Civic Intelligence

St Joseph Apartments Inc

EIN 25-1315648 • 501(c)3 • Erie, PA

Profile

To provide and maintain affordable apartment homes for the elderly and non-elderly physically disabled adults.

7 East 7th StreetErie, PA 16501-1105

www.hands-erie.org

Siviq Scores

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

Liabilities / Assets

57th percentile

0.18x

Higher debt load relative to assets than 57% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2024

Liabilities / Revenue

81st percentile

0.78x

Higher debt load relative to revenue than 81% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2024

Net Margin

37th percentile

-0.0%

Higher net margin than 37% of similar nonprofits.

501(c)3 • $5M-$10M 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

62nd percentile

9.2%

Faster asset growth than 62% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Annualized from 2022 to 2024

Revenue Growth

36th percentile

0.7%

Faster revenue growth than 36% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Annualized from 2022 to 2024

Balance Sheet
Liabilities / Assets57th percentile

Assets

Up

$7,724,508

Up $372,141 (+5.1%) from 2023

Liabilities

Down

$1,370,772

Down $289,772 (-17%) from 2023

Net Assets

Up

$6,353,736

Up $661,913 (+12%) from 2023

Operations
Liabilities / Revenue81st percentileNet Margin37th percentile

Revenue

Up

$1,755,250

Up $101,777 (+6.2%) from 2023

Expenses

Up

$1,755,483

Up $220,389 (+14%) from 2023

Net Income

Down

-$233

Down $118,612 (-100%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth62nd percentile

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

$8.0M$6.0M$4.0M$2.0M$0Assets 2010: $6,789,240Liabilities 2010: $1,904,275Net Assets 2010: $4,884,9652010Assets 2011: $6,230,063Liabilities 2011: $1,787,458Net Assets 2011: $4,442,6052011Assets 2012: $7,563,100Liabilities 2012: $3,005,198Net Assets 2012: $4,557,9022012Assets 2013: $7,296,233Liabilities 2013: $2,807,323Net Assets 2013: $4,488,9102013Assets 2014: $7,079,407Liabilities 2014: $2,655,697Net Assets 2014: $4,423,7102014Assets 2015: $6,454,621Liabilities 2015: $2,532,293Net Assets 2015: $3,922,3282015Assets 2016: $6,171,467Liabilities 2016: $2,360,719Net Assets 2016: $3,810,7482016Assets 2017: $6,148,916Liabilities 2017: $2,160,521Net Assets 2017: $3,988,3952017Assets 2018: $6,375,032Liabilities 2018: $2,080,453Net Assets 2018: $4,294,5792018Assets 2019: $6,258,701Liabilities 2019: $1,788,256Net Assets 2019: $4,470,4452019Assets 2020: $6,483,284Liabilities 2020: $1,675,360Net Assets 2020: $4,807,9242020Assets 2021: $7,548,548Liabilities 2021: $1,807,915Net Assets 2021: $5,740,6332021Assets 2022: $6,482,023Liabilities 2022: $1,190,807Net Assets 2022: $5,291,2162022Assets 2023: $7,352,367Liabilities 2023: $1,660,544Net Assets 2023: $5,691,8232023Assets 2024: $7,724,508Liabilities 2024: $1,370,772Net Assets 2024: $6,353,7362024

Highlighted filing

2024

Assets$7,724,508
Liabilities$1,370,772
Net Assets$6,353,736
Open 2024 Filing

Operations Trend

Revenue Growth36th percentile

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

$2.0M$1.0M$0-$1.0MExpenses 2010: $1,628,1182010Expenses 2011: $1,736,2872011Expenses 2012: $1,624,2762012Expenses 2013: $1,777,2152013Revenue 2014: $1,492,919Expenses 2014: $1,758,839Net Income 2014: -$265,9202014Revenue 2015: $1,593,310Expenses 2015: $1,836,224Net Income 2015: -$242,9142015Revenue 2016: $1,546,702Expenses 2016: $1,758,041Net Income 2016: -$211,3392016Revenue 2017: $1,476,357Expenses 2017: $1,573,007Net Income 2017: -$96,6502017Revenue 2018: $1,593,598Expenses 2018: $1,431,044Net Income 2018: $162,5542018Revenue 2019: $1,583,221Expenses 2019: $1,413,918Net Income 2019: $169,3032019Revenue 2020: $1,607,602Expenses 2020: $1,271,569Net Income 2020: $336,0332020Revenue 2021: $1,687,346Expenses 2021: $1,332,502Net Income 2021: $354,8442021Revenue 2022: $1,729,473Expenses 2022: $1,378,242Net Income 2022: $351,2312022Revenue 2023: $1,653,473Expenses 2023: $1,535,094Net Income 2023: $118,3792023Revenue 2024: $1,755,250Expenses 2024: $1,755,483Net Income 2024: -$2332024

