Civic Intelligence

Willamette View Inc

EIN 93-0463816 • 501(c)3 • Portland, OR

View Organization Page

Profile

Provides residential and nursing care, wellness and therapy services through the operation of continuing care retirement community; and provides in-home care services to residents and individuals in the greater community.

13021 SE River Road 1000Portland, OR 97222

willametteview.org

Siviq Scores

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

Liabilities / Assets

88th percentile

0.92x

Higher debt load relative to assets than 88% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Liabilities / Revenue

90th percentile

3.79x

Higher debt load relative to revenue than 90% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Net Margin

29th percentile

-1.2%

Higher net margin than 29% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Top Officer Pay

Score unavailable

No value available

No filing with officer rows is available for this organization yet.

Asset Growth

35th percentile

2.3%

Faster asset growth than 35% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Annualized from 2023 to 2024

Revenue Growth

43rd percentile

4.7%

Faster revenue growth than 43% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets88th percentile

Assets

Up

$163,458,986

Up $3,694,242 (+2.3%) from 2023

Liabilities

Up

$150,857,445

Up $2,248,927 (+1.5%) from 2023

Net Assets

Up

$12,601,541

Up $1,445,315 (+13%) from 2023

Operations
Liabilities / Revenue90th percentileNet Margin29th percentile

Revenue

Up

$39,788,416

Up $1,791,029 (+4.7%) from 2023

Expenses

Up

$40,254,192

Up $2,088,991 (+5.5%) from 2023

Net Income

Down

-$465,776

Down $297,962 (-178%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth35th percentile

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

$200M$150M$100M$50M$0Assets 2010: $59,820,431Liabilities 2010: $59,768,501Net Assets 2010: $51,9302010Assets 2011: $58,808,808Liabilities 2011: $57,724,152Net Assets 2011: $1,084,6562011Assets 2012: $57,388,607Liabilities 2012: $55,938,147Net Assets 2012: $1,450,4602012Assets 2013: $62,691,296Liabilities 2013: $59,039,421Net Assets 2013: $3,651,8752013Assets 2014: $66,096,443Liabilities 2014: $62,573,467Net Assets 2014: $3,522,9762014Assets 2015: $66,989,170Liabilities 2015: $62,478,867Net Assets 2015: $4,510,3032015Assets 2016: $75,558,048Liabilities 2016: $70,234,356Net Assets 2016: $5,323,6922016Assets 2017: $146,029,760Liabilities 2017: $137,591,940Net Assets 2017: $8,437,8202017Assets 2018: $148,786,232Liabilities 2018: $140,928,969Net Assets 2018: $7,857,2632018Assets 2019: $169,688,734Liabilities 2019: $157,678,426Net Assets 2019: $12,010,3082019Assets 2020: $154,293,951Liabilities 2020: $141,011,090Net Assets 2020: $13,282,8612020Assets 2021: $158,572,403Liabilities 2021: $143,783,070Net Assets 2021: $14,789,3332021Assets 2022: $151,483,010Liabilities 2022: $142,654,801Net Assets 2022: $8,828,2092022Assets 2023: $159,764,744Liabilities 2023: $148,608,518Net Assets 2023: $11,156,2262023Assets 2024: $163,458,986Liabilities 2024: $150,857,445Net Assets 2024: $12,601,5412024

Highlighted filing

2024

Assets$163,458,986
Liabilities$150,857,445
Net Assets$12,601,541
Open 2024 Filing

