Civic Intelligence

Friendship Manor Corporation

EIN 87-0275486 • 501(c)3 • Salt Lake City, UT

Profile

Provide low income housing to the elderly and disabled.

1320 East 500 SouthSalt Lake City, UT 84102

n/A

Siviq Scores

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

Liabilities / Assets

80th percentile

0.51x

Higher debt load relative to assets than 80% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2025

Liabilities / Revenue

81st percentile

0.77x

Higher debt load relative to revenue than 81% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2025

Net Margin

83rd percentile

35%

Higher net margin than 83% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2025

Top Officer Pay

23rd percentile

$0

Higher top officer pay than 23% of similar nonprofits.

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

501(c)3 • $5M-$10M nonprofits • Source year 2025

Asset Growth

83rd percentile

24%

Faster asset growth than 83% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Annualized from 2024 to 2025

Revenue Growth

82nd percentile

43%

Faster revenue growth than 82% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets80th percentile

Assets

Up

$5,805,909

Up $1,129,112 (+24%) from 2024

Liabilities

Down

$2,949,570

Down $214,203 (-6.8%) from 2024

Net Assets

Up

$2,856,339

Up $1,343,315 (+89%) from 2024

Operations
Liabilities / Revenue81st percentileNet Margin83rd percentile

Revenue

Up

$3,809,470

Up $1,149,078 (+43%) from 2024

Expenses

Up

$2,469,457

Up $166,978 (+7.3%) from 2024

Net Income

Up

$1,340,013

Up $982,100 (+274%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth83rd percentile

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

$6.0M$4.0M$2.0M$0-$2.0MAssets 2011: $2,631,517Liabilities 2011: $3,686,527Net Assets 2011: -$1,055,0102011Assets 2012: $2,633,854Liabilities 2012: $3,653,017Net Assets 2012: -$1,019,1632012Assets 2013: $2,739,119Liabilities 2013: $3,728,162Net Assets 2013: -$989,0432013Assets 2014: $2,677,620Liabilities 2014: $3,672,642Net Assets 2014: -$995,0222014Assets 2015: $2,622,212Liabilities 2015: $3,676,313Net Assets 2015: -$1,054,1012015Assets 2016: $2,808,994Liabilities 2016: $3,878,631Net Assets 2016: -$1,069,6372016Assets 2017: $2,482,303Liabilities 2017: $3,509,680Net Assets 2017: -$1,027,3772017Assets 2018: $2,559,484Liabilities 2018: $3,479,124Net Assets 2018: -$919,6402018Assets 2019: $2,723,028Liabilities 2019: $3,426,065Net Assets 2019: -$703,0372019Assets 2020: $3,238,431Liabilities 2020: $3,547,296Net Assets 2020: -$308,8652020Assets 2021: $3,612,309Liabilities 2021: $3,328,955Net Assets 2021: $283,3542021Assets 2022: $4,004,250Liabilities 2022: $3,334,401Net Assets 2022: $669,8492022Assets 2023: $4,474,175Liabilities 2023: $3,319,064Net Assets 2023: $1,155,1112023Assets 2024: $4,676,797Liabilities 2024: $3,163,773Net Assets 2024: $1,513,0242024Assets 2025: $5,805,909Liabilities 2025: $2,949,570Net Assets 2025: $2,856,3392025

