Civic Intelligence

Masthope Mountain Community Property Owners Counci

EIN 13-2534257 • Lackawaxen, PA

NTEE L50

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Profile

The Association was formed for the purpose of owning, operating, maintaining, and preserving facilities which enhance the recreational, social, and leisure interests of the Association members and the surrounding community

196 Karl Hope BoulevardLackawaxen, PA 18435

www.masthope.org

Siviq Scores

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

Liabilities / Assets

34th percentile

0.29x

Higher debt load relative to assets than 34% of similar nonprofits.

NTEE L • $10M-$25M nonprofits • Source year 2025

Liabilities / Revenue

28th percentile

0.58x

Higher debt load relative to revenue than 28% of similar nonprofits.

NTEE L • $10M-$25M nonprofits • Source year 2025

Net Margin

53rd percentile

9.5%

Higher net margin than 53% of similar nonprofits.

NTEE L • $10M-$25M nonprofits • Source year 2025

Top Officer Pay

34th percentile

$124,670

Higher top officer pay than 34% of similar nonprofits.

Top officer pay equals 1.9% of source-year revenue.

NTEE L • $10M-$25M nonprofits • Source year 2025

Asset Growth

66th percentile

3.7%

Faster asset growth than 66% of similar nonprofits.

NTEE L • $10M-$25M nonprofits • Annualized from 2024 to 2025

Revenue Growth

51st percentile

5.7%

Faster revenue growth than 51% of similar nonprofits.

NTEE L • $10M-$25M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets34th percentile

Assets

Up

$13,054,668

Up $469,119 (+3.7%) from 2024

Liabilities

Down

$3,720,701

Down $192,395 (-4.9%) from 2024

Net Assets

Up

$9,333,967

Up $661,514 (+7.6%) from 2024

Operations
Liabilities / Revenue28th percentileNet Margin53rd percentile

Revenue

Up

$6,411,437

Up $343,999 (+5.7%) from 2024

Expenses

Up

$5,802,352

Up $157,752 (+2.8%) from 2024

Net Income

Up

$609,085

Up $186,247 (+44%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth66th percentile

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

$15M$10M$5.0M$0Assets 2022: $11,627,978Liabilities 2022: $3,555,707Net Assets 2022: $8,072,2712022Assets 2023: $12,218,388Liabilities 2023: $3,971,709Net Assets 2023: $8,246,6792023Assets 2024: $12,585,549Liabilities 2024: $3,913,096Net Assets 2024: $8,672,4532024Assets 2025: $13,054,668Liabilities 2025: $3,720,701Net Assets 2025: $9,333,9672025

Highlighted filing

2025

Assets$13,054,668
Liabilities$3,720,701
Net Assets$9,333,967
Open 2025 Filing

Operations Trend

Revenue Growth51st percentile

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

$8.0M$6.0M$4.0M$2.0M$0-$2.0MRevenue 2022: $6,667,185Expenses 2022: $6,991,150Net Income 2022: -$323,9652022Revenue 2023: $5,942,562Expenses 2023: $5,448,712Net Income 2023: $493,8502023Revenue 2024: $6,067,438Expenses 2024: $5,644,600Net Income 2024: $422,8382024Revenue 2025: $6,411,437Expenses 2025: $5,802,352Net Income 2025: $609,0852025

Highlighted filing

2025

Revenue$6,411,437
Expenses$5,802,352
Net Income$609,085
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$13,054,668
Liabilities
$3,720,701
Net assets
$9,333,967
Revenue
$6,411,437
Expenses
$5,802,352
Net income
$609,085
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$13.1$3.72$9.33$6.41$5.80$0.61
2024XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$12.6$3.91$8.67$6.07$5.64$0.42
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$12.2$3.97$8.25$5.94$5.45$0.49
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$11.6$3.56$8.07$6.67$6.99$0.32
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
May 1, 2024 to Apr 30, 2025
Signed
Feb 18, 2026
Return Version
2024v5.2
Gross Receipts
$7,673,964
Mission and Program Overview

