Civic Intelligence

Lutheran Services Property Inc

EIN 20-3895886 • 501(c)3 • Salisbury, NC

Profile

Empowered by christ, we walk together with all we serve.

PO Box 947Salisbury, NC 28145

www.lscarolinas.net

Siviq Scores

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

Liabilities / Assets

72nd percentile

0.28x

Higher debt load relative to assets than 72% of similar nonprofits.

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

Liabilities / Revenue

97th percentile

5.52x

Higher debt load relative to revenue than 97% of similar nonprofits.

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

Net Margin

65th percentile

13%

Higher net margin than 65% of similar nonprofits.

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

Top Officer Pay

97th percentile

$429,211

Higher top officer pay than 97% of similar nonprofits.

Top officer pay equals 294.8% of source-year revenue.

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

Asset Growth

46th percentile

2.1%

Faster asset growth than 46% of similar nonprofits.

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

Revenue Growth

39th percentile

1.1%

Faster revenue growth than 39% of similar nonprofits.

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

Assets

Up

$2,914,104

Up $61,208 (+2.1%) from 2023

Liabilities

Down

$804,071

Down $4,388 (-0.5%) from 2023

Net Assets

Up

$2,110,033

Up $65,596 (+3.2%) from 2023

Revenue

Up

$145,578

Up $1,637 (+1.1%) from 2023

Expenses

Up

$126,726

Up $1,375 (+1.1%) from 2023

Net Income

Up

$18,852

Up $262 (+1.4%) from 2023

Trend Graphs

Balance Sheet Trend

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

$3.0M$2.0M$1.0M$0Assets 2010: $2,031,280Liabilities 2010: $0Net Assets 2010: $2,031,2802010Assets 2011: $2,040,226Liabilities 2011: $9,438Net Assets 2011: $2,030,7882011Assets 2012: $2,030,360Liabilities 2012: $614Net Assets 2012: $2,029,7462012Assets 2013: $2,052,700Liabilities 2013: $21,994Net Assets 2013: $2,030,7062013Assets 2014: $2,051,868Liabilities 2014: $21,280Net Assets 2014: $2,030,5882014Assets 2015: $2,054,860Liabilities 2015: $23,433Net Assets 2015: $2,031,4272015Assets 2016: $2,784,214Liabilities 2016: $790,059Net Assets 2016: $1,994,1552016Assets 2017: $2,803,875Liabilities 2017: $789,832Net Assets 2017: $2,014,0432017Assets 2018: $2,744,993Liabilities 2018: $788,161Net Assets 2018: $1,956,8322018Assets 2019: $2,552,832Liabilities 2019: $586,658Net Assets 2019: $1,966,1742019Assets 2020: $2,774,965Liabilities 2020: $785,259Net Assets 2020: $1,989,7062020Assets 2021: $2,485,724Liabilities 2021: $450,033Net Assets 2021: $2,035,6912021Assets 2022: $2,790,363Liabilities 2022: $786,430Net Assets 2022: $2,003,9332022Assets 2023: $2,852,896Liabilities 2023: $808,459Net Assets 2023: $2,044,4372023Assets 2024: $2,914,104Liabilities 2024: $804,071Net Assets 2024: $2,110,0332024

Highlighted filing

2024

Assets$2,914,104
Liabilities$804,071
Net Assets$2,110,033

Operations Trend

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

$300K$200K$100K$0-$100KExpenses 2010: $72,3322010Expenses 2011: $78,4922011Expenses 2012: $79,0422012Expenses 2013: $76,8272013Revenue 2014: $81,424Expenses 2014: $79,334Net Income 2014: $2,0902014Revenue 2015: $82,284Expenses 2015: $80,805Net Income 2015: $1,4792015Revenue 2016: $88,813Expenses 2016: $127,467Net Income 2016: -$38,6542016Revenue 2017: $143,881Expenses 2017: $139,100Net Income 2017: $4,7812017Revenue 2018: $142,340Expenses 2018: $207,223Net Income 2018: -$64,8832018Revenue 2019: $142,792Expenses 2019: $136,502Net Income 2019: $6,2902019Revenue 2020: $150,624Expenses 2020: $135,373Net Income 2020: $15,2512020Revenue 2021: $148,334Expenses 2021: $128,659Net Income 2021: $19,6752021Revenue 2022: $144,098Expenses 2022: $126,130Net Income 2022: $17,9682022Revenue 2023: $143,941Expenses 2023: $125,351Net Income 2023: $18,5902023Revenue 2024: $145,578Expenses 2024: $126,726Net Income 2024: $18,8522024

