Civic Intelligence

Webster Housing for the Elderly Inc

EIN 22-2827292 • 501(c)3 • Worcester, MA

Profile

To provide affordable residential housing for the elderly in webster, ma

191 May StreetWorcester, MA 01602

n/A

Siviq Scores

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

Liabilities / Assets

97th percentile

1.69x

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

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

Liabilities / Revenue

95th percentile

3.14x

Higher debt load relative to revenue than 95% of similar nonprofits.

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

Net Margin

58th percentile

8.4%

Higher net margin than 58% of similar nonprofits.

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

Top Officer Pay

92nd percentile

$240,515

Higher top officer pay than 92% of similar nonprofits.

Top officer pay equals 24.7% of source-year revenue.

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

Asset Growth

39th percentile

0.1%

Faster asset growth than 39% of similar nonprofits.

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

Revenue Growth

45th percentile

4.5%

Faster revenue growth than 45% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets97th percentile

Assets

Up

$1,807,402

Up $1,823 (+0.1%) from 2023

Liabilities

Down

$3,051,562

Down $80,205 (-2.6%) from 2023

Net Assets

Up

-$1,244,160

Up $82,028 (+6.2%) from 2023

Operations
Liabilities / Revenue95th percentileNet Margin58th percentile

Revenue

Up

$971,830

Up $41,773 (+4.5%) from 2023

Expenses

Down

$889,802

Down $13,022 (-1.4%) from 2023

Net Income

Up

$82,028

Up $54,795 (+201%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth39th percentile

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

$6.0M$4.0M$2.0M$0-$2.0MAssets 2010: $2,882,232Liabilities 2010: $4,199,799Net Assets 2010: -$1,317,5672010Assets 2011: $2,821,563Liabilities 2011: $4,151,746Net Assets 2011: -$1,330,1832011Assets 2012: $2,740,210Liabilities 2012: $4,094,264Net Assets 2012: -$1,354,0542012Assets 2013: $2,613,993Liabilities 2013: $4,057,124Net Assets 2013: -$1,443,1312013Assets 2014: $2,544,647Liabilities 2014: $4,002,610Net Assets 2014: -$1,457,9632014Assets 2015: $2,433,518Liabilities 2015: $3,994,111Net Assets 2015: -$1,560,5932015Assets 2016: $2,274,578Liabilities 2016: $3,813,104Net Assets 2016: -$1,538,5262016Assets 2017: $2,234,331Liabilities 2017: $3,756,570Net Assets 2017: -$1,522,2392017Assets 2018: $2,158,417Liabilities 2018: $3,659,522Net Assets 2018: -$1,501,1052018Assets 2019: $2,087,770Liabilities 2019: $3,564,061Net Assets 2019: -$1,476,2912019Assets 2020: $2,012,162Liabilities 2020: $3,475,177Net Assets 2020: -$1,463,0152020Assets 2021: $1,968,060Liabilities 2021: $3,376,701Net Assets 2021: -$1,408,6412021Assets 2022: $1,900,701Liabilities 2022: $3,254,122Net Assets 2022: -$1,353,4212022Assets 2023: $1,805,579Liabilities 2023: $3,131,767Net Assets 2023: -$1,326,1882023Assets 2024: $1,807,402Liabilities 2024: $3,051,562Net Assets 2024: -$1,244,1602024

