Civic Intelligence

Findley Place Apartments

EIN 45-4728242 • 501(c)3 • Quincy, IL

Profile

Provide housing to low income seniors

639 York StreetQuincy, IL 62301

none

Siviq Scores

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

Liabilities / Assets

46th percentile

0.05x

Higher debt load relative to assets than 46% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Liabilities / Revenue

81st percentile

0.53x

Higher debt load relative to revenue than 81% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Net Margin

5th percentile

-69%

Higher net margin than 5% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Top Officer Pay

Score unavailable

No value available

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

Asset Growth

21st percentile

-5.4%

Faster asset growth than 21% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Revenue Growth

29th percentile

-3.5%

Faster revenue growth than 29% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Assets

Down

$1,580,535

Down $90,386 (-5.4%) from 2024

Liabilities

Up

$73,812

Up $6,129 (+9.1%) from 2024

Net Assets

Down

$1,506,723

Down $96,515 (-6.0%) from 2024

Revenue

Down

$140,388

Down $5,125 (-3.5%) from 2024

Expenses

Up

$236,904

Up $14,959 (+6.7%) from 2024

Net Income

Down

-$96,516

Down $20,084 (-26%) from 2024

Trend Graphs

Balance Sheet Trend

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

$3.0M$2.0M$1.0M$0Assets 2015: $2,495,285Liabilities 2015: $120,407Net Assets 2015: $2,374,8782015Assets 2016: $2,417,453Liabilities 2016: $107,444Net Assets 2016: $2,310,0092016Assets 2017: $2,333,353Liabilities 2017: $96,142Net Assets 2017: $2,237,2112017Assets 2018: $2,255,307Liabilities 2018: $111,350Net Assets 2018: $2,143,9572018Assets 2019: $2,146,878Liabilities 2019: $92,474Net Assets 2019: $2,054,4042019Assets 2020: $2,056,549Liabilities 2020: $89,985Net Assets 2020: $1,966,5642020Assets 2021: $1,941,907Liabilities 2021: $84,233Net Assets 2021: $1,857,6742021Assets 2022: $1,843,813Liabilities 2022: $75,903Net Assets 2022: $1,767,9102022Assets 2023: $1,760,020Liabilities 2023: $80,350Net Assets 2023: $1,679,6702023Assets 2024: $1,670,921Liabilities 2024: $67,683Net Assets 2024: $1,603,2382024Assets 2025: $1,580,535Liabilities 2025: $73,812Net Assets 2025: $1,506,7232025

Highlighted filing

2025

Assets$1,580,535
Liabilities$73,812
Net Assets$1,506,723

Operations Trend

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

$300K$200K$100K$0-$100K-$200KRevenue 2015: $80,493Expenses 2015: $131,115Net Income 2015: -$50,6222015Revenue 2016: $127,174Expenses 2016: $192,043Net Income 2016: -$64,8692016Revenue 2017: $125,343Expenses 2017: $198,141Net Income 2017: -$72,7982017Revenue 2018: $126,386Expenses 2018: $219,640Net Income 2018: -$93,2542018Revenue 2019: $125,445Expenses 2019: $211,046Net Income 2019: -$85,6012019Revenue 2020: $122,838Expenses 2020: $210,678Net Income 2020: -$87,8402020Revenue 2021: $122,905Expenses 2021: $231,795Net Income 2021: -$108,8902021Revenue 2022: $113,781Expenses 2022: $203,545Net Income 2022: -$89,7642022Revenue 2023: $131,477Expenses 2023: $219,717Net Income 2023: -$88,2402023Revenue 2024: $145,513Expenses 2024: $221,945Net Income 2024: -$76,4322024Revenue 2025: $140,388Expenses 2025: $236,904Net Income 2025: -$96,5162025

Highlighted filing

2025

Revenue$140,388
Expenses$236,904
Net Income-$96,516

Filings

Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Sep 19, 2025
Return Version
2024v5.2
Gross Receipts
$140,388
Mission and Program Overview

Mission

Provide housing to low income seniors

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,581,407$1,497,440▼ $83,967
Intangible Assets$29,343$23,840▼ $5,503
Prepaid Expenses and Deferred Charges$2,133$1,998▼ $135
Accounts Receivable-$1,137-
Cash and Non-Interest-Bearing Accounts$636$673▲ $37
Total Assets$1,670,921$1,580,535▼ $90,386
Other Assets Total$57,402$55,447▼ $1,955
Liabilities
Other Liabilities$60,642$61,024▲ $382
Accounts Payable and Accrued Expenses$7,041$12,788▲ $5,747
Total Liabilities$67,683$73,812▲ $6,129
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$1,603,238$1,506,723▼ $96,515
Total Net Assets Fund Balance$1,603,238$1,506,723▼ $96,515
Total Liabilities and Net Assets / Fund Balance$1,670,921$1,580,535▼ $90,386