Highlighted filing

2024

Revenue$145,578
Expenses$126,726
Net Income$18,852

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.91$0.80$2.11$0.15$0.13$0.02
2023Summary only. Only limited summary data is available for this year.$2.85$0.81$2.04$0.14$0.13$0.02
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.79$0.79$2.00$0.14$0.13$0.02
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.49$0.45$2.04$0.15$0.13$0.02
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.77$0.79$1.99$0.15$0.14$0.02
2019Summary only. Only limited summary data is available for this year.$2.55$0.59$1.97$0.14$0.14$0.01
2018Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.74$0.79$1.96$0.14$0.21$0.06
2017Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.80$0.79$2.01$0.14$0.14$0.00
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.78$0.79$1.99$0.09$0.13$0.04
2015Detailed filing. Detailed filing data is available for this year.$2.05$0.02$2.03$0.08$0.08$0.00
2014Detailed filing. Detailed filing data is available for this year.$2.05$0.02$2.03$0.08$0.08$0.00
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.05$0.02$2.03$0.08
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.03$0.00$2.03$0.08
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.04$0.01$2.03$0.08
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.03$0.00$2.03$0.07
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Oct 1, 2023 to Sep 30, 2024
Signed
Aug 14, 2025
Return Version
2023v6.0
Gross Receipts
$145,578
Mission and Program Overview

Mission

Lutheran services property, inc. Shares the mission of lutheran services for the aging, inc. (lsa), a ministry of the north carolina synod of the evangelical lutheran church in america. The organization strives to express god's love in christ to those we serve by: providing multiple services for seniors including nursing care, adult day care, and retirement living; ministering to their needs in traditional and innovative ways; and demonstrating responsible stewardship.

Empowered by christ, we walk together with all we serve.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,970,262$1,923,356▼ $46,906
Cash and Non-Interest-Bearing Accounts$647,262$703,194▲ $55,932
Investments in Publicly Traded Securities$233,595$287,554▲ $53,959
Prepaid Expenses and Deferred Charges$1,701$0▼ $1,701
Accounts Receivable$76$0▼ $76
Receivable From Disqualified Prsn-$0-
Receivables From Officers Etc$0$0→ $0
Investments Other Securities$0--
Investments Program Related$0--
Loans From Officers Directors-$0-
Total Assets$2,852,896$2,914,104▲ $61,208
Other Assets Total$0$0→ $0
Liabilities
Other Liabilities$791,945$788,686▼ $3,259
Tax Exempt Bond Liabilities$16,422$15,385▼ $1,037
Accounts Payable and Accrued Expenses$92$0▼ $92
Total Liabilities$808,459$804,071▼ $4,388
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$2,044,437$2,110,033▲ $65,596
Total Net Assets Fund Balance$2,044,437$2,110,033▲ $65,596
Total Liabilities and Net Assets / Fund Balance$2,852,896$2,914,104▲ $61,208

Asset Categories

AssetBook ValueDepreciationBasis
Leasehold Improvements$1,724,408$1,272,636$2,997,044
Land$134,981-$134,981
Equipment$63,967$47,208$111,175
Compensation and Service Providers

Employees

NameTitleOtherTotal
Karen MaddrySecretary$94,526$94,526

Board Members and Trustees

NameTitle
Gregory HudginsChair
Ted GoinsPresident/CEO
Cary M GrantVice Chair
Kirby NickersonChief Financial Officer
Kesha SmithChief Operating Officer
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$138,000
Investment Income
$7,578
Other Revenue
$0
Change in Net Assets
$18,852
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$126,726
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$92,069--$92,069
Fees for Services Other$14,257$0$0$14,257
Occupancy$11,953--$11,953
Insurance$6,500--$6,500
Fees for Services Accounting-$1,000-$1,000
Interest$573--$573
Fees for Service Investment Mgmnt Fees-$363-$363
Office Expenses$11--$11
Total Functional Expenses$125,363$1,363$0$126,726
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
Insider Transactions and Loans

Loans and Receivables

Line ItemBeginningEndChange
Loans from Officers, Directors, Trustees, and Key Employees-$0-
Receivables from Disqualified Persons-$0-
Receivables from Officers, Directors, Trustees, and Key Employees$0$0→ $0
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Intercompany$788,686
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
Yes
Backup withholding compliance
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
No
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Line 15

All compensation limits are compared to state and national ranges based on facility size and experience of staff. The board of directors approve the compensation of the ceo/president which is paid by the managing organization of the control group. All compensation limits are compared to state and national ranges based on facility size and experience of staff. The president approves the compensation of officers and key employees. Officers of the controlled group are paid by the managing organization and certain organizations within the control group also compensate key employees directly.