Highlighted filing

2024

Assets$1,807,402
Liabilities$3,051,562
Net Assets-$1,244,160
Open 2024 Filing

Operations Trend

Revenue Growth45th percentile

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

$1.0M$500K$0-$500KExpenses 2010: $782,8752010Revenue 2011: $785,709Expenses 2011: $798,325Net Income 2011: -$12,6162011Expenses 2012: $791,2742012Expenses 2013: $879,8002013Revenue 2014: $796,954Expenses 2014: $897,371Net Income 2014: -$100,4172014Revenue 2015: $780,448Expenses 2015: $883,078Net Income 2015: -$102,6302015Revenue 2016: $821,386Expenses 2016: $799,319Net Income 2016: $22,0672016Revenue 2017: $821,878Expenses 2017: $805,591Net Income 2017: $16,2872017Revenue 2018: $839,903Expenses 2018: $818,769Net Income 2018: $21,1342018Revenue 2019: $851,166Expenses 2019: $826,352Net Income 2019: $24,8142019Revenue 2020: $864,146Expenses 2020: $850,870Net Income 2020: $13,2762020Revenue 2021: $882,207Expenses 2021: $827,833Net Income 2021: $54,3742021Revenue 2022: $886,765Expenses 2022: $831,545Net Income 2022: $55,2202022Revenue 2023: $930,057Expenses 2023: $902,824Net Income 2023: $27,2332023Revenue 2024: $971,830Expenses 2024: $889,802Net Income 2024: $82,0282024

Highlighted filing

2024

Revenue$971,830
Expenses$889,802
Net Income$82,028
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$1,807,402
Liabilities
$3,051,562
Net assets
-$1,244,160
Revenue
$971,830
Expenses
$889,802
Net income
$82,028
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.81$3.05$1.24$0.97$0.89$0.08
2023Detailed filing. Detailed filing data is available for this year.$1.81$3.13$1.33$0.93$0.90$0.03
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.90$3.25$1.35$0.89$0.83$0.06
2021Detailed filing. Detailed filing data is available for this year.$1.97$3.38$1.41$0.88$0.83$0.05
2020Detailed filing. Detailed filing data is available for this year.$2.01$3.48$1.46$0.86$0.85$0.01
2019Detailed filing. Detailed filing data is available for this year.$2.09$3.56$1.48$0.85$0.83$0.02
2018Detailed filing. Detailed filing data is available for this year.$2.16$3.66$1.50$0.84$0.82$0.02
2017Detailed filing. Detailed filing data is available for this year.$2.23$3.76$1.52$0.82$0.81$0.02
2016Detailed filing. Detailed filing data is available for this year.$2.27$3.81$1.54$0.82$0.80$0.02
2015Detailed filing. Detailed filing data is available for this year.$2.43$3.99$1.56$0.78$0.88$0.10
2014Detailed filing. Detailed filing data is available for this year.$2.54$4.00$1.46$0.80$0.90$0.10
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.61$4.06$1.44$0.88
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.74$4.09$1.35$0.79
2011Summary only. Only limited summary data is available for this year.$2.82$4.15$1.33$0.79$0.80$0.01
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.88$4.20$1.32$0.78
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Nov 1, 2023 to Oct 31, 2024
Signed
Sep 6, 2025
Return Version
2023v6.0
Gross Receipts
$971,830
Mission and Program Overview

Mission

To provide affordable residential housing for the elderly in webster, ma

To provide affordable residential housing for elderly persons in webster, ma.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,347,806$1,224,357▼ $123,449
Cash and Non-Interest-Bearing Accounts$23,327$89,104▲ $65,777
Prepaid Expenses and Deferred Charges$52,632$60,084▲ $7,452
Accounts Receivable$6,541$11,477▲ $4,936
Total Assets$1,805,579$1,807,402▲ $1,823
Other Assets Total$375,273$422,380▲ $47,107
Liabilities
Mortgage Notes Payable Secured by Investment Property$3,047,584$2,930,670▼ $116,914
Accounts Payable and Accrued Expenses$49,511$66,838▲ $17,327
Other Liabilities$8,807$27,640▲ $18,833
Escrow Account Liability$25,793$26,152▲ $359
Deferred Revenue$72$262▲ $190
Total Liabilities$3,131,767$3,051,562▼ $80,205
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-1,326,188$-1,244,160▲ $82,028
Total Net Assets Fund Balance$-1,326,188$-1,244,160▲ $82,028
Total Liabilities and Net Assets / Fund Balance$1,805,579$1,807,402▲ $1,823

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$968,288$3,594,135$4,562,423
Equipment$88,580$138,670$227,250
Land$167,488-$167,488
Other Land Buildings$1$25,906$25,907
Other Assets Org$40,314--
Compensation and Service Providers
Top Officer Pay92nd percentile

