Civic Intelligence

Oak Haven Inc.

990 • Fiscal year 2025 • EIN 76-0107354

Jul 01, 2024 to Jun 30, 2025 • Filed on Oct 16, 2025

21059 Blair RoadConroe, TX 77385

(281) 298-7999

Siviq Scores

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

Liabilities / Assets

99th percentile

2.94x

Higher debt load relative to assets than 99% of similar nonprofits.

2025 filings • 501(c)3 • $500k-$1M nonprofits • Source year 2025

Liabilities / Revenue

96th percentile

2.88x

Higher debt load relative to revenue than 96% of similar nonprofits.

2025 filings • 501(c)3 • $500k-$1M nonprofits • Source year 2025

Net Margin

56th percentile

7.3%

Higher net margin than 56% of similar nonprofits.

2025 filings • 501(c)3 • $500k-$1M nonprofits • Source year 2025

Top Officer Pay

95th percentile

$153,733

Higher top officer pay than 95% of similar nonprofits.

Top officer pay equals 17.3% of source-year revenue.

2025 filings • 501(c)3 • $500k-$1M nonprofits • Source year 2025

Asset Growth

48th percentile

3.0%

Faster asset growth than 48% of similar nonprofits.

2025 filings • 501(c)3 • $500k-$1M nonprofits • Annualized from 2024 to 2025

Revenue Growth

50th percentile

5.7%

Faster revenue growth than 50% of similar nonprofits.

2025 filings • 501(c)3 • $500k-$1M nonprofits • Annualized from 2024 to 2025

Assets

Up

$872,335

Up $25,753 (+3.0%) from 2024

Net Assets

Up

-$1,693,092

Up $64,990 (+3.7%) from 2024

Liabilities

Down

$2,565,427

Down $39,237 (-1.5%) from 2024

Revenue

Up

$890,984

Up $48,113 (+5.7%) from 2024

Expenses

Up

$825,994

Up $43,923 (+5.6%) from 2024

Net Income

Up

$64,990

Up $4,190 (+6.9%) from 2024

Historical Trend

Balance Sheet Trend

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

$4.0M$2.0M$0-$2.0MAssets 2021: $919,823Liabilities 2021: $2,813,484Net Assets 2021: -$1,893,6612021Assets 2022: $879,019Liabilities 2022: $2,734,014Net Assets 2022: -$1,854,9952022Assets 2023: $846,252Liabilities 2023: $2,665,134Net Assets 2023: -$1,818,8822023Assets 2024: $846,582Liabilities 2024: $2,604,664Net Assets 2024: -$1,758,0822024Assets 2025: $872,335Liabilities 2025: $2,565,427Net Assets 2025: -$1,693,0922025

Highlighted filing

2025

Assets$872,335
Liabilities$2,565,427
Net Assets-$1,693,092

Operations Trend

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

$1.0M$500K$0Revenue 2021: $763,964Expenses 2021: $737,829Net Income 2021: $26,1352021Revenue 2022: $754,951Expenses 2022: $716,285Net Income 2022: $38,6662022Revenue 2023: $780,895Expenses 2023: $744,742Net Income 2023: $36,1532023Revenue 2024: $842,871Expenses 2024: $782,071Net Income 2024: $60,8002024Revenue 2025: $890,984Expenses 2025: $825,994Net Income 2025: $64,9902025

Highlighted filing

2025

Revenue$890,984
Expenses$825,994
Net Income$64,990
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Oct 16, 2025
Return Version
2024v5.2
Gross Receipts
$890,984
Mission and Program Overview

Mission

To provide elderly persons with housing facilities and services specially designed to meet their physical, social, and psychological needs, and to promote their health, security, happiness, and usefulness.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$361,942$380,938▲ $18,996
Prepaid Expenses and Deferred Charges$89,740$94,993▲ $5,253
Cash and Non-Interest-Bearing Accounts$654$21,228▲ $20,574
Accounts Receivable$2,282$1,741▼ $541
Total Assets$846,582$872,335▲ $25,753
Other Assets Total$391,964$373,435▼ $18,529
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,533,387$2,464,381▼ $69,006
Accounts Payable and Accrued Expenses$46,049$75,863▲ $29,814
Other Liabilities$23,744$24,177▲ $433
Deferred Revenue$1,484$1,006▼ $478
Total Liabilities$2,604,664$2,565,427▼ $39,237
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-1,758,082$-1,693,092▲ $64,990
Total Net Assets Fund Balance$-1,758,082$-1,693,092▲ $64,990
Total Liabilities and Net Assets / Fund Balance$846,582$872,335▲ $25,753

