Civic Intelligence

Pacific Knolls Homeowners Assoc

EIN 33-0576502 • 501(c)4 • Irvine, CA

Profile

To maintain and repair the common areas of the property and to arrange for the architectural control and preservation of the architecture and appearance of the community.

240 Commerce Suite 200Irvine, CA 92602
Siviq Scores

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

Liabilities / Assets

47th percentile

0.03x

Higher debt load relative to assets than 47% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Source year 2022

Liabilities / Revenue

53rd percentile

0.07x

Higher debt load relative to revenue than 53% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Source year 2022

Net Margin

51st percentile

9.3%

Higher net margin than 51% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Source year 2022

Top Officer Pay

Score unavailable

No value available

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

Asset Growth

37th percentile

0.9%

Faster asset growth than 37% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Annualized from 2019 to 2022

Revenue Growth

59th percentile

12%

Faster revenue growth than 59% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Annualized from 2019 to 2022

Balance Sheet
Liabilities / Assets47th percentile

Assets

Up

$2,809,739

Up $295,971 (+12%) from 2024

Liabilities

Up

$83,156

Up $20,179 (+32%) from 2024

Net Assets

Up

$2,726,583

Up $275,792 (+11%) from 2024

Operations
Liabilities / Revenue53rd percentileNet Margin51st percentile

Revenue

Up

$618,295

Up $25,792 (+4.4%) from 2024

Expenses

Up

$502,147

Up $26,977 (+5.7%) from 2024

Net Income

Down

$116,148

Down $1,185 (-1.0%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth37th percentile

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

$3.0M$2.0M$1.0M$0Assets 2016: $1,584,279Liabilities 2016: $26,672Net Assets 2016: $1,557,6072016Assets 2017: $1,735,587Liabilities 2017: $33,442Net Assets 2017: $1,702,1452017Assets 2019: $2,035,639Liabilities 2019: $30,366Net Assets 2019: $2,005,2732019Assets 2021: $2,149,747Liabilities 2021: $45,720Net Assets 2021: $2,104,0272021Assets 2022: $2,092,946Liabilities 2022: $58,175Net Assets 2022: $2,034,7712022Assets 2023: $2,226,619Liabilities 2023: $31,461Net Assets 2023: $2,195,1582023Assets 2024: $2,513,768Liabilities 2024: $62,977Net Assets 2024: $2,450,7912024Assets 2025: $2,809,739Liabilities 2025: $83,156Net Assets 2025: $2,726,5832025

Highlighted filing

2025

Assets$2,809,739
Liabilities$83,156
Net Assets$2,726,583
Open 2025 Filing

Operations Trend

Revenue Growth59th percentile

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

$800K$600K$400K$200K$0Revenue 2016: $512,099Expenses 2016: $351,514Net Income 2016: $160,5852016Revenue 2017: $528,961Expenses 2017: $384,423Net Income 2017: $144,5382017Revenue 2019: $572,097Expenses 2019: $371,214Net Income 2019: $200,8832019Revenue 2021: $653,391Expenses 2021: $622,259Net Income 2021: $31,1322021Revenue 2022: $795,146Expenses 2022: $721,190Net Income 2022: $73,9562022Revenue 2023: $630,891Expenses 2023: $553,407Net Income 2023: $77,4842023Revenue 2024: $592,503Expenses 2024: $475,170Net Income 2024: $117,3332024Revenue 2025: $618,295Expenses 2025: $502,147Net Income 2025: $116,1482025

Highlighted filing

2025

Revenue$618,295
Expenses$502,147
Net Income$116,148
Open 2025 Filing

Filings

Most recent year

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

Open filing
Assets
$2,809,739
Liabilities
$83,156
Net assets
$2,726,583
Revenue
$618,295
Expenses
$502,147
Net income
$116,148
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$2.81$0.08$2.73$0.62$0.50$0.12
2024Detailed filing. Detailed filing data is available for this year.$2.51$0.06$2.45$0.59$0.48$0.12
2023Detailed filing. Detailed filing data is available for this year.$2.23$0.03$2.20$0.63$0.55$0.08
2022Detailed filing. Detailed filing data is available for this year.$2.09$0.06$2.03$0.80$0.72$0.07
2021Detailed filing. Detailed filing data is available for this year.$2.15$0.05$2.10$0.65$0.62$0.03
2019Detailed filing. Detailed filing data is available for this year.$2.04$0.03$2.01$0.57$0.37$0.20
2017Detailed filing. Detailed filing data is available for this year.$1.74$0.03$1.70$0.53$0.38$0.14
2016Detailed filing. Detailed filing data is available for this year.$1.58$0.03$1.56$0.51$0.35$0.16
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Mar 2, 2026
Return Version
2024v5.0
Gross Receipts
$618,295
Mission and Program Overview

Mission

To maintain and repair the common areas of the property and to arrange for the architectural control and preservation of the architecture and appearance of the community.