Mission

The Association was formed for the purpose of owning, operating, maintaining, and preserving facilities which enhance the recreational, social, and leisure interests of the Association members and the surrounding community

Balance Sheet Detail
LineBeginningEndChange
Assets
Rtn Earn Endowment Incm Other Fnds$8,672,453$9,333,967▲ $661,514
Savings and Temporary Cash Investments$6,016,962$6,800,039▲ $783,077
Land, Buildings, and Equipment, Net$5,579,581$5,330,562▼ $249,019
Cash and Non-Interest-Bearing Accounts$783,595$736,225▼ $47,370
Inventories for Sale or Use$167,686$153,689▼ $13,997
Intangible Assets$30,953$30,953→ $0
Prepaid Expenses and Deferred Charges$6,772$3,200▼ $3,572
Total Assets$12,585,549$13,054,668▲ $469,119
Liabilities
Deferred Revenue$2,652,277$2,532,282▼ $119,995
Mortgage Notes Payable Secured by Investment Property$1,107,900$938,699▼ $169,201
Accounts Payable and Accrued Expenses$98,448$195,813▲ $97,365
Other Liabilities$54,471$53,907▼ $564
Total Liabilities$3,913,096$3,720,701▼ $192,395
Net Assets / Fund Balance
Total Net Assets Fund Balance$8,672,453$9,333,967▲ $661,514
Total Liabilities and Net Assets / Fund Balance$12,585,549$13,054,668▲ $469,119

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$2,395,496$3,328,863$5,724,359
Other Land Buildings$1,483,207$2,283,174$3,766,381
Equipment$354,733$1,016,411$1,371,144
Land$1,097,126-$1,097,126
Compensation and Service Providers
Top Officer Pay34th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Thomas ThompsonCommunity ManagerFT$109,916$14,754$124,670

Board Members and Trustees

NameTitle
Carol DobbsChairperson
Steve WalshPresident
Phil BalzafioreVice President
Bill ChillianisBoard Member
Deborah MonasteroBoard Member
Eugene PrincipeBoard Member
John ManginBoard Member
Michael OConnorBoard Member
Roland FerentzBoard Member
Tom GarritySecretary
Gerhard BuhlerTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Performance Food ServiceRestaurant Supplie100 Industrial Park Rd, Coal Township, PA 17866$284,864
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$3,517,274
Investment Income
$167,263
Other Revenue
$2,726,900
Change in Net Assets
$609,085

Audited Revenue Reconciliation

Revenue per Audited Statements
$7,657,978
Revenue Not Reported on Financial Statements
$-1,246,541
Other Revenue Adjustments
$-1,246,541
Total Revenue per Audited Statements
$7,657,978
Total Revenue per Form 990
$6,411,437
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Salaries, Compensation, and Employee Benefits$2,990,437
Other Expenses$2,811,915
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$2,345,081$123,425-$2,468,506
Depreciation Depletion$416,412$21,916-$438,328
Insurance$383,928$20,207-$404,135
Occupancy$375,667$19,772-$395,439
Payroll Taxes$276,584$14,557-$291,141
Other Expenses$196,443$32,770-$196,443
Office Expenses$183,961$9,682-$193,643
Current Officers, Directors, Trustees, and Key Employees$125,292$6,594-$131,886
Other Employee Benefits$93,958$4,946-$98,904
Information Technology$72,723$3,828-$76,551
Interest$48,558--$48,558
Advertising$25,399$1,337-$26,736
Fees for Services Accounting-$22,818-$22,818
Fees for Services Legal$12,540$660-$13,200
Fees for Services Other$11,784$620-$12,404
Conferences and Meetings-$884-$884
Total Functional Expenses$5,509,694$292,658$0$5,802,352

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$7,048,893
Expenses per Audited Statements$5,802,352
Total Expenses per Form 990$5,802,352
Expenses Not Reported on Form 990$1,246,541
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
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Renters Escrow$53,907
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
Yes
Other officer compensation reviewed
Yes
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
Yes
Management duties delegated
No

Governance Explanations

Members or stockholder classes and rights Part VI line 6

“All members are property owners within the Masthope Mountain development. All voting rights are equal.”

