Liabilities / Assets
20th percentile
Higher debt load relative to assets than 20% of similar nonprofits.
The Webster Apartments
990 • Fiscal year 2023 • EIN 13-5563411
Siviq Scores
Precomputed percentiles for this filing year versus similar nonprofits in the same peer cohort.
0.04x
Liabilities / Revenue
11th percentile
Higher debt load relative to revenue than 11% of similar nonprofits.
Net Margin
98th percentile
Higher net margin than 98% of similar nonprofits.
Top Officer Pay
48th percentile
Higher top officer pay than 48% of similar nonprofits.
Top officer pay equals 0.7% of source-year revenue.
Asset Growth
99th percentile
Faster asset growth than 99% of similar nonprofits.
Revenue Growth
99th percentile
Faster revenue growth than 99% of similar nonprofits.
Balance Sheet
Assets
Up$57,403,004
Up $42,851,177 (+294%) from 2022
Net Assets
Up$55,021,990
Up $41,634,591 (+311%) from 2022
Liabilities
Up$2,381,014
Up $1,216,586 (+104%) from 2022
Revenue And Expenses
Revenue
Up$46,006,451
Up $39,418,054 (+598%) from 2022
Expenses
Down$4,731,561
Down $1,055,948 (-18%) from 2022
Net Income
Up$41,274,890
Up $40,474,002 (+5054%) from 2022
Historical Trend
Jump To
Filing Snapshot
- Filing Period
- Oct 1, 2022 to Sep 30, 2023
- Signed
- Apr 15, 2024
- Return Version
- 2022v5.0
- Gross Receipts
- $54,303,285
Mission and Program Overview
Mission
See schedule othe webster apartments is a benevolent institution whose mission is to provide safe, affordable, temporary residences for working women of modest means. The webster promotes a healthy and decent lifestyle, providing nutritious meals, comfortable furnished rooms, a library, educational lectures, and good moral surroundings. We give our residents the valuable opportunity to build a network and experience life in new york city as they pursue their careers.
To provide safe, affordable short-term accommodations for women working, training and/or studying in new york city.
Balance Sheet Detail
| Line | Beginning | End | Change |
|---|---|---|---|
| Assets | |||
| Land, Buildings, and Equipment, Net | $8,371,538 | $43,385,133 | ▲ $35,013,595 |
| Savings and Temporary Cash Investments | $5,054,875 | $11,367,661 | ▲ $6,312,786 |
| Cash and Non-Interest-Bearing Accounts | $976,734 | $545,495 | ▼ $431,239 |
| Prepaid Expenses and Deferred Charges | $79,952 | $289,254 | ▲ $209,302 |
| Accounts Receivable | $31,757 | $40,545 | ▲ $8,788 |
| Inventories for Sale or Use | $20,982 | $0 | ▼ $20,982 |
| Intangible Assets | $11,174 | $11,335 | ▲ $161 |
| Total Assets | $14,551,827 | $57,403,004 | ▲ $42,851,177 |
| Other Assets Total | $4,815 | $1,763,581 | ▲ $1,758,766 |
| Liabilities | |||
| Other Liabilities | $273,151 | $1,806,005 | ▲ $1,532,854 |
| Accounts Payable and Accrued Expenses | $574,900 | $445,734 | ▼ $129,166 |
| Deferred Revenue | $316,377 | $129,275 | ▼ $187,102 |
| Total Liabilities | $1,164,428 | $2,381,014 | ▲ $1,216,586 |
| Net Assets / Fund Balance | |||
| Net Assets Without Donor Restrictions | $13,387,399 | $55,021,990 | ▲ $41,634,591 |
| Total Net Assets Fund Balance | $13,387,399 | $55,021,990 | ▲ $41,634,591 |
| Total Liabilities and Net Assets / Fund Balance | $14,551,827 | $57,403,004 | ▲ $42,851,177 |
Asset Categories
| Asset | Book Value | Depreciation | Basis |
|---|---|---|---|
| Buildings | $43,370,488 | - | $43,370,488 |
| Equipment | $14,645 | $9,906 | $24,551 |
Compensation and Service Providers
Employees
| Name | Title | Full / Part Time | Base | Other | Total |
|---|---|---|---|---|---|
| Siobhan Mcmanus | Executive Director | FT | $235,045 | $106,844 | $341,889 |
| Robert N Metcalfe | Director of Security & Hr | FT | $151,451 | $35,562 | $187,013 |
| Tara Scott | Director Guest Services | FT | $118,535 | $37,220 | $155,755 |
| John a Rich | Facilities Manager | FT | $113,447 | $39,213 | $152,660 |
Board Members and Trustees
| Name | Title |
|---|---|
| Roy J Bernstein | President |
| Steven Gyory | Vice President |
| Danielle Lesser | Director |
| Elizabeth H Gambee | Director |
| George Curtis | Director |