Employees

NameTitleOtherTotal
Deborah FoleyClerk/resident Agent$83,817$83,817

Board Members and Trustees

NameTitle
Brian ScalesPresident/treasurer
Deborah FlaniganDirector
Paula J MayvilleDirector
Rebecca CarringtonDirector
Revenue and Support

Revenue Composition

Contributions and Grants
$627,835
Program Service Revenue
$337,547
Investment Income
$273
Other Revenue
$6,175
Change in Net Assets
$82,028

Audited Revenue Reconciliation

Revenue per Audited Statements
$971,830
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$971,830
Total Revenue per Form 990
$971,830
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$889,802
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
Occupancy$445,793--$445,793
Fees for Services Other$150,134--$150,134
Depreciation Depletion$146,778--$146,778
Fees for Services Management$5,000$68,689-$73,689
Office Expenses$24,705--$24,705
Fees for Services Accounting-$13,010-$13,010
Other Expenses$12,400--$12,400
Conferences and Meetings$1,783--$1,783
Fees for Services Legal$1,215--$1,215
Advertising$420--$420
Total Functional Expenses$808,103$81,699$0$889,802

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$889,802
Total Expenses per Audited Statements$889,802
Total Expenses per Form 990$889,802
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
Amount Due to Related Organization$27,640
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, Section A, Line 3

“The corporation is affiliated with rcap solutions, inc. (rcap), a nonprofit corporation who is the sponsor agency of the project. Rcap provides property management services to the residents of the dwelling and is reimbursed by the corporation for certain shared payroll and operating expenses. The corporation incurred and paid a management fee of $68,689 for the year ended october 31, 2024 to rcap. The management fee is equal to 7.07% of total rent collections plus authorized residual receipts account releases used to offset the hap subsidy. The agreement is in effect until cancelled by hud, the corporation or rcap.”

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

“The ceo of the management company and the president work closely with the cpa firm and provide information necessary to complete the 990. The 990 is discussed with the webster board, highlighting the importance of compliance with irs regulations as it is presented on the 990. The form is electronically sent to the board of directors once completed by the cpa firm.”

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

“The entity provides a packet of information to the board 3-4 weeks in advance of the board meeting. Included in the packet is the conflict of interest policy and disclosure form. The board members, in addition to deborah foley, complete and return the conflict of interest disclosure form to deb, who logs them in. If she does not receive these disclosure forms prior to the annual meeting, she will follow up and obtain them at the annual meeting.”

Form 990, Part VI, Section C, Line 19

“A copy of the governing documents and the financial statements are made available to the public when requested in writing. Requests should be directed to the president of the board of directors.”

Filing and Contact Details

Filer

Filer Name
Webster Housing for the Elderly Inc
EIN
22-2827292
Phone
9786306600
Address
191 MAY STREET, WORCESTER, MA 01602

Signing Officer

Name
Brian Scales
Title
President/treasurer
Phone
9786306711
Signed
2025-09-06
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Brian Scales
Formed
1987
Legal Domicile
Ma
Voting Board Members
3
Independent Board Members
3
Employees
0
Volunteers
3

Preparer

Firm
Cohnreznick Advisory LLC
Address
350 GRANITE STREET SUITE 1200, BRAINTREE, MA 02184
Preparer
Jolanta Tuck
Phone
7813803520
Supplemental Narrative

Additional Explanations

Form 990, Part IX, Line 11G

“Management services: program service expenses 150,134. Management and general expenses 0. Fundraising expenses 0. Total expenses 150,134.”

Financial Statement Notes

PART IV, LINE 2B:

“The escrow liability amounts on form 990, part x, line 21 consist of tenant security deposits. The corporation has a policy to collect security deposits of up to one month's rent from tenants. The security deposits can be used to pay for damages caused by the tenant or used against unpaid receivables.”

