Civic Intelligence

Sf Pacific Place Acquisition LLC

990 • Fiscal year 2017 • EIN 46-5671328

Jan 01, 2017 to Dec 31, 2017 • Filed on Nov 13, 2018

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

95th percentile

1.00x

Higher debt load relative to assets than 95% of similar nonprofits.

2017 filings • $250M-$1B nonprofits • Source year 2017

Liabilities / Revenue

8th percentile

0.03x

Higher debt load relative to revenue than 8% of similar nonprofits.

2017 filings • $250M-$1B nonprofits • Source year 2017

Net Margin

96th percentile

67%

Higher net margin than 96% of similar nonprofits.

2017 filings • $250M-$1B nonprofits • Source year 2017

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.

2017 filings • $250M-$1B nonprofits • Source year 2017

Asset Growth

1st percentile

-100%

Faster asset growth than 1% of similar nonprofits.

2017 filings • $250M-$1B nonprofits • Annualized from 2016 to 2017

Revenue Growth

2nd percentile

-58%

Faster revenue growth than 2% of similar nonprofits.

2017 filings • $250M-$1B nonprofits • Annualized from 2016 to 2017

Balance Sheet
Liabilities / Assets95th percentile

Assets

Down

$715,029

Down $456,962,701 (-100%) from 2016

Net Assets

Down

$0

Down $452,576,562 (-100%) from 2016

Liabilities

Down

$715,029

Down $4,386,139 (-86%) from 2016

Revenue And Expenses
Liabilities / Revenue8th percentileNet Margin96th percentile

Revenue

Down

$22,718,972

Down $31,890,290 (-58%) from 2016

Expenses

Down

$7,448,780

Down $417,643 (-5.3%) from 2016

Net Income

Down

$15,270,192

Down $31,472,647 (-67%) from 2016

Historical Trend

Balance Sheet Trend

Asset Growth1st 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

2017

Assets$715,029
Liabilities$715,029
Net Assets$0
Open 2017 Filing

Operations Trend

Revenue Growth2nd 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

2017

Revenue$22,718,972
Expenses$7,448,780
Net Income$15,270,192
Open 2017 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2017 to Dec 31, 2017
Signed
Nov 13, 2018
Return Version
2017v2.3
Gross Receipts
$480,012,914
Mission and Program Overview

Mission

STATEMENT 1

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$453,551,519$0▼ $453,551,519
Pd in Cap Srpls Land Bldg Eqp Fund$395,848,636$395,848,636→ $0
Intangible Assets$1,883,375$0▼ $1,883,375
Cash and Non-Interest-Bearing Accounts$1,327,619$518,680▼ $808,939
Accounts Receivable$524,134$457,764▼ $66,370
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
Rtn Earn Endowment Incm Other Fnds$56,727,926$-395,848,636▼ $452,576,562
Total Assets$457,677,730$715,029▼ $456,962,701
Other Assets Total$391,083$-261,415▼ $652,498
Liabilities
Other Liabilities$4,541,911$715,029▼ $3,826,882
Accounts Payable and Accrued Expenses$559,257$0▼ $559,257
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$5,101,168$715,029▼ $4,386,139
Net Assets / Fund Balance
Total Net Assets Fund Balance$452,576,562$0▼ $452,576,562
Total Liabilities and Net Assets / Fund Balance$457,677,730$715,029▼ $456,962,701
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
$26,175,998
Investment Income
$-3,457,026
Other Revenue
$0
Change in Net Assets
$15,270,192
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$7,448,780
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$6,122,262--$6,122,262
Other Expenses$100,582--$100,582
Total Functional Expenses$7,448,780$0$0$7,448,780
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
Other Liabilities$761,110
Accrued Expenses$-46,081
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
2018-11-13
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: $ -xxx-xx-xxxx”

Form 990 Part IX Line 24 - Other Expenses

“Description:repairs total expenses:211895 program services:211895”

Form 990 Part IX Line 24 - Other Expenses

“Description:taxes total expenses:3629094 program services:3629094”

