Civic Intelligence

Lewiston Meadows Elderly Housing

EIN 26-0293748 • 501(c)3 • Lewiston, NY

Profile

Provision of a 24 unit housing complex for low-income elderly people

922 Upper Mountain RoadLewiston, NY 14092

n/A

Siviq Scores

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

Liabilities / Assets

66th percentile

1.39x

Higher debt load relative to assets than 66% of similar nonprofits.

NTEE L22 • $1M-$5M nonprofits • Source year 2025

Liabilities / Revenue

92nd percentile

15.40x

Higher debt load relative to revenue than 92% of similar nonprofits.

NTEE L22 • $1M-$5M nonprofits • Source year 2025

Net Margin

16th percentile

-40%

Higher net margin than 16% of similar nonprofits.

NTEE L22 • $1M-$5M nonprofits • Source year 2025

Top Officer Pay

67th percentile

$31,342

Higher top officer pay than 67% of similar nonprofits.

Top officer pay equals 19.1% of source-year revenue.

NTEE L22 • $1M-$5M nonprofits • Source year 2025

Asset Growth

46th percentile

-3.4%

Faster asset growth than 46% of similar nonprofits.

NTEE L22 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Revenue Growth

39th percentile

1.0%

Faster revenue growth than 39% of similar nonprofits.

NTEE L22 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets66th percentile

Assets

Down

$1,814,531

Down $63,803 (-3.4%) from 2024

Liabilities

Up

$2,529,839

Up $2,365 (+0.1%) from 2024

Net Assets

Down

-$715,308

Down $66,168 (-10%) from 2024

Operations
Liabilities / Revenue92nd percentileNet Margin16th percentile

Revenue

Up

$164,256

Up $1,641 (+1.0%) from 2024

Expenses

Up

$230,424

Up $25,270 (+12%) from 2024

Net Income

Down

-$66,168

Down $23,629 (-56%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth46th percentile

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

$3.0M$2.0M$1.0M$0-$1.0MAssets 2010: $2,692,147Liabilities 2010: $2,535,717Net Assets 2010: $156,4302010Assets 2011: $2,633,605Liabilities 2011: $2,533,187Net Assets 2011: $100,4182011Assets 2012: $2,588,601Liabilities 2012: $2,528,159Net Assets 2012: $60,4422012Assets 2013: $2,519,065Liabilities 2013: $2,526,343Net Assets 2013: -$7,2782013Assets 2014: $2,453,949Liabilities 2014: $2,541,670Net Assets 2014: -$87,7212014Assets 2015: $2,368,493Liabilities 2015: $2,529,076Net Assets 2015: -$160,5832015Assets 2016: $2,311,239Liabilities 2016: $2,525,541Net Assets 2016: -$214,3022016Assets 2017: $2,268,296Liabilities 2017: $2,526,343Net Assets 2017: -$258,0472017Assets 2018: $2,209,644Liabilities 2018: $2,528,003Net Assets 2018: -$318,3592018Assets 2019: $2,165,773Liabilities 2019: $2,534,483Net Assets 2019: -$368,7102019Assets 2020: $2,103,036Liabilities 2020: $2,530,150Net Assets 2020: -$427,1142020Assets 2021: $2,043,219Liabilities 2021: $2,530,196Net Assets 2021: -$486,9772021Assets 2022: $1,974,122Liabilities 2022: $2,529,184Net Assets 2022: -$555,0622022Assets 2023: $1,924,770Liabilities 2023: $2,531,371Net Assets 2023: -$606,6012023Assets 2024: $1,878,334Liabilities 2024: $2,527,474Net Assets 2024: -$649,1402024Assets 2025: $1,814,531Liabilities 2025: $2,529,839Net Assets 2025: -$715,3082025