PART X, LINE 2:

“Management has analyzed the tax positions taken by the corporation and has concluded that, as of october 31, 2024, there are no uncertain tax positions taken or expected to be taken that would require recognition of a liability (or asset) or disclosure in the financial statements. Accordingly, these financial statements do not reflect a provision for income taxes and the corporation has no other tax positions which must be considered for disclosure. Income tax returns filed by the corporation are subject to examination by the irs for a period of three years. While no income tax returns are currently being examined by the irs, fiscal years since 2021 remain open.”

Raw XML AppendixShowing 400 of 594 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/OtherExpensesGrp/ProgramServicesAmt112400
IRS990/OtherExpensesGrp/TotalAmt019875
IRS990/OtherExpensesGrp/TotalAmt112400
IRS990/OtherLiabilitiesGrp/BOYAmt08807
IRS990/OtherLiabilitiesGrp/EOYAmt027640
IRS990/OtherRevenueMiscGrp/BusinessCd0531390
IRS990/OtherRevenueMiscGrp/Desc0LAUNDRY INCOME
IRS990/OtherRevenueMiscGrp/RelatedOrExemptFuncIncomeAmt06175
IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt06175
IRS990/OtherRevenueTotalAmt06175
IRS990/PartialLiquidationInd00
IRS990/PayPremiumsPrsnlBnftCntrctInd00
IRS990/PoliticalCampaignActyInd00
IRS990/PrepaidExpensesDefrdChargesGrp/BOYAmt052632
IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt060084
IRS990/PrincipalOfficerNm0BRIAN SCALES
IRS990/ProfessionalFundraisingInd00
IRS990/ProgramServiceRevenueGrp/BusinessCd0531110
IRS990/ProgramServiceRevenueGrp/Desc0RENTAL INCOME
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt0337547
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt0337547
IRS990/ProhibitedTaxShelterTransInd00
IRS990/PYBenefitsPaidToMembersAmt00
IRS990/PYContributionsGrantsAmt0611553
IRS990/PYExcessBenefitTransInd00
IRS990/PYGrantsAndSimilarPaidAmt00
IRS990/PYInvestmentIncomeAmt0190
IRS990/PYOtherExpensesAmt0902824
IRS990/PYOtherRevenueAmt06834
IRS990/PYProgramServiceRevenueAmt0311480
IRS990/PYRevenuesLessExpensesAmt027233
IRS990/PYSalariesCompEmpBnftPaidAmt00
IRS990/PYTotalExpensesAmt0902824
IRS990/PYTotalProfFndrsngExpnsAmt00
IRS990/PYTotalRevenueAmt0930057
IRS990/QuidProQuoContributionsInd00
IRS990/RcvFndsToPayPrsnlBnftCntrctInd00
IRS990/ReconcilationRevenueExpnssAmt082028
IRS990/RegularMonitoringEnfrcInd01
IRS990/RelatedEntityInd01
IRS990/RelatedOrganizationCtrlEntInd00
IRS990/ReportInvestmentsOtherSecInd00
IRS990/ReportLandBuildingEquipmentInd01
IRS990/ReportOtherAssetsInd01
IRS990/ReportOtherLiabilitiesInd01
IRS990/ReportProgramRelatedInvstInd00
IRS990/RevenueAmt0343722
IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/TotalAmt00
IRS990ScheduleA/Form990ScheduleAPartVIGrp/ExplanationTxt0LAUNDRY INCOME - 2019 AMOUNT: $ 5,291. 2020 AMOUNT: $ 5,655. 2021 AMOUNT: $ 5,290. 2022 AMOUNT: $ 5,572. 2023 AMOUNT: $ 6,175. OTHER INCOME - 2019 AMOUNT: $ 27. 2021 AMOUNT: $ 329. 2022 AMOUNT: $ 1,262. 2023 AMOUNT: $ 0.
IRS990ScheduleA/Form990ScheduleAPartVIGrp/FormAndLineReferenceDesc0SCHEDULE A, PART III, LINE 12, EXPLANATION OF OTHER INCOME:
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearAmt0627835
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus1YearAmt0611553
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus2YearsAmt0576980
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus3YearsAmt0606319
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus4YearsAmt0621753
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/TotalAmt03044440
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearAmt0273
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus1YearAmt0190
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus2YearsAmt091
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus3YearsAmt098
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus4YearsAmt0159
IRS990ScheduleA/GrossInvestmentIncome509Grp/TotalAmt0811
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearAmt0337547