Form 990 Part VI - Additional Information

Whistleblower policy lutheran services for the aging, inc. & affiliates are committed to their role in preventing health care fraud and abuse and complying with applicable state and federal laws related to health care fraud and abuse. The civil false claims act provides for protection for employees from retaliation. Any employee who is discharged, demoted, suspended, threatened, harassed, or discriminated against in terms and conditions of employment because of lawful acts conducted in furtherance of an action under the fca may bring an action in federal district court seeking reinstatement, two times the amount of back pay plus interest, and other enumerated costs, damages, and fees. Documentation retention and destruction policy each entity within the lutheran services for the aging, inc. & affiliates group will ensure that records are retained for the required time periods established by state laws, federal regulations, and payor requirements to meet the needs of legitimate users. At the end of the retention period, each entity will ensure that destruction of records is performed according to specific procedure and authorization with appropriate supervision of destruction. The proper method of destruction for any paper record is by shredding or incineration only. Prior to the destruction of any facility records, whether original or computer media, a check will be made to ensure the retention period has expired as defined by state laws and facility policies. Any records in open investigation, audit, or litigation will not be destroyed. For facilities using electronic medical records, records will be stored in the system indefinitely and the destruction process will not apply.

Form 990, Part VI, Line 3 Delegation of management duties

Lsa management, inc. Provides administrative support, management, accounting, information technology, and resource development services to lutheran services for the aging and its affiliates. See schedule r, part v.

Form 990, Part VI, Line 11B Review of form 990 by governing body

The form 990 is prepared by an independent accounting firm and then reviewed by the chief financial officer, before made available to the board of directors via a website portal. The board of directors review and comment on the form 990. Any matters are raised to the outside accountants for collaboration and ultimate resolution.

Form 990, Part VI, Line 12C Conflict of interest policy

Board members receive a board manual as part of orientation when they join the board which includes the corporate compliance policy and bylaws. Both the policy and the bylaws address conflict of interest. Thereafter, annually, the board of directors receive corporate compliance training and complete a conflict of interest disclosure.

Form 990, Part VI, Line 18 How forms are made available to the public

Form 990 are posted on guidestar and available upon request at the lsa office located in salisbury, nc.

Form 990, Part VI, Line 19 Required documents available to the public

The organization makes its governing documents, financial statements, and conflict of interest policy available upon request.

Form 990, Part VII, Section A

Part vii, section a - column (b) hours for related organizations board members and officers devote time to all entities within the control group.

Filing and Contact Details

Filer

Filer Name
Lutheran Services Property Inc
EIN
20-3895886
Phone
7046372870
Address
PO Box 947, Salisbury, NC 28145

Signing Officer

Name
Ted Goins
Title
President / CEO
Signed
2025-08-14
Discuss with paid preparer
Yes

Organization Details

Formed
2005
Legal Domicile
Nc
Voting Board Members
3
Independent Board Members
2
Employees
0
Volunteers
0

Preparer

Firm
Forvis Mazars LLP
Address
500 Ridgefield Court, Asheville, NC 28806
Preparer
Amy Bibby
Phone
8282542254
Supplemental Narrative