Balance Sheet Detail
LineBeginningEndChange
Assets
Rtn Earn Endowment Incm Other Fnds$2,450,791$2,726,583▲ $275,792
Savings and Temporary Cash Investments$2,187,963$2,635,652▲ $447,689
Cash and Non-Interest-Bearing Accounts$270,650$127,471▼ $143,179
Accounts Receivable$25,685$11,904▼ $13,781
Prepaid Expenses and Deferred Charges$3,977$5,280▲ $1,303
Total Assets$2,513,768$2,809,739▲ $295,971
Other Assets Total$25,493$29,432▲ $3,939
Liabilities
Deferred Revenue$41,095$55,537▲ $14,442
Accounts Payable and Accrued Expenses$19,372$26,150▲ $6,778
Other Liabilities$2,510$1,469▼ $1,041
Total Liabilities$62,977$83,156▲ $20,179
Net Assets / Fund Balance
Total Net Assets Fund Balance$2,450,791$2,726,583▲ $275,792
Total Liabilities and Net Assets / Fund Balance$2,513,768$2,809,739▲ $295,971
Compensation and Service Providers
Top Officer PayScore unavailable

Board Members and Trustees

NameTitle
Richard EppingPresident
Beverly RussMember-at-la
Kelly HenrySecretary
Andrew GrigoneTreasurer
Diane ShirokeVice Preside

Highest Paid Contractors

ContractorServicesLocationCompensation
Morrison LandscapeLandscape130 W CENTRAL AVENUE, Santa Ana, CA 92707$194,382
Keystone Pacific Property ManagementManagement240 COMMERCE SUITE 200, Irvine, CA 92602$139,781
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$507,192
Investment Income
$63,096
Other Revenue
$48,007
Change in Net Assets
$116,148

Audited Revenue Reconciliation

Revenue per Audited Statements
$618,295
Total Revenue per Audited Statements
$618,295
Total Revenue per Form 990
$618,295
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$502,147
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
Fees for Services Management-$71,832-$71,832
Office Expenses-$37,659-$37,659
Other Expenses$33,738--$33,738
Fees for Services Legal-$32,405-$32,405
All Other Expenses$16,900$14,076-$30,976
Insurance-$15,473-$15,473
Total Functional Expenses$330,702$171,445$0$502,147

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$502,147
Total Expenses per Audited Statements$502,147
Total Expenses per Form 990$502,147
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
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
State Tax Payable$1,469
Governance and Compliance

Governance Checklist

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

Governance Explanations

Form 990, Page 6, Part VI, Line 3

“Yes, keystone pacific property management, 240 commerce, suite 200, irvine, california 92602”

Form 990, Page 6, Part VI, Line 6

“MEMBERS”

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

“YES”

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

“The 990 tax returns are prepared by an independant cpa based upon financial statements approved by the association's board of directors. The tax returns are provided to the board of directors for final review before the returns are submitted to the irs.”

Form 990, Page 6, Part VI, Line 19

“They are available upon request.”

Filing and Contact Details

Filer

Filer Name
Pacific Knolls Homeowners Assoc
EIN
33-0576502
Phone
9498332600
Address
240 COMMERCE SUITE 200, IRVINE, CA 92602

Signing Officer

Name
Richard Epping
Title
President
Phone
9498332600
Signed
2026-03-02
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Richard Epping
Formed
1993
Legal Domicile
CA
Voting Board Members
5
Independent Board Members
5
Employees
0

Preparer

Firm
Vanderpol and Company
Address
151 KALMUS DR STE M3A, COSTA MESA, CA 92626-7934
Preparer
Catherine Vanderpol CPA
Phone
7144371025
Supplemental Narrative

Additional Explanations

Form 990, Part XI, Line 9

“Exempt membership adj. 159,644”