Highlighted filing

2025

Assets$5,805,909
Liabilities$2,949,570
Net Assets$2,856,339
Open 2025 Filing

Operations Trend

Revenue Growth82nd percentile

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

$4.0M$3.0M$2.0M$1.0M$0-$1.0MRevenue 2011: $2,016,440Expenses 2011: $2,070,525Net Income 2011: -$54,0852011Expenses 2012: $2,036,8022012Expenses 2013: $2,089,0962013Revenue 2014: $2,147,769Expenses 2014: $2,153,791Net Income 2014: -$6,0222014Revenue 2015: $2,165,059Expenses 2015: $2,224,008Net Income 2015: -$58,9492015Revenue 2016: $2,192,398Expenses 2016: $2,208,122Net Income 2016: -$15,7242016Revenue 2017: $2,282,401Expenses 2017: $2,240,141Net Income 2017: $42,2602017Revenue 2018: $2,350,324Expenses 2018: $2,242,587Net Income 2018: $107,7372018Revenue 2019: $2,472,144Expenses 2019: $2,255,541Net Income 2019: $216,6032019Revenue 2020: $2,691,587Expenses 2020: $2,297,415Net Income 2020: $394,1722020Revenue 2021: $2,988,855Expenses 2021: $2,396,636Net Income 2021: $592,2192021Revenue 2022: $2,635,993Expenses 2022: $2,249,498Net Income 2022: $386,4952022Revenue 2023: $2,566,015Expenses 2023: $2,080,753Net Income 2023: $485,2622023Revenue 2024: $2,660,392Expenses 2024: $2,302,479Net Income 2024: $357,9132024Revenue 2025: $3,809,470Expenses 2025: $2,469,457Net Income 2025: $1,340,0132025

Highlighted filing

2025

Revenue$3,809,470
Expenses$2,469,457
Net Income$1,340,013
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$5,805,909
Liabilities
$2,949,570
Net assets
$2,856,339
Revenue
$3,809,470
Expenses
$2,469,457
Net income
$1,340,013
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$5.81$2.95$2.86$3.81$2.47$1.34
2024XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$4.68$3.16$1.51$2.66$2.30$0.36
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$4.47$3.32$1.16$2.57$2.08$0.49
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$4.00$3.33$0.67$2.64$2.25$0.39
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.61$3.33$0.28$2.99$2.40$0.59
2020Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.24$3.55$0.31$2.69$2.30$0.39
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.72$3.43$0.70$2.47$2.26$0.22
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.56$3.48$0.92$2.35$2.24$0.11
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.48$3.51$1.03$2.28$2.24$0.04
2016Detailed filing. Detailed filing data is available for this year.$2.81$3.88$1.07$2.19$2.21$0.02
2015Detailed filing. Detailed filing data is available for this year.$2.62$3.68$1.05$2.17$2.22$0.06
2014Detailed filing. Detailed filing data is available for this year.$2.68$3.67$1.00$2.15$2.15$0.01
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.74$3.73$0.99$2.09
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.63$3.65$1.02$2.04
2011Summary only. Only limited summary data is available for this year.$2.63$3.69$1.06$2.02$2.07$0.05
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Oct 1, 2024 to Sep 30, 2025
Signed
Feb 12, 2026
Return Version
2024v5.2
Gross Receipts
$3,809,470
Mission and Program Overview

Mission

Provide low income housing to the elderly and disabled.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$3,035,181$3,192,377▲ $157,196
Savings and Temporary Cash Investments$75,619$1,092,355▲ $1,016,736
Intangible Assets$187,941$178,881▼ $9,060
Prepaid Expenses and Deferred Charges$141,604$168,080▲ $26,476
Cash and Non-Interest-Bearing Accounts$229,282$68,807▼ $160,475
Accounts Receivable$16,859$9,058▼ $7,801
Other Notes and Loans Receivable, Net-$0-
Pledges and Grants Receivable-$0-
Receivable From Disqualified Prsn-$0-
Receivables From Officers Etc-$0-
Investments Other Securities-$0-
Investments Program Related-$0-
Investments in Publicly Traded Securities-$0-
Inventories for Sale or Use-$0-
Total Assets$4,676,797$5,805,909▲ $1,129,112
Other Assets Total$990,311$1,096,351▲ $106,040
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,887,627$2,808,311▼ $79,316
Other Liabilities$65,376$66,642▲ $1,266
Accounts Payable and Accrued Expenses$174,794$43,006▼ $131,788
Deferred Revenue$35,976$31,611▼ $4,365
Total Liabilities$3,163,773$2,949,570▼ $214,203
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$1,513,024$2,856,339▲ $1,343,315
Total Net Assets Fund Balance$1,513,024$2,856,339▲ $1,343,315
Total Liabilities and Net Assets / Fund Balance$4,676,797$5,805,909▲ $1,129,112