Highlighted filing

2025

Assets$1,814,531
Liabilities$2,529,839
Net Assets-$715,308
Open 2025 Filing

Operations Trend

Revenue Growth39th percentile

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

$300K$200K$100K$0-$100KExpenses 2010: $133,7472010Expenses 2011: $142,0662011Expenses 2012: $136,3972012Revenue 2013: $87,750Expenses 2013: $155,470Net Income 2013: -$67,7202013Revenue 2014: $88,344Expenses 2014: $168,787Net Income 2014: -$80,4432014Revenue 2015: $97,403Expenses 2015: $170,265Net Income 2015: -$72,8622015Revenue 2016: $113,809Expenses 2016: $167,528Net Income 2016: -$53,7192016Revenue 2017: $126,310Expenses 2017: $170,055Net Income 2017: -$43,7452017Revenue 2018: $125,583Expenses 2018: $185,895Net Income 2018: -$60,3122018Revenue 2019: $128,074Expenses 2019: $178,425Net Income 2019: -$50,3512019Revenue 2020: $127,693Expenses 2020: $186,097Net Income 2020: -$58,4042020Revenue 2021: $126,991Expenses 2021: $186,854Net Income 2021: -$59,8632021Revenue 2022: $136,303Expenses 2022: $204,388Net Income 2022: -$68,0852022Revenue 2023: $149,904Expenses 2023: $201,443Net Income 2023: -$51,5392023Revenue 2024: $162,615Expenses 2024: $205,154Net Income 2024: -$42,5392024Revenue 2025: $164,256Expenses 2025: $230,424Net Income 2025: -$66,1682025

Highlighted filing

2025

Revenue$164,256
Expenses$230,424
Net Income-$66,168
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$1,814,531
Liabilities
$2,529,839
Net assets
-$715,308
Revenue
$164,256
Expenses
$230,424
Net income
-$66,168
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$1.81$2.53$0.72$0.16$0.23$0.07
2024Detailed filing. Detailed filing data is available for this year.$1.88$2.53$0.65$0.16$0.21$0.04
2023Detailed filing. Detailed filing data is available for this year.$1.92$2.53$0.61$0.15$0.20$0.05
2022Detailed filing. Detailed filing data is available for this year.$1.97$2.53$0.56$0.14$0.20$0.07
2021Detailed filing. Detailed filing data is available for this year.$2.04$2.53$0.49$0.13$0.19$0.06
2020Detailed filing. Detailed filing data is available for this year.$2.10$2.53$0.43$0.13$0.19$0.06
2019Detailed filing. Detailed filing data is available for this year.$2.17$2.53$0.37$0.13$0.18$0.05
2018Detailed filing. Detailed filing data is available for this year.$2.21$2.53$0.32$0.13$0.19$0.06
2017Detailed filing. Detailed filing data is available for this year.$2.27$2.53$0.26$0.13$0.17$0.04
2016Detailed filing. Detailed filing data is available for this year.$2.31$2.53$0.21$0.11$0.17$0.05
2015Detailed filing. Detailed filing data is available for this year.$2.37$2.53$0.16$0.10$0.17$0.07
2014Detailed filing. Detailed filing data is available for this year.$2.45$2.54$0.09$0.09$0.17$0.08
2013Detailed filing. Detailed filing data is available for this year.$2.52$2.53$0.01$0.09$0.16$0.07
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.59$2.53$0.06$0.14
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.63$2.53$0.10$0.14
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.69$2.54$0.16$0.13
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2025 to Dec 31, 2025
Signed
Jan 26, 2026
Return Version
2025v4.0
Gross Receipts
$164,256
Mission and Program Overview

Mission

Provision of a 24 unit housing complex for low-income elderly people

Provision of a 24 unit housing complex for low income elderly people

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,698,918$1,652,721▼ $46,197
Savings and Temporary Cash Investments$176,351$160,238▼ $16,113
Cash and Non-Interest-Bearing Accounts$3,065$1,572▼ $1,493
Total Assets$1,878,334$1,814,531▼ $63,803
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,517,200$2,517,200→ $0
Other Liabilities$8,855$9,003▲ $148
Accounts Payable and Accrued Expenses$1,419$3,636▲ $2,217
Total Liabilities$2,527,474$2,529,839▲ $2,365
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-649,140$-715,308▼ $66,168
Total Net Assets Fund Balance$-649,140$-715,308▼ $66,168
Total Liabilities and Net Assets / Fund Balance$1,878,334$1,814,531▼ $63,803

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,596,766$1,084,068$2,680,834
Other Land Buildings$25,955$34,614$60,569
Land$30,000-$30,000
Compensation and Service Providers
Top Officer Pay67th percentile

Employees

NameTitleOtherTotal
Nancy JosephDirector$31,342$31,342

Board Members and Trustees

NameTitle
Anmarie AndresenPresident
Carmen J PinoDirector
Donna TomkinsDirector
Melisa GreenDirector
William CorreaDirector
Diane SteinVP/sect/trea
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$164,256
Investment Income
$0
Other Revenue
$0
Change in Net Assets
$-66,168

Audited Revenue Reconciliation

Revenue per Audited Statements
$164,256
Total Revenue per Audited Statements
$164,256
Total Revenue per Form 990
$164,256
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$230,424
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
Depreciation Depletion$72,997--$72,997
Fees for Services Management$20,006--$20,006
Insurance$10,319$1,314-$11,633
Fees for Services Accounting$9,330$1,470-$10,800
Office Expenses$5,207--$5,207
Other Expenses$2,979--$2,979
Advertising$118--$118
All Other Expenses$86$25-$111
Total Functional Expenses$227,615$2,809$0$230,424