| Kathleen Woodruff | Director |
| Kathryn R Stokes | Director |
| Andrew S Blatt | Secretary |
| Annette Clearwaters | Treasurer |
Highest Paid Contractors
| Contractor | Services | Location | Compensation |
|---|---|---|---|
| Aramark Services INC | Food Services | PO BOX 973839, Dallas, TX 19124 | $299,723 |
| Doyle Security Services INC | Security Services | 371 MERRICK ROAD SUITE 301, Rockville Centre, NY 11570 | $208,127 |
| Ja Maintenance Nyc | Janitorial Services | 85 COLUMBIA STREET, New York, NY 10002 | $131,643 |
| Venable LLP | Legal Services | PO BOX 62727, Baltimore, MD 21264 | $127,950 |
| Indranie Sanichar | It Consulting | 69 HINDSDALE AVENUE, Floral Park, NY 11001 | $111,278 |
Revenue and Support
Revenue Composition
- Contributions and Grants
- $25,502
- Program Service Revenue
- $2,072,872
- Investment Income
- $43,908,538
- Other Revenue
- $-461
- All Other Contributions
- $25,502
- Change in Net Assets
- $41,274,890
Audited Revenue Reconciliation
- Revenue per Audited Statements
- $46,006,451
- Revenue Not Reported on Financial Statements
- $0
- Revenue Not Reported on Form 990
- $360,117
- Total Revenue per Audited Statements
- $46,366,568
- Total Revenue per Form 990
- $46,006,451
Expenses and Functional Allocation
Major Expense Lines
| Line Item | Amount |
|---|---|
| Other Expenses | $2,754,950 |
| Salaries, Compensation, and Employee Benefits | $1,976,611 |
| Grants and Similar Amounts Paid | $0 |
| Professional Fundraising Fees | $0 |
| Total Fundraising Expense | $0 |
Functional Expense Allocation
| Line Item | Program | Management | Fundraising | Total |
|---|---|---|---|---|
| Occupancy | $1,075,063 | $185,341 | - | $1,260,404 |
| Other Salaries and Wages | $895,571 | $276,978 | - | $1,172,549 |
| Fees for Services Other | $317,985 | $109,049 | - | $427,034 |
| Current Officers, Directors, Trustees, and Key Employees | - | $319,347 | - | $319,347 |
| Payroll Taxes | $146,233 | $57,249 | - | $203,482 |
| Other Employee Benefits | $115,771 | $44,160 | - | $159,931 |
| Information Technology | $25,298 | $116,479 | - | $141,777 |
| Office Expenses | $116,921 | $10,336 | - | $127,257 |
| Pension Plan Contributions | $72,961 | $48,341 | - | $121,302 |
| Fees for Services Accounting | - | $70,781 | - | $70,781 |
| Depreciation Depletion | $30,800 | $30,384 | - | $61,184 |
| Insurance | $5,453 | $47,806 | - | $53,259 |
| Other Expenses | $76,860 | $47,509 | - | $47,509 |
| Fees for Services Legal | - | $45,489 | - | $45,489 |
| Advertising | $44,289 | - | - | $44,289 |
| Fees for Service Investment Mgmnt Fees | - | $40,100 | - | $40,100 |
| All Other Expenses | $12,671 | $4,936 | - | $17,607 |
| Travel | $5,193 | $3,115 | - | $8,308 |
| Total Functional Expenses | $3,270,179 | $1,461,382 | $0 | $4,731,561 |
Audited Expense Reconciliation
| Line Item | Amount |
|---|---|
| Total Expenses per Form 990 | $4,731,561 |
| Total Expenses per Audited Statements | $4,691,877 |
| Expenses per Audited Statements | $4,691,461 |
| Expenses Not Reported on Financial Statements | $40,100 |
| Expenses Not Reported on Form 990 | $416 |
Fundraising, Events, and Gaming
- Fundraising activities
- No
- Gaming activities
- No
- Professional fundraiser used
- No
Fundraising and Gaming Totals
| Line Item | Amount |
|---|---|
| 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
| Liability | Amount |
|---|---|
| Lease Liability | $1,733,530 |
| Accrued Pension Cost | $72,475 |
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
- No
- Conflict-of-interest policy
- Yes
- Audited financial statements prepared
- No
- Key decisions subject to board approval
- No
- Management duties delegated
- No
Governance Explanations
Form 990, Part VI, Section B, Line 11B
“The organization has its form 990 prepared by a professional accounting firm. The 990 is first reviewed by the organization's financial consultant and subsequently reviewed by the executive director and the finance committee. It is then distributed via email to the full board of directors for their review prior to filing.”