Operations Trend

Revenue Growth43rd percentile

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

$60M$40M$20M$0-$20MExpenses 2010: $22,250,4982010Expenses 2011: $21,819,1662011Expenses 2012: $21,672,5402012Revenue 2013: $24,385,428Expenses 2013: $22,699,616Net Income 2013: $1,685,8122013Revenue 2014: $25,227,787Expenses 2014: $24,521,554Net Income 2014: $706,2332014Revenue 2015: $25,992,198Expenses 2015: $24,761,856Net Income 2015: $1,230,3422015Revenue 2016: $25,682,448Expenses 2016: $24,985,759Net Income 2016: $696,6892016Revenue 2017: $28,550,853Expenses 2017: $26,011,722Net Income 2017: $2,539,1312017Revenue 2018: $29,557,674Expenses 2018: $28,585,691Net Income 2018: $971,9832018Revenue 2019: $33,393,145Expenses 2019: $31,465,117Net Income 2019: $1,928,0282019Revenue 2020: $33,769,577Expenses 2020: $33,785,650Net Income 2020: -$16,0732020Revenue 2021: $34,857,993Expenses 2021: $34,862,494Net Income 2021: -$4,5012021Revenue 2022: $34,724,578Expenses 2022: $35,562,761Net Income 2022: -$838,1832022Revenue 2023: $37,997,387Expenses 2023: $38,165,201Net Income 2023: -$167,8142023Revenue 2024: $39,788,416Expenses 2024: $40,254,192Net Income 2024: -$465,7762024

Highlighted filing

2024

Revenue$39,788,416
Expenses$40,254,192
Net Income-$465,776
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$163,458,986
Liabilities
$150,857,445
Net assets
$12,601,541
Revenue
$39,788,416
Expenses
$40,254,192
Net income
-$465,776
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$163$151$12.6$39.8$40.3$0.47
2023Detailed filing. Detailed filing data is available for this year.$160$149$11.2$38.0$38.2$0.17
2022Detailed filing. Detailed filing data is available for this year.$151$143$8.83$34.7$35.6$0.84
2021Detailed filing. Detailed filing data is available for this year.$159$144$14.8$34.9$34.9$0.00
2020Detailed filing. Detailed filing data is available for this year.$154$141$13.3$33.8$33.8$0.02
2019Detailed filing. Detailed filing data is available for this year.$170$158$12.0$33.4$31.5$1.93
2018Detailed filing. Detailed filing data is available for this year.$149$141$7.86$29.6$28.6$0.97
2017Detailed filing. Detailed filing data is available for this year.$146$138$8.44$28.6$26.0$2.54
2016Detailed filing. Detailed filing data is available for this year.$75.6$70.2$5.32$25.7$25.0$0.70
2015Detailed filing. Detailed filing data is available for this year.$67.0$62.5$4.51$26.0$24.8$1.23
2014Detailed filing. Detailed filing data is available for this year.$66.1$62.6$3.52$25.2$24.5$0.71
2013Detailed filing. Detailed filing data is available for this year.$62.7$59.0$3.65$24.4$22.7$1.69
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$57.4$55.9$1.45$21.7
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$58.8$57.7$1.08$21.8
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$59.8$59.8$0.05$22.3
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 13, 2025
Return Version
2024v5.2
Gross Receipts
$39,788,416
Mission and Program Overview

Mission

Provides residential and nursing care, wellness and therapy services through the operation of continuing care retirement community; and provides in-home care services to residents and individuals in the greater community.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$99,348,655$106,515,352▲ $7,166,697
Investments in Publicly Traded Securities$43,708,869$34,267,916▼ $9,440,953
Savings and Temporary Cash Investments$1,295,303$3,349,579▲ $2,054,276
Accounts Receivable$1,643,564$3,044,919▲ $1,401,355
Cash and Non-Interest-Bearing Accounts$2,550,283$3,028,224▲ $477,941
Prepaid Expenses and Deferred Charges$566,870$298,801▼ $268,069
Inventories for Sale or Use$135,234$135,234→ $0
Total Assets$159,764,744$163,458,986▲ $3,694,242
Other Assets Total$10,515,966$12,818,961▲ $2,302,995
Liabilities
Tax Exempt Bond Liabilities$71,849,405$70,762,217▼ $1,087,188
Deferred Revenue$56,341,145$59,087,766▲ $2,746,621
Other Liabilities$17,324,527$16,149,089▼ $1,175,438
Accounts Payable and Accrued Expenses$3,093,441$4,858,373▲ $1,764,932
Total Liabilities$148,608,518$150,857,445▲ $2,248,927
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$9,904,111$11,340,586▲ $1,436,475
Net Assets With Donor Restrictions$1,252,115$1,260,955▲ $8,840
Total Net Assets Fund Balance$11,156,226$12,601,541▲ $1,445,315
Total Liabilities and Net Assets / Fund Balance$159,764,744$163,458,986▲ $3,694,242