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$230,424
Total Expenses per Audited Statements$230,424
Total Expenses per Form 990$230,424
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

Interested-Person Transactions

Interested PartyRelationshipDescriptionShared RevenueAmount
Sage Management CorpSee Schedule RManagement FeeNo-
Sage Management CorpSee Schedule RAlloc. of PayrollNo-
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Tenant Security Deposits$9,003
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Business relationship with 35% controlled entity
Yes
Business relationship with family members
No
Business relationship with organization members
Yes
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, Page 6, Part VI, Line 3

“The entity delegates all management responsibilities to sage management co rporation (sage).”

Form 990, Page 6, Part VI, Line 6

“Classes of members or stockholders organized with members.”

Form 990, Page 6, Part VI, Line 7A

“If any member of the corporate board resigns or vacates his or her office the remaining corporate board members have the authority to appoint a rep lacement.”

Form 990, Page 6, Part VI, Line 7B

“All decisions of the governing body are subject to the approval of the mem bers.”

Form 990, Page 6, Part VI, Line 11B

“Form 990 and schedules are reviewed by the president, anmarie andresen and by irene elia, president of sage management corporation, the company that manages the entity.”

Form 990, Page 6, Part VI, Line 12C

“Members are required to disclose any conflicts of interest upon discovery. This is reviewed at the annual meeting of the directors.”

Form 990, Page 6, Part VI, Line 15A

“As part of the hud budget approval all compensation is reviewed.”

Form 990, Page 6, Part VI, Line 15B

“The entity did not compensate any employee, officer, or director and does not anticipate compensating them in the future. As reported on form 990 page 10 part ix line 24b a total of 31,342 in payroll and related taxes and benefits that was paid by sage management corporation was allocated to this entity.”

Form 990, Page 6, Part VI, Line 19

“The entity's governing documents, conflicts of interest policy, and financial statements are available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Lewiston Meadows Elderly Housing
EIN
26-0293748
Phone
7162984966
Address
922 UPPER MOUNTAIN ROAD, LEWISTON, NY 14092

Signing Officer

Name
Diane Stein
Title
VP/sect/treasurer
Phone
7162984966
Signed
2026-01-26
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Nancy Joseph
Formed
2007
Legal Domicile
Ny
Voting Board Members
7
Independent Board Members
7
Employees
0
Volunteers
6

Preparer

Firm
The Zlc Group Cpas LLC
Address
2399 SWEET HOME RD, AMHERST, NY 14228
Preparer
Richard M Teibel CPA
Phone
7168399001
Supplemental Narrative

Additional Explanations

Form 990

“Additional information to form 990 schedule r: all entities listed on schedule r parts ii-iv are under the management umbrella of sage management corporation.”

Financial Statement Notes

Schedule D, Page 3, Part X

“The project is a not-for-profit corporation organized under irc 501(c)(3) and as such is not required to pay income taxes. Financial accounting standards board accounting standards codification (fasb asc) 740-10-50-15, income taxes, clarifies the accounting for uncertainty in income taxes recognized in a not-for-profit corporation financial statement, and prescribes a recognition threshold and measurement attribute for financial statement recognition and measurement of a tax position taken or expected to be taken. The project has concluded there are no significant uncertain tax positions that would require recognition in the financial statements as of december 31, 2025. Generally, 2022 through 2025 tax years remain subject to examination by u.s. Federal and new york state tax authorities.”