Form 990, Part VI, Section B, Line 12C
“The organization has a conflict of interest policy applicable to all board members, officers and employees. All applicable individuals are required to sign a conflict of interest agreement annually, disclosing any possible conflict of interest and are given the opportunity to disclose all material facts to the board of directors. After disclosure, the interested person leaves the board of directors meeting while the determination of a conflict of interest is discussed and voted upon. The remaining board of directors decide if a conflict exists. The interested person is not eligible to vote on matters directly pertaining to the business to be transacted. Discussions pertaining to conflict of interests are documented in the minutes of the board of directors meetings.”
Form 990, Part VI, Section B, Line 15A
“The compensation committee, a sub-committee of the board of directors, recommends compensation increases for the executive director. These recommendations are submitted to the board for approval each year and are documented in the meeting minutes. The compensation committee uses comparable data, including form 990s of other organizations, to determine the appropriate level of compensation. Occasionally the services of outside consultant are also utilized, the most recent of which was in 2019.”
Form 990, Part VI, Section C, Line 19
“The organization makes its form 990 available for public inspection as required under section 6104 of the internal revenue code. The form 990 is available on guidestar.org and other similar types of websites. In addition, the financial statements, conflict of interest policy, articles of incorporation and by-laws are also available upon written request.”
Filing and Contact Details
Filer
- Filer Name
- The Webster Apartments
- EIN
- 13-5563411
- Phone
- 2129679000
- Address
- PO BOX 120, CONGERS, NY 10920
Signing Officer
- Name
- Siobhan Mcmanus
- Title
- Executive Director
- Phone
- 2129679000
- Signed
- 2024-04-15
- Discuss with paid preparer
- Yes
Organization Details
- Principal Officer
- Siobhan Mcmanus
- Formed
- 1916
- Legal Domicile
- Ny
- Voting Board Members
- 9
- Independent Board Members
- 9
- Employees
- 56
- Volunteers
- 9
Preparer
- Firm
- PKF O'CONNOR DAVIES LLP
- Address
- 665 FIFTH AVENUE, NEW YORK, NY 10022
- Preparer
- Garrett M Higgins
- Phone
- 2122862600
Supplemental Narrative
Additional Explanations
FORM 990, PART XI, LINE 9:
“Accrued pension costs 186,547.”
FORM 990, PART XII, LINE 2C:
“The organization has a committee that assumes responsibility for oversight of the audit of its financial statements and selection of an independent accountant. The process has not changed from the prior year.”
Financial Statement Notes
PART X, LINE 2:
“The corporation recognizes a tax benefit from an uncertain tax position in its financial statements only if it is more-likely-than-not (i.e., a likelihood of more than 50%) that the tax position will be sustained on examination by the taxing authorities, based on the technical merits of the position. Management believes the corporation has no uncertain tax positions that qualify for either recognition or disclosure in the financial statements as of september 30, 2023. The corporation's tax returns for all years since fiscal 2020 remain open to examination by the respective taxing authorities. There are currently no tax examinations in progress.”
PART XI, LINE 2D - OTHER ADJUSTMENTS:
“Cost of goods sold reported on part viii, line 10b 416. Pension income, net 186,547.”
PART XII, LINE 2D - OTHER ADJUSTMENTS:
“Cost of goods sold reported on part viii, line 10b 416.”