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$86,291,250$81,085,761$167,377,011
Other Land Buildings$15,266,851$4,843,458$20,110,309
Equipment$4,287,316$11,657,835$15,945,151
Land$669,935-$669,935
Other Assets Org$75,000--
Compensation and Service Providers
Top Officer PayScore unavailable

Employees

NameTitleFull / Part TimeBaseOtherTotal
Craig Van ValkenburgPresident & CEOFT$286,423$48,240$334,663
Brian ThompsonCFOFT$222,993$45,586$268,579
Kristi EarhardtDirector of HrFT$172,616$50,858$223,474
Mark HollisDirector of SalesFT$103,385$114,856$218,241
Matthew HartleyHealthcare Services AdministratorFT$158,533$33,428$191,961
Kim BuchholzAdministratorFT$150,354$37,157$187,511
David KohnstammDirector of WellnessFT$136,860$40,083$176,943
Cynthia CarpenterDirector of NursingFT$131,381$16,076$147,457
Keith BodnarControllerFT$132,367$5,289$137,656
Brett PinnickDirector of Systems & TechnologyFT$122,446$13,374$135,820
Omar Jason RobinsonDirector of Food & BeverageFT$116,842$17,346$134,188
Kristy VossDirector of Property DevelopmentFT$117,386$13,520$130,906

Board Members and Trustees

NameTitle
Laura EngleDirector - Chair
Sam Vigil JrDirector - Vice Chair
Ann PhelpsDirector
Deidra Krys-rusoffDirector
Doug MorganDirector
John HartsockDirector
Judy HelmkeDirector
Pam BrownDirector
Steve EvansDirector
Gary AasDirector - Secretary / Treasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Todd Construction INCConstruction ServicesPO BOX 949, Tualatin, OR 97062$6,434,888
Global Electric INCElectrician ServicesPO BOX 162, North Plains, OR 97133$1,257,235
US Foods INCFood ServicesPO BOX 3929, Portland, OR 97208$742,126
Ankrom Moisan Architects INCArchitect ServicesPO BOX 84976, Seattle, WA 98124$675,806
Coreworks LLCMaintenance Services1500 LIBERTY RIDGE DR SUTIE 210, Wayne, PA 19087$674,936
Revenue and Support

Revenue Composition

Contributions and Grants
$416,402
Program Service Revenue
$37,004,840
Investment Income
$2,367,174
Other Revenue
$0
All Other Contributions
$416,402
Change in Net Assets
$-465,776

Audited Revenue Reconciliation

Revenue per Audited Statements
$39,511,843
Revenue Not Reported on Financial Statements
$276,573
Revenue Not Reported on Form 990
$1,911,091
Total Revenue per Audited Statements
$41,422,934
Total Revenue per Form 990
$39,788,416
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$23,532,725
Salaries, Compensation, and Employee Benefits$16,721,467
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$9,333,166$2,947,470-$12,280,636
Depreciation Depletion-$8,294,025-$8,294,025
Interest-$3,416,958-$3,416,958
Occupancy$2,846,599$325-$2,846,924
Office Expenses$1,069,983$998,976-$2,068,959
Current Officers, Directors, Trustees, and Key Employees$1,025,653$575,719-$1,601,372
Other Employee Benefits$1,135,817$341,279-$1,477,096
Payroll Taxes$785,610$244,294-$1,029,904
Insurance$848,706--$848,706
Information Technology$328,710$306,896-$635,606
Other Expenses$469,088$75,154-$469,088
Pension Plan Contributions$258,360$74,099-$332,459
Fees for Service Investment Mgmnt Fees-$276,573-$276,573
Fees for Services Management$260,785--$260,785
Fees for Services Accounting-$140,130-$140,130
Fees for Services Legal-$139,619-$139,619
Advertising$127,482--$127,482
Total Functional Expenses$22,422,675$17,831,517$0$40,254,192

