Civic Intelligence

Holladay Park Plaza

EIN 93-0513697 • 501(c)3 • Portland, OR

Profile

The mission of holladay park plaza is to create and maintain a non-profit retirement community where the lives of residents are continually enriched.aware of the ever changing needs of retirees, we encourage an active lifestyle and spiritual and social opportunities. We are committed to excellence in our industry through the work of experienced and educated staff and directors, enhanced by resident involvement.we honor our christian heritage and welcome the diverse religious traditions of our residents by maintaining a positive outlook, embracing new ideas to provide programs and services which support our vision. We are dedicated to providing high quality services including housing, nutritious meals, nursing, maintenance, and other support to those we serve. We are committed to being good financial stewards, providing support and sponsorship for residents when appropriate, while keeping costs commensurate with services provided.

1300 NE 16th AvenuePortland, OR 97232-1467

www.retirement.org

Siviq Scores

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

Liabilities / Assets

79th percentile

0.64x

Higher debt load relative to assets than 79% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Liabilities / Revenue

85th percentile

2.13x

Higher debt load relative to revenue than 85% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Net Margin

22nd percentile

-4.3%

Higher net margin than 22% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Top Officer Pay

50th percentile

$364,583

Higher top officer pay than 50% of similar nonprofits.

Top officer pay equals 1.5% of source-year revenue.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Asset Growth

38th percentile

3.2%

Faster asset growth than 38% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Revenue Growth

49th percentile

7.1%

Faster revenue growth than 49% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Assets

Up

$79,202,133

Up $2,418,738 (+3.2%) from 2023

Liabilities

Up

$50,392,096

Up $1,677,395 (+3.4%) from 2023

Net Assets

Up

$28,810,037

Up $741,343 (+2.6%) from 2023

Revenue

Up

$23,713,493

Up $1,564,589 (+7.1%) from 2023

Expenses

Up

$24,733,274

Up $2,093,469 (+9.2%) from 2023

Net Income

Down

-$1,019,781

Down $528,880 (-108%) from 2023

Trend Graphs

Balance Sheet Trend

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

$100M$50M$0Assets 2010: $42,152,181Liabilities 2010: $30,930,203Net Assets 2010: $11,221,9782010Assets 2011: $41,611,461Liabilities 2011: $29,424,290Net Assets 2011: $12,187,1712011Assets 2012: $42,874,851Liabilities 2012: $29,666,593Net Assets 2012: $13,208,2582012Assets 2013: $46,396,869Liabilities 2013: $31,920,738Net Assets 2013: $14,476,1312013Assets 2014: $57,457,964Liabilities 2014: $41,304,316Net Assets 2014: $16,153,6482014Assets 2015: $69,715,631Liabilities 2015: $50,136,919Net Assets 2015: $19,578,7122015Assets 2016: $71,149,529Liabilities 2016: $50,087,920Net Assets 2016: $21,061,6092016Assets 2017: $70,999,549Liabilities 2017: $48,193,562Net Assets 2017: $22,805,9872017Assets 2018: $75,645,840Liabilities 2018: $50,975,619Net Assets 2018: $24,670,2212018Assets 2019: $77,332,385Liabilities 2019: $50,459,746Net Assets 2019: $26,872,6392019Assets 2020: $78,859,068Liabilities 2020: $50,570,503Net Assets 2020: $28,288,5652020Assets 2021: $80,790,793Liabilities 2021: $48,649,540Net Assets 2021: $32,141,2532021Assets 2022: $76,804,463Liabilities 2022: $48,940,506Net Assets 2022: $27,863,9572022Assets 2023: $76,783,395Liabilities 2023: $48,714,701Net Assets 2023: $28,068,6942023Assets 2024: $79,202,133Liabilities 2024: $50,392,096Net Assets 2024: $28,810,0372024

Highlighted filing

2024

Assets$79,202,133
Liabilities$50,392,096
Net Assets$28,810,037

Operations Trend

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

$30M$20M$10M$0-$10MExpenses 2010: $11,674,9012010Expenses 2011: $12,471,1132011Revenue 2012: $13,795,081Expenses 2012: $13,304,802Net Income 2012: $490,2792012Expenses 2013: $14,054,1162013Revenue 2014: $16,288,024Expenses 2014: $14,724,505Net Income 2014: $1,563,5192014Revenue 2015: $18,392,378Expenses 2015: $16,821,104Net Income 2015: $1,571,2742015Revenue 2016: $18,619,213Expenses 2016: $17,440,919Net Income 2016: $1,178,2942016Revenue 2017: $18,214,438Expenses 2017: $17,052,817Net Income 2017: $1,161,6212017Revenue 2018: $20,712,754Expenses 2018: $18,097,867Net Income 2018: $2,614,8872018Revenue 2019: $20,714,415Expenses 2019: $19,002,182Net Income 2019: $1,712,2332019Revenue 2020: $20,184,241Expenses 2020: $19,808,509Net Income 2020: $375,7322020Revenue 2021: $26,089,589Expenses 2021: $20,546,958Net Income 2021: $5,542,6312021Revenue 2022: $21,349,360Expenses 2022: $21,265,933Net Income 2022: $83,4272022Revenue 2023: $22,148,904Expenses 2023: $22,639,805Net Income 2023: -$490,9012023Revenue 2024: $23,713,493Expenses 2024: $24,733,274Net Income 2024: -$1,019,7812024