Highlighted filing

2024

Revenue$1,755,250
Expenses$1,755,483
Net Income-$233
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
$7,724,508
Liabilities
$1,370,772
Net assets
$6,353,736
Revenue
$1,755,250
Expenses
$1,755,483
Net income
-$233
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$7.72$1.37$6.35$1.76$1.76$0.00
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$7.35$1.66$5.69$1.65$1.54$0.12
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$6.48$1.19$5.29$1.73$1.38$0.35
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$7.55$1.81$5.74$1.69$1.33$0.35
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$6.48$1.68$4.81$1.61$1.27$0.34
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$6.26$1.79$4.47$1.58$1.41$0.17
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$6.38$2.08$4.29$1.59$1.43$0.16
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$6.15$2.16$3.99$1.48$1.57$0.10
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$6.17$2.36$3.81$1.55$1.76$0.21
2015Detailed filing. Detailed filing data is available for this year.$6.45$2.53$3.92$1.59$1.84$0.24
2014Detailed filing. Detailed filing data is available for this year.$7.08$2.66$4.42$1.49$1.76$0.27
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$7.30$2.81$4.49$1.78
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$7.56$3.01$4.56$1.62
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$6.23$1.79$4.44$1.74
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$6.79$1.90$4.88$1.63
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Oct 1, 2023 to Sep 30, 2024
Signed
May 20, 2025
Return Version
2023v6.0
Gross Receipts
$1,755,250
Mission and Program Overview

Mission

To provide and maintain affordable apartment homes for the elderly and non-elderly physically disabled adults.

Balance Sheet Detail
LineBeginningEndChange
Assets
Savings and Temporary Cash Investments$3,265,362$3,975,658▲ $710,296
Land, Buildings, and Equipment, Net$3,766,182$3,599,779▼ $166,403
Accounts Receivable$64,920$65,988▲ $1,068
Prepaid Expenses and Deferred Charges$184,442$56,727▼ $127,715
Cash and Non-Interest-Bearing Accounts$30,679$11,857▼ $18,822
Total Assets$7,352,367$7,724,508▲ $372,141
Other Assets Total$40,782$14,499▼ $26,283
Liabilities
Mortgage Notes Payable Secured by Investment Property$1,461,959$1,205,464▼ $256,495
Accounts Payable and Accrued Expenses$107,918$78,812▼ $29,106
Escrow Account Liability$77,838$77,529▼ $309
Deferred Revenue$12,829$8,967▼ $3,862
Total Liabilities$1,660,544$1,370,772▼ $289,772
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$5,691,823$6,353,736▲ $661,913
Total Net Assets Fund Balance$5,691,823$6,353,736▲ $661,913
Total Liabilities and Net Assets / Fund Balance$7,352,367$7,724,508▲ $372,141

Asset Categories

AssetBook ValueDepreciationBasis
Leasehold Improvements$2,990,442$5,598,913$8,589,355
Buildings$134,455$5,208,307$5,342,762
Equipment$28,898$588,199$617,097
Land$300,000-$300,000
Other Land Buildings$145,984$38,537$184,521
Compensation and Service Providers
Top Officer PayScore unavailable

Board Members and Trustees

NameTitle
Melissa GruczaChair
Joe BloomstineVice Chair
John VantasselMember
John VillaMember
Michael JaruszewiczMember
Michelle HarkinsMember
Sharon RichardsonMember
Doug MasseyMember From Apr 2024
Cecelia ShatemMember From Mar 2024
Rick SherbondyMember From May 2024
Almitra ClerkinMember Through Apr 2024
William StegerMember Through Dec 2023
Jane KirkMember Through Nov 2023
Sister Marianne StuckertSecretary
Cindy StoneTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Housing And Neighborhood Development SerManagement Services7 EAST 7TH STREET, Erie, PA 16501$458,449
Revenue and Support

Revenue Composition

Contributions and Grants
$631,525
Program Service Revenue
$973,182
Investment Income
$98,898
Other Revenue
$51,645
Change in Net Assets
$-233

Audited Revenue Reconciliation

Revenue per Audited Statements
$1,728,967
Revenue Not Reported on Financial Statements
$26,283
Revenue Not Reported on Form 990
$688,429
Other Revenue Adjustments
$26,283
Total Revenue per Audited Statements
$2,417,396
Total Revenue per Form 990
$1,755,250
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,755,483
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$690,457--$690,457
Depreciation Depletion$243,606--$243,606
Fees for Services Management-$172,267-$172,267
Fees for Services Other$139,039--$139,039
Office Expenses$127,918--$127,918
Interest$66,890--$66,890
Fees for Service Investment Mgmnt Fees-$21,413-$21,413
Information Technology$8,730--$8,730
Fees for Services Legal-$6,641-$6,641
Advertising$6,353--$6,353
Other Expenses$346$36,214-$346
Travel$198--$198
Conferences and Meetings$52--$52
Total Functional Expenses$1,518,948$236,535$0$1,755,483

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$1,755,483
Total Expenses per Audited Statements$1,755,483
Total Expenses per Form 990$1,755,483
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
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
Yes
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
No
Key decisions subject to board approval
No
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 3

“Management duties are performed by housing and neighborhood development service.”

