Civic Intelligence

Westlake Elderly Apartments Inc

990 • Fiscal year 2018 • EIN 25-1865764

Jul 01, 2017 to Jun 30, 2018 • Filed on Nov 21, 2018

Organization ProfileN/A
803 East Pittsburgh PlazaEast Pittsburgh, PA 15112

(412) 829-3910

Siviq Scores

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

Liabilities / Assets

96th percentile

1.41x

Higher debt load relative to assets than 96% of similar nonprofits.

2018 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2018

Liabilities / Revenue

98th percentile

12.62x

Higher debt load relative to revenue than 98% of similar nonprofits.

2018 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2018

Net Margin

8th percentile

-41%

Higher net margin than 8% of similar nonprofits.

2018 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2018

Top Officer Pay

35th percentile

$0

Higher top officer pay than 35% of similar nonprofits.

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

2018 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2018

Asset Growth

24th percentile

-4.9%

Faster asset growth than 24% of similar nonprofits.

2018 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2017 to 2018

Revenue Growth

25th percentile

-6.9%

Faster revenue growth than 25% of similar nonprofits.

2018 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2017 to 2018

Balance Sheet
Liabilities / Assets96th percentile

Assets

Down

$1,679,742

Down $85,694 (-4.9%) from 2017

Net Assets

Down

-$686,748

Down $76,471 (-13%) from 2017

Liabilities

Down

$2,366,490

Down $9,223 (-0.4%) from 2017

Revenue And Expenses
Liabilities / Revenue98th percentileNet Margin8th percentile

Revenue

Down

$187,474

Down $13,995 (-6.9%) from 2017

Expenses

Up

$263,945

Up $17,662 (+7.2%) from 2017

Net Income

Down

-$76,471

Down $31,657 (-71%) from 2017

Historical Trend

Balance Sheet Trend

Asset Growth24th percentile

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

$3.0M$2.0M$1.0M$0-$1.0M-$2.0MAssets 2014: $1,965,116Liabilities 2014: $2,394,261Net Assets 2014: -$429,1452014Assets 2015: $1,892,346Liabilities 2015: $2,392,970Net Assets 2015: -$500,6242015Assets 2017: $1,765,436Liabilities 2017: $2,375,713Net Assets 2017: -$610,2772017Assets 2018: $1,679,742Liabilities 2018: $2,366,490Net Assets 2018: -$686,7482018Assets 2022: $1,424,093Liabilities 2022: $2,507,955Net Assets 2022: -$1,083,8622022Assets 2023: $1,428,622Liabilities 2023: $2,576,197Net Assets 2023: -$1,147,5752023Assets 2024: $1,438,255Liabilities 2024: $2,668,746Net Assets 2024: -$1,230,4912024

Highlighted filing

2018

Assets$1,679,742
Liabilities$2,366,490
Net Assets-$686,748
Open 2018 Filing

Operations Trend

Revenue Growth25th percentile

Revenue, expenses, and net income across loaded years, with this filing highlighted.

$400K$200K$0-$200KRevenue 2014: $201,864Expenses 2014: $245,018Net Income 2014: -$43,1542014Revenue 2015: $186,607Expenses 2015: $258,086Net Income 2015: -$71,4792015Revenue 2017: $201,469Expenses 2017: $246,283Net Income 2017: -$44,8142017Revenue 2018: $187,474Expenses 2018: $263,945Net Income 2018: -$76,4712018Revenue 2022: $208,342Expenses 2022: $281,452Net Income 2022: -$73,1102022Revenue 2023: $256,231Expenses 2023: $319,947Net Income 2023: -$63,7162023Revenue 2024: $233,817Expenses 2024: $316,733Net Income 2024: -$82,9162024

Highlighted filing

2018

Revenue$187,474
Expenses$263,945
Net Income-$76,471
Open 2018 Filing
Jump To
Filing Snapshot
Filing Period
Jul 1, 2017 to Jun 30, 2018
Signed
Nov 21, 2018
Return Version
2017v2.3
Gross Receipts
$187,474
Mission and Program Overview

Mission

Provide housing for the elderly.

Provide affordable, decent housing for elderly individuals

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,629,000$1,564,317▼ $64,683
Savings and Temporary Cash Investments$113,554$98,867▼ $14,687
Cash and Non-Interest-Bearing Accounts$13,129$10,662▼ $2,467
Prepaid Expenses and Deferred Charges$4,874$5,089▲ $215
Accounts Receivable$4,879$807▼ $4,072
Total Assets$1,765,436$1,679,742▼ $85,694
Liabilities
Other Liabilities$2,349,372$2,339,847▼ $9,525
Accounts Payable and Accrued Expenses$19,689$26,342▲ $6,653
Deferred Revenue$6,652$301▼ $6,351
Total Liabilities$2,375,713$2,366,490▼ $9,223
Net Assets / Fund Balance
Unrestricted Net Assets$-610,277$-686,748▼ $76,471
Total Net Assets Fund Balance$-610,277$-686,748▼ $76,471
Total Liabilities and Net Assets / Fund Balance$1,765,436$1,679,742▼ $85,694