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus1YearAmt0311480
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus2YearsAmt0314572
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus3YearsAmt0275188
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus4YearsAmt0237146
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/TotalAmt01475933
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearAmt0273
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus1YearAmt0190
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus2YearsAmt091
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus3YearsAmt098
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus4YearsAmt0159
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/TotalAmt0811
IRS990ScheduleA/InvestmentIncomeCYPct00.00020
IRS990ScheduleA/InvestmentIncomePYPct00.00020
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearAmt06175
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearMinus1YearAmt06834
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearMinus2YearsAmt05619
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearMinus3YearsAmt05655
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearMinus4YearsAmt05318
IRS990ScheduleA/OtherIncome509Grp/TotalAmt029601
IRS990ScheduleA/PubliclySupportedOrg509a2Ind0X
IRS990ScheduleA/PublicSupportCY509Pct00.99330
IRS990ScheduleA/PublicSupportPY509Pct00.99320
IRS990ScheduleA/PublicSupportTotal509Amt04520373
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/TotalAmt00
IRS990ScheduleA/SubstantialContributorsAmtGrp/TotalAmt00
IRS990ScheduleA/ThirtyThrPctSuprtTestsCY509Ind0X
IRS990ScheduleA/Total509Grp/CurrentTaxYearAmt0965382
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus1YearAmt0923033
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus2YearsAmt0891552
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus3YearsAmt0881507
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus4YearsAmt0858899
IRS990ScheduleA/Total509Grp/TotalAmt04520373
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearAmt0971830
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus1YearAmt0930057
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus2YearsAmt0897262
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus3YearsAmt0887260
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus4YearsAmt0864376
IRS990ScheduleA/TotalSupportCalendarYearGrp/TotalAmt04550785
IRS990ScheduleB/ContributorInformationGrp/ContributorBusinessName/BusinessNameLine10RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorNum0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine10RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine20RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/City0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/State0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/ZIPCode0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/TotalContributionsAmt0RESTRICTED
IRS990/ScheduleBRequiredInd01
IRS990ScheduleD/AgentTrusteeEtcInd00
IRS990ScheduleD/BuildingsGrp/BookValueAmt0968288
IRS990ScheduleD/BuildingsGrp/DepreciationAmt03594135
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt04562423
IRS990ScheduleD/EquipmentGrp/BookValueAmt088580
IRS990ScheduleD/EquipmentGrp/DepreciationAmt0138670
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt0227250
IRS990ScheduleD/ExpensesNotReportedAmt00
IRS990ScheduleD/ExpensesNotRptFinclStmtAmt00
IRS990ScheduleD/ExpensesSubtotalAmt0889802
IRS990ScheduleD/ExplanationProvidedInd0X
IRS990ScheduleD/FootnoteTextInd0X
IRS990ScheduleD/InclEscrowCustodialAcctLiabInd01
IRS990ScheduleD/LandGrp/BookValueAmt0167488
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt0167488
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt026339
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt18835
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt2346892
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt340314
IRS990ScheduleD/OtherAssetsOrgGrp/Desc0TENANT ESCROW
