Civic Intelligence

Sf Pacific Place Acquisition LLC

990 • Fiscal year 2016 • EIN 46-5671328

Jan 01, 2016 to Dec 31, 2016 • Filed on Nov 06, 2017

Organization ProfileN/A
PO Box 5005New York, NY 10163-5005

(212) 648-0204

Siviq Scores

Precomputed percentiles for this filing year versus similar nonprofits in the same peer cohort.

Liabilities / Assets

10th percentile

0.01x

Higher debt load relative to assets than 10% of similar nonprofits.

2016 filings • $250M-$1B nonprofits • Source year 2016

Liabilities / Revenue

12th percentile

0.09x

Higher debt load relative to revenue than 12% of similar nonprofits.

2016 filings • $250M-$1B nonprofits • Source year 2016

Net Margin

98th percentile

86%

Higher net margin than 98% of similar nonprofits.

2016 filings • $250M-$1B nonprofits • Source year 2016

Top Officer Pay

5th percentile

$0

Higher top officer pay than 5% of similar nonprofits.

Top officer pay equals 0.0% of source-year revenue.

2016 filings • $250M-$1B nonprofits • Source year 2016

Asset Growth

74th percentile

7.9%

Faster asset growth than 74% of similar nonprofits.

2016 filings • $250M-$1B nonprofits • Annualized from 2015 to 2016

Revenue Growth

97th percentile

85%

Faster revenue growth than 97% of similar nonprofits.

2016 filings • $250M-$1B nonprofits • Annualized from 2015 to 2016

Balance Sheet
Liabilities / Assets10th percentile

Assets

Up

$457,677,730

Up $33,463,648 (+7.9%) from 2015

Net Assets

Up

$452,576,562

Up $31,629,564 (+7.5%) from 2015

Liabilities

Up

$5,101,168

Up $1,834,084 (+56%) from 2015

Revenue And Expenses
Liabilities / Revenue12th percentileNet Margin98th percentile

Revenue

Up

$54,609,262

Up $25,051,651 (+85%) from 2015

Expenses

Up

$7,866,423

Up $618,715 (+8.5%) from 2015

Net Income

Up

$46,742,839

Up $24,432,936 (+110%) from 2015

Historical Trend

Balance Sheet Trend

Asset Growth74th percentile

The highlighted filing sits inside the broader history for assets, liabilities, and net assets.

$600M$400M$200M$0Assets 2014: $415,729,032Liabilities 2014: $1,867,418Net Assets 2014: $413,861,6142014Assets 2015: $424,214,082Liabilities 2015: $3,267,084Net Assets 2015: $420,946,9982015Assets 2016: $457,677,730Liabilities 2016: $5,101,168Net Assets 2016: $452,576,5622016Assets 2017: $715,029Liabilities 2017: $715,029Net Assets 2017: $02017Assets 2018: $0Liabilities 2018: $0Net Assets 2018: $02018Assets 2019: $0Liabilities 2019: $0Net Assets 2019: $02019Assets 2020: $0Liabilities 2020: $0Net Assets 2020: $02020

Highlighted filing

2016

Assets$457,677,730
Liabilities$5,101,168
Net Assets$452,576,562
Open 2016 Filing

Operations Trend

Revenue Growth97th percentile

Revenue, expenses, and net income across loaded years, with this filing highlighted.

$60M$40M$20M$0-$20MRevenue 2014: $21,818,791Expenses 2014: $3,770,908Net Income 2014: $18,047,8832014Revenue 2015: $29,557,611Expenses 2015: $7,247,708Net Income 2015: $22,309,9032015Revenue 2016: $54,609,262Expenses 2016: $7,866,423Net Income 2016: $46,742,8392016Revenue 2017: $22,718,972Expenses 2017: $7,448,780Net Income 2017: $15,270,1922017Revenue 2018: $0Expenses 2018: $0Net Income 2018: $02018Revenue 2019: $0Expenses 2019: $0Net Income 2019: $02019Revenue 2020: $25,000Expenses 2020: $1,423,100Net Income 2020: -$1,398,1002020

Highlighted filing

2016

Revenue$54,609,262
Expenses$7,866,423
Net Income$46,742,839
Open 2016 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2016 to Dec 31, 2016
Signed
Nov 6, 2017
Return Version
2016v3.1
Gross Receipts
$54,609,262
Mission and Program Overview