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,525,059$936,785$2,461,844
Land$39,258-$39,258
Other Land Buildings$0$6,557$6,557
Compensation and Service Providers
Top Officer Pay35th percentile

Board Members and Trustees

NameTitle
Ron CiottiPresident
Jonathon ZimmerVice President
Dru ImlerDirector
Kathleen SzwarcDirector
Thomas JonesDirector
Thomas WiaterDirector
Lawrence SwansonSecretary/treasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$87,835
Program Service Revenue
$79,834
Investment Income
$98
Other Revenue
$19,707
Change in Net Assets
$-76,471

Audited Revenue Reconciliation

Revenue per Audited Statements
$187,474
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$187,474
Total Revenue per Form 990
$187,474
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$229,785
Salaries, Compensation, and Employee Benefits$34,160
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$68,093--$68,093
Depreciation Depletion$64,683--$64,683
Other Salaries and Wages$34,160--$34,160
Fees for Services Management$15,611--$15,611
Fees for Services Accounting$14,000--$14,000
Insurance$10,555--$10,555
Advertising$8,755--$8,755
Office Expenses$5,864--$5,864
Other Expenses$969--$969
Conferences and Meetings$261--$261
Total Functional Expenses$263,945$0$0$263,945

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$263,945
Total Expenses per Audited Statements$263,945
Total Expenses per Form 990$263,945
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
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Capital Advance$2,086,668
Notes Payable$246,940
Tenant Deposits Held in Trust$6,239
Governance and Compliance

Governance Checklist

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

Governance Explanations

Form 990, Part VI, Section A, Line 3

“The project pays a management fee of 9.13% of rent and laundry income collected to a non-profit management company.”

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

“The form 990 is reviewed by the board president before filing.”

Form 990, Part VI, Section C, Line 18

“The organization makes it's form 1023 and form 990 available to the public upon request.”

Form 990, Part VI, Section C, Line 19

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

Filing and Contact Details

Filer

Filer Name
Westlake Elderly Apartments Inc
EIN
25-1865764
Phone
4128293910
Address
803 EAST PITTSBURGH PLAZA, EAST PITTSBURGH, PA 15112

Signing Officer

Name
Ron Donner
Title
Director
Phone
4128293910
Signed
2018-11-21
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Ron Donner
Formed
1998
Legal Domicile
Pa
Voting Board Members
7
Independent Board Members
7
Employees
0
Volunteers
0

Preparer

Firm
Goff Backa Alfera & Company LLC
Address
3325 SAW MILL RUN BLVD SUITE 200, PITTSBURGH, PA 15227-2736
Preparer
Jennifer a Varley CPA
Phone
4128855045
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IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt22086668
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0TENANT DEPOSITS HELD IN TRUST
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1NOTES PAYABLE
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc2CAPITAL ADVANCE
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IRS990ScheduleD/RevenueNotReportedFinclStmtAmt00
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE FORM 990 IS REVIEWED BY THE BOARD PRESIDENT BEFORE FILING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE ORGANIZATION MAKES IT'S FORM 1023 AND FORM 990 AVAILABLE TO THE PUBLIC UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3THE ORGANIZATION MAKES IT'S GOVERNING DOCUMENTS, CONFLICT OF INTEREST POLICY, AND FINANCIAL STATEMENTS AVAILABLE TO THE PUBLIC UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION A, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION C, LINE 18
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PART VI, SECTION C, LINE 19
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IRS990/TempOrPermanentEndowmentsInd00
IRS990/TerminateOperationsInd00
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IRS990/WhistleblowerPolicyInd00
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Document Assets

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Filings

Displayed year

2018 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$1,679,742
Liabilities
$2,366,490
Net assets
-$686,748
Revenue
$187,474
Expenses
$263,945
Net income
-$76,471
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$1.44$2.67$1.23$0.23$0.32$0.08
2023Detailed filing. Detailed filing data is available for this year.$1.43$2.58$1.15$0.26$0.32$0.06
2022Detailed filing. Detailed filing data is available for this year.$1.42$2.51$1.08$0.21$0.28$0.07
2018Detailed filing. Detailed filing data is available for this year.$1.68$2.37$0.69$0.19$0.26$0.08
2017Detailed filing. Detailed filing data is available for this year.$1.77$2.38$0.61$0.20$0.25$0.04
2015Detailed filing. Detailed filing data is available for this year.$1.89$2.39$0.50$0.19$0.26$0.07
2014Detailed filing. Detailed filing data is available for this year.$1.97$2.39$0.43$0.20$0.25$0.04