Civic Intelligence

Sayre Christian Village Apts II Inc

EIN 20-8030673 • 501(c)3 • Lexington, KY

Profile

A non-profit senior living community dedicated to providing quality housing, rehabilitative services reflecting christian compassion for everyone.

3824 Camelot DriveLexington, KY 40517

www.sayrechristianvillage.org

Siviq Scores

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

Liabilities / Assets

89th percentile

0.73x

Higher debt load relative to assets than 89% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Liabilities / Revenue

96th percentile

4.94x

Higher debt load relative to revenue than 96% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Net Margin

40th percentile

0.4%

Higher net margin than 40% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Top Officer Pay

95th percentile

$304,060

Higher top officer pay than 95% of similar nonprofits.

Top officer pay equals 64.5% of source-year revenue.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Asset Growth

29th percentile

-3.1%

Faster asset growth than 29% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Revenue Growth

29th percentile

-4.9%

Faster revenue growth than 29% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets89th percentile

Assets

Down

$3,208,678

Down $102,123 (-3.1%) from 2024

Liabilities

Down

$2,327,585

Down $104,064 (-4.3%) from 2024

Net Assets

Up

$881,093

Up $1,941 (+0.2%) from 2024

Operations
Liabilities / Revenue96th percentileNet Margin40th percentile

Revenue

Down

$471,464

Down $24,064 (-4.9%) from 2024

Expenses

Down

$469,523

Down $12,049 (-2.5%) from 2024

Net Income

Down

$1,941

Down $12,015 (-86%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth29th percentile

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

$6.0M$4.0M$2.0M$0Assets 2011: $4,691,147Liabilities 2011: $3,912,764Net Assets 2011: $778,3832011Assets 2012: $4,631,462Liabilities 2012: $3,803,981Net Assets 2012: $827,4812012Assets 2013: $4,524,690Liabilities 2013: $3,694,836Net Assets 2013: $829,8542013Assets 2014: $4,415,360Liabilities 2014: $3,580,127Net Assets 2014: $835,2332014Assets 2015: $4,306,374Liabilities 2015: $3,473,964Net Assets 2015: $832,4102015Assets 2016: $4,112,871Liabilities 2016: $3,363,106Net Assets 2016: $749,7652016Assets 2017: $4,001,030Liabilities 2017: $3,241,895Net Assets 2017: $759,1352017Assets 2018: $3,900,260Liabilities 2018: $3,123,235Net Assets 2018: $777,0252018Assets 2019: $3,815,954Liabilities 2019: $3,013,345Net Assets 2019: $802,6092019Assets 2020: $3,727,627Liabilities 2020: $2,895,864Net Assets 2020: $831,7632020Assets 2021: $3,614,833Liabilities 2021: $2,769,936Net Assets 2021: $844,8972021Assets 2022: $3,526,723Liabilities 2022: $2,658,412Net Assets 2022: $868,3112022Assets 2023: $3,434,557Liabilities 2023: $2,569,361Net Assets 2023: $865,1962023Assets 2024: $3,310,801Liabilities 2024: $2,431,649Net Assets 2024: $879,1522024Assets 2025: $3,208,678Liabilities 2025: $2,327,585Net Assets 2025: $881,0932025

Highlighted filing

2025

Assets$3,208,678
Liabilities$2,327,585
Net Assets$881,093
Open 2025 Filing

Operations Trend

Revenue Growth29th percentile

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

$600K$400K$200K$0-$200KRevenue 2011: $366,789Expenses 2011: $338,688Net Income 2011: $28,1012011Revenue 2012: $369,173Expenses 2012: $320,075Net Income 2012: $49,0982012Revenue 2013: $363,803Expenses 2013: $361,430Net Income 2013: $2,3732013Revenue 2014: $364,574Expenses 2014: $359,195Net Income 2014: $5,3792014Revenue 2015: $362,781Expenses 2015: $365,604Net Income 2015: -$2,8232015Revenue 2016: $360,465Expenses 2016: $443,110Net Income 2016: -$82,6452016Revenue 2017: $370,739Expenses 2017: $361,369Net Income 2017: $9,3702017Revenue 2018: $381,286Expenses 2018: $363,396Net Income 2018: $17,8902018Revenue 2019: $396,050Expenses 2019: $370,466Net Income 2019: $25,5842019Revenue 2020: $411,754Expenses 2020: $382,600Net Income 2020: $29,1542020Revenue 2021: $414,467Expenses 2021: $401,333Net Income 2021: $13,1342021Revenue 2022: $421,653Expenses 2022: $398,239Net Income 2022: $23,4142022Revenue 2023: $427,554Expenses 2023: $430,669Net Income 2023: -$3,1152023Revenue 2024: $495,528Expenses 2024: $481,572Net Income 2024: $13,9562024Revenue 2025: $471,464Expenses 2025: $469,523Net Income 2025: $1,9412025