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Form 990$40,254,192
Expenses per Audited Statements$39,977,619
Total Expenses per Audited Statements$39,977,619
Expenses Not Reported on Financial Statements$276,573
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
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Refundable Entrance Fees$15,640,269
Apartment Deposits$508,820

Bond Issues

BondIssuerIssuedIssue PricePurpose
AHospital Facility Authority of Clackamas County Oregon2017-12-28$94,015,514FINANCE CONSTRUCTION

Bond Proceeds

BondTotal ProceedsSpentRetiredIssuance Costs
A$94,015,514$26,375,196$21,657,089$1,214,207

Bond Financing Compliance

No rebate due
Yes
Rebate not yet due
No
Form 8038-T filed
No
Gross proceeds invested
No
Gross proceeds invested in GIC
No
Exception to rebate
No
Corrective action procedures
No
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
Yes
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
Yes
Other officer compensation reviewed
Yes
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

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

“The finance committee, cfo and president review form 990 prior to filing.”

Form 990, Part VI, Section B, Line 12C

“The board of directors and all employees sign the conflict of interest policy annually and when service first begins.”

Form 990, Part VI, Section B, Line 15

“Executive compensation for the ceo and other officers is determined annually based on review and approval by independent members of the board of directors and based on a market compensation study. The approval is documented in the minutes and the amount of compensation is documented in the employment contract. This process was last completed in 2024.”

Form 990, Part VI, Section C, Line 19

“Financial statements are made available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Willamette View Inc
EIN
93-0463816
Phone
5036546581
Address
13021 SE RIVER ROAD 1000, PORTLAND, OR 97222

Signing Officer

Name
Brian Thompson
Title
CFO
Phone
5036546581
Signed
2025-11-13
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Craig Van Valkenburg
Formed
1955
Legal Domicile
Or
Voting Board Members
10
Independent Board Members
10
Employees
775
Volunteers
60

Preparer

Firm
Baker Tilly Advisory Group Lp
Address
805 SW BROADWAY STE 1400, PORTLAND, OR 97205
Preparer
Wendy Campos
Phone
5032421447
Supplemental Narrative

Additional Explanations

Form 990. Part XII, Line 2C

“The organization's process has not changed from the prior year.”

Financial Statement Notes

PART X, LINE 2:

“The organization is exempt from federal and state income taxes under section 501(c)(3) of the internal revenue code. No provision for income taxes is made in the accompanying consolidated financial statements, as the organization has no activities subject to unrelated business income tax. The organization recognizes the tax benefit from uncertain tax positions only if it is more likely than not that the tax positions will be sustained on examination by the tax authorities, based on the technical merits of the position. The tax benefit is measured based on the largest benefit that has a greater than 50% likelihood of being realized upon ultimate settlement. The organization recognizes interest and penalties related to income tax matters, if any, in other expense. The organization had no unrecognized tax benefits at december 31, 2024 or 2023. No interest or penalties were accrued for the years ended december 31, 2024 or 2023. The organization files an exempt organization return in the u.s. Federal jurisdiction and a state information return in oregon.”

