Civic Intelligence

L O Westhaven Inc

EIN 84-1215162 • 501(c)2 • Los Angeles, CA

Profile

Acquisition, ownership, and operation of real property in order to maximize the investment return of the public employees retirement system of ohio.

11755 Wilshire Blvd Suite 1350Los Angeles, CA 90025

n/A

Siviq Scores

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

Liabilities / Assets

46th percentile

0.17x

Higher debt load relative to assets than 46% of similar nonprofits.

501(c)2 • $10M-$25M nonprofits • Source year 2019

Liabilities / Revenue

Score unavailable

No value available

Liabilities-to-revenue requires both liabilities and revenue on the latest valid filing.

Source year 2019

Net Margin

Score unavailable

No value available

Net margin requires both revenue and expenses on the latest valid filing.

Source year 2019

Top Officer Pay

30th percentile

$0

Higher top officer pay than 30% of similar nonprofits.

501(c)2 • $10M-$25M nonprofits • Source year 2019

Asset Growth

59th percentile

-0.0%

Faster asset growth than 59% of similar nonprofits.

501(c)2 • $10M-$25M nonprofits • Annualized from 2018 to 2019

Revenue Growth

2nd percentile

-100%

Faster revenue growth than 2% of similar nonprofits.

501(c)2 • $10M-$25M nonprofits • Annualized from 2018 to 2019

Balance Sheet
Liabilities / Assets46th percentile

Assets

Down

$11,745,787

Down $3,017 (-0.0%) from 2018

Liabilities

Flat

$1,999,093

Flat from 2018

Net Assets

Down

$9,746,694

Down $3,017 (-0.0%) from 2018

Operations
Liabilities / RevenueScore unavailableNet MarginScore unavailable

Revenue

Down

$0

Down $907 (-100%) from 2018

Expenses

Up

$3,017

Up $186 (+6.6%) from 2018

Net Income

Down

-$3,017

Down $1,093 (-57%) from 2018

Trend Graphs

Balance Sheet Trend

Asset Growth59th percentile

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

$15M$10M$5.0M$0Assets 2011: $8,431,605Liabilities 2011: $0Net Assets 2011: $8,431,6052011Assets 2012: $8,967,294Liabilities 2012: $0Net Assets 2012: $8,967,2942012Assets 2013: $9,686,243Liabilities 2013: $0Net Assets 2013: $9,686,2432013Assets 2014: $10,324,314Liabilities 2014: $0Net Assets 2014: $10,324,3142014Assets 2015: $11,537,911Liabilities 2015: $0Net Assets 2015: $11,537,9112015Assets 2016: $12,387,911Liabilities 2016: $2,750,000Net Assets 2016: $9,637,9112016Assets 2017: $11,751,635Liabilities 2017: $2,000,000Net Assets 2017: $9,751,6352017Assets 2018: $11,748,804Liabilities 2018: $1,999,093Net Assets 2018: $9,749,7112018Assets 2019: $11,745,787Liabilities 2019: $1,999,093Net Assets 2019: $9,746,6942019

Highlighted filing

2019

Assets$11,745,787
Liabilities$1,999,093
Net Assets$9,746,694
Open 2019 Filing

Operations Trend

Revenue Growth2nd percentile

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

$4.0M$2.0M$0-$2.0MRevenue 2011: $720,000Expenses 2011: $2,794Net Income 2011: $717,2062011Revenue 2012: $540,000Expenses 2012: $4,311Net Income 2012: $535,6892012Revenue 2013: $721,761Expenses 2013: $2,812Net Income 2013: $718,9492013Revenue 2014: $641,016Expenses 2014: $2,944Net Income 2014: $638,0722014Revenue 2015: -$1,554,664Expenses 2015: $1,594Net Income 2015: -$1,556,2582015Revenue 2016: $100,000Expenses 2016: $0Net Income 2016: $100,0002016Revenue 2017: $2,888,934Expenses 2017: $5,356Net Income 2017: $2,883,5782017Revenue 2018: $907Expenses 2018: $2,831Net Income 2018: -$1,9242018Revenue 2019: $0Expenses 2019: $3,017Net Income 2019: -$3,0172019