Highlighted filing

2025

Revenue$471,464
Expenses$469,523
Net Income$1,941
Open 2025 Filing

Filings

Most recent year

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

Open filing
Assets
$3,208,678
Liabilities
$2,327,585
Net assets
$881,093
Revenue
$471,464
Expenses
$469,523
Net income
$1,941
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$3.21$2.33$0.88$0.47$0.47$0.00
2024Detailed filing. Detailed filing data is available for this year.$3.31$2.43$0.88$0.50$0.48$0.01
2023Detailed filing. Detailed filing data is available for this year.$3.43$2.57$0.87$0.43$0.43$0.00
2022Detailed filing. Detailed filing data is available for this year.$3.53$2.66$0.87$0.42$0.40$0.02
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.61$2.77$0.84$0.41$0.40$0.01
2020Detailed filing. Detailed filing data is available for this year.$3.73$2.90$0.83$0.41$0.38$0.03
2019Summary only. Only limited summary data is available for this year.$3.82$3.01$0.80$0.40$0.37$0.03
2018Summary only. Only limited summary data is available for this year.$3.90$3.12$0.78$0.38$0.36$0.02
2017Summary only. Only limited summary data is available for this year.$4.00$3.24$0.76$0.37$0.36$0.01
2016Summary only. Only limited summary data is available for this year.$4.11$3.36$0.75$0.36$0.44$0.08
2015Summary only. Only limited summary data is available for this year.$4.31$3.47$0.83$0.36$0.37$0.00
2014Summary only. Only limited summary data is available for this year.$4.42$3.58$0.84$0.36$0.36$0.01
2013Summary only. Only limited summary data is available for this year.$4.52$3.69$0.83$0.36$0.36$0.00
2012Summary only. Only limited summary data is available for this year.$4.63$3.80$0.83$0.37$0.32$0.05
2011Summary only. Only limited summary data is available for this year.$4.69$3.91$0.78$0.37$0.34$0.03
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Oct 1, 2024 to Sep 30, 2025
Signed
Jan 14, 2026
Return Version
2024v5.2
Gross Receipts
$471,464
Mission and Program Overview

Mission

Forest view offers independent living apartments for older adults and individuals with mobility impairments, featuring accessible design elements to meet their needs. Classified by the united states department of housing and urban development (hud) as a section 202 (elderly) facility with section 8 assistance, rents are subsidized by hud based on household income. The facility consists of 42 apartments and is part of a larger campus called sayre christian village, a nonprofit senior living community dedicated to providing quality housing, rehabilitation services and long-term nursing care reflecting christian compassion for everyone.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$3,042,036$2,976,142▼ $65,894
Cash and Non-Interest-Bearing Accounts$216,847$231,739▲ $14,892
Pledges and Grants Receivable$14,000--
Prepaid Expenses and Deferred Charges$36,056$408▼ $35,648
Accounts Receivable$1,862$389▼ $1,473
Total Assets$3,310,801$3,208,678▼ $102,123
Liabilities
Deferred Revenue$2,397,520$2,280,338▼ $117,182
Escrow Account Liability$18,044$18,315▲ $271
Other Liabilities$0$16,000▲ $16,000
Accounts Payable and Accrued Expenses$16,085$12,932▼ $3,153
Total Liabilities$2,431,649$2,327,585▼ $104,064
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$879,152$881,093▲ $1,941
Total Net Assets Fund Balance$879,152$881,093▲ $1,941
Total Liabilities and Net Assets / Fund Balance$3,310,801$3,208,678▼ $102,123

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$2,702,163$1,772,417$4,474,580
Land$211,878-$211,878
Other Land Buildings$62,101$135,210$197,311
Compensation and Service Providers
Top Officer Pay95th percentile

Employees

NameTitleOtherTotal
Vicki PhillipsNon-voting Board Member$109,322$109,322

Board Members and Trustees

NameTitle
Benjamin BuckleyPast President
Dee HerndonPresident
Jeff YearyVice President
Ben AllenBoard Member
Dan DanfordBoard Member
Doug FlynnBoard Member
Evan MossbargerBoard Member
Gary ColemanBoard Member
Jana ThoreBoard Member
Janet FeyBoard Member
Jerry KellyBoard Member
Jl LynnBoard Member
Kennetha KeinathBoard Member
Tom HurtzBoard Member
Wayne LoganBoard Member
Elise HinchmanNon-voting Board Member
Karen VenisChief Executive Officer
Neil BedwellFormer Chief Financial Officer
Nancy SkibaSecretary
Ron RingTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$117,684
Program Service Revenue
$343,588
Investment Income
$6,840
Other Revenue
$3,352
Change in Net Assets
$1,941