IRS990ScheduleD/OtherAssetsOrgGrp/Desc1MORTGAGE ESCROW
IRS990ScheduleD/OtherAssetsOrgGrp/Desc2REPLACEMENT RESERVE
IRS990ScheduleD/OtherAssetsOrgGrp/Desc3RESIDUAL RECEIPTS
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt01
IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt025906
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt025907
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt027640
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0AMOUNT DUE TO RELATED ORGANIZATION
IRS990ScheduleD/RevenueNotReportedAmt00
IRS990ScheduleD/RevenueNotReportedFinclStmtAmt00
IRS990ScheduleD/RevenueSubtotalAmt0971830
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0THE ESCROW LIABILITY AMOUNTS ON FORM 990, PART X, LINE 21 CONSIST OF TENANT SECURITY DEPOSITS. THE CORPORATION HAS A POLICY TO COLLECT SECURITY DEPOSITS OF UP TO ONE MONTH'S RENT FROM TENANTS. THE SECURITY DEPOSITS CAN BE USED TO PAY FOR DAMAGES CAUSED BY THE TENANT OR USED AGAINST UNPAID RECEIVABLES.
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt1MANAGEMENT HAS ANALYZED THE TAX POSITIONS TAKEN BY THE CORPORATION AND HAS CONCLUDED THAT, AS OF OCTOBER 31, 2024, THERE ARE NO UNCERTAIN TAX POSITIONS TAKEN OR EXPECTED TO BE TAKEN THAT WOULD REQUIRE RECOGNITION OF A LIABILITY (OR ASSET) OR DISCLOSURE IN THE FINANCIAL STATEMENTS. ACCORDINGLY, THESE FINANCIAL STATEMENTS DO NOT REFLECT A PROVISION FOR INCOME TAXES AND THE CORPORATION HAS NO OTHER TAX POSITIONS WHICH MUST BE CONSIDERED FOR DISCLOSURE. INCOME TAX RETURNS FILED BY THE CORPORATION ARE SUBJECT TO EXAMINATION BY THE IRS FOR A PERIOD OF THREE YEARS. WHILE NO INCOME TAX RETURNS ARE CURRENTLY BEING EXAMINED BY THE IRS, FISCAL YEARS SINCE 2021 REMAIN OPEN.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0PART IV, LINE 2B:
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc1PART X, LINE 2:
IRS990ScheduleD/TotalBookValueLandBuildingsAmt01224357
IRS990ScheduleD/TotalBookValueOtherAssetsAmt0422380
IRS990ScheduleD/TotalExpensesPerForm990Amt0889802
IRS990ScheduleD/TotalLiabilityAmt027640
IRS990ScheduleD/TotalRevenuePerForm990Amt0971830
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt0971830
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt0889802
IRS990ScheduleJ/AnyNonFixedPaymentsInd00
IRS990ScheduleJ/CompBasedOnRevenueOfFlngOrgInd00
IRS990ScheduleJ/CompBsdNetEarnsFlngOrgInd00
IRS990ScheduleJ/CompBsdNetEarnsRltdOrgsInd00
IRS990ScheduleJ/CompBsdOnRevRelatedOrgsInd00
IRS990ScheduleJ/EquityBasedCompArrngmInd00
IRS990ScheduleJ/InitialContractExceptionInd00
IRS990/ScheduleJRequiredInd01
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BaseCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusFilingOrganizationAmount00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusRelatedOrganizationsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompensationBasedOnRltdOrgsAmt0216745
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990FilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990RltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompensationFlngOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompRltdOrgsAmt013038
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsRltdOrgsAmt01532
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationRltdOrgsAmt09200
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm0BRIAN SCALES
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt0PRESIDENT/TREASURER
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt0240515
IRS990ScheduleJ/SeverancePaymentInd00
IRS990ScheduleJ/SupplementalInformationDetail/ExplanationTxt0ANY INDIVIDUALS THAT RECEIVED COMPENSATION ON SCHEDULE J, PART II WERE COMPENSATED BY A RELATED ORGANIZATION DURING CALENDAR YEAR 2023. THE RELATED ORGANIZATION USED THE FOLLOWING METHODS TO ESTABLISH COMPENSATION: -COMPENSATION COMMITTEE -INDEPENDENT COMPENSATION CONSULTANT -FORM 990 OF OTHER ORGANIZATIONS -COMPENSATION SURVEY OR STUDY -APPROVAL BY THE BOARD OR COMPENSATION COMMITTEE
IRS990ScheduleJ/SupplementalInformationDetail/FormAndLineReferenceDesc0PART I, LINE 3
