Civic Intelligence

Webster Towers Inc C/O Management Enterprises Inc

EIN 23-2742809 • 501(c)3 • Scranton, PA

Profile

Our mission as a not-for-profit entity is to provide affordable housing for elderly residents of the greater scranton area of pennsylvania.

425 Alder StreetScranton, PA 18505

n/A

Siviq Scores

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

Liabilities / Assets

64th percentile

0.16x

Higher debt load relative to assets than 64% of similar nonprofits.

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

Liabilities / Revenue

74th percentile

0.32x

Higher debt load relative to revenue than 74% of similar nonprofits.

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

Net Margin

62nd percentile

11%

Higher net margin than 62% 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

49th percentile

3.1%

Faster asset growth than 49% of similar nonprofits.

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

Revenue Growth

60th percentile

13%

Faster revenue growth than 60% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets64th percentile

Assets

Up

$1,753,082

Up $52,337 (+3.1%) from 2024

Liabilities

Down

$286,351

Down $49,541 (-15%) from 2024

Net Assets

Up

$1,466,731

Up $101,878 (+7.5%) from 2024

Operations
Liabilities / Revenue74th percentileNet Margin62nd percentile

Revenue

Up

$908,897

Up $107,769 (+13%) from 2024

Expenses

Up

$807,019

Up $17,357 (+2.2%) from 2024

Net Income

Up

$101,878

Up $90,412 (+789%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth49th percentile

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

$2.0M$1.5M$1.0M$500K$0Assets 2011: $1,243,036Liabilities 2011: $692,154Net Assets 2011: $550,8822011Assets 2012: $1,219,102Liabilities 2012: $568,008Net Assets 2012: $651,0942012Assets 2013: $1,211,252Liabilities 2013: $449,790Net Assets 2013: $761,4622013Assets 2014: $1,180,895Liabilities 2014: $333,797Net Assets 2014: $847,0982014Assets 2015: $1,110,872Liabilities 2015: $181,945Net Assets 2015: $928,9272015Assets 2016: $1,158,046Liabilities 2016: $218,006Net Assets 2016: $940,0402016Assets 2017: $1,105,096Liabilities 2017: $131,214Net Assets 2017: $973,8822017Assets 2018: $1,073,017Liabilities 2018: $56,798Net Assets 2018: $1,016,2192018Assets 2019: $1,390,194Liabilities 2019: $302,873Net Assets 2019: $1,087,3212019Assets 2020: $1,688,920Liabilities 2020: $537,943Net Assets 2020: $1,150,9772020Assets 2021: $1,661,224Liabilities 2021: $474,963Net Assets 2021: $1,186,2612021Assets 2022: $1,712,312Liabilities 2022: $427,380Net Assets 2022: $1,284,9322022Assets 2023: $1,748,108Liabilities 2023: $394,721Net Assets 2023: $1,353,3872023Assets 2024: $1,700,745Liabilities 2024: $335,892Net Assets 2024: $1,364,8532024Assets 2025: $1,753,082Liabilities 2025: $286,351Net Assets 2025: $1,466,7312025

Highlighted filing

2025

Assets$1,753,082
Liabilities$286,351
Net Assets$1,466,731
Open 2025 Filing

Operations Trend

Revenue Growth60th percentile

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

$1.0M$500K$0Expenses 2011: $619,0692011Expenses 2012: $610,7942012Expenses 2013: $595,0052013Revenue 2014: $716,465Expenses 2014: $630,829Net Income 2014: $85,6362014Revenue 2015: $698,243Expenses 2015: $616,414Net Income 2015: $81,8292015Revenue 2016: $655,091Expenses 2016: $643,978Net Income 2016: $11,1132016Revenue 2017: $701,554Expenses 2017: $667,712Net Income 2017: $33,8422017Revenue 2018: $681,037Expenses 2018: $638,700Net Income 2018: $42,3372018Revenue 2019: $716,555Expenses 2019: $645,453Net Income 2019: $71,1022019Revenue 2020: $739,477Expenses 2020: $675,821Net Income 2020: $63,6562020Revenue 2021: $759,580Expenses 2021: $724,296Net Income 2021: $35,2842021Revenue 2022: $779,273Expenses 2022: $680,602Net Income 2022: $98,6712022Revenue 2023: $785,225Expenses 2023: $716,770Net Income 2023: $68,4552023Revenue 2024: $801,128Expenses 2024: $789,662Net Income 2024: $11,4662024Revenue 2025: $908,897Expenses 2025: $807,019Net Income 2025: $101,8782025

