Civic Intelligence

Golden Years Housing Inc

EIN 23-7362369 • 501(c)3 • West Liberty, IA

Profile

The organization provides housing for low to moderate income elderly and disabled individuals on a sliding fee scale.

PO Box 123West Liberty, IA 52776
Siviq Scores

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

Liabilities / Assets

95th percentile

1.21x

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

501(c)3 • $500k-$1M nonprofits • Source year 2024

Liabilities / Revenue

88th percentile

0.55x

Higher debt load relative to revenue than 88% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2024

Net Margin

15th percentile

-20%

Higher net margin than 15% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2024

Top Officer Pay

55th percentile

$0

Higher top officer pay than 55% of similar nonprofits.

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

501(c)3 • $500k-$1M nonprofits • Source year 2024

Asset Growth

9th percentile

-35%

Faster asset growth than 9% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Annualized from 2023 to 2024

Revenue Growth

79th percentile

42%

Faster revenue growth than 79% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets95th percentile

Assets

Down

$292,455

Down $160,696 (-35%) from 2023

Liabilities

Down

$355,123

Down $30,512 (-7.9%) from 2023

Net Assets

Down

-$62,668

Down $130,184 (-193%) from 2023

Operations
Liabilities / Revenue88th percentileNet Margin15th percentile

Revenue

Up

$642,070

Up $190,421 (+42%) from 2023

Expenses

Up

$772,254

Up $330,199 (+75%) from 2023

Net Income

Down

-$130,184

Down $139,778 (-1457%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth9th percentile

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

$600K$400K$200K$0-$200KAssets 2020: $515,923Liabilities 2020: $479,961Net Assets 2020: $35,9622020Assets 2021: $440,538Liabilities 2021: $448,496Net Assets 2021: -$7,9582021Assets 2022: $481,166Liabilities 2022: $423,244Net Assets 2022: $57,9222022Assets 2023: $453,151Liabilities 2023: $385,635Net Assets 2023: $67,5162023Assets 2024: $292,455Liabilities 2024: $355,123Net Assets 2024: -$62,6682024

Highlighted filing

2024

Assets$292,455
Liabilities$355,123
Net Assets-$62,668
Open 2024 Filing

Operations Trend

Revenue Growth79th percentile

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

$1.0M$500K$0-$500KRevenue 2020: $373,846Expenses 2020: $337,884Net Income 2020: $35,9622020Revenue 2021: $390,458Expenses 2021: $434,378Net Income 2021: -$43,9202021Revenue 2022: $422,347Expenses 2022: $356,467Net Income 2022: $65,8802022Revenue 2023: $451,649Expenses 2023: $442,055Net Income 2023: $9,5942023Revenue 2024: $642,070Expenses 2024: $772,254Net Income 2024: -$130,1842024

Highlighted filing

2024

Revenue$642,070
Expenses$772,254
Net Income-$130,184
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$292,455
Liabilities
$355,123
Net assets
-$62,668
Revenue
$642,070
Expenses
$772,254
Net income
-$130,184
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$2.92$3.55$0.63$6.42$7.72$1.30
2023Detailed filing. Detailed filing data is available for this year.$4.53$3.86$0.68$4.52$4.42$0.10
2022Detailed filing. Detailed filing data is available for this year.$4.81$4.23$0.58$4.22$3.56$0.66
2021Detailed filing. Detailed filing data is available for this year.$4.41$4.48$0.08$3.90$4.34$0.44
2020Detailed filing. Detailed filing data is available for this year.$5.16$4.80$0.36$3.74$3.38$0.36
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Apr 30, 2025
Return Version
2024v5.0
Gross Receipts
$642,070
Mission and Program Overview

