Civic Intelligence

Pine Oaks One LLC

990 • Fiscal year 2021 • EIN 82-0635009

Jan 01, 2021 to Dec 31, 2021 • Filed on Mar 18, 2022

Organization ProfileN/A
61 John Nelson WayHarwich, MA 02645

(508) 432-9611

Siviq Scores

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

Liabilities / Assets

98th percentile

1.64x

Higher debt load relative to assets than 98% of similar nonprofits.

2021 filings • 501(c)2 • $1M-$5M nonprofits • Source year 2021

Liabilities / Revenue

72nd percentile

4.41x

Higher debt load relative to revenue than 72% of similar nonprofits.

2021 filings • 501(c)2 • $1M-$5M nonprofits • Source year 2021

Net Margin

45th percentile

8.2%

Higher net margin than 45% of similar nonprofits.

2021 filings • 501(c)2 • $1M-$5M nonprofits • Source year 2021

Top Officer Pay

54th percentile

$0

Higher top officer pay than 54% of similar nonprofits.

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

2021 filings • 501(c)2 • $1M-$5M nonprofits • Source year 2021

Asset Growth

33rd percentile

-2.6%

Faster asset growth than 33% of similar nonprofits.

2021 filings • 501(c)2 • $1M-$5M nonprofits • Annualized from 2020 to 2021

Revenue Growth

38th percentile

-1.4%

Faster revenue growth than 38% of similar nonprofits.

2021 filings • 501(c)2 • $1M-$5M nonprofits • Annualized from 2020 to 2021

Balance Sheet
Liabilities / Assets98th percentile

Assets

Down

$2,858,372

Down $77,793 (-2.6%) from 2020

Net Assets

Up

-$1,829,325

Up $86,990 (+4.5%) from 2020

Liabilities

Down

$4,687,697

Down $164,783 (-3.4%) from 2020

Revenue And Expenses
Liabilities / Revenue72nd percentileNet Margin45th percentile

Revenue

Down

$1,064,083

Down $15,557 (-1.4%) from 2020

Expenses

Up

$977,093

Up $40,300 (+4.3%) from 2020

Net Income

Down

$86,990

Down $55,857 (-39%) from 2020

Historical Trend

Balance Sheet Trend

Asset Growth33rd percentile

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

$6.0M$4.0M$2.0M$0-$2.0M-$4.0MAssets 2017: $3,917,018Liabilities 2017: $5,088,797Net Assets 2017: -$1,171,7792017Assets 2019: $2,867,890Liabilities 2019: $4,927,052Net Assets 2019: -$2,059,1622019Assets 2020: $2,936,165Liabilities 2020: $4,852,480Net Assets 2020: -$1,916,3152020Assets 2021: $2,858,372Liabilities 2021: $4,687,697Net Assets 2021: -$1,829,3252021Assets 2022: $2,885,846Liabilities 2022: $4,618,326Net Assets 2022: -$1,732,4802022Assets 2023: $3,105,485Liabilities 2023: $4,525,873Net Assets 2023: -$1,420,3882023Assets 2024: $3,035,562Liabilities 2024: $4,481,792Net Assets 2024: -$1,446,2302024

Highlighted filing

2021

Assets$2,858,372
Liabilities$4,687,697
Net Assets-$1,829,325
Open 2021 Filing

Operations Trend

Revenue Growth38th percentile

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

$2.0M$1.5M$1.0M$500K$0Revenue 2017: $279,940Expenses 2017: $250,937Net Income 2017: $29,0032017Revenue 2019: $1,008,264Expenses 2019: $970,603Net Income 2019: $37,6612019Revenue 2020: $1,079,640Expenses 2020: $936,793Net Income 2020: $142,8472020Revenue 2021: $1,064,083Expenses 2021: $977,093Net Income 2021: $86,9902021Revenue 2022: $1,084,549Expenses 2022: $987,704Net Income 2022: $96,8452022Revenue 2023: $1,532,338Expenses 2023: $1,043,136Net Income 2023: $489,2022023Revenue 2024: $1,556,258Expenses 2024: $1,094,428Net Income 2024: $461,8302024

Highlighted filing

2021

Revenue$1,064,083
Expenses$977,093
Net Income$86,990
Open 2021 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2021 to Dec 31, 2021
Signed
Mar 18, 2022
Return Version
2021v4.0
Gross Receipts
$1,064,083
Mission and Program Overview