Highlighted filing

2025

Revenue$908,897
Expenses$807,019
Net Income$101,878
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$1,753,082
Liabilities
$286,351
Net assets
$1,466,731
Revenue
$908,897
Expenses
$807,019
Net income
$101,878
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.75$0.29$1.47$0.91$0.81$0.10
2024Detailed filing. Detailed filing data is available for this year.$1.70$0.34$1.36$0.80$0.79$0.01
2023Detailed filing. Detailed filing data is available for this year.$1.75$0.39$1.35$0.79$0.72$0.07
2022Detailed filing. Detailed filing data is available for this year.$1.71$0.43$1.28$0.78$0.68$0.10
2021Detailed filing. Detailed filing data is available for this year.$1.66$0.47$1.19$0.76$0.72$0.04
2020Detailed filing. Detailed filing data is available for this year.$1.69$0.54$1.15$0.74$0.68$0.06
2019Detailed filing. Detailed filing data is available for this year.$1.39$0.30$1.09$0.72$0.65$0.07
2018Detailed filing. Detailed filing data is available for this year.$1.07$0.06$1.02$0.68$0.64$0.04
2017Detailed filing. Detailed filing data is available for this year.$1.11$0.13$0.97$0.70$0.67$0.03
2016Detailed filing. Detailed filing data is available for this year.$1.16$0.22$0.94$0.66$0.64$0.01
2015Detailed filing. Detailed filing data is available for this year.$1.11$0.18$0.93$0.70$0.62$0.08
2014Detailed filing. Detailed filing data is available for this year.$1.18$0.33$0.85$0.72$0.63$0.09
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.21$0.45$0.76$0.60
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.22$0.57$0.65$0.61
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.24$0.69$0.55$0.62
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jun 1, 2024 to May 31, 2025
Signed
Oct 12, 2025
Return Version
2024v5.0
Gross Receipts
$908,897
Mission and Program Overview

Mission

Our mission as a not-for-profit entity is to provide affordable housing for elderly residents of the greater scranton area of pennsylvania.

Webster's mission as a not-for-profit entity is to provide affordable housing for elderly residents of the greater scranton area of pennsylvania, that is comfortable, clean, modern, and safe. The organization fulfills its mission by continually reinvesting in the aesthetic and physical quality of its 85 residential units, while charging rents that are consistently lower than prevailing market rent rates in the region, thus making the units affordable for current and potential tenants with lower incomes.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,121,003$989,738▼ $131,265
Savings and Temporary Cash Investments$493,753$580,146▲ $86,393
Cash and Non-Interest-Bearing Accounts$35,424$142,139▲ $106,715
Prepaid Expenses and Deferred Charges$30,506$20,929▼ $9,577
Pledges and Grants Receivable$14,957$14,104▼ $853
Accounts Receivable$5,102$6,026▲ $924
Total Assets$1,700,745$1,753,082▲ $52,337
Liabilities
Mortgage Notes Payable Secured by Investment Property$262,047$205,126▼ $56,921
Escrow Account Liability$48,615$48,817▲ $202
Accounts Payable and Accrued Expenses$25,230$32,408▲ $7,178
Total Liabilities$335,892$286,351▼ $49,541
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$1,364,853$1,466,731▲ $101,878
Total Net Assets Fund Balance$1,364,853$1,466,731▲ $101,878
Total Liabilities and Net Assets / Fund Balance$1,700,745$1,753,082▲ $52,337