Member election for additional members Part VI line 7A

“Members elect Board Members annually. Each lot is entitled to one vote even if there are multiple owners of the lot.”

Governing body decisions Part VI line 7B

“Annual budgets are approved by the Board of Directors, but are routinely submitted to membership for ratification.”

Form 990 governing body review Part VI line 11

“Draft of Form 990 is provided to the Board of Directors for review before filing.”

Conflict of interest policy compliance Part VI line 12C

“Conflict of interest disclosure requirements are set forth in the Bylaws. Every reorganization meeting of the Board, each Board Member must disclose conflicts of interest.”

CEO executive director top management comp Part VI line 15A

“Vote of Board of Directors in executive session; review of applicable industry guidelines.”

Other officer or key employee compensation Part VI line 15B

“Vote of Board of Directors in executive session; review of applicable industry guidelines.”

Governing documents etc available to public Part VI line 19

“No other documents available to the public. Only available to members of the Association.”

Filing and Contact Details

Filer

Filer Name
Masthope Mountain Community Property Owners Counci
EIN
13-2534257
In Care Of
% Steve Walsh
Phone
5706854790
Address
196 KARL HOPE BOULEVARD, Lackawaxen, PA 18435

Signing Officer

Name
Steve Walsh
Title
President
Phone
5706854790
Signed
2026-02-18
Discuss with paid preparer
Yes

Organization Details

Formed
1977
Legal Domicile
Pa
Voting Board Members
11
Independent Board Members
11
Employees
240

Preparer

Firm
William Owens and Company Cpas
Address
5 JOHN STREET, Carbondale, PA 18407
Preparer
Edward P Anderson CPA
Phone
5702819761
Supplemental Narrative

Financial Statement Notes

Part XI, Line 4B-Other revenue not included on Sch D but on 990

“Cost of goods sold (1,246,541) are netted against revenues on form 990 and shown as expenses in the statement of revenues and expenses on the audited financial statements.”

Part XII, Line 2D-Other expenses included on Sch D but not on 990

“Cost of goods sold (1,246,541) are netted against revenues on form 990 and shown as expenses in the statement of revenues and expenses on the audited financial statements.”