Highlighted filing

2019

Revenue$0
Expenses$3,017
Net Income-$3,017
Open 2019 Filing

Filings

Most recent year

2019 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$11,745,787
Liabilities
$1,999,093
Net assets
$9,746,694
Revenue
$0
Expenses
$3,017
Net income
-$3,017
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2019Facts available. Structured filing facts are available, but richer extracted sections are limited.$11.7$2.00$9.75$0.00$0.00$0.00
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$11.7$2.00$9.75$0.00$0.00$0.00
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$11.8$2.00$9.75$2.89$0.01$2.88
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$12.4$2.75$9.64$0.10$0.00$0.10
2015XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$11.5$0.00$11.5$1.55$0.00$1.56
2014Summary only. Only limited summary data is available for this year.$10.3$0.00$10.3$0.64$0.00$0.64
2013Summary only. Only limited summary data is available for this year.$9.69$0.00$9.69$0.72$0.00$0.72
2012Summary only. Only limited summary data is available for this year.$8.97$0.00$8.97$0.54$0.00$0.54
2011Summary only. Only limited summary data is available for this year.$8.43$0.00$8.43$0.72$0.00$0.72
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2019 to Dec 31, 2019
Signed
Jun 25, 2020
Return Version
2019v5.1
Gross Receipts
$0
Mission and Program Overview

Mission

Acquisition, ownership, and operation of real property in order to maximize the investment return of the public employees retirement system of ohio.

Real estate title holding company

Balance Sheet Detail
LineBeginningEndChange
Assets
Rtn Earn Endowment Incm Other Fnds$8,560,247$8,557,230▼ $3,017
Pd in Cap Srpls Land Bldg Eqp Fund$1,189,429$1,189,429→ $0
Cap Stk Tr Prin Current Funds$35$35→ $0
Cash and Non-Interest-Bearing Accounts$0$0→ $0
Savings and Temporary Cash Investments$0$0→ $0
Accounts Receivable$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
Land, Buildings, and Equipment, Net$0$0→ $0
Intangible Assets$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
Other Assets Total$11,748,804$11,745,787▼ $3,017
Total Assets$11,748,804$11,745,787▼ $3,017
Liabilities
Other Liabilities$1,999,093$1,999,093→ $0
Accounts Payable and Accrued Expenses$0$0→ $0
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$1,999,093$1,999,093→ $0
Net Assets / Fund Balance
Total Net Assets Fund Balance$9,749,711$9,746,694▼ $3,017
Total Liabilities and Net Assets / Fund Balance$11,748,804$11,745,787▼ $3,017

Asset Categories

AssetBook ValueDepreciationBasis
Other Assets Org$8,411,467--
Compensation and Service Providers
Top Officer Pay30th percentile

Board Members and Trustees

NameTitle
Bleecker P Seaman IiDirector/CEO/president
KERRI A O' NEILLDirector/senior Vice President
Russell D MunnSenior Vice President
Alicia FernandesVice President
Chris MillerVice President
Christopher W BollingVice President
Matthew MasonVice President
Bradford W HoweDirector
Dona L TanakaAvp / Secretary
Jeremy J IaccinoV.p. / Treasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
None---
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$0
Investment Income
$0
Other Revenue
$0
Change in Net Assets
$-3,017
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$3,017
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
Fees for Services Accounting---$2,875
Other Expenses---$142
Total Functional Expenses$0$0$0$3,017
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
Subject to proxy tax
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
Interco General$1,999,093
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
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
No
Audited financial statements prepared
Yes
Key decisions subject to board approval
No
Management duties delegated
Yes

Governance Explanations

FORM 990, PART VI, SECTION A, LINE 2:

“All officers and directors listed on part vii have a business relationship.”

FORM 990, PART VI, SECTION A, LINE 3:

“Lowe enterprises investment management, llc, an unrelated organization, was engaged to perform certain management services in connection with the operation of and for the benefit of l-o westhaven, inc. On january 31, 2019, lowe enteprrises investment management, llc was reorganized as broadshore capital partners, llc. L-o westhaven, inc. Retains ultimate responsibility for supervising the operations of l-o westhaven, inc. And making policy decisions.”

FORM 990, PART VI, SECTION B, LINE 11:

“The form 990 was prepared by an independent outside accounting firm. The form 990 was reviewed by the designated officer.”

FORM 990, PART VI, SECTION C, LINE 19:

“The organization makes its form 990 available to the public upon request during regular business hours. Additionally, its form 990 can also be found on www.guidestar.org. Other organizational documents, such as governing documents or conflict of interest policies, are not made available to the public at this time.”

FORM 990, PART VII, SECTION A, LINE 1:

“The officers listed on part vii were compensated by the public employees retirement system of ohio (opers). The organization requested the compensation information from its controlling entity. However, after making a reasonable effort, the filing organization determined that the information was not available at this time.”

