Civic Intelligence

Lss Manor Inc - Chocolay

EIN 39-1691693 • 501(c)4 • West Allis, WI

Profile

Act compassionately. Serve humbly. Lead courageously.

6737 W Washington Street 2275West Allis, WI 53214

n/A

Siviq Scores

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

Liabilities / Assets

98th percentile

1.88x

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

501(c)4 • $500k-$1M nonprofits • Source year 2024

Liabilities / Revenue

97th percentile

3.65x

Higher debt load relative to revenue than 97% of similar nonprofits.

501(c)4 • $500k-$1M nonprofits • Source year 2024

Net Margin

34th percentile

-0.5%

Higher net margin than 34% of similar nonprofits.

501(c)4 • $500k-$1M 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

35th percentile

-0.3%

Faster asset growth than 35% of similar nonprofits.

501(c)4 • $500k-$1M nonprofits • Annualized from 2023 to 2024

Revenue Growth

36th percentile

0.4%

Faster revenue growth than 36% of similar nonprofits.

501(c)4 • $500k-$1M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets98th percentile

Assets

Down

$665,878

Down $2,162 (-0.3%) from 2023

Liabilities

Down

$1,249,590

Down $433 (-0.0%) from 2023

Net Assets

Down

-$583,712

Down $1,729 (-0.3%) from 2023

Operations
Liabilities / Revenue97th percentileNet Margin34th percentile

Revenue

Up

$342,663

Up $1,378 (+0.4%) from 2023

Expenses

Down

$344,392

Down $12,690 (-3.6%) from 2023

Net Income

Up

-$1,729

Up $14,068 (+89%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth35th percentile

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

$2.0M$1.0M$0-$1.0MAssets 2011: $834,763Liabilities 2011: $1,306,031Net Assets 2011: -$471,2682011Assets 2012: $804,086Liabilities 2012: $1,279,470Net Assets 2012: -$475,3842012Assets 2013: $1,057,113Liabilities 2013: $1,526,551Net Assets 2013: -$469,4382013Assets 2014: $1,042,742Liabilities 2014: $1,551,606Net Assets 2014: -$508,8642014Assets 2015: $972,730Liabilities 2015: $1,497,398Net Assets 2015: -$524,6682015Assets 2016: $842,858Liabilities 2016: $1,375,918Net Assets 2016: -$533,0602016Assets 2017: $805,338Liabilities 2017: $1,350,220Net Assets 2017: -$544,8822017Assets 2018: $770,801Liabilities 2018: $1,341,803Net Assets 2018: -$571,0022018Assets 2019: $740,863Liabilities 2019: $1,322,654Net Assets 2019: -$581,7912019Assets 2020: $713,191Liabilities 2020: $1,313,429Net Assets 2020: -$600,2382020Assets 2021: $683,463Liabilities 2021: $1,278,380Net Assets 2021: -$594,9172021Assets 2022: $676,808Liabilities 2022: $1,242,994Net Assets 2022: -$566,1862022Assets 2023: $668,040Liabilities 2023: $1,250,023Net Assets 2023: -$581,9832023Assets 2024: $665,878Liabilities 2024: $1,249,590Net Assets 2024: -$583,7122024