Raw XML AppendixShowing 400 of 465 raw XML fields

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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IRS990/InformationTechnologyGrp/TotalAmt076551
IRS990/InsuranceGrp/ManagementAndGeneralAmt020207
IRS990/InsuranceGrp/ProgramServicesAmt0383928
IRS990/InsuranceGrp/TotalAmt0404135
IRS990/IntangibleAssetsGrp/BOYAmt030953
IRS990/IntangibleAssetsGrp/EOYAmt030953
IRS990/InterestGrp/ProgramServicesAmt048558
IRS990/InterestGrp/TotalAmt048558
IRS990/InventoriesForSaleOrUseGrp/BOYAmt0167686
IRS990/InventoriesForSaleOrUseGrp/EOYAmt0153689
IRS990/InvestmentIncomeGrp/ExclusionAmt0147799
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IRS990/IRPDocumentCnt059
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IRS990/LandBldgEquipBasisNetGrp/EOYAmt05330562
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IRS990/MinutesOfCommitteesInd0true
IRS990/MinutesOfGoverningBodyInd0true
IRS990/MissionDesc0The Association was formed for the purpose of owning, operating, maintaining, and preserving facilities which enhance the recreational, social, and leisure interests of the Association members and the surrounding community
IRS990/MoreThan5000KToIndividualsInd0false
IRS990/MoreThan5000KToOrgInd0false
IRS990/MortgNotesPyblScrdInvstPropGrp/BOYAmt01107900
IRS990/MortgNotesPyblScrdInvstPropGrp/EOYAmt0938699
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IRS990/NetAssetsOrFundBalancesEOYAmt09333967
IRS990/NetGainOrLossInvestmentsGrp/ExclusionAmt019464
IRS990/NetGainOrLossInvestmentsGrp/TotalRevenueColumnAmt019464
IRS990/NetIncmFromFundraisingEvtGrp/TotalRevenueColumnAmt00
IRS990/NetIncomeOrLossGrp/RelatedOrExemptFuncIncomeAmt01758910
IRS990/NetIncomeOrLossGrp/TotalRevenueColumnAmt01758910
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IRS990/OccupancyGrp/ManagementAndGeneralAmt019772
IRS990/OccupancyGrp/ProgramServicesAmt0375667
IRS990/OccupancyGrp/TotalAmt0395439
IRS990/OfficeExpensesGrp/ManagementAndGeneralAmt09682
IRS990/OfficeExpensesGrp/ProgramServicesAmt0183961
IRS990/OfficeExpensesGrp/TotalAmt0193643
IRS990/OfficerMailingAddressInd0false
IRS990/OperateHospitalInd0false
IRS990/Organization501cInd0X
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IRS990/OtherEmployeeBenefitsGrp/ManagementAndGeneralAmt04946
IRS990/OtherEmployeeBenefitsGrp/ProgramServicesAmt093958
IRS990/OtherEmployeeBenefitsGrp/TotalAmt098904
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IRS990/OtherExpensesGrp/Desc1Repairs and Maintenance
IRS990/OtherExpensesGrp/Desc2Recreation Expenses
IRS990/OtherExpensesGrp/Desc3Project and Reserves
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IRS990/OtherExpensesGrp/ManagementAndGeneralAmt132770
IRS990/OtherExpensesGrp/ProgramServicesAmt0164204
IRS990/OtherExpensesGrp/ProgramServicesAmt1622634
IRS990/OtherExpensesGrp/ProgramServicesAmt2154526
IRS990/OtherExpensesGrp/ProgramServicesAmt3196443
IRS990/OtherExpensesGrp/TotalAmt0172846
IRS990/OtherExpensesGrp/TotalAmt1655404
IRS990/OtherExpensesGrp/TotalAmt2154526
IRS990/OtherExpensesGrp/TotalAmt3196443
IRS990/OtherLiabilitiesGrp/BOYAmt054471
IRS990/OtherLiabilitiesGrp/EOYAmt053907
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IRS990/OtherRevenueMiscGrp/BusinessCd1531390
IRS990/OtherRevenueMiscGrp/BusinessCd2541800
IRS990/OtherRevenueMiscGrp/Desc0Program Activites Incom
IRS990/OtherRevenueMiscGrp/Desc1Administrative Income
IRS990/OtherRevenueMiscGrp/Desc2Advertising Income
IRS990/OtherRevenueMiscGrp/RelatedOrExemptFuncIncomeAmt0342512
IRS990/OtherRevenueMiscGrp/RelatedOrExemptFuncIncomeAmt1590459
IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt0342512
IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt1590459
IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt235019
IRS990/OtherRevenueMiscGrp/UnrelatedBusinessRevenueAmt035019
IRS990/OtherRevenueTotalAmt0967990
IRS990/OtherSalariesAndWagesGrp/ManagementAndGeneralAmt0123425
IRS990/OtherSalariesAndWagesGrp/ProgramServicesAmt02345081
IRS990/OtherSalariesAndWagesGrp/TotalAmt02468506
IRS990/OwnWebsiteInd0X
IRS990/PartialLiquidationInd0false
IRS990/PayrollTaxesGrp/ManagementAndGeneralAmt014557
IRS990/PayrollTaxesGrp/ProgramServicesAmt0276584
IRS990/PayrollTaxesGrp/TotalAmt0291141
IRS990/PoliticalCampaignActyInd0false
IRS990/PrepaidExpensesDefrdChargesGrp/BOYAmt06772
IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt03200
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IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt03517274
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IRS990/PYTotalExpensesAmt05644600
IRS990/PYTotalRevenueAmt06067438
IRS990/ReconcilationRevenueExpnssAmt0609085
IRS990/RegularMonitoringEnfrcInd0true
IRS990/RelatedEntityInd0false
IRS990/RelatedOrganizationCtrlEntInd0false
IRS990/ReportInvestmentsOtherSecInd0false
IRS990/ReportLandBuildingEquipmentInd0true
IRS990/ReportOtherAssetsInd0false
IRS990/ReportOtherLiabilitiesInd0true
IRS990/ReportProgramRelatedInvstInd0false