Mission

STATEMENT 1

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$420,870,225$453,551,519▲ $32,681,294
Pd in Cap Srpls Land Bldg Eqp Fund$395,846,411$395,848,636▲ $2,225
Rtn Earn Endowment Incm Other Fnds$25,100,587$56,727,926▲ $31,627,339
Intangible Assets$1,416,485$1,883,375▲ $466,890
Cash and Non-Interest-Bearing Accounts$1,024,563$1,327,619▲ $303,056
Accounts Receivable$202,036$524,134▲ $322,098
Savings and Temporary Cash Investments$0$0→ $0
Other Notes and Loans Receivable, Net$0$0→ $0
Pledges and Grants Receivable$0$0→ $0
Receivable From Disqualified Prsn$0$0→ $0
Receivables From Officers Etc$0$0→ $0
Investments Other Securities$0$0→ $0
Investments Program Related$0$0→ $0
Investments in Publicly Traded Securities$0$0→ $0
Cap Stk Tr Prin Current Funds$0$0→ $0
Inventories for Sale or Use$0$0→ $0
Loans From Officers Directors$0$0→ $0
Prepaid Expenses and Deferred Charges$0$0→ $0
Total Assets$424,214,082$457,677,730▲ $33,463,648
Other Assets Total$700,773$391,083▼ $309,690
Liabilities
Other Liabilities$3,050,348$4,541,911▲ $1,491,563
Accounts Payable and Accrued Expenses$216,736$559,257▲ $342,521
Grants Payable$0$0→ $0
Mortgage Notes Payable Secured by Investment Property$0$0→ $0
Unsecured Notes Loans Payable$0$0→ $0
Deferred Revenue$0$0→ $0
Escrow Account Liability$0$0→ $0
Tax Exempt Bond Liabilities$0$0→ $0
Total Liabilities$3,267,084$5,101,168▲ $1,834,084
Net Assets / Fund Balance
Total Net Assets Fund Balance$420,946,998$452,576,562▲ $31,629,564
Total Liabilities and Net Assets / Fund Balance$424,214,082$457,677,730▲ $33,463,648

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$366,318,954--
Land$79,345,919--
Leasehold Improvements$7,886,646--
Compensation and Service Providers
Top Officer Pay5th percentile

Board Members and Trustees

NameTitle
NoneNone
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$54,609,162
Investment Income
$100
Other Revenue
$0
Change in Net Assets
$46,742,839
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$7,866,423
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
All Other Expenses$6,541,910--$6,541,910
Other Expenses$43,718--$43,718
Total Functional Expenses$7,866,423$0$0$7,866,423
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Direct Expenses$0
Fundraising Gross Income$0
Gaming Direct Expenses$0
Gaming Gross Income$0
Professional Fundraising Fees$0
Political and Lobbying Activity
Political campaign activity
No
Insider Transactions and Loans

Loans and Receivables

Line ItemBeginningEndChange
Loans from Officers, Directors, Trustees, and Key Employees$0$0→ $0
Receivables from Disqualified Persons$0$0→ $0
Receivables from Officers, Directors, Trustees, and Key Employees$0$0→ $0
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Taxes Payable$4,461,203
Other Liabilities$77,804
Security Deposits Payable$2,400
Unearned Rent$504
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
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
Yes
Management duties delegated
No

Governance Explanations

Part VI

“6) The Stockholders / Members are pension trusts described in and exempt from federal income tax under section 401 and 501 of the Internal Revenue Code of 1954. 7A) Members/ Stockholders hold annual elections for members of the governing body. 7B) The business of the corporation shall be managed by its Board of Directors or members. 8B) There are no committees or delegation of authority within the governing body. Decisions are made by the members of the governing body. 11B) The 990 is reviewed by the signer who is also a member of the governing body. 19) No documents are available to the public.”

Part VII, Section A

“This entity is a limited liability company that does not appoint officers, directors, or trustees. The entitys sole member is a pension trust fund. The entity does not have any employees that meet the definition of a key employee or are within the threshold for highest compensated employee.”

Filing and Contact Details

Filer

Filer Name
Sf Pacific Place Acquisition LLC
EIN
46-5671328
In Care Of
% JOSEPH PISTONE
Phone
2126480204
Address
PO BOX 5005, New York, NY 10163-5005

Signing Officer

Name
Joseph Pistone
Title
Executive Director
Phone
2126480204
Signed
2017-11-06
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Joseph Pistone
Formed
2014
Legal Domicile
De
Voting Board Members
5
Independent Board Members
5
Employees
0

Preparer

Firm
Pricewaterhousecoopers Llp
Address
300 MADISON AVENUE, NEW YORK, NY 10017
Preparer
Dmitriy Shamrakov
Phone
6464713000
Supplemental Narrative

Additional Explanations

Part XI

“Net contribution/(distribution)and fmv adjustment: -15,113,275”

Form 990 Part IX Line 24 - Other Expenses

“Description:repairs total expenses:309433 program services:309433”

Form 990 Part IX Line 24 - Other Expenses

“Description:taxes total expenses:3970579 program services:3970579”

Form 990 Part IX Line 24 - Other Expenses

“Description:utilities total expenses:547203 program services:547203”

Form 990 Part IX Line 24 - Other Expenses

“Description:wages & salaries total expenses:849571 program services:849571”

Form 990 Part IX Line 24 - Other Expenses

“Description:property management fees total expenses:247623 program services:247623”

Form 990 Part IX Line 24 - Other Expenses

“Description:general & administrative total expenses:164055 program services:164055”

Form 990 Part IX Line 24 - Other Expenses

“Description:landscaping total expenses:31916 program services:31916”

Form 990 Part IX Line 24 - Other Expenses

“Description:security total expenses:421530 program services:421530”

