Liabilities / Assets
65th percentile
Higher debt load relative to assets than 65% of similar nonprofits.
Oak View Apartments Inc
EIN 41-1992121 • 501(c)3 • New Ulm, MN
Profile
To enrich and support the lives of those we care for with excellence, compassion, respect and competence.
Siviq Scores
Precomputed percentiles relative to similar nonprofits. These scores are descriptive rather than judgmental.
0.08x
Liabilities / Revenue
89th percentile
Higher debt load relative to revenue than 89% of similar nonprofits.
Net Margin
9th percentile
Higher net margin than 9% of similar nonprofits.
Top Officer Pay
Score unavailable
No filing with officer rows is available for this organization yet.
Asset Growth
29th percentile
Faster asset growth than 29% of similar nonprofits.
Revenue Growth
36th percentile
Faster revenue growth than 36% of similar nonprofits.
Balance Sheet
Assets
Down$896,875
Down $40,890 (-4.4%) from 2023
Liabilities
Up$75,458
Up $1,464 (+2.0%) from 2023
Net Assets
Down$821,417
Down $42,354 (-4.9%) from 2023
Revenue
Down$111,623
Down $513 (-0.5%) from 2023
Expenses
Up$153,977
Up $5,188 (+3.5%) from 2023
Net Income
Down-$42,354
Down $5,701 (-16%) from 2023
Trend Graphs
Filings
Most recent year
2024 • Form 990Detailed filing. Detailed filing data is available for this year.
- Assets
- $896,875
- Liabilities
- $75,458
- Net assets
- $821,417
- Revenue
- $111,623
- Expenses
- $153,977
- Net income
- -$42,354
Latest Filing Detail
Jump To
Filing Snapshot
- Filing Period
- Oct 1, 2023 to Sep 30, 2024
- Signed
- Aug 7, 2025
- Return Version
- 2023v6.0
- Gross Receipts
- $111,623
Mission and Program Overview
Mission
To enrich and support the lives of those we care for with excellence, compassion, respect and competence.
Affordable housing for the elderly.
Balance Sheet Detail
| Line | Beginning | End | Change |
|---|---|---|---|
| Assets | |||
| Land, Buildings, and Equipment, Net | $780,022 | $738,561 | ▼ $41,461 |
| Cash and Non-Interest-Bearing Accounts | $17,870 | $10,681 | ▼ $7,189 |
| Total Assets | $937,765 | $896,875 | ▼ $40,890 |
| Other Assets Total | $139,873 | $147,633 | ▲ $7,760 |
| Liabilities | |||
| Other Liabilities | $64,900 | $65,446 | ▲ $546 |
| Escrow Account Liability | $5,594 | $5,379 | ▼ $215 |
| Accounts Payable and Accrued Expenses | $3,500 | $4,090 | ▲ $590 |
| Deferred Revenue | - | $543 | - |
| Total Liabilities | $73,994 | $75,458 | ▲ $1,464 |
| Net Assets / Fund Balance | |||
| Net Assets Without Donor Restrictions | $863,771 | $821,417 | ▼ $42,354 |
| Total Net Assets Fund Balance | $863,771 | $821,417 | ▼ $42,354 |
| Total Liabilities and Net Assets / Fund Balance | $937,765 | $896,875 | ▼ $40,890 |
Asset Categories
| Asset | Book Value | Depreciation | Basis |
|---|---|---|---|
| Buildings | $728,235 | $806,342 | $1,534,577 |
| Equipment | $8,226 | $28,125 | $36,351 |
| Land | $2,100 | - | $2,100 |
| Other Assets Org | $5,379 | - | - |
Compensation and Service Providers
Employees
| Name | Title | Other | Total |
|---|---|---|---|
| Laura Buechner | Director of Finance | $104,322 | $104,322 |
Board Members and Trustees
| Name | Title |
|---|---|
| Jay Vancura | President |
| Michelle Markgraf | Vice President |
| Ben Pieser | Director |
| Carolyn Varland | Director |
| Dr Ann Vogel | Director |
| Jean Geistfeld | Director |
| Judi Nelson | Director |
| Mike Boyle | Director |
| Candas Schouvieller | Administrator |
| Barb Dietz | Secretary/treasurer |
Revenue and Support
Revenue Composition
- Contributions and Grants
- $0
- Program Service Revenue
- $111,580
- Investment Income
- $43
- Other Revenue
- $0
- Change in Net Assets
- $-42,354
Audited Revenue Reconciliation
- Revenue per Audited Statements
- $111,623
- Revenue Not Reported on Financial Statements
- $0
- Revenue Not Reported on Form 990
- $0
