Civic Intelligence

Pigeon Falls Apartments Inc

EIN 23-7120900 • 501(c)4 • Whitehall, WI

Profile

To operate, maintain and promote safe affordable housing for low income and handicapped individuals.

36358 Main StWhitehall, WI 54773

n/A

Siviq Scores

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

Liabilities / Assets

97th percentile

1.28x

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

501(c)4 • <$500k nonprofits • Source year 2024

Liabilities / Revenue

97th percentile

1.63x

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

501(c)4 • <$500k nonprofits • Source year 2024

Net Margin

82nd percentile

26%

Higher net margin than 82% of similar nonprofits.

501(c)4 • <$500k nonprofits • Source year 2024

Top Officer Pay

Score unavailable

No value available

No filing with officer rows is available for this organization yet.

Asset Growth

57th percentile

1.7%

Faster asset growth than 57% of similar nonprofits.

501(c)4 • <$500k nonprofits • Annualized from 2022 to 2024

Revenue Growth

56th percentile

3.4%

Faster revenue growth than 56% of similar nonprofits.

501(c)4 • <$500k nonprofits • Annualized from 2022 to 2024

Balance Sheet
Liabilities / Assets97th percentile

Assets

Up

$186,014

Up $15,543 (+9.1%) from 2023

Liabilities

Down

$238,793

Down $22,343 (-8.6%) from 2023

Net Assets

Up

-$52,779

Up $37,886 (+42%) from 2023

Operations
Liabilities / Revenue97th percentileNet Margin82nd percentile

Revenue

Down

$146,120

Down $24,734 (-14%) from 2023

Expenses

Down

$108,233

Down $53,333 (-33%) from 2023

Net Income

Up

$37,887

Up $28,599 (+308%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth57th percentile

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

$400K$200K$0-$200KAssets 2015: $278,406Liabilities 2015: $392,049Net Assets 2015: -$113,6432015Assets 2016: $257,927Liabilities 2016: $379,699Net Assets 2016: -$121,7722016Assets 2017: $245,158Liabilities 2017: $364,196Net Assets 2017: -$119,0382017Assets 2018: $230,230Liabilities 2018: $350,123Net Assets 2018: -$119,8932018Assets 2019: $216,267Liabilities 2019: $333,847Net Assets 2019: -$117,5802019Assets 2020: $207,724Liabilities 2020: $314,682Net Assets 2020: -$106,9582020Assets 2021: $187,419Liabilities 2021: $299,672Net Assets 2021: -$112,2532021Assets 2022: $179,755Liabilities 2022: $279,708Net Assets 2022: -$99,9532022Assets 2023: $170,471Liabilities 2023: $261,136Net Assets 2023: -$90,6652023Assets 2024: $186,014Liabilities 2024: $238,793Net Assets 2024: -$52,7792024

Highlighted filing

2024

Assets$186,014
Liabilities$238,793
Net Assets-$52,779
Open 2024 Filing

Operations Trend

Revenue Growth56th percentile

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

$200K$150K$100K$50K$0-$50KRevenue 2015: $117,634Expenses 2015: $123,499Net Income 2015: -$5,8652015Revenue 2016: $116,811Expenses 2016: $124,940Net Income 2016: -$8,1292016Revenue 2017: $119,027Expenses 2017: $116,293Net Income 2017: $2,7342017Revenue 2018: $127,340Expenses 2018: $128,195Net Income 2018: -$8552018Revenue 2019: $128,508Expenses 2019: $126,195Net Income 2019: $2,3132019Revenue 2020: $128,596Expenses 2020: $117,974Net Income 2020: $10,6222020Revenue 2021: $120,762Expenses 2021: $126,057Net Income 2021: -$5,2952021Revenue 2022: $136,661Expenses 2022: $124,360Net Income 2022: $12,3012022Revenue 2023: $170,854Expenses 2023: $161,566Net Income 2023: $9,2882023Revenue 2024: $146,120Expenses 2024: $108,233Net Income 2024: $37,8872024