Mission

The organization provides housing for low to moderate income elderly and disabled individuals on a sliding fee scale.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$146,007$156,644▲ $10,637
Savings and Temporary Cash Investments$284,627$135,811▼ $148,816
Cash and Non-Interest-Bearing Accounts$22,517$0▼ $22,517
Accounts Receivable$0$0→ $0
Other Notes and Loans Receivable, Net$0$0→ $0
Pledges and Grants Receivable$0$0→ $0
Receivable From Disqualified Prsn$0$0→ $0
Receivables From Officers Etc$0$0→ $0
Investments Other Securities$0$0→ $0
Investments Program Related$0$0→ $0
Investments in Publicly Traded Securities$0$0→ $0
Pd in Cap Srpls Land Bldg Eqp Fund$0$0→ $0
Cap Stk Tr Prin Current Funds$0$0→ $0
Intangible Assets$0$0→ $0
Inventories for Sale or Use$0$0→ $0
Prepaid Expenses and Deferred Charges$0$0→ $0
Rtn Earn Endowment Incm Other Fnds$67,516$-62,668▼ $130,184
Total Assets$453,151$292,455▼ $160,696
Other Assets Total$0$0→ $0
Liabilities
Mortgage Notes Payable Secured by Investment Property$385,635$355,123▼ $30,512
Total Liabilities$385,635$355,123▼ $30,512
Net Assets / Fund Balance
Total Net Assets Fund Balance$67,516$-62,668▼ $130,184
Total Liabilities and Net Assets / Fund Balance$453,151$292,455▼ $160,696

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$78,927$1,492,126$0
Other Land Buildings$0$0$0
Land$77,717-$0
Equipment$0$0$0
Leasehold Improvements$0$0$0
Compensation and Service Providers
Top Officer Pay55th percentile

Board Members and Trustees

NameTitle
Cara McFerrenPresident
Clifford McFerrenDirector
Jeanine ThurstonExecutive Director
Donna AlbertiSecretary
Thomas JunkerTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Jeanine ThurstonManagement of the apartment complexes200 Gregg Lane, West Liberty, IA 52776$101,956
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$642,070
Investment Income
$0
Other Revenue
$0
Change in Net Assets
$-130,184
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$772,254
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$670,298--$670,298
Fees for Services Management$101,956--$101,956
Total Functional Expenses$772,254$0$0$772,254
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$0→ $0
Receivables from Officers, Directors, Trustees, and Key Employees$0$0→ $0
Governance and Compliance

Governance Checklist

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

Governance Explanations

Form 990, Part VI, Section A, Line 2

“Husband and wife are on the board of directors”

Form 990, Part VI, Section A, Line 3

“The Board hires a management company to manage the housing complexes that they own.”

Form 990, Part VI, Section A, Line 6

“Any person that donates $25 or more becomes a stockholder. Stock has no value and is non-transferable. Stockholders are invited to an annual meeting and vote for board members. Board members must be stockholders.”

Form 990, Part VI, Section A, Line 7A

“Stockholders vote on board members at the annual meeting.”

Form 990, Part VI, Section A, Line 7B

“The board of directors and the stockholders discuss and set policy during their meetings.”

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

“During one of the monthly board meetings the board of directors reviews the 990 form.”

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

“USDA Rural Development requires all board members to sign an Identity of Interest form or no Identity of Interest form and any conflict of interest with the vendors must be disclosed to the government and sealed bids must be sent to the government.”

Form 990, Part VI, Section B, Line 15

“Board of directors has a signed contract with the contractors that work for the housing complex. The Board determines the amount of compensation.”

Form 990, Part VI, Section C, Line 19

“All paperwork may reviewed in the manager's office.”

Filing and Contact Details

Filer

Filer Name
Golden Years Housing Inc
EIN
23-7362369
Phone
3196272626
Address
PO Box 123, West Liberty, IA 52776

Signing Officer

Name
Jeanine Thurston
Title
Executive Director
Phone
3196272626
Signed
2025-04-30