- Total Revenue per Audited Statements
- $111,623
- Total Revenue per Form 990
- $111,623
Expenses and Functional Allocation
Major Expense Lines
| Line Item | Amount |
|---|---|
| Other Expenses | $103,832 |
| Salaries, Compensation, and Employee Benefits | $50,145 |
| Grants and Similar Amounts Paid | $0 |
| Professional Fundraising Fees | $0 |
| Total Fundraising Expense | $0 |
Functional Expense Allocation
| Line Item | Program | Management | Fundraising | Total |
|---|---|---|---|---|
| Other Salaries and Wages | $43,495 | - | - | $43,495 |
| Depreciation Depletion | $38,868 | $4,319 | - | $43,187 |
| Occupancy | $29,405 | $3,013 | - | $32,418 |
| Fees for Services Accounting | - | $14,854 | - | $14,854 |
| Fees for Services Management | - | $8,610 | - | $8,610 |
| Payroll Taxes | $3,881 | - | - | $3,881 |
| Other Employee Benefits | $2,769 | - | - | $2,769 |
| Information Technology | $2,223 | - | - | $2,223 |
| Other Expenses | $1,619 | $375 | - | $1,994 |
| Office Expenses | $273 | $273 | - | $546 |
| Total Functional Expenses | $122,533 | $31,444 | $0 | $153,977 |
Audited Expense Reconciliation
| Line Item | Amount |
|---|---|
| Expenses per Audited Statements | $153,977 |
| Total Expenses per Audited Statements | $153,977 |
| Total Expenses per Form 990 | $153,977 |
| 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 Item | Amount |
|---|---|
| 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
| Liability | Amount |
|---|---|
| Due to Related Party | $65,446 |
Governance and Compliance
Governance Checklist
- Compiled or reviewed by an accountant
- No
- Annual disclosure for covered persons
- Yes
- 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
- Yes
- 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
“Highland manor, inc. (dba: oak hills living center) provided accounting, administrative support services, and management fees for oak view apartments, inc.”
Form 990, Part VI, Section A, Line 7A
“Board members of oak view apartments must either be current board members of highland manor, inc. Or otherwise approved by the board of directors of highland manor, inc. In order to serve on the board of oak view apartments.”
Form 990, Part VI, Section A, Line 8B
“No committees have authority to act on behalf of the board.”
Form 990, Part VI, Section B, Line 11B
“The director of finance reviewed the draft 990 in detail and provided a copy to the board prior to filing with the irs.”
Form 990, Part VI, Section B, Line 12C
“All officers and directors are covered by the policy. The administrator or board of directors determines whether a conflict exists. These potential conflicts are reviewed at board meetings. If a conflict arises with a board member they are asked to remove themselves from the discussion and vote. The process of deliberation for the conflict of interest is documented in the forms the board members sign.”
Form 990, Part VI, Section B, Line 15
“The compensation of officers is determined by the highland manor (dba oak hills living center) board of directors. The process for determining the compensation of the administrator is as follows: the board of directors is given a copy of the aging services salary survey information for the purpose of determining fair compensation for the administrator. This process is done on an annual basis. The process for determining the compensation of the other employees is as follows. The administrator is given a copy of the aging services salary survey information for the purpose of determining fair compensation for all other employees of the organization and makes a recommendation to the board of directors. This process is done on an annual basis. The review of compensation deliberation is documented in the board minutes. The process described here was last completed in 2024.”