Raw XML AppendixShowing 400 of 1,130 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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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt06) The Stockholders / Members are pension trusts described in and exempt from federal income tax under section 401 and 501 of the Internal Revenue Code of 1954. 7A) Members/ Stockholders hold annual elections for members of the governing body. 7B) The business of the corporation shall be managed by its Board of Directors or members. 8B) There are no committees or delegation of authority within the governing body. Decisions are made by the members of the governing body. 11B) The 990 is reviewed by the signer who is also a member of the governing body. 19) No documents are available to the public.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1This entity is a limited liability company that does not appoint officers, directors, or trustees. The entitys sole member is a pension trust fund. The entity does not have any employees that meet the definition of a key employee or are within the threshold for highest compensated employee.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2NET CONTRIBUTION/(DISTRIBUTION)AND FMV ADJUSTMENT: -15,113,275
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3DESCRIPTION:REPAIRS TOTAL EXPENSES:309433 PROGRAM SERVICES:309433
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4DESCRIPTION:TAXES TOTAL EXPENSES:3970579 PROGRAM SERVICES:3970579
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5DESCRIPTION:UTILITIES TOTAL EXPENSES:547203 PROGRAM SERVICES:547203
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt6DESCRIPTION:WAGES & SALARIES TOTAL EXPENSES:849571 PROGRAM SERVICES:849571
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt7DESCRIPTION:PROPERTY MANAGEMENT FEES TOTAL EXPENSES:247623 PROGRAM SERVICES:247623
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt8DESCRIPTION:GENERAL & ADMINISTRATIVE TOTAL EXPENSES:164055 PROGRAM SERVICES:164055
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt9DESCRIPTION:LANDSCAPING TOTAL EXPENSES:31916 PROGRAM SERVICES:31916
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt10DESCRIPTION:SECURITY TOTAL EXPENSES:421530 PROGRAM SERVICES:421530
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0PART VI
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1PART VII, SECTION A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2PART XI
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990 PART IX LINE 24 - OTHER EXPENSES
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990 PART IX LINE 24 - OTHER EXPENSES
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5FORM 990 PART IX LINE 24 - OTHER EXPENSES
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc6FORM 990 PART IX LINE 24 - OTHER EXPENSES
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc7FORM 990 PART IX LINE 24 - OTHER EXPENSES
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc8FORM 990 PART IX LINE 24 - OTHER EXPENSES
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc9FORM 990 PART IX LINE 24 - OTHER EXPENSES
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc10FORM 990 PART IX LINE 24 - OTHER EXPENSES
IRS990ScheduleR/AssetExchangeInd0false
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IRS990ScheduleR/GiftGrntCapContriFromOthOrgInd0false
IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd0false
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd73false
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt0111 N Canal Realty Company LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt11918 Eighth Avenue Acquisition LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt22700 Ellis Road Acquisition Corp
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt33801 PGA Acquisition Company
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt4401 East Las Olas Acquisition LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt5425 Boylan Acquisition LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt64700 Nalle Woods Realty Company LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt74S Ranch Apartment Holdings Inc
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt8555 11th Street Mezz Lender LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt97108 Fairway Acquisition Company
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt107111 Fairway Acquisition Company
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt117121 Fairway Acquisition Company
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt12818 Stewart Street Acquisition LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt13Amalfi Apartment Corporation
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt14AT Industrial Owner Acquisition LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt15Avenel Realty Co Inc
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt16Batavia Acquisition Corporation
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt17Borders Industrial Acquisition Corporati
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt18Broadpine Realty Holding Company Inc
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt19Cape May Harveston Co Inc
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt20City Center Residential LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt21City Centre Residential Realty Company L
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt22Domain CC Phase II Realty Company LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt23Domain CC Realty Company LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt24Eight Corporate Centre Acquisition Compa
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt25Elizabeth Square Acquisition Corporation
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt26Equinox Apartment Holdings LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt27Esplanade Apartments Holding Company
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt28FG SPF Fullerton Acquisition LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt29Five Corporate Centre Acquisition Compan
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt30Forest Drive Research Park Acquisition C
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt31Four Corporate Centre Acquisition Compan
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt32Gaslight Commons Realty Corporation

Document Assets

No mirrored PDF or thumbnail assets are attached yet.

Filings

Displayed year

2016 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$457,677,730
Liabilities
$5,101,168
Net assets
$452,576,562
Revenue
$54,609,262
Expenses
$7,866,423
Net income
$46,742,839
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2020Detailed filing. Detailed filing data is available for this year.$0.00$0.00$0.00$0.03$1.42$1.40
2019Detailed filing. Detailed filing data is available for this year.$0.00$0.00$0.00$0.00$0.00$0.00
2018Detailed filing. Detailed filing data is available for this year.$0.00$0.00$0.00$0.00$0.00$0.00
2017Detailed filing. Detailed filing data is available for this year.$0.72$0.72$0.00$22.7$7.45$15.3
2016Detailed filing. Detailed filing data is available for this year.$458$5.10$453$54.6$7.87$46.7
2015Detailed filing. Detailed filing data is available for this year.$424$3.27$421$29.6$7.25$22.3
2014Summary only. Only limited summary data is available for this year.$416$1.87$414$21.8$3.77$18.0