Mission

Provide affordable housing for elderly and handicapped and is financed by the united states department of hud and rural economic and community development.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$2,067,631$2,001,105▼ $66,526
Cash and Non-Interest-Bearing Accounts$120,304$198,223▲ $77,919
Prepaid Expenses and Deferred Charges$50,319$55,423▲ $5,104
Accounts Receivable$5,773$7,211▲ $1,438
Total Assets$2,849,548$2,858,372▲ $8,824
Other Assets Total$605,521$596,410▼ $9,111
Liabilities
Mortgage Notes Payable Secured by Investment Property$4,706,001$4,624,798▼ $81,203
Accounts Payable and Accrued Expenses$39,400$42,027▲ $2,627
Escrow Account Liability$20,462$20,872▲ $410
Total Liabilities$4,765,863$4,687,697▼ $78,166
Net Assets / Fund Balance
Net Assets With Donor Restrictions$-1,916,315$-1,829,325▲ $86,990
Total Net Assets Fund Balance$-1,916,315$-1,829,325▲ $86,990
Total Liabilities and Net Assets / Fund Balance$2,849,548$2,858,372▲ $8,824

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,435,734$2,954,051$4,389,785
Land$300,820-$300,820
Equipment$264,551-$264,551
Other Assets Org$23,514--
Compensation and Service Providers
Top Officer Pay54th percentile

Board Members and Trustees

NameTitle
Joe Della MortePresident
-Director
Bob DoaneDirector
Bud DayDirector
Forrest EatonDirector
Joanne ClancyDirector
Joyce WilliamsDirector
Kathy CockcroftDirector
Paul FoxDirector
Phyllis CushlanisSecretary
Debra BessettTreasurer
Laurian SchultzVice Preside
Revenue and Support

Revenue Composition

Contributions and Grants
$763,550
Program Service Revenue
$299,396
Investment Income
$477
Other Revenue
$660
Change in Net Assets
$86,990

Audited Revenue Reconciliation

Revenue per Audited Statements
$1,064,083
Total Revenue per Audited Statements
$1,064,083
Total Revenue per Form 990
$1,064,083
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$749,753
Salaries, Compensation, and Employee Benefits$227,340
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$84,003$97,506-$181,509
Interest$176,845--$176,845
Occupancy$153,400--$153,400
Depreciation Depletion$124,412--$124,412
Insurance$65,859--$65,859
Fees for Services Management-$51,632-$51,632
Payroll Taxes$45,831--$45,831
All Other Expenses$36,632--$36,632
Other Expenses$15,113$32,642-$15,113
Office Expenses-$11,574-$11,574
Fees for Services Accounting-$10,900-$10,900
Advertising-$323-$323
Total Functional Expenses$772,516$204,577$0$977,093

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$977,093
Total Expenses per Audited Statements$977,093
Total Expenses per Form 990$977,093
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
Subject to proxy tax
No
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
Yes
Other officer compensation reviewed
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
Yes
Key decisions subject to board approval
No
Management duties delegated
Yes

Governance Explanations

Form 990, Page 6, Part VI, Line 3

“MANAGEMENT COMPANY”

Form 990, Page 6, Part VI, Line 11B

“Copy of form 990 provided to all board members at annual meeting.”

Form 990, Page 6, Part VI, Line 12C

“Board enforces conflict policy.”

Form 990, Page 6, Part VI, Line 15A

“Performed by management company for management company employees.”

Form 990, Page 6, Part VI, Line 18

“Form 990 and governing documents are available to the public upon request.”

Form 990, Page 6, Part VI, Line 19

“No documents available to the public”

Filing and Contact Details

Filer

Filer Name
Pine Oaks One LLC
EIN
82-0635009
Phone
5084329611
Address
61 JOHN NELSON WAY, HARWICH, MA 02645

Signing Officer

Name
Debra Bessett
Title
Treasurer
Phone
5084329611
Signed
2022-03-18

Organization Details

Formed
2017
Legal Domicile
Ma
Voting Board Members
12
Independent Board Members
12
Employees
0

Preparer

Firm
Sanders Walsh & Eaton Cpas LLC
Address
PO BOX F, OSTERVILLE, MA 02655
Preparer
Joseph F Mcgee CPA
Phone
5084280790
Supplemental Narrative

Additional Explanations

Form 990, Part XI, Line 9

“Hud approved distribution 0”

Financial Statement Notes

Schedule D, Page 2, Part IV, Line 2B

“The organization is required by hud to maintain tenants' security deposits”