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
- Oak View Apartments Inc
- EIN
- 41-1992121
- Phone
- 5072330800
- Address
- 1314 EIGHTH NORTH STREET, NEW ULM, MN 56073
Signing Officer
- Name
- Candas Schouvieller
- Title
- Administrator
- Phone
- 5072330800
- Signed
- 2025-08-07
- Discuss with paid preparer
- Yes
Organization Details
- Principal Officer
- Candas Schouvieller
- Formed
- 2001
- Legal Domicile
- Mn
- Voting Board Members
- 9
- Independent Board Members
- 9
- Employees
- 0
- Volunteers
- 10
Preparer
- Firm
- Cliftonlarsonallen Llp
- Address
- 2689 COMMERCE DRIVE NW SUITE 201, ROCHESTER, MN 55901
- Preparer
- Katherine Lutzke CPA
- Phone
- 5072802300
Supplemental Narrative
Financial Statement Notes
PART IV, LINE 2B:
“Hud regulations require security deposits to be maintained in a separate account in the name of the apartments. Total funds in this account should equal or exceed the aggregate of all apartments' security deposit obligations.”
PART X, LINE 2:
“The apartments is organized as a minnesota notforprofit corporation and has been recognized by the internal revenue service as exempt from federal income taxes under internal revenue code section 501(c)(3); accordingly, no provision for income taxes has been made in the accompanying financial statements. The apartments' annual tax filings are subject to review by federal, state and local authorities. The apartments are not aware of any activities that would jeopardize its taxexempt status. The apartments are not aware of any activities that are subject to tax on unrelated business income or excise taxes.”
Raw XML AppendixShowing 400 of 508 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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| IRS990/Desc | 0 | OAK VIEW APARTMENTS IS A HUD SECTION 202 SENIOR HOUSING BUILDING WITH 16 UNITS. RESIDENTS MUST BE 62 YEARS OR OLDER WITH AN INCOME BELOW 50% OF THE COUNTY MEDIAN. OAK HILLS LIVING CENTER HAS A CONTRACT WITH BROWN COUNTY TO PROVIDE SERVICES THROUGH THE ELDERLY WAIVER OR ALTERNATIVE GRANT PROGRAMS. OAK VIEW APARTMENTS BEGAN ADMITTING RESIDENTS NOVEMBER 1, 2003. THE ORGANIZATION HAS BEEN NEARLY 100% OCCUPIED SINCE IT FIRST OPENED. ALL ACTIVITIES OF THE ORGANIZATION WILL BE DIRECTED TOWARD PROVIDING THE ELDERLY WITH HOUSING FACILITIES AND SERVICES SPECIALLY DESIGNED TO MEET THEIR PHYSICAL, SOCIAL AND PSYCHOLOGICAL NEEDS, AND TO PROMOTE THEIR HEALTH, SECURITY, HAPPINESS AND USEFULNESS IN LONGER LIVING. |
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| IRS990/LocalChaptersInd | 0 | 0 |
| IRS990/MaterialDiversionOrMisuseInd | 0 | 0 |
| IRS990/MembersOrStockholdersInd | 0 | 0 |
| IRS990/MethodOfAccountingAccrualInd | 0 | X |
| IRS990/MinutesOfCommitteesInd | 0 | 0 |
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| IRS990/MissionDesc | 0 | TO ENRICH AND SUPPORT THE LIVES OF THOSE WE CARE FOR WITH EXCELLENCE, COMPASSION, RESPECT AND COMPETENCE. |
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| IRS990/PayrollTaxesGrp/TotalAmt | 0 | 3881 |
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| IRS990/ReportOtherAssetsInd | 0 | 1 |
| IRS990/ReportOtherLiabilitiesInd | 0 | 1 |
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| IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus1YearAmt | 0 | 41 |
| IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus2YearsAmt | 0 | 38 |
| IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus3YearsAmt | 0 | 45 |
| IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus4YearsAmt | 0 | 93 |
| IRS990ScheduleA/GrossInvestmentIncome509Grp/TotalAmt | 0 | 260 |
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| IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus3YearsAmt | 0 | 103727 |
| IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus4YearsAmt | 0 | 101855 |