IRS990ScheduleJ/SupplementalNonqualRtrPlanInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE CORPORATION IS AFFILIATED WITH RCAP SOLUTIONS, INC. (RCAP), A NONPROFIT CORPORATION WHO IS THE SPONSOR AGENCY OF THE PROJECT. RCAP PROVIDES PROPERTY MANAGEMENT SERVICES TO THE RESIDENTS OF THE DWELLING AND IS REIMBURSED BY THE CORPORATION FOR CERTAIN SHARED PAYROLL AND OPERATING EXPENSES. THE CORPORATION INCURRED AND PAID A MANAGEMENT FEE OF $68,689 FOR THE YEAR ENDED OCTOBER 31, 2024 TO RCAP. THE MANAGEMENT FEE IS EQUAL TO 7.07% OF TOTAL RENT COLLECTIONS PLUS AUTHORIZED RESIDUAL RECEIPTS ACCOUNT RELEASES USED TO OFFSET THE HAP SUBSIDY. THE AGREEMENT IS IN EFFECT UNTIL CANCELLED BY HUD, THE CORPORATION OR RCAP.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE CEO OF THE MANAGEMENT COMPANY AND THE PRESIDENT WORK CLOSELY WITH THE CPA FIRM AND PROVIDE INFORMATION NECESSARY TO COMPLETE THE 990. THE 990 IS DISCUSSED WITH THE WEBSTER BOARD, HIGHLIGHTING THE IMPORTANCE OF COMPLIANCE WITH IRS REGULATIONS AS IT IS PRESENTED ON THE 990. THE FORM IS ELECTRONICALLY SENT TO THE BOARD OF DIRECTORS ONCE COMPLETED BY THE CPA FIRM.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE ENTITY PROVIDES A PACKET OF INFORMATION TO THE BOARD 3-4 WEEKS IN ADVANCE OF THE BOARD MEETING. INCLUDED IN THE PACKET IS THE CONFLICT OF INTEREST POLICY AND DISCLOSURE FORM. THE BOARD MEMBERS, IN ADDITION TO DEBORAH FOLEY, COMPLETE AND RETURN THE CONFLICT OF INTEREST DISCLOSURE FORM TO DEB, WHO LOGS THEM IN. IF SHE DOES NOT RECEIVE THESE DISCLOSURE FORMS PRIOR TO THE ANNUAL MEETING, SHE WILL FOLLOW UP AND OBTAIN THEM AT THE ANNUAL MEETING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3A COPY OF THE GOVERNING DOCUMENTS AND THE FINANCIAL STATEMENTS ARE MADE AVAILABLE TO THE PUBLIC WHEN REQUESTED IN WRITING. REQUESTS SHOULD BE DIRECTED TO THE PRESIDENT OF THE BOARD OF DIRECTORS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4MANAGEMENT SERVICES: PROGRAM SERVICE EXPENSES 150,134. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 150,134.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION A, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION B, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PART VI, SECTION C, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PART IX, LINE 11G
IRS990ScheduleR/AssetExchangeInd00
IRS990ScheduleR/AssetPurchaseFromOtherOrgInd00
IRS990ScheduleR/AssetSaleToOtherOrgInd00
IRS990ScheduleR/DivRelatedOrganizationInd00
IRS990ScheduleR/GiftGrntCapContriFromOthOrgInd00
IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd00
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/ControlledOrganizationInd00
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingNACd0N/A
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/EIN0010688835
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/EntityTypeTxt0C
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/LegalDomicileStateCd0MA
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt0LOW INCOME HOUSING RENTAL
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt0ATHOL HOUSING ASSOCIATES
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/AddressLine1Txt0191 MAY STREET
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/CityNm0WORCESTER
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/StateAbbreviationCd0MA
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/ZIPCd001602
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/DirectControllingNACd0N/A
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/DisproportionateAllocationsInd00
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/EIN0010688838
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/GeneralOrManagingPartnerInd00
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/LegalDomicileStateCd0MA
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt0LOW INCOME HOUSING RENTAL
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt0HAPCO LLC

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