Highlighted filing

2024

Revenue$146,120
Expenses$108,233
Net Income$37,887
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
$186,014
Liabilities
$238,793
Net assets
-$52,779
Revenue
$146,120
Expenses
$108,233
Net income
$37,887
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.86$2.39$0.53$1.46$1.08$0.38
2023Detailed filing. Detailed filing data is available for this year.$1.70$2.61$0.91$1.71$1.62$0.09
2022Detailed filing. Detailed filing data is available for this year.$1.80$2.80$1.00$1.37$1.24$0.12
2021Detailed filing. Detailed filing data is available for this year.$1.87$3.00$1.12$1.21$1.26$0.05
2020Detailed filing. Detailed filing data is available for this year.$2.08$3.15$1.07$1.29$1.18$0.11
2019Detailed filing. Detailed filing data is available for this year.$2.16$3.34$1.18$1.29$1.26$0.02
2018Detailed filing. Detailed filing data is available for this year.$2.30$3.50$1.20$1.27$1.28$0.01
2017Detailed filing. Detailed filing data is available for this year.$2.45$3.64$1.19$1.19$1.16$0.03
2016Detailed filing. Detailed filing data is available for this year.$2.58$3.80$1.22$1.17$1.25$0.08
2015Detailed filing. Detailed filing data is available for this year.$2.78$3.92$1.14$1.18$1.23$0.06
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Oct 9, 2025
Return Version
2024v5.2
Gross Receipts
$146,120
Mission and Program Overview

Mission

To operate, maintain and promote safe affordable housing for low income and handicapped individuals.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$121,391$111,316▼ $10,075
Cash and Non-Interest-Bearing Accounts$47,236$72,818▲ $25,582
Prepaid Expenses and Deferred Charges$1,798$1,880▲ $82
Accounts Receivable$46$0▼ $46
Total Assets$170,471$186,014▲ $15,543
Liabilities
Mortgage Notes Payable Secured by Investment Property$241,028$219,381▼ $21,647
Accounts Payable and Accrued Expenses$20,061$19,366▼ $695
Other Liabilities$47$0▼ $47
Deferred Revenue-$46-
Total Liabilities$261,136$238,793▼ $22,343
Net Assets / Fund Balance
Net Assets With Donor Restrictions$12,255$18,443▲ $6,188
Net Assets Without Donor Restrictions$-102,920$-71,222▲ $31,698
Total Net Assets Fund Balance$-90,665$-52,779▲ $37,886
Total Liabilities and Net Assets / Fund Balance$170,471$186,014▲ $15,543

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$54,147$669,538$723,685
Equipment$3,691$52,229$55,920
Other Land Buildings$49,278$553$49,831
Land$4,200-$4,200
Compensation and Service Providers
Top Officer PayScore unavailable

Board Members and Trustees

NameTitle
Curtis JohnsonChair
Karen WitteVice Chair
Scott BrownDirector
Sherry BrasdaDirector
Tim ZeglinDirector
Revenue and Support

Revenue Composition

Contributions and Grants
$17,313
Program Service Revenue
$125,927
Investment Income
$30
Other Revenue
$2,850
Change in Net Assets
$37,887
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$83,866
Salaries, Compensation, and Employee Benefits$24,367
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Fees for Services Management-$21,014-$21,014
Other Salaries and Wages$12,706$3,694-$16,400
Occupancy$15,563--$15,563
Interest$12,846--$12,846
Depreciation Depletion$11,321--$11,321
Other Employee Benefits$5,224$1,519-$6,743
Insurance$6,547--$6,547
Other Expenses$2,472--$2,472
Office Expenses-$1,455-$1,455
Payroll Taxes$948$276-$1,224
Fees for Services Accounting-$1,000-$1,000
Advertising-$876-$876
Travel-$100-$100
Total Functional Expenses$78,299$29,934$0$108,233
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
Subject to proxy tax
No
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
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
No
Other officer compensation reviewed
No
Conflict-of-interest policy
No
Audited financial statements prepared
Yes
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

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

“Organization's process to review form 990: reviewed by management and board prior to submission.”