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| IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus4YearsAmt | 0 | 93 |
| IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/TotalAmt | 0 | 260 |
| IRS990ScheduleA/InvestmentIncomeCYPct | 0 | 0.00050 |
| IRS990ScheduleA/InvestmentIncomePYPct | 0 | 0.00080 |
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| IRS990ScheduleA/PublicSupportPY509Pct | 0 | 0.96460 |
| IRS990ScheduleA/PublicSupportTotal509Amt | 0 | 493823 |
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| IRS990ScheduleA/SubstantialContributorsAmtGrp/CurrentTaxYearMinus1YearAmt | 0 | 7095 |
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| IRS990ScheduleA/SubstantialContributorsAmtGrp/CurrentTaxYearMinus4YearsAmt | 0 | 6855 |
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| IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus3YearsAmt | 0 | 103727 |
| IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus4YearsAmt | 0 | 101855 |
| IRS990ScheduleA/Total509Grp/TotalAmt | 0 | 528080 |
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| IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus2YearsAmt | 0 | 98861 |
| IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus3YearsAmt | 0 | 103772 |
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| IRS990ScheduleD/EquipmentGrp/DepreciationAmt | 0 | 28125 |
| IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt | 0 | 36351 |
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| IRS990ScheduleD/ExplanationProvidedInd | 0 | X |
| IRS990ScheduleD/FootnoteTextInd | 0 | X |
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| IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt | 0 | 2100 |
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| IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt | 1 | 953 |
| IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt | 2 | 5379 |
| IRS990ScheduleD/OtherAssetsOrgGrp/Desc | 0 | REPLACEMENT RESERVE |
| IRS990ScheduleD/OtherAssetsOrgGrp/Desc | 1 | RESIDUAL RECEIPTS |
| IRS990ScheduleD/OtherAssetsOrgGrp/Desc | 2 | TENANT SECURITY DEPOSITS |
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| IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc | 0 | DUE TO RELATED PARTY |
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| IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt | 0 | HUD REGULATIONS REQUIRE SECURITY DEPOSITS TO BE MAINTAINED IN A SEPARATE ACCOUNT IN THE NAME OF THE APARTMENTS. TOTAL FUNDS IN THIS ACCOUNT SHOULD EQUAL OR EXCEED THE AGGREGATE OF ALL APARTMENTS' SECURITY DEPOSIT OBLIGATIONS. |
| IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt | 1 | THE APARTMENTS IS ORGANIZED AS A MINNESOTA NOTFORPROFIT CORPORATION AND HAS BEEN RECOGNIZED BY THE INTERNAL REVENUE SERVICE AS EXEMPT FROM FEDERAL INCOME TAXES UNDER INTERNAL REVENUE CODE SECTION 501(C)(3); ACCORDINGLY, NO PROVISION FOR INCOME TAXES HAS BEEN MADE IN THE ACCOMPANYING FINANCIAL STATEMENTS. THE APARTMENTS' ANNUAL TAX FILINGS ARE SUBJECT TO REVIEW BY FEDERAL, STATE AND LOCAL AUTHORITIES. THE APARTMENTS ARE NOT AWARE OF ANY ACTIVITIES THAT WOULD JEOPARDIZE ITS TAXEXEMPT STATUS. THE APARTMENTS ARE NOT AWARE OF ANY ACTIVITIES THAT ARE SUBJECT TO TAX ON UNRELATED BUSINESS INCOME OR EXCISE TAXES. |
| IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc | 0 | PART IV, LINE 2B: |
| IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc | 1 | PART X, LINE 2: |
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| IRS990ScheduleD/TotalBookValueOtherAssetsAmt | 0 | 147633 |
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| IRS990ScheduleD/TotalLiabilityAmt | 0 | 65446 |
| IRS990ScheduleD/TotalRevenuePerForm990Amt | 0 | 111623 |
| IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt | 0 | 111623 |
| IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt | 0 | 153977 |
| IRS990ScheduleJ/AnyNonFixedPaymentsInd | 0 | 0 |
