Civic Intelligence

Happiness House Apartments Housing

EIN 46-3741084 • 501(c)3 • Geneva, NY

Profile

To provide persons of low income, who might also be elderly or disabled persons, with housing facilities and related services; the charges for such facilities and services to be predicated upon the provision, maintenance, and operation thereof on a nonprofit basis.

731 Pre-emption RoadGeneva, NY 14456

www.happinesshouse.org

Siviq Scores

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

Liabilities / Assets

67th percentile

1.14x

Higher debt load relative to assets than 67% of similar nonprofits.

NTEE L21 • $1M-$5M nonprofits • Source year 2024

Liabilities / Revenue

92nd percentile

23.93x

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

NTEE L21 • $1M-$5M nonprofits • Source year 2024

Net Margin

21st percentile

-47%

Higher net margin than 21% of similar nonprofits.

NTEE L21 • $1M-$5M nonprofits • Source year 2024

Top Officer Pay

78th percentile

$252,451

Higher top officer pay than 78% of similar nonprofits.

Top officer pay equals 163.3% of source-year revenue.

NTEE L21 • $1M-$5M nonprofits • Source year 2024

Asset Growth

50th percentile

-2.7%

Faster asset growth than 50% of similar nonprofits.

NTEE L21 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Revenue Growth

88th percentile

27%

Faster revenue growth than 88% of similar nonprofits.

NTEE L21 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets67th percentile

Assets

Down

$3,231,332

Down $88,595 (-2.7%) from 2023

Liabilities

Down

$3,698,485

Down $127,504 (-3.3%) from 2023

Net Assets

Up

-$467,153

Up $38,909 (+7.7%) from 2023

Operations
Liabilities / Revenue92nd percentileNet Margin21st percentile

Revenue

Up

$154,586

Up $32,820 (+27%) from 2023

Expenses

Down

$227,397

Down $19,807 (-8.0%) from 2023

Net Income

Up

-$72,811

Up $52,627 (+42%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth50th percentile

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

$4.0M$2.0M$0-$2.0MAssets 2021: $3,525,123Liabilities 2021: $3,706,902Net Assets 2021: -$181,7792021Assets 2022: $3,428,131Liabilities 2022: $3,538,680Net Assets 2022: -$110,5492022Assets 2023: $3,319,927Liabilities 2023: $3,825,989Net Assets 2023: -$506,0622023Assets 2024: $3,231,332Liabilities 2024: $3,698,485Net Assets 2024: -$467,1532024

Highlighted filing

2024

Assets$3,231,332
Liabilities$3,698,485
Net Assets-$467,153
Open 2024 Filing

Operations Trend

Revenue Growth88th percentile

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

$400K$200K$0-$200KRevenue 2021: $139,263Expenses 2021: $215,736Net Income 2021: -$76,4732021Revenue 2022: $330,515Expenses 2022: $259,285Net Income 2022: $71,2302022Revenue 2023: $121,766Expenses 2023: $247,204Net Income 2023: -$125,4382023Revenue 2024: $154,586Expenses 2024: $227,397Net Income 2024: -$72,8112024

Highlighted filing

2024

Revenue$154,586
Expenses$227,397
Net Income-$72,811
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$3,231,332
Liabilities
$3,698,485
Net assets
-$467,153
Revenue
$154,586
Expenses
$227,397
Net income
-$72,811
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.23$3.70$0.47$0.15$0.23$0.07
2023Detailed filing. Detailed filing data is available for this year.$3.32$3.83$0.51$0.12$0.25$0.13
2022Summary only. Only limited summary data is available for this year.$3.43$3.54$0.11$0.33$0.26$0.07
2021Summary only. Only limited summary data is available for this year.$3.53$3.71$0.18$0.14$0.22$0.08
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Oct 3, 2025
Return Version
2024v5.2
Gross Receipts
$154,586
Mission and Program Overview