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$479,129$2,786,020$3,265,149
Equipment$345,119$747,743$1,092,862
Land$120,018-$120,018
Other Land Buildings$45,472$70,393$115,865
Compensation and Service Providers
Top Officer Pay40th percentile

Board Members and Trustees

NameTitle
Michael GreensteinPresident
Andrew Hailstone EsqDirector
Daniel CeccacciDirector
David AndersonDirector
Eleanor LiebermanDirector
Gayle GreensteinDirector
Jerry J Weinberger EsquireDirector
Margaret SheldonDirector
Richard Bishop EsqDirector
Sheila Nudelman AbdoDirector
Stuart PollackDirector
Susan ConnorsDirector
Susan StadolnyDirector
Rabbi Samuel SandhausSecretary Tr
Richard G Fine EsquireVice Preside
Revenue and Support

Revenue Composition

Contributions and Grants
$32,045
Program Service Revenue
$869,863
Investment Income
$6,989
Other Revenue
$0
Change in Net Assets
$101,878

Audited Revenue Reconciliation

Revenue per Audited Statements
$908,897
Total Revenue per Audited Statements
$908,897
Total Revenue per Form 990
$908,897
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$607,641
Salaries, Compensation, and Employee Benefits$199,378
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$259,943--$259,943
Other Salaries and Wages$159,453--$159,453
Depreciation Depletion$156,204--$156,204
Insurance$80,271--$80,271
Fees for Services Management$62,362--$62,362
Other Employee Benefits$27,225--$27,225
Office Expenses$23,403--$23,403
Payroll Taxes$12,700--$12,700
Interest$11,163--$11,163
Fees for Services Accounting$9,000--$9,000
Advertising$3,175--$3,175
Conferences and Meetings$1,770--$1,770
Other Expenses$350--$350
Total Functional Expenses$807,019$0$0$807,019

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$807,019
Total Expenses per Audited Statements$807,019
Total Expenses per Form 990$807,019
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
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
Yes
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
Yes

Governance Explanations

Form 990, Page 6, Part VI, Line 3

“The daily management of webster towers, inc. Is administered by hbs management company, inc., who is also headquartered in scranton, pa.”

Form 990, Page 6, Part VI, Line 11B

“A copy of the form 990 is provided to all board members for reveiew, comment, and approval. The board members approve the form 990 at a quarterly meeting. Form 990 is then submitted electronically to the internal revenue service.”

Form 990, Page 6, Part VI, Line 12C

“All members of the board of dirctors prepare and sign a "conflict of interest" reporting document each year, in which the members disclose any conflicts of interest they might have with tenants, cusotmers, vendors, or other directors. The officers review the signed "conflict of interest" reporting documents each year.”

Form 990, Page 6, Part VI, Line 15A

“Hiring and salary decisions are made by hbs management company, the management agent. Hbs management company informs the board of directors of all significant personnel issues at quarterly meetings.”

Form 990, Page 6, Part VI, Line 15B

“Hiring and salary decisions are made by hbs management company, the management agent. Hbs management company informs the board of directors of all significant personnel issues at quarterly meetings.”

Form 990, Page 6, Part VI, Line 19

“A hard copy of all governing documents are available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Webster Towers Inc
EIN
23-2742809
Phone
5703460759
Address
425 ALDER STREET, SCRANTON, PA 18505

Signing Officer

Name
Michael Greenstein
Title
President
Phone
5703460759
Signed
2025-10-12
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Michael Greenstein
Formed
1976
Legal Domicile
Pa
Voting Board Members
15
Independent Board Members
15
Employees
3
Volunteers
24

Preparer

Firm
Ginader Jones & Co Llp
Address
1 HIGHLANDS BOULEVARD SUITE 201, ARCHBALD, PA 18403-1506
Preparer
Eric D Davis
Phone
5703473377
Supplemental Narrative

Additional Explanations

FORM 990 - ORGANIZATION'S MISSION

“Webster's mission as a not-for-profit entity is to provide affordable housing for elderly residents of the greater scranton area of pennsylvania, that is comfortable, clean, modern, and safe. The organization fulfills its mission by continually reinvesting in the aesthetic and physical quality of its 85 residential units, while charging rents that are consistently lower than prevailing market rent rates in the region, thus making the units affordable for current and potential tenants with lower incomes.”