Raw XML Appendix318 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
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IRS990/EmployeeCnt00
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IRS990/ExpenseAmt0330702
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IRS990/FederalGrantAuditRequiredInd0false
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IRS990/Form990PartVIISectionAGrp/AverageHoursPerWeekRt03.00
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IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt10
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt20
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt30
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0YES, KEYSTONE PACIFIC PROPERTY MANAGEMENT, 240 COMMERCE, SUITE 200, IRVINE, CALIFORNIA 92602
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1MEMBERS
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2YES
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3THE 990 TAX RETURNS ARE PREPARED BY AN INDEPENDANT CPA BASED UPON FINANCIAL STATEMENTS APPROVED BY THE ASSOCIATION'S BOARD OF DIRECTORS. THE TAX RETURNS ARE PROVIDED TO THE BOARD OF DIRECTORS FOR FINAL REVIEW BEFORE THE RETURNS ARE SUBMITTED TO THE IRS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4THEY ARE AVAILABLE UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5EXEMPT MEMBERSHIP ADJ. 159,644
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PAGE 6, PART VI, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 6, PART VI, LINE 6
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 7A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PAGE 6, PART VI, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5FORM 990, PART XI, LINE 9
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IRS990/SignificantChangeInd0false
IRS990/SignificantNewProgramSrvcInd0false
IRS990/StatesWhereCopyOfReturnIsFldCd0CA
IRS990/SubjectToExcsTaxNetInvstIncInd0false
IRS990/SubjectToProxyTaxInd0false
IRS990/SubjToTaxRmnrtnExPrchtPymtInd0false
IRS990/TaxablePartyNotificationInd0false
IRS990/TaxExemptBondsInd0false
IRS990/TerminateOperationsInd0false
IRS990/TotalAssetsBOYAmt02513768
IRS990/TotalAssetsEOYAmt02809739
IRS990/TotalAssetsGrp/BOYAmt02513768
IRS990/TotalAssetsGrp/EOYAmt02809739
IRS990/TotalCompGreaterThan150KInd0false
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt0171445
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt0330702
IRS990/TotalFunctionalExpensesGrp/TotalAmt0502147
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt062977
IRS990/TotalLiabilitiesEOYAmt083156
IRS990/TotalLiabilitiesGrp/BOYAmt062977
IRS990/TotalLiabilitiesGrp/EOYAmt083156
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt02450791
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt02726583
IRS990/TotalProgramServiceExpensesAmt0330702
IRS990/TotalProgramServiceRevenueAmt0507192
IRS990/TotalRevenueGrp/ExclusionAmt063096
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0555199
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0618295
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt02513768
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt02809739
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd0false
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt0240 COMMERCE SUITE 200
IRS990/USAddress/CityNm0IRVINE
IRS990/USAddress/StateAbbreviationCd0CA
IRS990/USAddress/ZIPCd092602
IRS990/VotingMembersGoverningBodyCnt05
IRS990/VotingMembersIndependentCnt05
IRS990/WhistleblowerPolicyInd0false
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd0true
ReturnHeader/BusinessOfficerGrp/PersonNm0RICHARD EPPING
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0PRESIDENT
ReturnHeader/BusinessOfficerGrp/PhoneNum09498332600
ReturnHeader/BusinessOfficerGrp/SignatureDt02026-03-02
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0PACIFIC KNOLLS HOMEOWNERS ASSOC
ReturnHeader/Filer/BusinessNameControlTxt0PACI
ReturnHeader/Filer/EIN0330576502
ReturnHeader/Filer/PhoneNum09498332600
ReturnHeader/Filer/USAddress/AddressLine1Txt0240 COMMERCE SUITE 200
ReturnHeader/Filer/USAddress/CityNm0IRVINE
ReturnHeader/Filer/USAddress/StateAbbreviationCd0CA
ReturnHeader/Filer/USAddress/ZIPCd092602
ReturnHeader/IRSResponsiblePrtyInfoCurrInd0false
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0464435702
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0VANDERPOL AND COMPANY
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt0151 KALMUS DR STE M3A
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0COSTA MESA
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0CA
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd0926267934
ReturnHeader/PreparerPersonGrp/PhoneNum07144371025
ReturnHeader/PreparerPersonGrp/PreparationDt02026-03-02
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0CATHERINE VANDERPOL CPA
ReturnHeader/ReturnTs02026-03-02T17:06:02-05:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02024-07-01
ReturnHeader/TaxPeriodEndDt02025-06-30
ReturnHeader/TaxYr02024

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