operates twelve senior living communities serving over 3,000 older adults, nine affordable housing communities serving over 570 older adults and a variety of in home services programs serving over 5,000 older adults. In 2024, lss had total operating income of approximately $295,000,000, provided approximately 24,000,000 in benevolent care, had nearly 39,496 volunteer hours and employed 20 chaplains.

Form 990, Part XII, Line 2C

The organization has an audit committee that is responsible for the oversight of the audit. This process is consistent with the prior years.

Form 990, Part V, Line 2A and Form 990, Part IX, Lines 7, 9, and 10

The organization's payroll is processed with lutheran senior services, the parent company. Forms w-3 and w-2 were not issued by westfield manor association, inc. As of 12/31/2024. The organization did pay the salaries, employment taxes, and employee benefits for the organization's employees. As of 12/31/2024 westfield manor association had 7 full-time employees.

Form 990, Part V, Line 1A

The organization's 1099s are processed with the parent company, lutheran senior services. 1099s are not issued by westfield manor association as the parent company pays all vendors through one number for each vendor and the vendor is paid for any invoice owed by any of the related entities. As a result, there is no way for the organization to break out the number of 1099s issued by the parent company on behalf of the organization.

Financial Statement Notes

PART X, LINE 2:

Management has evaluated their income tax position under the guidance included in asc 740. Based on their review, management has not identified any material uncertain tax positions to be recorded or disclosed in the financial statements.

PART XI, LINE 2D - OTHER ADJUSTMENTS:

Damages netted with revenue -3,217.

PART XI, LINE 4B - OTHER ADJUSTMENTS:

Commodity supplemental food program 9,423.

PART XII, LINE 4B - OTHER ADJUSTMENTS:

Damages netted with revenue 3,217. Commodity supplemental food program 9,423.

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This appendix keeps the raw XML leaves available for debugging and edge-case review. The human report above is the primary experience.

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