Form 990, Part VI, Section A, Line 8B

“Meetings are conducted but they do not keep official written documentation for committee meetings.”

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

“No review was or will be conducted.”

Form 990, Part VI, Section C, Line 19

“The organization makes its governing documents, conflict of interest policy, and financial statements available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
St Joseph Apartments Inc
EIN
25-1315648
Phone
8144533333
Address
7 EAST 7TH STREET, ERIE, PA 16501-1105

Signing Officer

Name
Matthew Good
Title
CEO
Phone
8144533333
Signed
2025-05-20
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Matthew W Good
Formed
1966
Legal Domicile
Pa
Voting Board Members
15
Independent Board Members
15
Employees
0
Volunteers
15

Preparer

Firm
Mcgill Power Bell & Associates Llp
Address
2402 WEST EIGHTH STREET, ERIE, PA 16505-4935
Preparer
Shawn P Emerson
Phone
8144536594
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Unrealized gain on derivative instrument -26,283.”

Form 990, Part XII, Line 2C

“The organization has not changed either its oversight process or selection process during the tax year.”

Financial Statement Notes

PART IV, LINE 2B:

“Security deposits held on behalf of residents.”

PART X, LINE 2:

“The project is exempt from income tax under section 501(c)(3) of the internal revenue code. Interest and penalties related to tax reporting are recognized when incurred and are included as administrative expenses in the statements of activities. There were no interest or penalties incurred related to tax reporting for the years ended september 30, 2024 and 2023. The project's tax returns are subject to audit by various taxing authorities. The project follows the topic of income taxes from the financial accounting standards board, accounting standards codification ("fasb asc") with regard to the accounting and recognition of income tax positions taken or expected to be taken in the project's tax returns.”

PART XI, LINE 4B - OTHER ADJUSTMENTS:

“Unrealized gain on derivative instrument 26,283.”

Raw XML AppendixShowing 400 of 784 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.