Raw XML Appendix396 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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IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0TENANT SECURITY DEPOSITS
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IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0THE PROJECT IS A NOT-FOR-PROFIT CORPORATION ORGANIZED UNDER IRC 501(C)(3) AND AS SUCH IS NOT REQUIRED TO PAY INCOME TAXES. FINANCIAL ACCOUNTING STANDARDS BOARD ACCOUNTING STANDARDS CODIFICATION (FASB ASC) 740-10-50-15, INCOME TAXES, CLARIFIES THE ACCOUNTING FOR UNCERTAINTY IN INCOME TAXES RECOGNIZED IN A NOT-FOR-PROFIT CORPORATION FINANCIAL STATEMENT, AND PRESCRIBES A RECOGNITION THRESHOLD AND MEASUREMENT ATTRIBUTE FOR FINANCIAL STATEMENT RECOGNITION AND MEASUREMENT OF A TAX POSITION TAKEN OR EXPECTED TO BE TAKEN. THE PROJECT HAS CONCLUDED THERE ARE NO SIGNIFICANT UNCERTAIN TAX POSITIONS THAT WOULD REQUIRE RECOGNITION IN THE FINANCIAL STATEMENTS AS OF DECEMBER 31, 2025. GENERALLY, 2022 THROUGH 2025 TAX YEARS REMAIN SUBJECT TO EXAMINATION BY U.S. FEDERAL AND NEW YORK STATE TAX AUTHORITIES.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0SCHEDULE D, PAGE 3, PART X
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IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/NameOfInterested/PersonNm1SAGE MANAGEMENT CORP
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/RelationshipDescriptionTxt0SEE SCHEDULE R
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IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/TransactionDesc0MANAGEMENT FEE
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/TransactionDesc1ALLOC. OF PAYROLL
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0ADDITIONAL INFORMATION TO FORM 990 SCHEDULE R: ALL ENTITIES LISTED ON SCHEDULE R PARTS II-IV ARE UNDER THE MANAGEMENT UMBRELLA OF SAGE MANAGEMENT CORPORATION.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE ENTITY DELEGATES ALL MANAGEMENT RESPONSIBILITIES TO SAGE MANAGEMENT CO RPORATION (SAGE).
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2CLASSES OF MEMBERS OR STOCKHOLDERS ORGANIZED WITH MEMBERS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3IF ANY MEMBER OF THE CORPORATE BOARD RESIGNS OR VACATES HIS OR HER OFFICE THE REMAINING CORPORATE BOARD MEMBERS HAVE THE AUTHORITY TO APPOINT A REP LACEMENT.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4ALL DECISIONS OF THE GOVERNING BODY ARE SUBJECT TO THE APPROVAL OF THE MEM BERS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5FORM 990 AND SCHEDULES ARE REVIEWED BY THE PRESIDENT, ANMARIE ANDRESEN AND BY IRENE ELIA, PRESIDENT OF SAGE MANAGEMENT CORPORATION, THE COMPANY THAT MANAGES THE ENTITY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt6MEMBERS ARE REQUIRED TO DISCLOSE ANY CONFLICTS OF INTEREST UPON DISCOVERY. THIS IS REVIEWED AT THE ANNUAL MEETING OF THE DIRECTORS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt7AS PART OF THE HUD BUDGET APPROVAL ALL COMPENSATION IS REVIEWED.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt8THE ENTITY DID NOT COMPENSATE ANY EMPLOYEE, OFFICER, OR DIRECTOR AND DOES NOT ANTICIPATE COMPENSATING THEM IN THE FUTURE. AS REPORTED ON FORM 990 PAGE 10 PART IX LINE 24B A TOTAL OF 31,342 IN PAYROLL AND RELATED TAXES AND BENEFITS THAT WAS PAID BY SAGE MANAGEMENT CORPORATION WAS ALLOCATED TO THIS ENTITY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt9THE ENTITY'S GOVERNING DOCUMENTS, CONFLICTS OF INTEREST POLICY, AND FINANCIAL STATEMENTS ARE AVAILABLE TO THE PUBLIC UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990
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IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 6
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 7A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PAGE 6, PART VI, LINE 7B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc6FORM 990, PAGE 6, PART VI, LINE 12C
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IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc8FORM 990, PAGE 6, PART VI, LINE 15B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc9FORM 990, PAGE 6, PART VI, LINE 19
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ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd0true
ReturnHeader/BusinessOfficerGrp/PersonNm0DIANE STEIN
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0VP/SECT/TREASURER
ReturnHeader/BusinessOfficerGrp/PhoneNum07162984966
ReturnHeader/BusinessOfficerGrp/SignatureDt02026-01-26
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0LEWISTON MEADOWS ELDERLY HOUSING
ReturnHeader/Filer/BusinessName/BusinessNameLine2Txt0DEVELOPMENT FUND CORPORATION
ReturnHeader/Filer/BusinessNameControlTxt0LEWI
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ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0474753799
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0THE ZLC GROUP CPAS LLC
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt02399 SWEET HOME RD
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0AMHERST
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0NY
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ReturnHeader/PreparerPersonGrp/PhoneNum07168399001
ReturnHeader/PreparerPersonGrp/PreparationDt02026-02-09
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0RICHARD M TEIBEL CPA
ReturnHeader/PreparerPersonGrp/SelfEmployedInd0X
ReturnHeader/ReturnTs02026-02-10T10:24:44-05:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02025-01-01
ReturnHeader/TaxPeriodEndDt02025-12-31
ReturnHeader/TaxYr02025

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