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$2,844,688$7,761,840$10,606,528
Land$356,911-$356,911
Other Assets Org$66,845--
Other Land Buildings$-9,222$-75,963$-85,185
Compensation and Service Providers
Top Officer Pay23rd percentile

Board Members and Trustees

NameTitle
Charles PioliPresident
Elizabeth WeightVice President
Adam KaufmanDirector
Bob BairdDirector
Glenda LehouxDirector
Jean BoyackDirector
Karyl BennionDirector
Kerry SpiroffDirector
Louise EwingDirector
Marsha BackelsDirector
Roger LamoniDirector
Vickie BrunstetterDirector
Virginia HeckerDirector
Will WarlickDirector
Susan OlsonSecretary
Revenue and Support

Revenue Composition

Contributions and Grants
$2,002,911
Program Service Revenue
$1,782,829
Investment Income
$23,730
Other Revenue
$0
All Other Contributions
$1,002,839
Change in Net Assets
$1,340,013

Audited Revenue Reconciliation

Revenue per Audited Statements
$2,792,288
Revenue Not Reported on Financial Statements
$1,017,182
Other Revenue Adjustments
$1,017,182
Total Revenue per Audited Statements
$2,792,288
Total Revenue per Form 990
$3,809,470
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,605,094
Salaries, Compensation, and Employee Benefits$864,363
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$686,938--$686,938
Occupancy$667,433--$667,433
Depreciation Depletion$241,359--$241,359
Insurance$207,253--$207,253
Fees for Services Management-$123,205-$123,205
Other Employee Benefits$109,628--$109,628
Interest$103,270--$103,270
Office Expenses$84,139--$84,139
Payroll Taxes$50,584--$50,584
All Other Expenses$36,842--$36,842
Fees for Services Accounting-$17,972-$17,972
Pension Plan Contributions$17,213--$17,213
Advertising$14,685--$14,685
Other Expenses$12,735--$12,735
Conferences and Meetings-$7,509-$7,509
Fees for Services Legal$6,242--$6,242
Total Functional Expenses$2,320,771$148,686$0$2,469,457

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Form 990$2,469,457
Expenses per Audited Statements$2,465,709
Total Expenses per Audited Statements$2,465,709
Expenses Not Reported on Financial Statements$3,748
Other Expense Adjustments$3,748
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

Loans and Receivables

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

Other Reported Liabilities

LiabilityAmount
Security Deposit Liability$66,642
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
No
Backup withholding compliance
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
Yes
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 1A

“Three board members are non voting directors with emeritus status.”

Form 990, Part VI, Section A, Line 3

“Property management duties are contracted with a management company. A managment contract is in place.”

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

“Management reviews the return and a board member reviews and signs.”

Form 990, Part VI, Section C, Line 19

“AVAILABLE UPON REQUEST.”

Filing and Contact Details

Filer

Filer Name
Friendship Manor Corporation
EIN
87-0275486
Phone
8015823100
Address
1320 EAST 500 SOUTH, SALT LAKE CITY, UT 84102

Signing Officer

Name
Charles Pioli
Title
President
Signed
2026-02-12
Discuss with paid preparer
Yes

Organization Details

Formed
1965
Legal Domicile
Ut
Voting Board Members
15
Independent Board Members
15
Employees
22

Preparer

Firm
Mrachek Popp & Associates Pc
Address
1302 GOLDEN VALLEY CIR, BILLINGS, MT 59102
Preparer
Jeffrey Mrachek
Phone
4062526301
Supplemental Narrative

Financial Statement Notes

Part XI, Line 4B: Other revenue amounts included on 990 but not included in F/S

“Removal of obsolete assets $0 investment income $14770 realized gain $2412 $0 donations $1000000”

Part XII, Line 4B: Other revenue amounts included on 990 but not included in F/S

“BANK FEES $3748”

Raw XML AppendixShowing 400 of 544 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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IRS990/DescribedInSection501c3Ind0true
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