Form 990, Page 1, Part I, Line 6

“Volunteers engage in promoting physical, mental, and emotional fitness to the entity's elderly tenants through several programs.”

Financial Statement Notes

Schedule D, Page 2, Part IV, Line 2B

“Webster towers, inc. Receives security deposit payments from its tenants upon their move into the towers building. The organization holds these deposits in trust until a tenant moves out of the building. At this point, all deposit funds are returned by the organization to the tenant, less any charges for cleaning or repairs.”

Raw XML AppendixShowing 400 of 457 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/Desc0WEBSTER TOWERS PROVIDED 85 UNITS OF AFFORDABLE, COMFORTABLE, CLEAN, MODERN, AND SAFE HOUSING TO ELDERLY RESIDENTS OF THE CITY OF SCRANTON. THE ORGANIZATION MADE THE UNITS AFFORDABLE TO ITS ELDERLY TENANTS BY CHARGING MONTHLY RENTS IN COMPLIANCE WITH U.S. HUD GUIDELINES, WHICH WERE CONTINUALLY LOWER THAN PREVAILING MARKET RENTAL RATES. THE ORGANIZATION MADE ITS AFFORDABLE HOUSING COMFORTABLE, CLEAN, AND MODERN BY INVESTING 1,367,000 IN PROPERTY AND EQUIPMENT ADDITIONS AND RENOVATIONS DURING THE LAST 7 YEARS. AS A RESULT OF THESE ADDITIONS AND RENOVATIONS, THE ORGANIZATION'S HOUSING FACILITY IS A SOURCE OF PRIDE AND BEAUTY FOR ITS RESIDENTS AND THE COMMUNITY AT LARGE, WHILE STILL PROVIDING ELDERLY CITIZENS WITH LOWER INCOMES THE ABILITY TO RESIDE HERE.
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IRS990/Form990PartVIISectionAGrp/PersonNm7RICHARD G FINE ESQUIRE
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IRS990/Form990PartVIISectionAGrp/PersonNm9MICHAEL GREENSTEIN
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IRS990/Form990PartVIISectionAGrp/TitleTxt2DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt3DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt4DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt5DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt7VICE PRESIDE
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt9PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt10DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt12SECRETARY TR
IRS990/Form990PartVIISectionAGrp/TitleTxt13DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt14DIRECTOR
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IRS990/MissionDesc0WEBSTER'S MISSION AS A NOT-FOR-PROFIT ENTITY IS TO PROVIDE AFFORDABLE HOUSING FOR ELDERLY RESIDENTS OF THE GREATER SCRANTON AREA OF PENNSYLVANIA, THAT IS COMFORTABLE, CLEAN, MODERN, AND SAFE. THE ORGANIZATION FULFILLS ITS MISSION BY CONTINUALLY REINVESTING IN THE AESTHETIC AND PHYSICAL QUALITY OF ITS 85 RESIDENTIAL UNITS, WHILE CHARGING RENTS THAT ARE CONSISTENTLY LOWER THAN PREVAILING MARKET RENT RATES IN THE REGION, THUS MAKING THE UNITS AFFORDABLE FOR CURRENT AND POTENTIAL TENANTS WITH LOWER INCOMES.
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IRS990/PrincipalOfficerNm0MICHAEL GREENSTEIN
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IRS990/ProgramServiceRevenueGrp/Desc1LAUNDRY & VENDING REVENUE
IRS990/ProgramServiceRevenueGrp/Desc2DAMAGE & CLEANING FEES