Form 990, Part VI, Section C, Line 19

“AVAILABLE UPON REQUEST.”

Filing and Contact Details

Filer

Filer Name
Pigeon Falls Apartments Inc
EIN
23-7120900
Phone
7155382274
Address
36358 MAIN ST, WHITEHALL, WI 54773

Signing Officer

Name
Frances Manka
Title
Executive Director
Phone
7155382274
Signed
2025-10-09
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Frances Manka
Formed
1971
Legal Domicile
Wi
Voting Board Members
5
Independent Board Members
5
Employees
0
Volunteers
5

Preparer

Firm
Sva Certified Public Accts Sc
Address
1221 JOHN Q HAMMONS DRIVE, MADISON, WI 53717
Preparer
Sheri Springer
Phone
6088318181
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Rounding to tie out beginning net assets -1.”

Raw XML Appendix339 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/TotalAssetsGrp/EOYAmt0186014
IRS990/TotalCompGreaterThan150KInd00
IRS990/TotalContributionsAmt017313
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt029934
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt078299
IRS990/TotalFunctionalExpensesGrp/TotalAmt0108233
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt0261136
IRS990/TotalLiabilitiesEOYAmt0238793
IRS990/TotalLiabilitiesGrp/BOYAmt0261136
IRS990/TotalLiabilitiesGrp/EOYAmt0238793
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt0-90665
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt0-52779
IRS990/TotalOtherCompensationAmt00
IRS990/TotalProgramServiceExpensesAmt078299
IRS990/TotalProgramServiceRevenueAmt0125927
IRS990/TotalReportableCompFromOrgAmt00
IRS990/TotalRevenueGrp/ExclusionAmt030
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0128777
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0146120
IRS990/TotalRevenueGrp/UnrelatedBusinessRevenueAmt00
IRS990/TotalVolunteersCnt05
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt0170471
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt0186014
IRS990/TotReportableCompRltdOrgAmt00
IRS990/TravelGrp/ManagementAndGeneralAmt0100
IRS990/TravelGrp/TotalAmt0100
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd00
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt036358 MAIN ST
IRS990/USAddress/CityNm0WHITEHALL
IRS990/USAddress/StateAbbreviationCd0WI
IRS990/USAddress/ZIPCd054773
IRS990/VotingMembersGoverningBodyCnt05
IRS990/VotingMembersIndependentCnt05
IRS990/WebsiteAddressTxt0N/A
IRS990/WhistleblowerPolicyInd00
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd01
ReturnHeader/BusinessOfficerGrp/PersonNm0FRANCES MANKA
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0EXECUTIVE DIRECTOR
ReturnHeader/BusinessOfficerGrp/PhoneNum07155382274
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-10-09
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0PIGEON FALLS APARTMENTS INC
ReturnHeader/Filer/BusinessNameControlTxt0PIGE
ReturnHeader/Filer/EIN0237120900
ReturnHeader/Filer/PhoneNum07155382274
ReturnHeader/Filer/USAddress/AddressLine1Txt036358 MAIN ST
ReturnHeader/Filer/USAddress/CityNm0WHITEHALL
ReturnHeader/Filer/USAddress/StateAbbreviationCd0WI
ReturnHeader/Filer/USAddress/ZIPCd054773
ReturnHeader/IRSResponsiblePrtyInfoCurrInd01
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0391203191
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0SVA CERTIFIED PUBLIC ACCTS SC
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt01221 JOHN Q HAMMONS DRIVE
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0MADISON
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0WI
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd053717
ReturnHeader/PreparerPersonGrp/PhoneNum06088318181
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0SHERI SPRINGER
ReturnHeader/ReturnTs02025-10-09T15:36:21-05:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02024-01-01
ReturnHeader/TaxPeriodEndDt02024-12-31
ReturnHeader/TaxYr02024

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