Path#Value
IRS990/AccountantCompileOrReviewInd01
IRS990/AccountsPayableAccrExpnssGrp/BOYAmt0107918
IRS990/AccountsPayableAccrExpnssGrp/EOYAmt078812
IRS990/AccountsReceivableGrp/BOYAmt064920
IRS990/AccountsReceivableGrp/EOYAmt065988
IRS990/AcctCompileOrReviewBasisGrp/SeparateBasisFinclStmtInd0X
IRS990/ActivitiesConductedPrtshpInd00
IRS990/ActivityOrMissionDesc0TO PROVIDE AND MAINTAIN AFFORDABLE APARTMENT HOMES FOR THE ELDERLY AND NON-ELDERLY PHYSICALLY DISABLED ADULTS.
IRS990/AdvertisingGrp/ProgramServicesAmt06353
IRS990/AdvertisingGrp/TotalAmt06353
IRS990/AnnualDisclosureCoveredPrsnInd01
IRS990/AuditCommitteeInd01
IRS990/BackupWthldComplianceInd01
IRS990/BooksInCareOfDetail/BusinessName/BusinessNameLine1Txt0KAREN DENNING
IRS990/BooksInCareOfDetail/PhoneNum08144533333
IRS990/BooksInCareOfDetail/USAddress/AddressLine1Txt07 EAST 7TH STREET
IRS990/BooksInCareOfDetail/USAddress/CityNm0ERIE
IRS990/BooksInCareOfDetail/USAddress/StateAbbreviationCd0PA
IRS990/BooksInCareOfDetail/USAddress/ZIPCd0165011105
IRS990/BusinessRlnWith35CtrlEntInd00
IRS990/BusinessRlnWithFamMemInd00
IRS990/BusinessRlnWithOrgMemInd00
IRS990/CashNonInterestBearingGrp/BOYAmt030679
IRS990/CashNonInterestBearingGrp/EOYAmt011857
IRS990/ChangeToOrgDocumentsInd00
IRS990/CntrctRcvdGreaterThan100KCnt01
IRS990/CollectionsOfArtInd00
IRS990/CompensationFromOtherSrcsInd00
IRS990/CompensationProcessCEOInd00
IRS990/CompensationProcessOtherInd00
IRS990/ConferencesMeetingsGrp/ProgramServicesAmt052
IRS990/ConferencesMeetingsGrp/TotalAmt052
IRS990/ConflictOfInterestPolicyInd01
IRS990/ConservationEasementsInd00
IRS990/ConsolidatedAuditFinclStmtInd00
IRS990/ContractorCompensationGrp/CompensationAmt0458449
IRS990/ContractorCompensationGrp/ContractorAddress/USAddress/AddressLine1Txt07 EAST 7TH STREET
IRS990/ContractorCompensationGrp/ContractorAddress/USAddress/CityNm0ERIE
IRS990/ContractorCompensationGrp/ContractorAddress/USAddress/StateAbbreviationCd0PA
IRS990/ContractorCompensationGrp/ContractorAddress/USAddress/ZIPCd016501
IRS990/ContractorCompensationGrp/ContractorName/BusinessName/BusinessNameLine1Txt0HOUSING AND NEIGHBORHOOD DEVELOPMENT SER
IRS990/ContractorCompensationGrp/ServicesDesc0MANAGEMENT SERVICES
IRS990/CreditCounselingInd01
IRS990/CYBenefitsPaidToMembersAmt00
IRS990/CYContributionsGrantsAmt0631525
IRS990/CYGrantsAndSimilarPaidAmt00
IRS990/CYInvestmentIncomeAmt098898
IRS990/CYOtherExpensesAmt01755483
IRS990/CYOtherRevenueAmt051645
IRS990/CYProgramServiceRevenueAmt0973182
IRS990/CYRevenuesLessExpensesAmt0-233
IRS990/CYSalariesCompEmpBnftPaidAmt00
IRS990/CYTotalExpensesAmt01755483
IRS990/CYTotalFundraisingExpenseAmt00
IRS990/CYTotalProfFndrsngExpnsAmt00
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IRS990/DecisionsSubjectToApprovaInd00
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IRS990/DeductibleNonCashContriInd00
IRS990/DeferredRevenueGrp/BOYAmt012829
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IRS990/DelegationOfMgmtDutiesInd01
IRS990/DepreciationDepletionGrp/ProgramServicesAmt0243606
IRS990/DepreciationDepletionGrp/TotalAmt0243606
IRS990/Desc0ST. JOSEPH APARTMENTS, THROUGH ITS MANAGEMENT AGENT HOUSING AND NEIGBORHOOD DEVELOPMENT SERVICE (HANDS), PROVIDES 202 ATTRACTIVE AND AFFORDABLE RENTAL HOUSING UNITS TO VERY-LOW, LOW AND MODERATE INCOME ELDERLY AND NON-ELDERLY INDIVIDUALS.
IRS990/DescribedInSection501c3Ind01
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IRS990/DonorRstrOrQuasiEndowmentsInd00
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IRS990/EmployeeCnt00
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IRS990/ExpenseAmt01518948
IRS990/FamilyOrBusinessRlnInd00
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IRS990/FeesForServicesManagementGrp/ManagementAndGeneralAmt0172267
IRS990/FeesForServicesManagementGrp/TotalAmt0172267
IRS990/FeesForServicesOtherGrp/ProgramServicesAmt0139039
IRS990/FeesForServicesOtherGrp/TotalAmt0139039
IRS990/FeesForSrvcInvstMgmntFeesGrp/ManagementAndGeneralAmt021413
IRS990/FeesForSrvcInvstMgmntFeesGrp/TotalAmt021413
IRS990/ForeignActivitiesInd00
IRS990/ForeignFinancialAccountInd00
IRS990/ForeignOfficeInd00
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IRS990/Form990PartVIISectionAGrp/PersonNm1JOE BLOOMSTINE
IRS990/Form990PartVIISectionAGrp/PersonNm2CINDY STONE
IRS990/Form990PartVIISectionAGrp/PersonNm3SISTER MARIANNE STUCKERT
IRS990/Form990PartVIISectionAGrp/PersonNm4ALMITRA CLERKIN
IRS990/Form990PartVIISectionAGrp/PersonNm5MICHELLE HARKINS
IRS990/Form990PartVIISectionAGrp/PersonNm6MICHAEL JARUSZEWICZ
IRS990/Form990PartVIISectionAGrp/PersonNm7JANE KIRK
IRS990/Form990PartVIISectionAGrp/PersonNm8DOUG MASSEY
IRS990/Form990PartVIISectionAGrp/PersonNm9SHARON RICHARDSON
IRS990/Form990PartVIISectionAGrp/PersonNm10CECELIA SHATEM
IRS990/Form990PartVIISectionAGrp/PersonNm11RICK SHERBONDY
IRS990/Form990PartVIISectionAGrp/PersonNm12WILLIAM STEGER
IRS990/Form990PartVIISectionAGrp/PersonNm13JOHN VANTASSEL
IRS990/Form990PartVIISectionAGrp/PersonNm14JOHN VILLA
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt30
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt40
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt50
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt90
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IRS990/Form990PartVIISectionAGrp/TitleTxt6MEMBER
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