Form 990 Part IX Line 24 - Other Expenses

“Description:utilities total expenses:416428 program services:416428”

Form 990 Part IX Line 24 - Other Expenses

“Description:wages & salaries total expenses:941305 program services:941305”

Form 990 Part IX Line 24 - Other Expenses

“Description:property management fees total expenses:243607 program services:243607”

Form 990 Part IX Line 24 - Other Expenses

“Description:general & administrative total expenses:250556 program services:250556”

Form 990 Part IX Line 24 - Other Expenses

“Description:landscaping total expenses:32503 program services:32503”

Form 990 Part IX Line 24 - Other Expenses

“Description:other expenses total expenses:396874 program services:396874”

Raw XML AppendixShowing 400 of 1,076 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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IRS990ScheduleN/DispositionOfAssetsDetail/AssetsDistriOrExpnssPaidDesc0SF PACIFIC PLACE ACQUISITION LLC
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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: $ -XXX-XX-XXXX
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3DESCRIPTION:REPAIRS TOTAL EXPENSES:211895 PROGRAM SERVICES:211895
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4DESCRIPTION:TAXES TOTAL EXPENSES:3629094 PROGRAM SERVICES:3629094
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5DESCRIPTION:UTILITIES TOTAL EXPENSES:416428 PROGRAM SERVICES:416428
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt6DESCRIPTION:WAGES & SALARIES TOTAL EXPENSES:941305 PROGRAM SERVICES:941305
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt7DESCRIPTION:PROPERTY MANAGEMENT FEES TOTAL EXPENSES:243607 PROGRAM SERVICES:243607
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt8DESCRIPTION:GENERAL & ADMINISTRATIVE TOTAL EXPENSES:250556 PROGRAM SERVICES:250556
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt9DESCRIPTION:LANDSCAPING TOTAL EXPENSES:32503 PROGRAM SERVICES:32503
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt10DESCRIPTION:OTHER EXPENSES TOTAL EXPENSES:396874 PROGRAM SERVICES:396874
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
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd68false
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/BusinessNameLine1Txt3401 East Las Olas Acquisition LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt4425 Boylan Acquisition LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt54700 Nalle Woods Realty Company LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt64S Ranch Apartment Holdings Inc
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt7555 11th Street Mezz Lender LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt87108 Fairway Acquisition Company
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt97111 Fairway Acquisition Company
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt107121 Fairway Acquisition Company
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt11818 Stewart Street Acquisition LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt12Amalfi Apartment Corporation
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt13AT Industrial Owner Acquisition LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt14Borders Industrial Acquisition Corporati
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt15Broadpine Realty Holding Company Inc
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt16Cape May Harveston Co Inc
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt17City Centre Residential Realty Company L
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt18Domain CC Phase II Realty Company LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt19Domain CC Realty Company LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt20Eight Corporate Centre Acquisition Compa
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt21Elizabeth Square Acquisition Corporation
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt22Equinox Apartment Holdings LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt23Esplanade Apartments Holding Company
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt24FG SPF Fullerton Acquisition LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt25Five Corporate Centre Acquisition Compan
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt26Forest Drive Research Park Acquisition C
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt27Four Corporate Centre Acquisition Compan
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt28Gaslight Commons Realty Corporation
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt29Gateway 673 Realty Company LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt30Gateway Commerce Westway LLC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt31Industrial Acquisition Corporation
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt32Inland Empire Realty Holding Co Inc
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt33Internationale Centre Property Inc
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt34Koala Miami Realty Holding Co Inc
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt35Las Colinas Irving Acquisition Company I
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt36Las Colinas Irving Acquisition Company I
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt37LaVillita Irving Acquisition Company
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt38LaVillita Irving II Acquisition Company
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt39Metro Chicago Industrial Acquisition Cor
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt40Midtown Green Realty Company
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt41Nine Corporate Centre Acquisition Compan

Document Assets

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Filings

Displayed year

2017 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$715,029
Liabilities
$715,029
Net assets
$0
Revenue
$22,718,972
Expenses
$7,448,780
Net income
$15,270,192
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