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$58,654$2,751,501$2,810,155
Land$271,113-$271,113
Other Land Buildings$40,042$154,444$194,486
Leasehold Improvements$9,436$111,854$121,290
Equipment$1,693$45,208$46,901
Other Assets Org$83,782--
Compensation and Service Providers

Employees

NameTitleOtherTotal
Nannette VallisSecretary/treasurer$122,483$122,483

Board Members and Trustees

NameTitle
Homer AllisonPresident
Kenneth TannVice President
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$889,558
Investment Income
$1,426
Other Revenue
$0
Change in Net Assets
$64,990

Audited Revenue Reconciliation

Revenue per Audited Statements
$890,984
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$890,984
Total Revenue per Form 990
$890,984
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$655,074
Salaries, Compensation, and Employee Benefits$170,920
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$279,940--$279,940
Other Salaries and Wages$140,413--$140,413
Interest$114,828--$114,828
Insurance$111,014--$111,014
Fees for Services Management-$57,245-$57,245
Depreciation Depletion$34,229--$34,229
Fees for Services Accounting-$22,610-$22,610
Other Employee Benefits$17,916--$17,916
Office Expenses$17,703--$17,703
Payroll Taxes$12,591--$12,591
Other Expenses$417--$417
All Other Expenses$356--$356
Total Functional Expenses$746,139$79,855$0$825,994

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$825,994
Total Expenses per Audited Statements$825,994
Total Expenses per Form 990$825,994
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
Insider Transactions and Loans

Interested-Person Transactions

Interested PartyRelationshipDescriptionShared RevenueAmount
-Common BoardManagement and Bookkeeping FeesNo$65,309
-Common BoardPre-inspection FeesNo$1,920
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Tenant Deposits Held in Trust$24,177
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Audit committee
No
Backup withholding compliance
Yes
Business relationship with 35% controlled entity
Yes
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 3

Mangement and bookkeeping duties are performed by multi-family mission ministries, a related party through a common board.

Form 990, Part VI, Section A, Line 8B

There are no such committees.

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

A copy of the form 990 is provided to the directors via a pdf file for review before filing.

Form 990, Part VI, Section C, Line 19

The organization makes its governing documents and financial statements available to the public upon request.

Filing and Contact Details

Filer

Filer Name
Oak Haven Inc
EIN
76-0107354
Phone
2812987999
Address
21059 BLAIR ROAD, CONROE, TX 77385
Doing Business As
Oak Haven Apartments

Signing Officer

Name
Nannette Vallis
Title
Secretary/treasurer
Phone
2812987999
Signed
2025-10-16
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Homer Allison
Formed
1984
Legal Domicile
TX
Voting Board Members
3
Independent Board Members
3
Employees
5
Volunteers
0

Preparer

Firm
Pittsford Samuels Pllc
Address
1776 YORKTOWN SUITE 530, HOUSTON, TX 77056
Preparer
Nancy a Mack
Phone
7139776888
Supplemental Narrative

Additional Explanations

Form 990 Part X Balance Sheet

Debt issue costs are reported as a reduction of long-term debt in the audited financial statements, but are reported as an asset in the form 990 balance sheet.