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| IRS990ScheduleJ/CompBsdNetEarnsRltdOrgsInd | 0 | 0 |
| IRS990ScheduleJ/CompBsdOnRevRelatedOrgsInd | 0 | 0 |
| IRS990ScheduleJ/EquityBasedCompArrngmInd | 0 | 0 |
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| IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationFilingOrgAmt | 0 | 0 |
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| IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt | 0 | ADMINISTRATOR |
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| IRS990ScheduleJ/SupplementalNonqualRtrPlanInd | 0 | 0 |
| IRS990/ScheduleORequiredInd | 0 | 1 |
| IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt | 0 | HIGHLAND MANOR, INC. (DBA: OAK HILLS LIVING CENTER) PROVIDED ACCOUNTING, ADMINISTRATIVE SUPPORT SERVICES, AND MANAGEMENT FEES FOR OAK VIEW APARTMENTS, INC. |
| IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt | 1 | BOARD MEMBERS OF OAK VIEW APARTMENTS MUST EITHER BE CURRENT BOARD MEMBERS OF HIGHLAND MANOR, INC. OR OTHERWISE APPROVED BY THE BOARD OF DIRECTORS OF HIGHLAND MANOR, INC. IN ORDER TO SERVE ON THE BOARD OF OAK VIEW APARTMENTS. |
| IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt | 2 | NO COMMITTEES HAVE AUTHORITY TO ACT ON BEHALF OF THE BOARD. |
| IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt | 3 | THE DIRECTOR OF FINANCE REVIEWED THE DRAFT 990 IN DETAIL AND PROVIDED A COPY TO THE BOARD PRIOR TO FILING WITH THE IRS. |
| IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt | 4 | ALL OFFICERS AND DIRECTORS ARE COVERED BY THE POLICY. THE ADMINISTRATOR OR BOARD OF DIRECTORS DETERMINES WHETHER A CONFLICT EXISTS. THESE POTENTIAL CONFLICTS ARE REVIEWED AT BOARD MEETINGS. IF A CONFLICT ARISES WITH A BOARD MEMBER THEY ARE ASKED TO REMOVE THEMSELVES FROM THE DISCUSSION AND VOTE. THE PROCESS OF DELIBERATION FOR THE CONFLICT OF INTEREST IS DOCUMENTED IN THE FORMS THE BOARD MEMBERS SIGN. |
| IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt | 5 | THE COMPENSATION OF OFFICERS IS DETERMINED BY THE HIGHLAND MANOR (DBA OAK HILLS LIVING CENTER) BOARD OF DIRECTORS. THE PROCESS FOR DETERMINING THE COMPENSATION OF THE ADMINISTRATOR IS AS FOLLOWS: THE BOARD OF DIRECTORS IS GIVEN A COPY OF THE AGING SERVICES SALARY SURVEY INFORMATION FOR THE PURPOSE OF DETERMINING FAIR COMPENSATION FOR THE ADMINISTRATOR. THIS PROCESS IS DONE ON AN ANNUAL BASIS. THE PROCESS FOR DETERMINING THE COMPENSATION OF THE OTHER EMPLOYEES IS AS FOLLOWS. THE ADMINISTRATOR IS GIVEN A COPY OF THE AGING SERVICES SALARY SURVEY INFORMATION FOR THE PURPOSE OF DETERMINING FAIR COMPENSATION FOR ALL OTHER EMPLOYEES OF THE ORGANIZATION AND MAKES A RECOMMENDATION TO THE BOARD OF DIRECTORS. THIS PROCESS IS DONE ON AN ANNUAL BASIS. THE REVIEW OF COMPENSATION DELIBERATION IS DOCUMENTED IN THE BOARD MINUTES. THE PROCESS DESCRIBED HERE WAS LAST COMPLETED IN 2024. |
| IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt | 6 | THE ORGANIZATION MAKES ITS GOVERNING DOCUMENTS, CONFLICT OF INTEREST POLICY, AND FINANCIAL STATEMENTS AVAILABLE TO THE PUBLIC UPON REQUEST. |
| IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc | 0 | FORM 990, PART VI, SECTION A, LINE 3 |
| IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc | 1 | FORM 990, PART VI, SECTION A, LINE 7A |
| IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc | 2 | FORM 990, PART VI, SECTION A, LINE 8B |
| IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc | 3 | FORM 990, PART VI, SECTION B, LINE 11B |
| IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc | 4 | FORM 990, PART VI, SECTION B, LINE 12C |
| IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc | 5 | FORM 990, PART VI, SECTION B, LINE 15 |
| IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc | 6 | FORM 990, PART VI, SECTION C, LINE 19 |
| IRS990ScheduleR/AssetExchangeInd | 0 | 0 |
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