IRS990/RevenueAmt06209155
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IRS990/RtnEarnEndowmentIncmOthFndsGrp/EOYAmt09333967
IRS990/SavingsAndTempCashInvstGrp/BOYAmt06016962
IRS990/SavingsAndTempCashInvstGrp/EOYAmt06800039
IRS990/ScheduleBRequiredInd0false
IRS990ScheduleD/BuildingsGrp/BookValueAmt02395496
IRS990ScheduleD/BuildingsGrp/DepreciationAmt03328863
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt05724359
IRS990ScheduleD/EquipmentGrp/BookValueAmt0354733
IRS990ScheduleD/EquipmentGrp/DepreciationAmt01016411
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt01371144
IRS990ScheduleD/ExpensesNotReportedAmt01246541
IRS990ScheduleD/ExpensesSubtotalAmt05802352
IRS990ScheduleD/LandGrp/BookValueAmt01097126
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt01097126
IRS990ScheduleD/OtherExpensesIncludedAmt01246541
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt01483207
IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt02283174
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt03766381
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt053907
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0Renters Escrow
IRS990ScheduleD/OtherRevenuesNotIncludedAmt0-1246541
IRS990ScheduleD/RevenueNotReportedFinclStmtAmt0-1246541
IRS990ScheduleD/RevenueSubtotalAmt07657978
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0Cost of goods sold (1,246,541) are netted against revenues on form 990 and shown as expenses in the statement of revenues and expenses on the audited financial statements.
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt1Cost of goods sold (1,246,541) are netted against revenues on form 990 and shown as expenses in the statement of revenues and expenses on the audited financial statements.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0Part XI, Line 4b-Other revenue not included on Sch D but on 990
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc1Part XII, Line 2d-Other expenses included on Sch D but not on 990
IRS990ScheduleD/TotalBookValueLandBuildingsAmt05330562
IRS990ScheduleD/TotalExpensesPerForm990Amt05802352
IRS990ScheduleD/TotalLiabilityAmt053907
IRS990ScheduleD/TotalRevenuePerForm990Amt06411437
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt07657978
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt07048893
IRS990/ScheduleJRequiredInd0false
IRS990/ScheduleORequiredInd0true
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0All members are property owners within the Masthope Mountain development. All voting rights are equal.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1Members elect Board Members annually. Each lot is entitled to one vote even if there are multiple owners of the lot.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2Annual budgets are approved by the Board of Directors, but are routinely submitted to membership for ratification.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3Draft of Form 990 is provided to the Board of Directors for review before filing.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4Conflict of interest disclosure requirements are set forth in the Bylaws. Every reorganization meeting of the Board, each Board Member must disclose conflicts of interest.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5Vote of Board of Directors in executive session; review of applicable industry guidelines.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt6Vote of Board of Directors in executive session; review of applicable industry guidelines.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt7No other documents available to the public. Only available to members of the Association.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0Members or stockholder classes and rights Part VI line 6
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1Member election for additional members Part VI line 7a
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2Governing body decisions Part VI line 7b
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3Form 990 governing body review Part VI line 11
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4Conflict of interest policy compliance Part VI line 12c
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5CEO executive director top management comp Part VI line 15a
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc6Other officer or key employee compensation Part VI line 15b
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc7Governing documents etc available to public Part VI line 19
IRS990/SchoolOperatingInd0false
IRS990/SignificantChangeInd0false
IRS990/SignificantNewProgramSrvcInd0false
IRS990/SubjectToExcsTaxNetInvstIncInd0false
IRS990/SubjectToProxyTaxInd0false
IRS990/SubjToTaxRmnrtnExPrchtPymtInd0false
IRS990/TaxablePartyNotificationInd0false
IRS990/TaxExemptBondsInd0false
IRS990/TerminateOperationsInd0false
IRS990/TotalAssetsBOYAmt012585549

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