Civic Intelligence

Webster Towers Inc C/O Management Enterprises Inc

990 • Fiscal year 2023 • EIN 23-2742809

Jun 01, 2022 to May 31, 2023 • Filed on Oct 04, 2023

Organization ProfileN/A
425 Alder StreetScranton, PA 18505

(570) 346-0759

Siviq Scores

Precomputed percentiles for this filing year versus similar nonprofits in the same peer cohort.

Liabilities / Assets

69th percentile

0.23x

Higher debt load relative to assets than 69% of similar nonprofits.

2023 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2023

Liabilities / Revenue

80th percentile

0.50x

Higher debt load relative to revenue than 80% of similar nonprofits.

2023 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2023

Net Margin

59th percentile

8.7%

Higher net margin than 59% of similar nonprofits.

2023 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2023

Top Officer Pay

39th percentile

$0

Higher top officer pay than 39% of similar nonprofits.

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

2023 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2023

Asset Growth

43rd percentile

2.1%

Faster asset growth than 43% of similar nonprofits.

2023 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2022 to 2023

Revenue Growth

39th percentile

0.8%

Faster revenue growth than 39% of similar nonprofits.

2023 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2022 to 2023

Balance Sheet
Liabilities / Assets69th percentile

Assets

Up

$1,748,108

Up $35,796 (+2.1%) from 2022

Net Assets

Up

$1,353,387

Up $68,455 (+5.3%) from 2022

Liabilities

Down

$394,721

Down $32,659 (-7.6%) from 2022

Revenue And Expenses
Liabilities / Revenue80th percentileNet Margin59th percentile

Revenue

Up

$785,225

Up $5,952 (+0.8%) from 2022

Expenses

Up

$716,770

Up $36,168 (+5.3%) from 2022

Net Income

Down

$68,455

Down $30,216 (-31%) from 2022

Historical Trend

Balance Sheet Trend

Asset Growth43rd percentile

The highlighted filing sits inside the broader history for assets, liabilities, and net assets.

$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

2023

Assets$1,748,108
Liabilities$394,721
Net Assets$1,353,387
Open 2023 Filing

Operations Trend

Revenue Growth39th percentile

Revenue, expenses, and net income across loaded years, with this 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

2023

Revenue$785,225
Expenses$716,770
Net Income$68,455
Open 2023 Filing
Jump To
Filing Snapshot
Filing Period
Jun 1, 2022 to May 31, 2023
Signed
Oct 4, 2023
Return Version
2022v5.0
Gross Receipts
$785,225
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$1,258,162$1,206,034▼ $52,128
Savings and Temporary Cash Investments$425,294$461,885▲ $36,591
Cash and Non-Interest-Bearing Accounts$1,436$39,681▲ $38,245
Prepaid Expenses and Deferred Charges$12,671$21,531▲ $8,860
Pledges and Grants Receivable$13,449$15,208▲ $1,759
Accounts Receivable$1,300$3,769▲ $2,469
Total Assets$1,712,312$1,748,108▲ $35,796
Liabilities
Mortgage Notes Payable Secured by Investment Property$368,094$316,329▼ $51,765
Escrow Account Liability$44,063$44,954▲ $891
Accounts Payable and Accrued Expenses$15,223$33,438▲ $18,215
Total Liabilities$427,380$394,721▼ $32,659
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$1,284,932$1,353,387▲ $68,455
Total Net Assets Fund Balance$1,284,932$1,353,387▲ $68,455
Total Liabilities and Net Assets / Fund Balance$1,712,312$1,748,108▲ $35,796

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$531,188$2,726,122$3,257,310
Equipment$478,386$580,692$1,059,078
Land$120,018-$120,018
Other Land Buildings$76,442$39,423$115,865
Compensation and Service Providers
Top Officer Pay39th percentile

Board Members and Trustees

NameTitle
Michael GreensteinPresident
Andrew Hailstone EsqDirector
Daniel CeccacciDirector
David AndersonDirector
Eleanor LiebermanDirector
Gayle GreensteinDirector
Harold BaillieDirector
James L AlperinDirector
Jerry J Weinberger EsquireDirector
Margaret SheldonDirector
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
$35,297
Program Service Revenue
$749,281
Investment Income
$647
Other Revenue
$0
Change in Net Assets
$68,455

Audited Revenue Reconciliation

Revenue per Audited Statements
$785,225
Total Revenue per Audited Statements
$785,225
Total Revenue per Form 990
$785,225
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$507,456
Salaries, Compensation, and Employee Benefits$209,314
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$212,331--$212,331
Depreciation Depletion$147,780--$147,780
Other Salaries and Wages$147,576--$147,576
Fees for Services Management$55,652--$55,652
Other Employee Benefits$49,977--$49,977
Insurance$49,787--$49,787
Interest$16,320--$16,320
Payroll Taxes$11,761--$11,761
Office Expenses$10,481--$10,481
Fees for Services Accounting$9,770--$9,770
Advertising$2,703--$2,703
Conferences and Meetings$396--$396
Other Expenses$5--$5
Total Functional Expenses$716,770$0$0$716,770

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$716,770
Total Expenses per Audited Statements$716,770
Total Expenses per Form 990$716,770
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
2023-10-04
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Michael Greenstein
Formed
1976
Legal Domicile
Pa
Voting Board Members
16
Independent Board Members
16
Employees
3
Volunteers
23

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.”

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IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8VICE PRESIDE
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt10PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt12DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt13SECRETARY TR
IRS990/Form990PartVIISectionAGrp/TitleTxt14DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt15DIRECTOR
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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/Desc0ELDERLY & LOW INCOME HOUSING
IRS990/ProgramServiceRevenueGrp/Desc1LAUNDRY & VENDING REVENUE
IRS990/ProgramServiceRevenueGrp/Desc2DAMAGE & CLEANING FEES
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IRS990ScheduleD/BuildingsGrp/DepreciationAmt02726122
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IRS990ScheduleD/EquipmentGrp/DepreciationAmt0580692
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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
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 1, PART I, LINE 6
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PAGE 6, PART VI, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5FORM 990, PAGE 6, PART VI, LINE 15A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc6FORM 990, PAGE 6, PART VI, LINE 15B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc7FORM 990, PAGE 6, PART VI, LINE 19
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Filings

Displayed year

2023 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$1,748,108
Liabilities
$394,721
Net assets
$1,353,387
Revenue
$785,225
Expenses
$716,770
Net income
$68,455
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