Mission

To provide persons of low income, who might also be elderly or disabled persons, with housing facilities and related services; the charges for such facilities and services to be predicated upon the provision, maintenance, and operation thereof on a nonprofit basis.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$3,134,808$3,031,510▼ $103,298
Prepaid Expenses and Deferred Charges$6,144$5,908▼ $236
Cash and Non-Interest-Bearing Accounts$10,737$2,555▼ $8,182
Accounts Receivable$1,793$1,057▼ $736
Total Assets$3,319,927$3,231,332▼ $88,595
Other Assets Total$166,445$190,302▲ $23,857
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,313,734$2,298,060▼ $15,674
Deferred Revenue$1,073,665$1,072,437▼ $1,228
Other Liabilities$188,339$327,988▲ $139,649
Accounts Payable and Accrued Expenses$250,251$0▼ $250,251
Total Liabilities$3,825,989$3,698,485▼ $127,504
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-506,062$-467,153▲ $38,909
Total Net Assets Fund Balance$-506,062$-467,153▲ $38,909
Total Liabilities and Net Assets / Fund Balance$3,319,927$3,231,332▼ $88,595

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$3,031,510$1,045,998$4,077,508
Other Land Buildings$0$11,459$11,459
Other Assets Org$162,069--
Compensation and Service Providers
Top Officer Pay78th percentile

Employees

NameTitleOtherTotal
Rene SandroniChief Financial Officer$116,092$116,092

Board Members and Trustees

NameTitle
Darrell WhitbeckPresident
David CaseBoard Member
Eileen GageBoard Member
Roy BeecherBoard Member
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$154,269
Investment Income
$84
Other Revenue
$233
Change in Net Assets
$-72,811

Audited Revenue Reconciliation

Revenue per Audited Statements
$154,586
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$154,586
Total Revenue per Form 990
$154,586
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$206,215
Salaries, Compensation, and Employee Benefits$21,182
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$103,298--$103,298
Occupancy$43,068--$43,068
Other Salaries and Wages$17,787--$17,787
Insurance$16,665--$16,665
Fees for Services Management-$12,564-$12,564
Fees for Services Accounting-$10,750-$10,750
Interest$5,418--$5,418
Other Employee Benefits$3,395--$3,395
Advertising-$3,013-$3,013
Office Expenses-$1,100-$1,100
Fees for Services Other-$368-$368
Other Expenses$243--$243
All Other Expenses$141--$141
Total Functional Expenses$199,602$27,795$0$227,397

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$227,397
Total Expenses per Audited Statements$227,397
Total Expenses per Form 990$227,397
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
Due to Affiliate$316,092
Security Deposits$11,896
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
No
Other officer compensation reviewed
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

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

“An electronic copy of the form 990 is sent to all members of the board for their review.”

Form 990, Part VI, Section B, Line 12C

“Conflict of interest statements are updated annually. The statements are reviewed throughout the year and any potential conflicts are resolved in accordance with the written policy and procedures.”

Form 990, Part VI, Section C, Line 19

“Happiness house makes available any governing documents, policies and procedures, including the conflict of interest policy and financial statements as requested by any regulatory agency or funding source. A public disclosure copy of the form 990 is kept on file and is distributed upon request to the public in accordance with internal revenue code section 6104. Requests for additional documents are considered on a case by case basis.”

Filing and Contact Details

Filer

Filer Name
Happiness House Apartments Housing
EIN
46-3741084
Phone
3157896828
Address
731 PRE-EMPTION ROAD, GENEVA, NY 14456

Signing Officer

Name
Darrell Whitbeck
Title
Board President
Phone
3157896828
Signed
2025-10-03
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Darrell Whitbeck
Formed
2014
Legal Domicile
Ny
Voting Board Members
3
Independent Board Members
3
Employees
0
Volunteers
0

Preparer

Firm
Bonadio & Co Llp
Address
171 SULLYS TRAIL, PITTSFORD, NY 14534
Preparer
Melissa Slater
Phone
5853811000
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Proceeds from insurance claims 9,193. Flood related expenses -60,611. Flood related grant revenue 163,138.”

FORM 990, PART XII, LINE 2C:

“The board is responsible for the review and selection of the independent auditor.”