Additional Explanations

Form 990, Part III, Line 1

Lutheran services for the aging, inc. (lsa) and its affiliated organizations are ministries of the north carolina synod of the evangelical lutheran church in america. The lsa mission statement is, "empowered by christ, we walk together with all we serve." lsa operates nursing homes, retirement communities, assisted living residences, and adult day services in addition to providing care management, home care, and information and referral services in north carolina. Lsa provides a ministry of christian care to older adults and adults with disabilities regardless of faith, race, disability, or economic status. Lsa is made up of compassionate people with loving spirits and generous hearts. Residents, staff, clients, participants, families, and volunteers all strive to be of service to god and the community. Many of the seniors served by lsa have been service oriented and philanthropically inclined throughout their lives and continue to seek opportunities for community service. For the young-elders of the retirement communities those opportunities are abundant. Residents there log in hundreds of volunteer hours for local churches, habitat for humanity, the alzheimer's association, the state veterans hospital, fund raising for cancer research, literacy councils, local hospitals, food pantries, homeless shelters, the united way, and mentoring projects for local elementary schools. They have packed boxes for samaritan's purse, gathered coats for kids and collected canned goods for food pantries. They have sewn, knitted, crocheted, and quilted countless items for causes throughout the state and beyond. The more frail elders of the lsa nursing homes and adult day services may be less visible, but are equally committed to community service. Supported by staff and volunteers, they have held blood drives, they have hosted breakfasts for fire, police, and emergency service personnel, collected school supplies for kids, and adopted needy families at christmas. They, too, have logged in hundreds of hours in projects for local schools and hospitals, the arc, the alzheimer's association, meals-on-wheels, the humane society, the american red cross, the united way, and more. Lsa also serves its communities by working collaboratively with colleges and universities throughout north carolina including catawba and livingstone colleges; catawba valley, gaston, rowan-cabarrus, stanly, caldwell and forsyth community colleges; appalachian state, winston-salem state, lenoir-rhyne and duke universities; and the university of north carolina and hood theological seminary. These collaborative efforts foster growth and cooperation, and ultimately improve the quality of life for the institutions and the communities. Lsa also encourages community members to seek volunteer, educational, and spiritual opportunities through its ministries. The ministries of lsa are active, busy places where multiple generations meet in a spirit of fun, fellowship and cooperation. Community education opportunities are always available on topics such as adult day care, alzheimer's disease, medicaid, medicare, healthcare directives and more.

Form 990, Part IX, Line 11G Other Fees

Contract Services - Total Expense: 14257, Program Service Expense: 14257, Management and General Expenses: , Fundraising Expenses: ;

Form 990, Part XII, Line 2C Change of oversight process or selection process

This process has not changed from prior year.

Financial Statement Notes

Schedule D, Part X, Line 2 FIN 48 (ASC 740) footnote

Substantially all Affiliates of LSA and LFS are organized as North Carolina nonprofit organizations and are exempt from income taxes under Internal Revenue Code (IRC) Section 501(c)(3) under a group exemption of the ELCA. LFS Real Properties, Inc. is exempt under IRC Section 501(c)(2). The Organizations record a liability for any tax position taken that is beneficial to the Organizations, including any related interest and penalties, when it is more likely than not the position of management with respect to a transaction or class of transactions will be overturned by a taxing authority upon examination. Management believes there are no such positions as of September 30, 2024.