Raw XML AppendixShowing 400 of 861 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/Desc0WILLAMETTE VIEW, OPENED IN 1955, IS AN ENTRY FEE-BASED ACCREDITED NOT-FOR-PROFIT CCRC, CONTINUING CARE RETIREMENT COMMUNITY, OFFERING CAMPUS-STYLE LIVING TO 500 SENIORS, AGE 55 AND OLDER. WILLAMETTE VIEW IS NATIONALLY ACCREDITED BY CARF-CCAC, AND IS SITUATED ON 27 PARK-LIKE ACRES OVERLOOKING THE WILLAMETTE RIVER, JUST 8 MILES SOUTH OF DOWNTOWN PORTLAND, OREGON.WILLAMETTE VIEW IS CONSIDERED AN OPEN CAMPUS CCRC. AFTER APPROVAL OF A CONFIDENTIAL RESIDENCY APPLICATION, "APPROVED APPLICANTS" CAN ENTER ANY SERVICE OR CARE LEVEL DIRECTLY (INDEPENDENT, RCF, ALF, OR MEMORY CARE), WHEN AND IF THERE IS AN AVAILABILITY. AN ENTRY FEE IS APPLIED WHEN MOVING INTO "INDEPENDENT" LIVING.WILLAMETTE VIEW OFFERS:* FOUR TYPES OF RESIDENTIAL SERVICE LEVELS - 1) INDEPENDENT LIVING, 2) SUPPORTIVE LIVING IN THE RCF (RESIDENTIAL CARE FACILITY) SETTING, 3) LONG TERM NURSING CARE IN A LICENSED ALF (ASSISTED LIVING FACILITY) SETTING, AND 4) MEMORY CARE LICENSED AS RCF SETTING.* IN-HOME SERVICES, HEALTH AND PROFESSIONAL CARE TO RESIDENTS - MEDICAL AND NON-MEDICAL* WELLNESS, HOSPITALITY & PERSONAL SERVICES* CLINIC SERVICES, THERAPY SERVICES, SOCIAL WORKER AND COUNSELOR SERVICES* SHORT STAY "INFIRMARY" SERVICES AND MEDICARE CERTIFIED BEDS IN A LICENSED SKILLED NURSING FACILITY (SNF)IN ADDITION, THROUGH 'WILLAMETTE VIEW HOME CARE', IN-HOME PRIVATE DUTY HEALTH CARE SERVICES ARE OFFERED TO INDIVIDUALS NOT LIVING ON WILLAMETTE VIEW'S CAMPUS BUT IN THEIR OWN HOMES WITHIN THE PORTLAND METROPOLITAN AREA.
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IRS990/Form990PartVIISectionAGrp/PersonNm11BRIAN THOMPSON
IRS990/Form990PartVIISectionAGrp/PersonNm12KRISTI EARHARDT
IRS990/Form990PartVIISectionAGrp/PersonNm13MARK HOLLIS
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IRS990/Form990PartVIISectionAGrp/PersonNm16DAVID KOHNSTAMM
IRS990/Form990PartVIISectionAGrp/PersonNm17CYNTHIA CARPENTER
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IRS990/Form990PartVIISectionAGrp/TitleTxt0DIRECTOR - CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt1DIRECTOR - VICE CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt2DIRECTOR - SECRETARY / TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt3DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt4DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt5DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt10PRESIDENT & CEO
IRS990/Form990PartVIISectionAGrp/TitleTxt11CFO
IRS990/Form990PartVIISectionAGrp/TitleTxt12DIRECTOR OF HR
IRS990/Form990PartVIISectionAGrp/TitleTxt13DIRECTOR OF SALES
IRS990/Form990PartVIISectionAGrp/TitleTxt14HEALTHCARE SERVICES ADMINISTRATOR
IRS990/Form990PartVIISectionAGrp/TitleTxt15ADMINISTRATOR
IRS990/Form990PartVIISectionAGrp/TitleTxt16DIRECTOR OF WELLNESS
IRS990/Form990PartVIISectionAGrp/TitleTxt17DIRECTOR OF NURSING
IRS990/Form990PartVIISectionAGrp/TitleTxt18CONTROLLER
IRS990/Form990PartVIISectionAGrp/TitleTxt19DIRECTOR OF SYSTEMS & TECHNOLOGY
IRS990/Form990PartVIISectionAGrp/TitleTxt20DIRECTOR OF FOOD & BEVERAGE
IRS990/Form990PartVIISectionAGrp/TitleTxt21DIRECTOR OF PROPERTY DEVELOPMENT
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IRS990/MissionDesc0PROVIDES RESIDENTIAL AND NURSING CARE, WELLNESS AND THERAPY SERVICES THROUGH THE OPERATION OF CONTINUING CARE RETIREMENT COMMUNITY; AND PROVIDES IN-HOME CARE SERVICES TO RESIDENTS AND INDIVIDUALS IN THE GREATER COMMUNITY.
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IRS990/ProgramServiceRevenueGrp/Desc0RESIDENT FEES

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