Organization Details

Principal Officer
Jeanine Thurston
Formed
1974
Legal Domicile
Ia
Voting Board Members
47
Independent Board Members
47
Employees
0
Volunteers
0
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IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearAmt00
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus1YearAmt00
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus2YearsAmt00
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus3YearsAmt00
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus4YearsAmt00
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/TotalAmt00
IRS990ScheduleA/GrossReceiptsNonUnrltBusGrp/CurrentTaxYearAmt00
IRS990ScheduleA/GrossReceiptsNonUnrltBusGrp/CurrentTaxYearMinus1YearAmt00
IRS990ScheduleA/GrossReceiptsNonUnrltBusGrp/CurrentTaxYearMinus2YearsAmt00
IRS990ScheduleA/GrossReceiptsNonUnrltBusGrp/CurrentTaxYearMinus3YearsAmt00
IRS990ScheduleA/GrossReceiptsNonUnrltBusGrp/CurrentTaxYearMinus4YearsAmt00
IRS990ScheduleA/GrossReceiptsNonUnrltBusGrp/TotalAmt00
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearAmt00
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus1YearAmt00
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus2YearsAmt00
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus3YearsAmt00
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus4YearsAmt00
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/TotalAmt00
IRS990ScheduleA/InvestmentIncomeCYPct00
IRS990ScheduleA/InvestmentIncomePYPct00
IRS990ScheduleA/NetIncomeFromOtherUBIGrp/CurrentTaxYearAmt00
IRS990ScheduleA/NetIncomeFromOtherUBIGrp/CurrentTaxYearMinus1YearAmt00
IRS990ScheduleA/NetIncomeFromOtherUBIGrp/CurrentTaxYearMinus2YearsAmt00
IRS990ScheduleA/NetIncomeFromOtherUBIGrp/CurrentTaxYearMinus3YearsAmt00
IRS990ScheduleA/NetIncomeFromOtherUBIGrp/CurrentTaxYearMinus4YearsAmt00
IRS990ScheduleA/NetIncomeFromOtherUBIGrp/TotalAmt00
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearAmt00
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearMinus1YearAmt00
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearMinus2YearsAmt00
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearMinus3YearsAmt00
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearMinus4YearsAmt00
IRS990ScheduleA/OtherIncome509Grp/TotalAmt00
IRS990ScheduleA/Post1975UBTIGrp/CurrentTaxYearAmt00
IRS990ScheduleA/Post1975UBTIGrp/CurrentTaxYearMinus1YearAmt00
IRS990ScheduleA/Post1975UBTIGrp/CurrentTaxYearMinus2YearsAmt00
IRS990ScheduleA/Post1975UBTIGrp/CurrentTaxYearMinus3YearsAmt00
IRS990ScheduleA/Post1975UBTIGrp/CurrentTaxYearMinus4YearsAmt00
IRS990ScheduleA/Post1975UBTIGrp/TotalAmt00
IRS990ScheduleA/PubliclySupportedOrg509a2Ind0X
IRS990ScheduleA/PublicSupportCY509Pct01
IRS990ScheduleA/PublicSupportPY509Pct01
IRS990ScheduleA/PublicSupportTotal509Amt02270370
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/CurrentTaxYearAmt00
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/CurrentTaxYearMinus1YearAmt00
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/CurrentTaxYearMinus2YearsAmt00
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/CurrentTaxYearMinus3YearsAmt00
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/CurrentTaxYearMinus4YearsAmt00
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/TotalAmt00
IRS990ScheduleA/SubstantialContributorsAmtGrp/CurrentTaxYearAmt00
IRS990ScheduleA/SubstantialContributorsAmtGrp/CurrentTaxYearMinus1YearAmt00
IRS990ScheduleA/SubstantialContributorsAmtGrp/CurrentTaxYearMinus2YearsAmt00
IRS990ScheduleA/SubstantialContributorsAmtGrp/CurrentTaxYearMinus3YearsAmt00
IRS990ScheduleA/SubstantialContributorsAmtGrp/CurrentTaxYearMinus4YearsAmt00
IRS990ScheduleA/SubstantialContributorsAmtGrp/TotalAmt00
IRS990ScheduleA/TaxRevLeviedOrgnztnlBnft509Grp/CurrentTaxYearAmt00
IRS990ScheduleA/TaxRevLeviedOrgnztnlBnft509Grp/CurrentTaxYearMinus1YearAmt00
IRS990ScheduleA/TaxRevLeviedOrgnztnlBnft509Grp/CurrentTaxYearMinus2YearsAmt00
IRS990ScheduleA/TaxRevLeviedOrgnztnlBnft509Grp/CurrentTaxYearMinus3YearsAmt00
IRS990ScheduleA/TaxRevLeviedOrgnztnlBnft509Grp/CurrentTaxYearMinus4YearsAmt00
IRS990ScheduleA/TaxRevLeviedOrgnztnlBnft509Grp/TotalAmt00
IRS990ScheduleA/ThirtyThrPctSuprtTestsCY509Ind0X
IRS990ScheduleA/Total509Grp/CurrentTaxYearAmt0642070
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus1YearAmt0441649
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus2YearsAmt0422347
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus3YearsAmt0390458
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus4YearsAmt0373846