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IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0WEBSTER TOWERS, INC. RECEIVES SECURITY DEPOSIT PAYMENTS FROM ITS TENANTS UPON THEIR MOVE INTO THE TOWERS BUILDING. THE ORGANIZATION HOLDS THESE DEPOSITS IN TRUST UNTIL A TENANT MOVES OUT OF THE BUILDING. AT THIS POINT, ALL DEPOSIT FUNDS ARE RETURNED BY THE ORGANIZATION TO THE TENANT, LESS ANY CHARGES FOR CLEANING OR REPAIRS.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0SCHEDULE D, PAGE 2, PART IV, LINE 2B
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0WEBSTER'S MISSION AS A NOT-FOR-PROFIT ENTITY IS TO PROVIDE AFFORDABLE HOUSING FOR ELDERLY RESIDENTS OF THE GREATER SCRANTON AREA OF PENNSYLVANIA, THAT IS COMFORTABLE, CLEAN, MODERN, AND SAFE. THE ORGANIZATION FULFILLS ITS MISSION BY CONTINUALLY REINVESTING IN THE AESTHETIC AND PHYSICAL QUALITY OF ITS 85 RESIDENTIAL UNITS, WHILE CHARGING RENTS THAT ARE CONSISTENTLY LOWER THAN PREVAILING MARKET RENT RATES IN THE REGION, THUS MAKING THE UNITS AFFORDABLE FOR CURRENT AND POTENTIAL TENANTS WITH LOWER INCOMES.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1VOLUNTEERS ENGAGE IN PROMOTING PHYSICAL, MENTAL, AND EMOTIONAL FITNESS TO THE ENTITY'S ELDERLY TENANTS THROUGH SEVERAL PROGRAMS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE DAILY MANAGEMENT OF WEBSTER TOWERS, INC. IS ADMINISTERED BY HBS MANAGEMENT COMPANY, INC., WHO IS ALSO HEADQUARTERED IN SCRANTON, PA.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3A COPY OF THE FORM 990 IS PROVIDED TO ALL BOARD MEMBERS FOR REVEIEW, COMMENT, AND APPROVAL. THE BOARD MEMBERS APPROVE THE FORM 990 AT A QUARTERLY MEETING. FORM 990 IS THEN SUBMITTED ELECTRONICALLY TO THE INTERNAL REVENUE SERVICE.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4ALL MEMBERS OF THE BOARD OF DIRCTORS PREPARE AND SIGN A "CONFLICT OF INTEREST" REPORTING DOCUMENT EACH YEAR, IN WHICH THE MEMBERS DISCLOSE ANY CONFLICTS OF INTEREST THEY MIGHT HAVE WITH TENANTS, CUSOTMERS, VENDORS, OR OTHER DIRECTORS. THE OFFICERS REVIEW THE SIGNED "CONFLICT OF INTEREST" REPORTING DOCUMENTS EACH YEAR.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5HIRING AND SALARY DECISIONS ARE MADE BY HBS MANAGEMENT COMPANY, THE MANAGEMENT AGENT. HBS MANAGEMENT COMPANY INFORMS THE BOARD OF DIRECTORS OF ALL SIGNIFICANT PERSONNEL ISSUES AT QUARTERLY MEETINGS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt6HIRING AND SALARY DECISIONS ARE MADE BY HBS MANAGEMENT COMPANY, THE MANAGEMENT AGENT. HBS MANAGEMENT COMPANY INFORMS THE BOARD OF DIRECTORS OF ALL SIGNIFICANT PERSONNEL ISSUES AT QUARTERLY MEETINGS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt7A HARD COPY OF ALL GOVERNING DOCUMENTS ARE AVAILABLE TO THE PUBLIC UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990 - ORGANIZATION'S MISSION
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IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 3
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IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc6FORM 990, PAGE 6, PART VI, LINE 15B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc7FORM 990, PAGE 6, PART VI, LINE 19
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