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,413,440$895,646$2,309,086
Land$84,000-$84,000
Other Land Buildings$0$16,539$16,539
Compensation and Service Providers

Board Members and Trustees

NameTitle
Michael DrewPresident
Brenda FlemingDirector
Lynn NiewohnerDirector
Patty McintoshDirector
Vanessa KeppnerSecretary/treasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$137,193
Investment Income
$763
Other Revenue
$2,432
Change in Net Assets
$-96,516

Audited Revenue Reconciliation

Revenue per Audited Statements
$140,388
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$140,388
Total Revenue per Form 990
$140,388
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$236,904
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$89,468--$89,468
Fees for Services Other$27,060$31,137-$58,197
Occupancy$16,501--$16,501
Fees for Services Accounting-$14,685-$14,685
Fees for Services Management-$12,483-$12,483
Office Expenses-$8,915-$8,915
Insurance$6,467--$6,467
Advertising-$1,477-$1,477
Other Expenses$5,091$618-$618
Total Functional Expenses$167,589$69,315$0$236,904

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$236,904
Total Expenses per Audited Statements$236,904
Total Expenses per Form 990$236,904
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
Deferred Development Fees Payable$55,846
Security Deposit Liability$5,178
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, Part VI, Section A, Line 2

The president and treasurer/secretary are the director and assistant director of west central illinois agency on aging.

Form 990, Part VI, Section A, Line 3

The management agent is west central illinois area agency on aging

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

Form 990 is provided to the president and secretary/treasurer for review prior to filing

Form 990, Part VI, Section C, Line 19

Documents available upon request

Filing and Contact Details

Filer

Filer Name
Findley Place Apartments
EIN
45-4728242
Phone
2172237904
Address
639 YORK STREET, QUINCY, IL 62301

Signing Officer

Name
Vanessa Keppner
Title
President
Phone
2172237904
Signed
2025-09-19
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Vanessa Keppner
Formed
2014
Legal Domicile
Il
Voting Board Members
5
Independent Board Members
5
Employees
0
Volunteers
0

Preparer

Firm
Wade Stables Pc
Address
PO BOX 3672, QUINCY, IL 62305-3672
Preparer
Anita Failor
Phone
2172228215
Supplemental Narrative

Additional Explanations

Form 990, Part IX, Line 11G

Contracts: program service expenses 27060. Management and general expenses 31137. Fundraising expenses 0. Total expenses 58197.

Financial Statement Notes

PART X, LINE 2:

Findley place apartments is a not-for-profit organization that is exempt from income taxes under section 501(c)(3) of the internal revenue code and is not a private foundation. Irs form 990, return of organization exempt from income tax, for the year ended june 30, 2025, and prior years have been or will be filed. Income tax filings are subject to audit by various taxing authorities and are open for audit for 2023 to 2025.