IRS990ScheduleA/Total509Grp/TotalAmt02270370
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearAmt0642070
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus1YearAmt0441649
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus2YearsAmt0422347
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus3YearsAmt0390458
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus4YearsAmt0373846
IRS990ScheduleA/TotalSupportCalendarYearGrp/TotalAmt02270370
IRS990/ScheduleBRequiredInd00
IRS990ScheduleD/BuildingsGrp/BookValueAmt078927
IRS990ScheduleD/BuildingsGrp/DepreciationAmt01492126
IRS990ScheduleD/BuildingsGrp/InvestmentCostOrOtherBasisAmt01571053
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt00
IRS990ScheduleD/EquipmentGrp/BookValueAmt00
IRS990ScheduleD/EquipmentGrp/DepreciationAmt00
IRS990ScheduleD/EquipmentGrp/InvestmentCostOrOtherBasisAmt00
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt00
IRS990ScheduleD/LandGrp/BookValueAmt077717
IRS990ScheduleD/LandGrp/InvestmentCostOrOtherBasisAmt077717
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt00
IRS990ScheduleD/LeaseholdImprovementsGrp/BookValueAmt00
IRS990ScheduleD/LeaseholdImprovementsGrp/DepreciationAmt00
IRS990ScheduleD/LeaseholdImprovementsGrp/InvestmentCostOrOtherBasisAmt00
IRS990ScheduleD/LeaseholdImprovementsGrp/OtherCostOrOtherBasisAmt00
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt00
IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt00
IRS990ScheduleD/OtherLandBuildingsGrp/InvestmentCostOrOtherBasisAmt00
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt00
IRS990ScheduleD/TotalBookValueLandBuildingsAmt0156644
IRS990/ScheduleJRequiredInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0Husband and wife are on the board of directors
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1The Board hires a management company to manage the housing complexes that they own.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2Any person that donates $25 or more becomes a stockholder. Stock has no value and is non-transferable. Stockholders are invited to an annual meeting and vote for board members. Board members must be stockholders.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3Stockholders vote on board members at the annual meeting.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4The board of directors and the stockholders discuss and set policy during their meetings.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5During one of the monthly board meetings the board of directors reviews the 990 form.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt6USDA Rural Development requires all board members to sign an Identity of Interest form or no Identity of Interest form and any conflict of interest with the vendors must be disclosed to the government and sealed bids must be sent to the government.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt7Board of directors has a signed contract with the contractors that work for the housing complex. The Board determines the amount of compensation.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt8All paperwork may reviewed in the manager's office.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0Form 990, Part VI, Section A, Line 2
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1Form 990, Part VI, Section A, Line 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2Form 990, Part VI, Section A, Line 6
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3Form 990, Part VI, Section A, Line 7a
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4Form 990, Part VI, Section A, Line 7b
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5Form 990, Part VI, Section B, Line 11b
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc6Form 990, Part VI, Section B, Line 12c
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc7Form 990, Part VI, Section B, Line 15
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc8Form 990, Part VI, Section C, Line 19
IRS990/SchoolOperatingInd00
IRS990/SignificantChangeInd00
IRS990/SignificantNewProgramSrvcInd00
IRS990/SubjectToExcsTaxNetInvstIncInd00
IRS990/SubjectToProxyTaxInd00
IRS990/SubjToTaxRmnrtnExPrchtPymtInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TerminateOperationsInd00
IRS990/TotalAssetsBOYAmt0453151
IRS990/TotalAssetsEOYAmt0292455
IRS990/TotalAssetsGrp/BOYAmt0453151
IRS990/TotalAssetsGrp/EOYAmt0292455
IRS990/TotalCompGreaterThan150KInd00
IRS990/TotalContributionsAmt00
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt00

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