Audited Revenue Reconciliation

Revenue per Audited Statements
$471,464
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$471,464
Total Revenue per Form 990
$471,464
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$469,185
Salaries, Compensation, and Employee Benefits$338
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$120,388--$120,388
Office Expenses$42,783$42,782-$85,565
Occupancy$60,966--$60,966
Fees for Services Management-$37,340-$37,340
Insurance$36,772--$36,772
Fees for Services Accounting-$10,620-$10,620
Advertising-$2,992-$2,992
Travel$1,098--$1,098
Other Employee Benefits-$338-$338
Fees for Services Other-$225-$225
Other Expenses$15--$15
Total Functional Expenses$375,226$94,297$0$469,523

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$469,523
Total Expenses per Audited Statements$469,523
Total Expenses per Form 990$469,523
Expenses Not Reported on Financial Statements$0
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
Loans Payable - Related Parties$16,000
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
Yes
Other officer compensation reviewed
Yes
Conflict-of-interest policy
Yes
Audited financial statements prepared
Yes
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, Line 8B

“Specific committee meetings are not documented in the minutes. However, discussions from such committees are orally communicated to the governing board which are then discussed and documented in the minutes.”

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

“The 990 is reviewed and signed by the chief executive officer, any concerns are pursued for clarity with the auditing firm.”

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

“The administrator is responsible to make determinations on conflicts of interest in regards to employees. The board reviews all major contracts before they are entered into to determine if a potential conflict of interest may exist. If a contract is entered into with a board member or his/her firm the board member is required to submit his/her resignation to the board. However, the board may vote to reject the resignation if they do not feel a conflict exists.”

Form 990, Part VI, Section B, Line 15

“The board's compensation committee (consisting of the board chair, vice chair, previous board chair, and finance committee chair) receive compensation data each year from various sources, including associations to which the organization belongs. This data provides industry specific information from comparable organizations in order for the organization to remain competitive and assure that their compensation is in line. The performance of the individual is a major factor in the decisions made by the compensation committee. The documentation reviewed by the committee is retained.”

Form 990, Part VI, Section C, Line 19

“All documents are available upon request from the organization.”

Filing and Contact Details

Filer

Filer Name
Sayre Christian Village Apts Ii Inc
EIN
20-8030673
Phone
8592719001
Address
3824 CAMELOT DRIVE, LEXINGTON, KY 40517

Signing Officer

Name
Karen Venis
Title
Chief Executive Officer
Phone
8592719001
Signed
2026-01-14
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Karen Venis
Formed
2007
Legal Domicile
Ky
Voting Board Members
17
Independent Board Members
17
Employees
0
Volunteers
0

Preparer

Firm
Hicks & Associates Cpas Pllc
Address
1795 ALYSHEBA WAY STE 6206, LEXINGTON, KY 40509
Preparer
David W Hickscpacff
Phone
8593689727
Supplemental Narrative

Additional Explanations

FORM 990, PART XII, LINE 2C:

“The process has not changed from the prior year.”

Financial Statement Notes

PART IV, LINE 2B:

“TENANT SECURITY DEPOSITS”

PART X, LINE 2:

“As of september 30, 2025, the organization has no uncertain tax positions that qualify for disclosure in the financial statements.”

Raw XML AppendixShowing 400 of 675 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/Form990PartVIISectionAGrp/TitleTxt15BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt16BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt17BOARD MEMBER
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IRS990/MissionDesc0FOREST VIEW OFFERS INDEPENDENT LIVING APARTMENTS FOR OLDER ADULTS AND INDIVIDUALS WITH MOBILITY IMPAIRMENTS, FEATURING ACCESSIBLE DESIGN ELEMENTS TO MEET THEIR NEEDS. CLASSIFIED BY THE UNITED STATES DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD) AS A SECTION 202 (ELDERLY) FACILITY WITH SECTION 8 ASSISTANCE, RENTS ARE SUBSIDIZED BY HUD BASED ON HOUSEHOLD INCOME. THE FACILITY CONSISTS OF 42 APARTMENTS AND IS PART OF A LARGER CAMPUS CALLED SAYRE CHRISTIAN VILLAGE, A NONPROFIT SENIOR LIVING COMMUNITY DEDICATED TO PROVIDING QUALITY HOUSING, REHABILITATION SERVICES AND LONG-TERM NURSING CARE REFLECTING CHRISTIAN COMPASSION FOR EVERYONE.
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