Civic Intelligence

Portland Mall Management Inc

EIN 20-8187573 • 501(c)3 • Portland, OR

Profile

To serve the public good and reduce the burden of government by assuming management responsibility for a major portion of the daily maintenance and operational activities of the Downtown Transit Mall located in Portland, Oregon.

421 SW Sixth Ave 750Portland, OR 97204

www.portlandmall.org

Siviq Scores

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

Liabilities / Assets

19th percentile

0.00x

Tied with the lowest-debt nonprofits in its peer group.

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

Liabilities / Revenue

20th percentile

0.00x

Tied with the lowest-debt nonprofits in its peer group.

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

Net Margin

23rd percentile

-9.3%

Higher net margin than 23% of similar nonprofits.

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

Top Officer Pay

40th percentile

$0

Higher top officer pay than 40% of similar nonprofits.

Top officer pay equals 0.0% of source-year revenue.

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

Asset Growth

5th percentile

-45%

Faster asset growth than 5% of similar nonprofits.

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

Revenue Growth

58th percentile

12%

Faster revenue growth than 58% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets19th percentile

Assets

Down

$318,958

Down $256,420 (-45%) from 2024

Liabilities

Flat

$0

Flat from 2024

Net Assets

Down

$318,958

Down $256,420 (-45%) from 2024

Operations
Liabilities / Revenue20th percentileNet Margin23rd percentile

Revenue

Up

$2,761,290

Up $303,333 (+12%) from 2024

Expenses

Up

$3,017,710

Up $623,496 (+26%) from 2024

Net Income

Down

-$256,420

Down $320,163 (-502%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth5th percentile

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

$1.0M$500K$0Assets 2011: $854,155Liabilities 2011: $0Net Assets 2011: $854,1552011Assets 2012: $606,773Liabilities 2012: $90,180Net Assets 2012: $516,5932012Assets 2013: $408,324Liabilities 2013: $75,718Net Assets 2013: $332,6062013Assets 2014: $700,044Liabilities 2014: $85,942Net Assets 2014: $614,1022014Assets 2015: $796,353Liabilities 2015: $115,469Net Assets 2015: $680,8842015Assets 2016: $830,511Liabilities 2016: $36,321Net Assets 2016: $794,1902016Assets 2017: $699,685Liabilities 2017: $48,156Net Assets 2017: $651,5292017Assets 2018: $768,446Liabilities 2018: $38,166Net Assets 2018: $730,2802018Assets 2019: $583,309Liabilities 2019: $21,612Net Assets 2019: $561,6972019Assets 2020: $632,045Liabilities 2020: $83,522Net Assets 2020: $548,5232020Assets 2021: $510,435Liabilities 2021: $33,865Net Assets 2021: $476,5702021Assets 2022: $602,431Liabilities 2022: $102,416Net Assets 2022: $500,0152022Assets 2023: $511,635Liabilities 2023: $0Net Assets 2023: $511,6352023Assets 2024: $575,378Liabilities 2024: $0Net Assets 2024: $575,3782024Assets 2025: $318,958Liabilities 2025: $0Net Assets 2025: $318,9582025

Highlighted filing

2025

Assets$318,958
Liabilities$0
Net Assets$318,958
Open 2025 Filing

Operations Trend

Revenue Growth58th percentile

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

$4.0M$3.0M$2.0M$1.0M$0-$1.0MRevenue 2011: $1,946,904Expenses 2011: $1,594,925Net Income 2011: $351,9792011Revenue 2012: $1,641,191Expenses 2012: $1,978,753Net Income 2012: -$337,5622012Expenses 2013: $1,974,4942013Revenue 2014: $2,131,427Expenses 2014: $1,849,931Net Income 2014: $281,4962014Revenue 2015: $1,899,712Expenses 2015: $1,832,930Net Income 2015: $66,7822015Revenue 2016: $2,071,811Expenses 2016: $1,958,505Net Income 2016: $113,3062016Revenue 2017: $2,001,363Expenses 2017: $2,144,024Net Income 2017: -$142,6612017Revenue 2018: $2,301,211Expenses 2018: $2,222,460Net Income 2018: $78,7512018Revenue 2019: $2,147,622Expenses 2019: $2,314,917Net Income 2019: -$167,2952019Revenue 2020: $1,981,165Expenses 2020: $1,994,339Net Income 2020: -$13,1742020Revenue 2021: $2,184,164Expenses 2021: $2,256,117Net Income 2021: -$71,9532021Revenue 2022: $2,225,906Expenses 2022: $2,215,461Net Income 2022: $10,4452022Revenue 2023: $2,328,932Expenses 2023: $2,304,311Net Income 2023: $24,6212023Revenue 2024: $2,457,957Expenses 2024: $2,394,214Net Income 2024: $63,7432024Revenue 2025: $2,761,290Expenses 2025: $3,017,710Net Income 2025: -$256,4202025