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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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IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0Substantially all Affiliates of LSA and LFS are organized as North Carolina nonprofit organizations and are exempt from income taxes under Internal Revenue Code (IRC) Section 501(c)(3) under a group exemption of the ELCA. LFS Real Properties, Inc. is exempt under IRC Section 501(c)(2). The Organizations record a liability for any tax position taken that is beneficial to the Organizations, including any related interest and penalties, when it is more likely than not the position of management with respect to a transaction or class of transactions will be overturned by a taxing authority upon examination. Management believes there are no such positions as of September 30, 2024.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0Schedule D, Part X, Line 2 FIN 48 (ASC 740) footnote
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0LUTHERAN SERVICES FOR THE AGING, INC. (LSA) AND ITS AFFILIATED ORGANIZATIONS ARE MINISTRIES OF THE NORTH CAROLINA SYNOD OF THE EVANGELICAL LUTHERAN CHURCH IN AMERICA. THE LSA MISSION STATEMENT IS, "EMPOWERED BY CHRIST, WE WALK TOGETHER WITH ALL WE SERVE." LSA OPERATES NURSING HOMES, RETIREMENT COMMUNITIES, ASSISTED LIVING RESIDENCES, AND ADULT DAY SERVICES IN ADDITION TO PROVIDING CARE MANAGEMENT, HOME CARE, AND INFORMATION AND REFERRAL SERVICES IN NORTH CAROLINA. LSA PROVIDES A MINISTRY OF CHRISTIAN CARE TO OLDER ADULTS AND ADULTS WITH DISABILITIES REGARDLESS OF FAITH, RACE, DISABILITY, OR ECONOMIC STATUS. LSA IS MADE UP OF COMPASSIONATE PEOPLE WITH LOVING SPIRITS AND GENEROUS HEARTS. RESIDENTS, STAFF, CLIENTS, PARTICIPANTS, FAMILIES, AND VOLUNTEERS ALL STRIVE TO BE OF SERVICE TO GOD AND THE COMMUNITY. MANY OF THE SENIORS SERVED BY LSA HAVE BEEN SERVICE ORIENTED AND PHILANTHROPICALLY INCLINED THROUGHOUT THEIR LIVES AND CONTINUE TO SEEK OPPORTUNITIES FOR COMMUNITY SERVICE. FOR THE YOUNG-ELDERS OF THE RETIREMENT COMMUNITIES THOSE OPPORTUNITIES ARE ABUNDANT. RESIDENTS THERE LOG IN HUNDREDS OF VOLUNTEER HOURS FOR LOCAL CHURCHES, HABITAT FOR HUMANITY, THE ALZHEIMER'S ASSOCIATION, THE STATE VETERANS HOSPITAL, FUND RAISING FOR CANCER RESEARCH, LITERACY COUNCILS, LOCAL HOSPITALS, FOOD PANTRIES, HOMELESS SHELTERS, THE UNITED WAY, AND MENTORING PROJECTS FOR LOCAL ELEMENTARY SCHOOLS. THEY HAVE PACKED BOXES FOR SAMARITAN'S PURSE, GATHERED COATS FOR KIDS AND COLLECTED CANNED GOODS FOR FOOD PANTRIES. THEY HAVE SEWN, KNITTED, CROCHETED, AND QUILTED COUNTLESS ITEMS FOR CAUSES THROUGHOUT THE STATE AND BEYOND. THE MORE FRAIL ELDERS OF THE LSA NURSING HOMES AND ADULT DAY SERVICES MAY BE LESS VISIBLE, BUT ARE EQUALLY COMMITTED TO COMMUNITY SERVICE. SUPPORTED BY STAFF AND VOLUNTEERS, THEY HAVE HELD BLOOD DRIVES, THEY HAVE HOSTED BREAKFASTS FOR FIRE, POLICE, AND EMERGENCY SERVICE PERSONNEL, COLLECTED SCHOOL SUPPLIES FOR KIDS, AND ADOPTED NEEDY FAMILIES AT CHRISTMAS. THEY, TOO, HAVE LOGGED IN HUNDREDS OF HOURS IN PROJECTS FOR LOCAL SCHOOLS AND HOSPITALS, THE ARC, THE ALZHEIMER'S ASSOCIATION, MEALS-ON-WHEELS, THE HUMANE SOCIETY, THE AMERICAN RED CROSS, THE UNITED WAY, AND MORE. LSA ALSO SERVES ITS COMMUNITIES BY WORKING COLLABORATIVELY WITH COLLEGES AND UNIVERSITIES THROUGHOUT NORTH CAROLINA INCLUDING CATAWBA AND LIVINGSTONE COLLEGES; CATAWBA VALLEY, GASTON, ROWAN-CABARRUS, STANLY, CALDWELL AND FORSYTH COMMUNITY COLLEGES; APPALACHIAN STATE, WINSTON-SALEM STATE, LENOIR-RHYNE AND DUKE UNIVERSITIES; AND THE UNIVERSITY OF NORTH CAROLINA AND HOOD THEOLOGICAL SEMINARY. THESE COLLABORATIVE EFFORTS FOSTER GROWTH AND COOPERATION, AND ULTIMATELY IMPROVE THE QUALITY OF LIFE FOR THE INSTITUTIONS AND THE COMMUNITIES. LSA ALSO ENCOURAGES COMMUNITY MEMBERS TO SEEK VOLUNTEER, EDUCATIONAL, AND SPIRITUAL OPPORTUNITIES THROUGH ITS MINISTRIES. THE MINISTRIES OF LSA ARE ACTIVE, BUSY PLACES WHERE MULTIPLE GENERATIONS MEET IN A SPIRIT OF FUN, FELLOWSHIP AND COOPERATION. COMMUNITY EDUCATION OPPORTUNITIES ARE ALWAYS AVAILABLE ON TOPICS SUCH AS ADULT DAY CARE, ALZHEIMER'S DISEASE, MEDICAID, MEDICARE, HEALTHCARE DIRECTIVES AND MORE.

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