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IRS990ScheduleD/ExpensesSubtotalAmt0227397
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt011896
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt116337
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt2162069
IRS990ScheduleD/OtherAssetsOrgGrp/Desc0SECURITY DEPOSITS
IRS990ScheduleD/OtherAssetsOrgGrp/Desc1OPERATING RESERVE ACCOUNT
IRS990ScheduleD/OtherAssetsOrgGrp/Desc2REPLACEMENT RESERVE ACCOUNT
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt00
IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt011459
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt011459
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt0316092
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt111896
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0DUE TO AFFILIATE
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1SECURITY DEPOSITS
IRS990ScheduleD/RevenueNotReportedAmt00
IRS990ScheduleD/RevenueNotReportedFinclStmtAmt00
IRS990ScheduleD/RevenueSubtotalAmt0154586
IRS990ScheduleD/TotalBookValueLandBuildingsAmt03031510
IRS990ScheduleD/TotalBookValueOtherAssetsAmt0190302
IRS990ScheduleD/TotalExpensesPerForm990Amt0227397
IRS990ScheduleD/TotalLiabilityAmt0327988
IRS990ScheduleD/TotalRevenuePerForm990Amt0154586
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt0154586
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt0227397
IRS990ScheduleJ/AnyNonFixedPaymentsInd00
IRS990ScheduleJ/CompBasedOnRevenueOfFlngOrgInd00
IRS990ScheduleJ/CompBsdNetEarnsFlngOrgInd00
IRS990ScheduleJ/CompBsdNetEarnsRltdOrgsInd00
IRS990ScheduleJ/CompBsdOnRevRelatedOrgsInd00
IRS990ScheduleJ/EquityBasedCompArrngmInd00
IRS990ScheduleJ/InitialContractExceptionInd00
IRS990/ScheduleJRequiredInd01
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BaseCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusFilingOrganizationAmount00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusRelatedOrganizationsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompensationBasedOnRltdOrgsAmt0212517
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990FilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990RltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompensationFlngOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompRltdOrgsAmt027370
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsRltdOrgsAmt012564
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationRltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm0DARRELL WHITBECK
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt0PRESIDENT
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt0252451
IRS990ScheduleJ/SeverancePaymentInd00
IRS990ScheduleJ/SupplementalInformationDetail/ExplanationTxt0DARRELL WHITBECK, PRESIDENT AND RENE SANDRONI, CFO, RECEIVED COMPENSATION FROM FINGER LAKES UNITED CEREBRAL PALSY, WHICH IS A RELATED NOT-FOR-PROFIT 501(C)(3) ORGANIZATION.
IRS990ScheduleJ/SupplementalInformationDetail/FormAndLineReferenceDesc0PART 1, LINE 3
IRS990ScheduleJ/SupplementalNonqualRtrPlanInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0AN ELECTRONIC COPY OF THE FORM 990 IS SENT TO ALL MEMBERS OF THE BOARD FOR THEIR REVIEW.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1CONFLICT OF INTEREST STATEMENTS ARE UPDATED ANNUALLY. THE STATEMENTS ARE REVIEWED THROUGHOUT THE YEAR AND ANY POTENTIAL CONFLICTS ARE RESOLVED IN ACCORDANCE WITH THE WRITTEN POLICY AND PROCEDURES.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2HAPPINESS HOUSE MAKES AVAILABLE ANY GOVERNING DOCUMENTS, POLICIES AND PROCEDURES, INCLUDING THE CONFLICT OF INTEREST POLICY AND FINANCIAL STATEMENTS AS REQUESTED BY ANY REGULATORY AGENCY OR FUNDING SOURCE. A PUBLIC DISCLOSURE COPY OF THE FORM 990 IS KEPT ON FILE AND IS DISTRIBUTED UPON REQUEST TO THE PUBLIC IN ACCORDANCE WITH INTERNAL REVENUE CODE SECTION 6104. REQUESTS FOR ADDITIONAL DOCUMENTS ARE CONSIDERED ON A CASE BY CASE BASIS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3PROCEEDS FROM INSURANCE CLAIMS 9,193. FLOOD RELATED EXPENSES -60,611. FLOOD RELATED GRANT REVENUE 163,138.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4THE BOARD IS RESPONSIBLE FOR THE REVIEW AND SELECTION OF THE INDEPENDENT AUDITOR.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION B, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION C, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PART XI, LINE 9:
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PART XII, LINE 2C:
IRS990ScheduleR/AssetExchangeInd00
IRS990ScheduleR/AssetPurchaseFromOtherOrgInd00
IRS990ScheduleR/AssetSaleToOtherOrgInd00
IRS990ScheduleR/DivRelatedOrganizationInd00
IRS990ScheduleR/GiftGrntCapContriFromOthOrgInd00
IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd00
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd00
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DirectControllingEntityName/BusinessNameLine1Txt0ABILITY PARTNERS INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt0FINGER LAKES UNITED CEREBRAL PALSY
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/EIN0160965912
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ExemptCodeSectionTxt0501(C)(3)
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/LegalDomicileStateCd0NY
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt0SERVICES FOR DISABLED PERSONS
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PublicCharityStatusTxt0LINE 10
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/AddressLine1Txt0731 PRE-EMPTION ROAD
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/CityNm0GENEVA
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/StateAbbreviationCd0NY
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/ZIPCd014456
IRS990ScheduleR/LoansOrGuaranteesFromOthOrgInd00
IRS990ScheduleR/LoansOrGuaranteesToOtherOrgInd00
IRS990ScheduleR/PaidEmployeesSharingInd01
IRS990ScheduleR/PerformOfServicesByOtherOrgInd00
IRS990ScheduleR/PerformOfServicesForOthOrgInd00
IRS990ScheduleR/ReceiptOfIntAnntsRntsRyltsInd00
IRS990ScheduleR/ReimbursementPaidByOtherOrgInd01
IRS990ScheduleR/ReimbursementPaidToOtherOrgInd00
IRS990ScheduleR/RentalOfFacilitiesToOthOrgInd00
IRS990ScheduleR/RentalOfFcltsFromOthOrgInd00
IRS990ScheduleR/SharingOfFacilitiesInd00
IRS990ScheduleR/TransferFromOtherOrgInd00
IRS990ScheduleR/TransferToOtherOrgInd00
IRS990/SchoolOperatingInd00
IRS990/SignificantChangeInd00
IRS990/SignificantNewProgramSrvcInd00
IRS990/SubjectToExcsTaxNetInvstIncInd00
IRS990/SubjectToProxyTaxInd00
IRS990/SubjToTaxRmnrtnExPrchtPymtInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TerminateOperationsInd00
IRS990/TotalAssetsBOYAmt03319927
IRS990/TotalAssetsEOYAmt03231332
IRS990/TotalAssetsGrp/BOYAmt03319927
IRS990/TotalAssetsGrp/EOYAmt03231332
IRS990/TotalCompGreaterThan150KInd01
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt027795
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt0199602
IRS990/TotalFunctionalExpensesGrp/TotalAmt0227397
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt03825989
IRS990/TotalLiabilitiesEOYAmt03698485
IRS990/TotalLiabilitiesGrp/BOYAmt03825989
IRS990/TotalLiabilitiesGrp/EOYAmt03698485
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt0-506062
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt0-467153
IRS990/TotalOtherCompensationAmt051306
IRS990/TotalProgramServiceExpensesAmt0199602
IRS990/TotalProgramServiceRevenueAmt0154269
IRS990/TotalReportableCompFromOrgAmt00
IRS990/TotalRevenueGrp/ExclusionAmt084
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0154502
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0154586
IRS990/TotalRevenueGrp/UnrelatedBusinessRevenueAmt00
IRS990/TotalVolunteersCnt00
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt03319927
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt03231332
IRS990/TotReportableCompRltdOrgAmt0317237
IRS990/TrnsfrExmptNonChrtblRltdOrgInd00
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd00
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt0731 PRE-EMPTION ROAD
IRS990/USAddress/CityNm0GENEVA
IRS990/USAddress/StateAbbreviationCd0NY
IRS990/USAddress/ZIPCd014456
IRS990/VotingMembersGoverningBodyCnt03

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