Highlighted filing

2025

Revenue$2,761,290
Expenses$3,017,710
Net Income-$256,420
Open 2025 Filing

Filings

Most recent year

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

Open filing
Assets
$318,958
Liabilities
$0
Net assets
$318,958
Revenue
$2,761,290
Expenses
$3,017,710
Net income
-$256,420
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$0.32$0.00$0.32$2.76$3.02$0.26
2024Detailed filing. Detailed filing data is available for this year.$0.58$0.00$0.58$2.46$2.39$0.06
2023Detailed filing. Detailed filing data is available for this year.$0.51$0.00$0.51$2.33$2.30$0.02
2022Detailed filing. Detailed filing data is available for this year.$0.60$0.10$0.50$2.23$2.22$0.01
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.51$0.03$0.48$2.18$2.26$0.07
2020Detailed filing. Detailed filing data is available for this year.$0.63$0.08$0.55$1.98$1.99$0.01
2019Detailed filing. Detailed filing data is available for this year.$0.58$0.02$0.56$2.15$2.31$0.17
2018Detailed filing. Detailed filing data is available for this year.$0.77$0.04$0.73$2.30$2.22$0.08
2017Detailed filing. Detailed filing data is available for this year.$0.70$0.05$0.65$2.00$2.14$0.14
2016Detailed filing. Detailed filing data is available for this year.$0.83$0.04$0.79$2.07$1.96$0.11
2015Detailed filing. Detailed filing data is available for this year.$0.80$0.12$0.68$1.90$1.83$0.07
2014Detailed filing. Detailed filing data is available for this year.$0.70$0.09$0.61$2.13$1.85$0.28
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.41$0.08$0.33$1.97
2012Summary only. Only limited summary data is available for this year.$0.61$0.09$0.52$1.64$1.98$0.34
2011Summary only. Only limited summary data is available for this year.$0.85$0.00$0.85$1.95$1.59$0.35
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Mar 18, 2026
Return Version
2024v5.2
Gross Receipts
$2,763,993
Mission and Program Overview

Mission

To serve the public good and reduce the burden of government by assuming management responsibility for a major portion of the daily maintenance and operational activities of the Downtown Transit Mall located in Portland, Oregon.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$304,693$292,625▼ $12,068
Accounts Receivable$210,431$0▼ $210,431
Cash and Non-Interest-Bearing Accounts$60,254$26,333▼ $33,921
Savings and Temporary Cash Investments-$0-
Other Notes and Loans Receivable, Net-$0-
Pledges and Grants Receivable-$0-
Receivable From Disqualified Prsn-$0-
Receivables From Officers Etc-$0-
Investments Other Securities-$0-
Investments Program Related-$0-
Investments in Publicly Traded Securities-$0-
Intangible Assets-$0-
Inventories for Sale or Use-$0-
Prepaid Expenses and Deferred Charges-$0-
Total Assets$575,378$318,958▼ $256,420
Other Assets Total-$0-
Liabilities
Total Liabilities$0$0→ $0
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$575,378$318,958▼ $256,420
Total Net Assets Fund Balance$575,378$318,958▼ $256,420
Total Liabilities and Net Assets / Fund Balance$575,378$318,958▼ $256,420

Asset Categories

AssetBook ValueDepreciationBasis
Leasehold Improvements$292,625$171,048$463,673
Equipment-$1,127$1,127
Compensation and Service Providers
Top Officer Pay40th percentile

Board Members and Trustees

NameTitle
Susan KeilPresident
Aaron D'AgostiniDirector
Art PearceDirector
Dan ZalkowDirector
Jason FranklinDirector
Jennifer PolverDirector
Jeremy RehfeldtDirector
John RussellDirector
Keren EichenDirector
Mark GoodmanDirector
Mark SchlesingerDirector
Mark WellsDirector
Michael JohnsonDirector
Philip A KalbererDirector
Scott AndrewsDirector
Tom KilbaneSecretary
Mark NewTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Portland Business AllianceCleaning & Security200 SW Market Street, Portland, OR 97201$1,937,287
Schonert & Associates IncMaintenance12452 SE Capps Road, Clackamas, OR 97015$243,711
Shiels Obletz JohnsenManagement Services421 SW Sixth Ave Ste 750, Portland, OR 97204-1617$153,344
Pioneer CourthouseMaintenance701 SW 6th ve, Portland, OR 97205$107,238
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$2,753,555
Investment Income
$2,093
Other Revenue
$5,642
Change in Net Assets
$-256,420
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$3,017,710
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
Fees for Services Management-$155,796-$155,796
Depreciation Depletion-$12,068-$12,068
Fees for Services Accounting-$3,950-$3,950
Insurance-$3,145-$3,145
Fees for Services Legal-$945-$945
All Other Expenses-$735-$735
Other Expenses$307,523$610-$610
Total Functional Expenses$2,840,461$177,249$0$3,017,710
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
Insider Transactions and Loans