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IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt22414
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt0264648
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt132334
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt22414
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IRS990/PYContributionsGrantsAmt0735594
IRS990/PYInvestmentIncomeAmt0806
IRS990/PYOtherExpensesAmt0719734
IRS990/PYOtherRevenueAmt039118
IRS990/PYProgramServiceRevenueAmt0304122
IRS990/PYRevenuesLessExpensesAmt0142847
IRS990/PYSalariesCompEmpBnftPaidAmt0217059
IRS990/PYTotalExpensesAmt0936793
IRS990/PYTotalRevenueAmt01079640
IRS990/ReconcilationRevenueExpnssAmt086990
IRS990/RegularMonitoringEnfrcInd0true
IRS990/RelatedEntityInd0true
IRS990/RelatedOrganizationCtrlEntInd0false
IRS990/ReportInvestmentsOtherSecInd0false
IRS990/ReportLandBuildingEquipmentInd0true
IRS990/ReportOtherAssetsInd0true
IRS990/ReportOtherLiabilitiesInd0false
IRS990/ReportProgramRelatedInvstInd0false
IRS990ScheduleB/ContributorInformationGrp/ContributorBusinessName/BusinessNameLine10RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorNum0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine10RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine20RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/City0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/State0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/ZIPCode0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/TotalContributionsAmt0RESTRICTED
IRS990/ScheduleBRequiredInd0true
IRS990ScheduleD/AgentTrusteeEtcInd0false
IRS990ScheduleD/BuildingsGrp/BookValueAmt01435734
IRS990ScheduleD/BuildingsGrp/DepreciationAmt02954051
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt04389785
IRS990ScheduleD/EquipmentGrp/BookValueAmt0264551
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt0264551
IRS990ScheduleD/ExpensesSubtotalAmt0977093
IRS990ScheduleD/ExplanationProvidedInd0X
IRS990ScheduleD/InclEscrowCustodialAcctLiabInd0true
IRS990ScheduleD/LandGrp/BookValueAmt0300820
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt0300820
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt0536525
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt136371
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt223514
IRS990ScheduleD/OtherAssetsOrgGrp/Desc0REPLACEMENT RESERVE
IRS990ScheduleD/OtherAssetsOrgGrp/Desc1PROPERTY ESCROW
IRS990ScheduleD/OtherAssetsOrgGrp/Desc2TENANT DEPOSITS
IRS990ScheduleD/RevenueSubtotalAmt01064083
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0THE ORGANIZATION IS REQUIRED BY HUD TO MAINTAIN TENANTS' SECURITY DEPOSITS
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0SCHEDULE D, PAGE 2, PART IV, LINE 2B
IRS990ScheduleD/TotalBookValueLandBuildingsAmt02001105
IRS990ScheduleD/TotalBookValueOtherAssetsAmt0596410
IRS990ScheduleD/TotalExpensesPerForm990Amt0977093
IRS990ScheduleD/TotalRevenuePerForm990Amt01064083
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt01064083
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt0977093
IRS990/ScheduleJRequiredInd0false
IRS990/ScheduleORequiredInd0false
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0MANAGEMENT COMPANY
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1COPY OF FORM 990 PROVIDED TO ALL BOARD MEMBERS AT ANNUAL MEETING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2BOARD ENFORCES CONFLICT POLICY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3PERFORMED BY MANAGEMENT COMPANY FOR MANAGEMENT COMPANY EMPLOYEES.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4FORM 990 AND GOVERNING DOCUMENTS ARE AVAILABLE TO THE PUBLIC UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5NO DOCUMENTS AVAILABLE TO THE PUBLIC
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt6HUD APPROVED DISTRIBUTION 0
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PAGE 6, PART VI, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 15A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PAGE 6, PART VI, LINE 18
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5FORM 990, PAGE 6, PART VI, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc6FORM 990, PART XI, LINE 9
IRS990ScheduleR/AssetExchangeInd0false
IRS990ScheduleR/AssetPurchaseFromOtherOrgInd0false
IRS990ScheduleR/AssetSaleToOtherOrgInd0false
IRS990ScheduleR/DivRelatedOrganizationInd0false
IRS990ScheduleR/GiftGrntCapContriFromOthOrgInd0false
IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd0false
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd0false
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd1true
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DirectControllingEntityName/BusinessNameLine1Txt0MIDCAPE CH