Highlighted filing

2024

Assets$665,878
Liabilities$1,249,590
Net Assets-$583,712
Open 2024 Filing

Operations Trend

Revenue Growth36th percentile

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

$400K$300K$200K$100K$0-$100KRevenue 2011: $280,446Expenses 2011: $303,770Net Income 2011: -$23,3242011Revenue 2012: $291,388Expenses 2012: $295,504Net Income 2012: -$4,1162012Revenue 2013: $303,522Expenses 2013: $297,576Net Income 2013: $5,9462013Revenue 2014: $304,856Expenses 2014: $344,282Net Income 2014: -$39,4262014Revenue 2015: $307,955Expenses 2015: $323,759Net Income 2015: -$15,8042015Revenue 2016: $314,873Expenses 2016: $323,265Net Income 2016: -$8,3922016Revenue 2017: $319,622Expenses 2017: $331,444Net Income 2017: -$11,8222017Revenue 2018: $326,170Expenses 2018: $352,290Net Income 2018: -$26,1202018Revenue 2019: $329,529Expenses 2019: $340,318Net Income 2019: -$10,7892019Revenue 2020: $325,446Expenses 2020: $343,893Net Income 2020: -$18,4472020Revenue 2021: $330,961Expenses 2021: $325,640Net Income 2021: $5,3212021Revenue 2022: $342,542Expenses 2022: $313,811Net Income 2022: $28,7312022Revenue 2023: $341,285Expenses 2023: $357,082Net Income 2023: -$15,7972023Revenue 2024: $342,663Expenses 2024: $344,392Net Income 2024: -$1,7292024

Highlighted filing

2024

Revenue$342,663
Expenses$344,392
Net Income-$1,729
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$665,878
Liabilities
$1,249,590
Net assets
-$583,712
Revenue
$342,663
Expenses
$344,392
Net income
-$1,729
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$0.67$1.25$0.58$0.34$0.34$0.00
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$0.67$1.25$0.58$0.34$0.36$0.02
2022Detailed filing. Detailed filing data is available for this year.$0.68$1.24$0.57$0.34$0.31$0.03
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$0.68$1.28$0.59$0.33$0.33$0.01
2020Detailed filing. Detailed filing data is available for this year.$0.71$1.31$0.60$0.33$0.34$0.02
2019Summary only. Only limited summary data is available for this year.$0.74$1.32$0.58$0.33$0.34$0.01
2018Summary only. Only limited summary data is available for this year.$0.77$1.34$0.57$0.33$0.35$0.03
2017Summary only. Only limited summary data is available for this year.$0.81$1.35$0.54$0.32$0.33$0.01
2016Summary only. Only limited summary data is available for this year.$0.84$1.38$0.53$0.31$0.32$0.01
2015Summary only. Only limited summary data is available for this year.$0.97$1.50$0.52$0.31$0.32$0.02
2014Summary only. Only limited summary data is available for this year.$1.04$1.55$0.51$0.30$0.34$0.04
2013Summary only. Only limited summary data is available for this year.$1.06$1.53$0.47$0.30$0.30$0.01
2012Summary only. Only limited summary data is available for this year.$0.80$1.28$0.48$0.29$0.30$0.00
2011Summary only. Only limited summary data is available for this year.$0.83$1.31$0.47$0.28$0.30$0.02
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 11, 2025
Return Version
2024v5.2
Gross Receipts
$342,663
Mission and Program Overview

Mission

Act compassionately. Serve humbly. Lead courageously.

Lss manor, inc.- chocolay is a service corporation organized for the purpose of providing housing facilities and services to low-income older adults.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$348,108$318,399▼ $29,709
Savings and Temporary Cash Investments$290,688$306,534▲ $15,846
Cash and Non-Interest-Bearing Accounts$13,946$24,666▲ $10,720
Accounts Receivable$4,463$7,130▲ $2,667
Prepaid Expenses and Deferred Charges$2,429$1,059▼ $1,370
Total Assets$668,040$665,878▼ $2,162
Other Assets Total$8,406$8,090▼ $316
Liabilities
Unsecured Notes Loans Payable$1,163,470$1,134,539▼ $28,931
Accounts Payable and Accrued Expenses$78,141$106,952▲ $28,811
Other Liabilities$8,406$8,090▼ $316
Deferred Revenue$6$9▲ $3
Total Liabilities$1,250,023$1,249,590▼ $433
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-581,983$-583,712▼ $1,729
Total Net Assets Fund Balance$-581,983$-583,712▼ $1,729
Total Liabilities and Net Assets / Fund Balance$668,040$665,878▼ $2,162