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IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus2YearsAmt0780895
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus3YearsAmt0754951
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus4YearsAmt0765843
IRS990ScheduleA/TotalSupportCalendarYearGrp/TotalAmt04035544
IRS990/ScheduleBRequiredInd00
IRS990ScheduleD/BuildingsGrp/BookValueAmt058654
IRS990ScheduleD/BuildingsGrp/DepreciationAmt02751501
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt02810155
IRS990ScheduleD/EquipmentGrp/BookValueAmt01693
IRS990ScheduleD/EquipmentGrp/DepreciationAmt045208
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt046901
IRS990ScheduleD/ExpensesNotReportedAmt00
IRS990ScheduleD/ExpensesNotRptFinclStmtAmt00
IRS990ScheduleD/ExpensesSubtotalAmt0825994
IRS990ScheduleD/LandGrp/BookValueAmt0271113
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt0271113
IRS990ScheduleD/LeaseholdImprovementsGrp/BookValueAmt09436
IRS990ScheduleD/LeaseholdImprovementsGrp/DepreciationAmt0111854
IRS990ScheduleD/LeaseholdImprovementsGrp/OtherCostOrOtherBasisAmt0121290
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt024623
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt1216013
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt235638
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt31000
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt412379
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt583782
IRS990ScheduleD/OtherAssetsOrgGrp/Desc0TENANT DEPOSITS HELD IN TRUST
IRS990ScheduleD/OtherAssetsOrgGrp/Desc1REPLACEMENT RESERVE
IRS990ScheduleD/OtherAssetsOrgGrp/Desc2ESCROW DEPOSIT
IRS990ScheduleD/OtherAssetsOrgGrp/Desc3UTILITY DEPOSIT
IRS990ScheduleD/OtherAssetsOrgGrp/Desc4RESIDUAL RECEIPTS RESERVE
IRS990ScheduleD/OtherAssetsOrgGrp/Desc5LOAN COSTS NET OF ACCUM AMORTIZATION
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt040042
IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt0154444
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt0194486
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt024177
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0TENANT DEPOSITS HELD IN TRUST
IRS990ScheduleD/RevenueNotReportedAmt00
IRS990ScheduleD/RevenueNotReportedFinclStmtAmt00
IRS990ScheduleD/RevenueSubtotalAmt0890984
IRS990ScheduleD/TotalBookValueLandBuildingsAmt0380938
IRS990ScheduleD/TotalBookValueOtherAssetsAmt0373435
IRS990ScheduleD/TotalExpensesPerForm990Amt0825994
IRS990ScheduleD/TotalLiabilityAmt024177
IRS990ScheduleD/TotalRevenuePerForm990Amt0890984
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt0890984
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt0825994
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/CompensationBasedOnRltdOrgsAmt0137940
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990FilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990RltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompensationFlngOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompRltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsRltdOrgsAmt015793
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationRltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm0KENNETH TANN
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt0VICE PRESIDENT
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt0153733
IRS990ScheduleJ/SeverancePaymentInd00
IRS990ScheduleJ/SupplementalNonqualRtrPlanInd00
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/NameOfInterested/BusinessName/BusinessNameLine1Txt0MULTI-FAMILY MISSION MINISTRIES
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/NameOfInterested/BusinessName/BusinessNameLine1Txt1MULTI-FAMILY MANAGEMENT MINISTRIES
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/RelationshipDescriptionTxt0COMMON BOARD
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/RelationshipDescriptionTxt1COMMON BOARD
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/SharingOfRevenuesInd00
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/SharingOfRevenuesInd10
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/TransactionAmt065309
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/TransactionAmt11920
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/TransactionDesc0MANAGEMENT AND BOOKKEEPING FEES
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/TransactionDesc1PRE-INSPECTION FEES
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0MANGEMENT AND BOOKKEEPING DUTIES ARE PERFORMED BY MULTI-FAMILY MISSION MINISTRIES, A RELATED PARTY THROUGH A COMMON BOARD.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THERE ARE NO SUCH COMMITTEES.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2A COPY OF THE FORM 990 IS PROVIDED TO THE DIRECTORS VIA A PDF FILE FOR REVIEW BEFORE FILING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3THE ORGANIZATION MAKES ITS GOVERNING DOCUMENTS AND FINANCIAL STATEMENTS AVAILABLE TO THE PUBLIC UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4DEBT ISSUE COSTS ARE REPORTED AS A REDUCTION OF LONG-TERM DEBT IN THE AUDITED FINANCIAL STATEMENTS, BUT ARE REPORTED AS AN ASSET IN THE FORM 990 BALANCE SHEET.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION A, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION A, LINE 8B
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 X BALANCE SHEET
IRS990ScheduleR/AssetExchangeInd00
IRS990ScheduleR/AssetPurchaseFromOtherOrgInd00
IRS990ScheduleR/AssetSaleToOtherOrgInd00
IRS990ScheduleR/DivRelatedOrganizationInd00
IRS990ScheduleR/GiftGrntCapContriFromOthOrgInd00
IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd00
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/ControlledOrganizationInd00
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/EIN0201822433
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/EntityTypeTxt0C
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/LegalDomicileStateCd0TX
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt0MANAGEMENT
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt0MULTIFAMILY MANAGEMENT MINISTRIES I
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/AddressLine1Txt021059 BLAIR ROAD
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/CityNm0CONROE
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/StateAbbreviationCd0TX
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/ZIPCd077385
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd00
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd10
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd20
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd30
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd40
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd50
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd60
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd70
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt0EVERGREEN VILLAGE INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt1EVERGREEN COMMONS INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt2PEACEFUL PASTURES HOUSING INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt3MMM HERITAGE BELL OAKS HOUSING
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt4MMM ROSELAND INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt5GRACEMONT HOUSE INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt6MULTI-FAMILY MISSION MINISTRIES
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt7MULTI-FAMILY MISSION MINISTRIES LOUISIANA AFFORDABLE HOUSING
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/EIN0760495235
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/EIN1760305467
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/EIN2760106832

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