Loans and Receivables

Line ItemBeginningEndChange
Receivables from Disqualified Persons-$0-
Receivables from Officers, Directors, Trustees, and Key Employees-$0-
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Backup withholding compliance
No
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
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, Line 1A

“The Board of Directors has authorized the use of an eight member executive committee. Members of the committee are officers and/or directors of the organization who have been elected to their positions by vote of the entire Board. The executive committee has full authority to act on behalf of the Board.”

Form 990, Part VI, Section A, Line 2

“Scott Andrews and Mark Goodman: Business relationship”

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

“The Board of Directors has given the president full authority to prepare and file the organization's Form 990 with the understanding that any major changes to the filing will be brought to The Board's attention.”

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

“Members of the governing body are given a copy of the organization's conflict of interest policy which addresses "Independence" as well. Each member acknowledges in writing that the member has read and understood the organization's policies. If the Board has reasonable cause to believe that a member has failed to disclose a possible conflict, the Board must allow the member the opportunity to explain the alleged omission. If a satisfactory response is not received, the Board has the authority to take corrective action.”

Form 990, Part VI, Section C, Line 19

“No other organizational documents available to the public.”

Filing and Contact Details

Filer

Filer Name
Portland Mall Management Inc
EIN
20-8187573
Phone
5039466498
Address
421 SW Sixth Ave 750, Portland, OR 97204

Signing Officer

Name
Susan Keil
Title
President
Signed
2026-03-18
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Susan Keil
Formed
2006
Legal Domicile
Or
Voting Board Members
17
Independent Board Members
17
Employees
0

Preparer

Firm
Ortquist & Associates PC
Address
11160 NE Halsey St, Portland, OR 97220
Preparer
Lisa A Ortquist CPA
Phone
5032619608
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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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IRS990/Form990PartVIISectionAGrp/PersonNm4Dan Zalkow
IRS990/Form990PartVIISectionAGrp/PersonNm5Aaron D'Agostini
IRS990/Form990PartVIISectionAGrp/PersonNm6Michael Johnson
IRS990/Form990PartVIISectionAGrp/PersonNm7Mark Goodman
IRS990/Form990PartVIISectionAGrp/PersonNm8Jason Franklin
IRS990/Form990PartVIISectionAGrp/PersonNm9Jeremy Rehfeldt
IRS990/Form990PartVIISectionAGrp/PersonNm10Art Pearce
IRS990/Form990PartVIISectionAGrp/PersonNm11Jennifer Polver
IRS990/Form990PartVIISectionAGrp/PersonNm12John Russell
IRS990/Form990PartVIISectionAGrp/PersonNm13Mark Wells
IRS990/Form990PartVIISectionAGrp/PersonNm14Susan Keil
IRS990/Form990PartVIISectionAGrp/PersonNm15Mark Schlesinger
IRS990/Form990PartVIISectionAGrp/PersonNm16Tom Kilbane
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IRS990/Form990PartVIISectionAGrp/TitleTxt13Director
IRS990/Form990PartVIISectionAGrp/TitleTxt14President
IRS990/Form990PartVIISectionAGrp/TitleTxt15Director
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IRS990/MissionDesc0To serve the public good and reduce the burden of government by assuming management responsibility for a major portion of the daily maintenance and operational activities of the Downtown Transit Mall located in Portland, Oregon.
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IRS990/PrincipalOfficerNm0Susan Keil
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IRS990/ProgSrvcAccomActy2Grp/Desc0Mall SecurityIn order to protect and preserve the community's investment in the Portland Transit Mall and to maintain the Mall's safe and welcoming atmosphere for transit customers and pedestrians, PMMI has facilitated enhanced security throughout the Mall. The additional security consists of eight unarmed security officers under the auspices of the Tri-County Metropolitan Transportation District of Oregon (TriMet) Transit Police Division in cooperation with the Portland City Police.
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IRS990/ProgSrvcAccomActy3Grp/Desc0Mall MaintenancePMMI provides maintenance for the physical infrastructure along the mall. The maintenance includes cyclical repainting of benches, traffic signals, streetlight and other poles. Special attention is paid to the sand-set brick pavers at intersections to ensure their long-term integrity. PMMI prunes trees on a regular basis, avoiding conflicts with transit operations and providing a less dense canopy that allows ambient light to filter down to street level.
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