Filing and Contact Details

Filer

Filer Name
L-o Westhaven Inc
EIN
84-1215162
In Care Of
% MATT MASON
Phone
8002614481
Address
11755 WILSHIRE BLVD SUITE 1350, LOS ANGELES, CA 90025

Signing Officer

Name
Matthew Mason
Title
Vice President
Phone
3105714346
Signed
2020-06-25
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Bleecker P Seaman Iii
Formed
1992
Legal Domicile
Co
Voting Board Members
3
Independent Board Members
3
Employees
0
Volunteers
0

Preparer

Firm
Holthouse Carlin & Van Trigt Llp
Address
3011 TOWNSGATE ROAD SUITE 400, WESTLAKE VILLAGE, CA 91361
Preparer
Stephanie Wilkinson
Phone
8053748555
Supplemental Narrative

Financial Statement Notes

PART X, LINE 2:

“Financial accounting standards board (fasb) accounting standards codification (asc) 740 requires the separate account to analyze all open tax years. Open tax years are those that are open for examination by the relevant income taxing authority. As of december 31, 2019 open federal and state income tax years include the tax years ended december 31, 2011, through december 31, 2018.”

Raw XML AppendixShowing 400 of 498 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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IRS990ScheduleD/OtherAssetsOrgGrp/Desc0INTERCO-WF TRUST
IRS990ScheduleD/OtherAssetsOrgGrp/Desc1INTERCO L-O VAIL HOLDING
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt01999093
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0INTERCO GENERAL
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0FINANCIAL ACCOUNTING STANDARDS BOARD (FASB) ACCOUNTING STANDARDS CODIFICATION (ASC) 740 REQUIRES THE SEPARATE ACCOUNT TO ANALYZE ALL OPEN TAX YEARS. OPEN TAX YEARS ARE THOSE THAT ARE OPEN FOR EXAMINATION BY THE RELEVANT INCOME TAXING AUTHORITY. AS OF DECEMBER 31, 2019 OPEN FEDERAL AND STATE INCOME TAX YEARS INCLUDE THE TAX YEARS ENDED DECEMBER 31, 2011, THROUGH DECEMBER 31, 2018.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0PART X, LINE 2:
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0ALL OFFICERS AND DIRECTORS LISTED ON PART VII HAVE A BUSINESS RELATIONSHIP.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1LOWE ENTERPRISES INVESTMENT MANAGEMENT, LLC, AN UNRELATED ORGANIZATION, WAS ENGAGED TO PERFORM CERTAIN MANAGEMENT SERVICES IN CONNECTION WITH THE OPERATION OF AND FOR THE BENEFIT OF L-O WESTHAVEN, INC. ON JANUARY 31, 2019, LOWE ENTEPRRISES INVESTMENT MANAGEMENT, LLC WAS REORGANIZED AS BROADSHORE CAPITAL PARTNERS, LLC. L-O WESTHAVEN, INC. RETAINS ULTIMATE RESPONSIBILITY FOR SUPERVISING THE OPERATIONS OF L-O WESTHAVEN, INC. AND MAKING POLICY DECISIONS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE FORM 990 WAS PREPARED BY AN INDEPENDENT OUTSIDE ACCOUNTING FIRM. THE FORM 990 WAS REVIEWED BY THE DESIGNATED OFFICER.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3THE ORGANIZATION MAKES ITS FORM 990 AVAILABLE TO THE PUBLIC UPON REQUEST DURING REGULAR BUSINESS HOURS. ADDITIONALLY, ITS FORM 990 CAN ALSO BE FOUND ON WWW.GUIDESTAR.ORG. OTHER ORGANIZATIONAL DOCUMENTS, SUCH AS GOVERNING DOCUMENTS OR CONFLICT OF INTEREST POLICIES, ARE NOT MADE AVAILABLE TO THE PUBLIC AT THIS TIME.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4THE OFFICERS LISTED ON PART VII WERE COMPENSATED BY THE PUBLIC EMPLOYEES RETIREMENT SYSTEM OF OHIO (OPERS). THE ORGANIZATION REQUESTED THE COMPENSATION INFORMATION FROM ITS CONTROLLING ENTITY. HOWEVER, AFTER MAKING A REASONABLE EFFORT, THE FILING ORGANIZATION DETERMINED THAT THE INFORMATION WAS NOT AVAILABLE AT THIS TIME.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION A, LINE 2:
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION A, LINE 3:
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION B, LINE 11:
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PART VI, SECTION C, LINE 19:
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PART VII, SECTION A, LINE 1:
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IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/EntityTypeTxt1C Corp
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/EntityTypeTxt2C Corp
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/EntityTypeTxt3C Corp
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IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt0RESORT MANAGE
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt1RESORT MANAGE
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt2RESORT MANAGE
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt3RESORT MANAGE
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt0L-O ROSEMONT ACQUISITION INC
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt1L-O VAIL HOTEL INC
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt2L-O DEL MAR HOTEL INC
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt3L-O TEMPE HOTEL INC
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt0L-O MISSION PALMS INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt1L-O VAIL HOLDING INC
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