Raw XML Appendix392 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/ScheduleBRequiredInd00
IRS990ScheduleD/BuildingsGrp/BookValueAmt01413440
IRS990ScheduleD/BuildingsGrp/DepreciationAmt0895646
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt02309086
IRS990ScheduleD/ExpensesNotReportedAmt00
IRS990ScheduleD/ExpensesNotRptFinclStmtAmt00
IRS990ScheduleD/ExpensesSubtotalAmt0236904
IRS990ScheduleD/FootnoteTextInd0X
IRS990ScheduleD/LandGrp/BookValueAmt084000
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt084000
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt00
IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt016539
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt016539
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt05178
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt155846
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0SECURITY DEPOSIT LIABILITY
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1DEFERRED DEVELOPMENT FEES PAYABLE
IRS990ScheduleD/RevenueNotReportedAmt00
IRS990ScheduleD/RevenueNotReportedFinclStmtAmt00
IRS990ScheduleD/RevenueSubtotalAmt0140388
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0FINDLEY PLACE APARTMENTS IS A NOT-FOR-PROFIT ORGANIZATION THAT IS EXEMPT FROM INCOME TAXES UNDER SECTION 501(C)(3) OF THE INTERNAL REVENUE CODE AND IS NOT A PRIVATE FOUNDATION. IRS FORM 990, RETURN OF ORGANIZATION EXEMPT FROM INCOME TAX, FOR THE YEAR ENDED JUNE 30, 2025, AND PRIOR YEARS HAVE BEEN OR WILL BE FILED. INCOME TAX FILINGS ARE SUBJECT TO AUDIT BY VARIOUS TAXING AUTHORITIES AND ARE OPEN FOR AUDIT FOR 2023 TO 2025.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0PART X, LINE 2:
IRS990ScheduleD/TotalBookValueLandBuildingsAmt01497440
IRS990ScheduleD/TotalExpensesPerForm990Amt0236904
IRS990ScheduleD/TotalLiabilityAmt061024
IRS990ScheduleD/TotalRevenuePerForm990Amt0140388
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt0140388
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt0236904
IRS990/ScheduleJRequiredInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE PRESIDENT AND TREASURER/SECRETARY ARE THE DIRECTOR AND ASSISTANT DIRECTOR OF WEST CENTRAL ILLINOIS AGENCY ON AGING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE MANAGEMENT AGENT IS WEST CENTRAL ILLINOIS AREA AGENCY ON AGING
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2FORM 990 IS PROVIDED TO THE PRESIDENT AND SECRETARY/TREASURER FOR REVIEW PRIOR TO FILING
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3DOCUMENTS AVAILABLE UPON REQUEST
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4CONTRACTS: PROGRAM SERVICE EXPENSES 27060. MANAGEMENT AND GENERAL EXPENSES 31137. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 58197.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION A, LINE 2
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION A, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PART VI, SECTION C, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PART IX, LINE 11G
IRS990/SchoolOperatingInd00
IRS990/SignificantChangeInd00
IRS990/SignificantNewProgramSrvcInd00
IRS990/StatesWhereCopyOfReturnIsFldCd0IL
IRS990/SubjectToExcsTaxNetInvstIncInd00
IRS990/SubjectToProxyTaxInd00
IRS990/SubjToTaxRmnrtnExPrchtPymtInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TerminateOperationsInd00
IRS990/TotalAssetsBOYAmt01670921
IRS990/TotalAssetsEOYAmt01580535
IRS990/TotalAssetsGrp/BOYAmt01670921
IRS990/TotalAssetsGrp/EOYAmt01580535
IRS990/TotalCompGreaterThan150KInd00
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt069315
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt0167589
IRS990/TotalFunctionalExpensesGrp/TotalAmt0236904
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt067683
IRS990/TotalLiabilitiesEOYAmt073812
IRS990/TotalLiabilitiesGrp/BOYAmt067683
IRS990/TotalLiabilitiesGrp/EOYAmt073812
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt01603238
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt01506723
IRS990/TotalOtherCompensationAmt00
IRS990/TotalProgramServiceExpensesAmt0167589
IRS990/TotalProgramServiceRevenueAmt0137193
IRS990/TotalReportableCompFromOrgAmt00
IRS990/TotalRevenueGrp/ExclusionAmt0763
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0139625
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0140388
IRS990/TotalRevenueGrp/UnrelatedBusinessRevenueAmt00
IRS990/TotalVolunteersCnt00
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt01670921
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt01580535
IRS990/TotReportableCompRltdOrgAmt00
IRS990/TrnsfrExmptNonChrtblRltdOrgInd00
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd00
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt0639 YORK STREET
IRS990/USAddress/CityNm0QUINCY
IRS990/USAddress/StateAbbreviationCd0IL
IRS990/USAddress/ZIPCd062301
IRS990/VotingMembersGoverningBodyCnt05
IRS990/VotingMembersIndependentCnt05
IRS990/WebsiteAddressTxt0NONE
IRS990/WhistleblowerPolicyInd00
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd01
ReturnHeader/BusinessOfficerGrp/PersonNm0VANESSA KEPPNER
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0PRESIDENT
ReturnHeader/BusinessOfficerGrp/PhoneNum02172237904
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-09-19
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0FINDLEY PLACE APARTMENTS
ReturnHeader/Filer/BusinessNameControlTxt0FIND
ReturnHeader/Filer/EIN0454728242
ReturnHeader/Filer/PhoneNum02172237904
ReturnHeader/Filer/USAddress/AddressLine1Txt0639 YORK STREET
ReturnHeader/Filer/USAddress/CityNm0QUINCY
ReturnHeader/Filer/USAddress/StateAbbreviationCd0IL
ReturnHeader/Filer/USAddress/ZIPCd062301
ReturnHeader/IRSResponsiblePrtyInfoCurrInd01
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0431498457
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0WADE STABLES PC
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt0PO BOX 3672
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0QUINCY
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0IL
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd0623053672
ReturnHeader/PreparerPersonGrp/PhoneNum02172228215
ReturnHeader/PreparerPersonGrp/PreparationDt02025-09-19
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0ANITA FAILOR
ReturnHeader/ReturnTs02025-11-11T09:57:19-06:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02024-07-01
ReturnHeader/TaxPeriodEndDt02025-06-30
ReturnHeader/TaxYr02024

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