Raw XML AppendixShowing 400 of 670 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/Desc | 0 | THE WEBSTER APARTMENTS OFFERS SAFE AND AFFORDABLE ACCOMMODATIONS SPECIFICALLY FOR WOMEN WHO ARE WORKING, STUDYING, INTERNING, OR TRAINING IN NEW YORK CITY. ONLY WOMEN WHO ARE WORKING FULL-TIME, ENROLLED IN AN UNDERGRADUATE OR GRADUATE PROGRAM AT A COLLEGE OR UNIVERSITY, TRADE, TECHNICAL OR OTHER SCHOOL PROGRAM; OR ARE WORKING FOR AN INTERNSHIP, TRAINEESHIP, FELLOWSHIP, OR CLERKSHIP ARE ELIGIBLE TENANTS OF THE APARTMENTS. IN MARCH 2023 THE ORGANIZATION SOLD ITS LONG-TIME HOME, A 13-STORY APARTMENT BUILDING IN MANHATTAN, AND ENTERED INTO A TWO YEAR LEASE FOR A 48-ROOM PREMESIS IN MANHATTAN FOR USE AND OCCUPANCY BY PARTICIPANTS IN ITS PROGRAMS. IN MAY 2023 THE ORGANIZATION PURCHASED A FORMER HOTEL AT 229 DUFFIELD ST., BROOKLYN NEW YORK, WHICH IS CURRENTLY BEING RENOVATED FOR OCCUPANCY BY ITS GUESTS WITH A TARGET COMPLETION DATE OF DECEMBER, 2024. |
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| IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt | 6 | 0 |
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| IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt | 8 | 0 |
| IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt | 9 | 32187 |
| IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt | 10 | 17924 |
| IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt | 11 | 23369 |
| IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt | 12 | 21493 |
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| IRS990/Form990PartVIISectionAGrp/PersonNm | 3 | ANDREW S BLATT |
| IRS990/Form990PartVIISectionAGrp/PersonNm | 4 | GEORGE CURTIS |
| IRS990/Form990PartVIISectionAGrp/PersonNm | 5 | ELIZABETH H GAMBEE |
| IRS990/Form990PartVIISectionAGrp/PersonNm | 6 | DANIELLE LESSER |
| IRS990/Form990PartVIISectionAGrp/PersonNm | 7 | KATHRYN R STOKES |
| IRS990/Form990PartVIISectionAGrp/PersonNm | 8 | KATHLEEN WOODRUFF |
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| IRS990/Form990PartVIISectionAGrp/TitleTxt | 10 | DIRECTOR OF SECURITY & HR |
| IRS990/Form990PartVIISectionAGrp/TitleTxt | 11 | FACILITIES MANAGER |
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| IRS990/PrincipalOfficerNm | 0 | SIOBHAN MCMANUS |
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| IRS990/PYProgramServiceRevenueAmt | 0 | 5712230 |
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| IRS990/ReportOtherLiabilitiesInd | 0 | 1 |
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| IRS990ScheduleA/Form990ScheduleAPartVIGrp/ExplanationTxt | 0 | REIMB OF PROPERTY DAMAGE - 2019 AMOUNT: $ 25,000. OTHER INCOME - 2019 AMOUNT: $ 10,885. |
| IRS990ScheduleA/Form990ScheduleAPartVIGrp/FormAndLineReferenceDesc | 0 | SCHEDULE A, PART III, LINE 12, EXPLANATION OF OTHER INCOME: |
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| IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus1YearAmt | 0 | 847365 |
| IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus2YearsAmt | 0 | 1253905 |
| IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus3YearsAmt | 0 | 10750 |
| IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus4YearsAmt | 0 | 750 |
| IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/TotalAmt | 0 | 2138272 |
| IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearAmt | 0 | 481461 |
| IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus1YearAmt | 0 | 27381 |
| IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus2YearsAmt | 0 | 4924 |
| IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus3YearsAmt | 0 | 128492 |
| IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus4YearsAmt | 0 | 296810 |
| IRS990ScheduleA/GrossInvestmentIncome509Grp/TotalAmt | 0 | 939068 |
| IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearAmt | 0 | 2072872 |
| IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus1YearAmt | 0 | 5722748 |
| IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus2YearsAmt | 0 | 2525826 |
| IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus3YearsAmt | 0 | 4966496 |
| IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus4YearsAmt | 0 | 7605441 |
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| IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus2YearsAmt | 0 | 4924 |
Document Assets
No mirrored PDF or thumbnail assets are attached yet.
Filings
Displayed year
2023 • Form 990Detailed filing. Detailed filing data is available for this year.
- Assets
- $57,403,004
- Liabilities
- $2,381,014
- Net assets
- $55,021,990
- Revenue
- $46,006,451
- Expenses
- $4,731,561
- Net income
- $41,274,890
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