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DirectControllingNACd0N/A
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt0MIDCAPE CHURCH HOMES INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt1PINE OAKS III INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine2Txt0MIDCAPE CHURCH HOMES INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine2Txt1PINE OAKS III INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/EIN0042623918
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/EIN1043329757
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ExemptCodeSectionTxt0501C3
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ExemptCodeSectionTxt1501C3
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/LegalDomicileStateCd0MA
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/LegalDomicileStateCd1MA
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt0HOUSING
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt1HOUSING
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PublicCharityStatusTxt07
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PublicCharityStatusTxt17
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/AddressLine1Txt061 JOHN NELSON WAY
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/AddressLine1Txt1300 LEIGHTONS WAY
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/AddressLine2Txt061 JOHN NELSON WAY
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/AddressLine2Txt1300 LEIGHTONS WAY
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/CityNm0HARWICH
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/CityNm1HARWICH
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/StateAbbreviationCd0MA
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/StateAbbreviationCd1MA
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/ZIPCd002645
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/ZIPCd102645
IRS990ScheduleR/LoansOrGuaranteesFromOthOrgInd0false
IRS990ScheduleR/LoansOrGuaranteesToOtherOrgInd0false
IRS990ScheduleR/PaidEmployeesSharingInd0false
IRS990ScheduleR/PerformOfServicesByOtherOrgInd0false
IRS990ScheduleR/PerformOfServicesForOthOrgInd0false
IRS990ScheduleR/ReceiptOfIntAnntsRntsRyltsInd0false
IRS990ScheduleR/ReimbursementPaidByOtherOrgInd0false
IRS990ScheduleR/ReimbursementPaidToOtherOrgInd0false
IRS990ScheduleR/RentalOfFacilitiesToOthOrgInd0false
IRS990ScheduleR/RentalOfFcltsFromOthOrgInd0false
IRS990ScheduleR/SharingOfFacilitiesInd0false
IRS990ScheduleR/SupplementalInformationDetail/ExplanationTxt0PINE OAKS ONE LLC WAS CREATED AS A 501C(2) REAL ESTATE HOLDING ENTITY TO ACCOMODATE A HUD REQUIREMENT FOR A "SINGLE ENTITY" PURSUANT TO A HUD INSURED MORTGAGE PLACED ON A 60 UNIT AFFORDABLE ELDERLY HOUSING COMPLEX. 3,389,105 OF NET BOOK VALUE WAS TRANSFERRED FROM MIDCAPE CHURCH HOMES TO PINE OAKS ONE LLC ON 9/20/17 TO ACCOMODATE THE HUD REQUIREMENT OF A INSURED 223(F) MORTGAGE TRANSACTION. BOTH ENTITIES ARE CONTROLLED BY THE SAME BOARD.
IRS990ScheduleR/SupplementalInformationDetail/FormAndLineReferenceDesc0SCHEDULE R
IRS990ScheduleR/TransferFromOtherOrgInd0false
IRS990ScheduleR/TransferToOtherOrgInd0false
IRS990/SchoolOperatingInd0false
IRS990/SignificantChangeInd0false
IRS990/SignificantNewProgramSrvcInd0false
IRS990/SubjectToExcsTaxNetInvstIncInd0false
IRS990/SubjectToProxyTaxInd0false
IRS990/SubjToTaxRmnrtnExPrchtPymtInd0false
IRS990/TaxablePartyNotificationInd0false
IRS990/TaxExemptBondsInd0false
IRS990/TerminateOperationsInd0false
IRS990/TotalAssetsBOYAmt02849548
IRS990/TotalAssetsEOYAmt02858372
IRS990/TotalAssetsGrp/BOYAmt02849548
IRS990/TotalAssetsGrp/EOYAmt02858372
IRS990/TotalCompGreaterThan150KInd0false
IRS990/TotalContributionsAmt0763550
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00

Document Assets

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Filings

Displayed year

2021 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$2,858,372
Liabilities
$4,687,697
Net assets
-$1,829,325
Revenue
$1,064,083
Expenses
$977,093
Net income
$86,990
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$3.04$4.48$1.45$1.56$1.09$0.46
2023Detailed filing. Detailed filing data is available for this year.$3.11$4.53$1.42$1.53$1.04$0.49
2022Detailed filing. Detailed filing data is available for this year.$2.89$4.62$1.73$1.08$0.99$0.10
2021Detailed filing. Detailed filing data is available for this year.$2.86$4.69$1.83$1.06$0.98$0.09
2020Detailed filing. Detailed filing data is available for this year.$2.94$4.85$1.92$1.08$0.94$0.14
2019Summary only. Only limited summary data is available for this year.$2.87$4.93$2.06$1.01$0.97$0.04
2017Summary only. Only limited summary data is available for this year.$3.92$5.09$1.17$0.28$0.25$0.03