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$269,464$1,196,766$1,466,230
Land$37,310-$37,310
Other Land Buildings$4,400$24,088$28,488
Equipment$350$18,248$18,598
Leasehold Improvements$6,875$625$7,500
Compensation and Service Providers
Top Officer PayScore unavailable

Board Members and Trustees

NameTitle
Eric LorenzChair
Jose OlivieriPast Chair
Hector ColonPresident
Joel TreffertSecond Vice Chair
Katie BaardsethVice Chair
Franklin CumberbatchSecretary
Mike GrothTreasurer
Dennis HansonVP/asst Secretary
Joseph ArzbeckerVP/asst Secretary
Randy OleszakVP/asst Treasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$338,147
Investment Income
$170
Other Revenue
$4,346
Change in Net Assets
$-1,729

Audited Revenue Reconciliation

Revenue per Audited Statements
$342,663
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$342,663
Total Revenue per Form 990
$342,663
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$248,501
Salaries, Compensation, and Employee Benefits$95,891
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$78,228--$78,228
Other Salaries and Wages$60,469$15,360-$75,829
Depreciation Depletion$41,399--$41,399
Interest$37,004--$37,004
Office Expenses$24,469--$24,469
Fees for Services Management-$19,200-$19,200
Other Employee Benefits$13,916--$13,916
Fees for Services Accounting$7,159$3,840-$10,999
Insurance$6,500--$6,500
Payroll Taxes$4,629--$4,629
Pension Plan Contributions$1,517--$1,517
Other Expenses$1,122--$1,122
Conferences and Meetings$923--$923
All Other Expenses$265--$265
Total Functional Expenses$305,992$38,400$0$344,392

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$344,392
Total Expenses per Audited Statements$344,392
Total Expenses per Form 990$344,392
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
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Tenant Security Deposits$8,090
Governance and Compliance

Governance Checklist

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

Governance Explanations

Form 990, Part VI, Section A, Line 3

“Lutheran social services of wisconsin and upper michigan provides management services to the organization including employees and supervision of employees, building management and maintenance, accounting functions, financial statement preparation, budgets, audit preparation and required filings, tenant file maintenance and all compliance issues related to federal, state and funder regulations and requirements.”

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

“There are no committees with authority to act on behalf of the governing body for the organization.”

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

“Form 990 is provided to the members of the board of directors for their review prior to filing.”

Form 990, Part VI, Section B, Line 15

“Line 15a: a compensation committee of the board of directors meets to determine pay rates and approve pay and hiring for top management. Line 15b: a compensation committee of the board of directors meets to determine pay rates and approve pay and hiring.”

Form 990, Part VI, Section C, Line 19

“The organization does not presently have a process for public access to its governing documents, conflict of interest policy or financial statements. These are available upon request.”

Filing and Contact Details

Filer

Filer Name
Lss Manor Inc - Chocolay
EIN
39-1691693
Phone
4142462300
Address
6737 W WASHINGTON STREET 2275, WEST ALLIS, WI 53214

Signing Officer

Name
Hector Colon
Title
President
Phone
4142462300
Signed
2025-11-11
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Hector Colon
Formed
1992
Legal Domicile
Wi
Voting Board Members
10
Independent Board Members
6
Employees
0
Volunteers
10

Preparer

Firm
Baker Tilly Advisory Group Lp
Address
790 N WATER ST SUITE 2000, MILWAUKEE, WI 53202
Preparer
Troy Marine
Phone
4147775500
Raw XML AppendixShowing 400 of 792 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/ActivityOrMissionDesc0LSS MANOR, INC.- CHOCOLAY IS A SERVICE CORPORATION ORGANIZED FOR THE PURPOSE OF PROVIDING HOUSING FACILITIES AND SERVICES TO LOW-INCOME OLDER ADULTS.
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IRS990/Form990PartVIISectionAGrp/TitleTxt5CHAIR
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IRS990/MembersOrStockholdersInd00
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IRS990ScheduleJ/EquityBasedCompArrngmInd00
IRS990ScheduleJ/InitialContractExceptionInd00
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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt1349981
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt2342798

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