Highlighted filing

2024

Revenue$23,713,493
Expenses$24,733,274
Net Income-$1,019,781

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$79.2$50.4$28.8$23.7$24.7$1.02
2023Summary only. Only limited summary data is available for this year.$76.8$48.7$28.1$22.1$22.6$0.49
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$76.8$48.9$27.9$21.3$21.3$0.08
2021Summary only. Only limited summary data is available for this year.$80.8$48.6$32.1$26.1$20.5$5.54
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$78.9$50.6$28.3$20.2$19.8$0.38
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$77.3$50.5$26.9$20.7$19.0$1.71
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$75.6$51.0$24.7$20.7$18.1$2.61
2017Summary only. Only limited summary data is available for this year.$71.0$48.2$22.8$18.2$17.1$1.16
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$71.1$50.1$21.1$18.6$17.4$1.18
2015Summary only. Only limited summary data is available for this year.$69.7$50.1$19.6$18.4$16.8$1.57
2014Detailed filing. Detailed filing data is available for this year.$57.5$41.3$16.2$16.3$14.7$1.56
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$46.4$31.9$14.5$14.1
2012Summary only. Only limited summary data is available for this year.$42.9$29.7$13.2$13.8$13.3$0.49
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$41.6$29.4$12.2$12.5
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$42.2$30.9$11.2$11.7
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Oct 1, 2023 to Sep 30, 2024
Signed
Aug 13, 2025
Return Version
2023v6.0
Gross Receipts
$26,549,823
Mission and Program Overview

Mission

The mission of holladay park plaza is to create and maintain a non-profit retirement community where the lives of residents are continually enriched. (continued in schedule o)aware of the ever changing needs of retirees, we encourage an active lifestyle and spiritual and social opportunities. We are committed to excellence in our industry through the work of experienced and educated staff and directors, enhanced by resident involvement. We honor our christian heritage and welcome the diverse religious traditions of our residents by maintaining a positive outlook, embracing new ideas to provide programs and services that support our vision. We are dedicated to providing high quality services including housing, nutritious meals, nursing, housekeeping, maintenance, and other support to those we serve. We are committed to being good financial stewards, providing support and sponsorship for residents when appropriate, while keeping costs commensurate with services provided.

A premier retirement community where all are welcome and residents' lives are continually enriched.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$53,446,812$54,786,335▲ $1,339,523
Investments in Publicly Traded Securities$18,479,692$19,004,221▲ $524,529
Cash and Non-Interest-Bearing Accounts$3,328,049$4,118,630▲ $790,581
Accounts Receivable$1,049,073$910,815▼ $138,258
Prepaid Expenses and Deferred Charges$250,667$182,476▼ $68,191
Savings and Temporary Cash Investments$111,945$108,693▼ $3,252
Inventories for Sale or Use$102,798$90,963▼ $11,835
Total Assets$76,783,395$79,202,133▲ $2,418,738
Other Assets Total$14,359$0▼ $14,359
Liabilities
Deferred Revenue$26,648,148$29,100,475▲ $2,452,327
Tax Exempt Bond Liabilities$19,148,084$18,776,858▼ $371,226
Accounts Payable and Accrued Expenses$2,364,182$1,966,936▼ $397,246
Escrow Account Liability$370,875$293,685▼ $77,190
Other Liabilities$183,412$254,142▲ $70,730
Total Liabilities$48,714,701$50,392,096▲ $1,677,395
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$24,554,657$25,396,025▲ $841,368
Net Assets With Donor Restrictions$3,514,037$3,414,012▼ $100,025
Total Net Assets Fund Balance$28,068,694$28,810,037▲ $741,343
Total Liabilities and Net Assets / Fund Balance$76,783,395$79,202,133▲ $2,418,738

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$49,872,237$37,775,572$87,647,809
Equipment$1,778,899$6,238,773$8,017,672
Land$3,056,989-$3,056,989
Other Land Buildings$78,210-$78,210
Compensation and Service Providers

Employees

NameTitleFull / Part TimeBaseOtherTotal
Susan PlatteExecutive DirectorFT$264,928$99,655$364,583
Katelynn Samuelson-nguyenAdministratorFT$137,252$38,308$175,560
Amy BohnaDirector of NursingFT$131,353$24,165$155,518
Kiyoko ChinRegistered NurseFT$133,928$6,958$140,886
Tamara PerzhuCare Manager RnFT$109,782$19,200$128,982
Marshall HenshawRnFT$106,774$12,757$119,531

Board Members and Trustees

NameTitle
Lynn JohnsonChair
Kathleen MclaughlinVice Chair / Secretary
Christopher Tiff WoodDirector
Chris JensenResident Director

Highest Paid Contractors

ContractorServicesLocationCompensation
Turner Construction CoConstruction1200 NW NAITO PARKWAY STE 300, Portland, OR 97209$1,024,439
Consonus RehabTherapy ServicesUNIT 12 PO BOX 4800, Portland, OR 97208$653,228
Absolute Procurement LLCConstruction4829 N CONGRESS AVENUE, Portland, OR 97217$498,469
Tk Elevator CorpMaintenance ServicesPO BOX 933004, Atlanta, GA 31193$438,552
Ankrom Moisan Assos ArchitectsArchitectural Services38 NW DAVIS STREET STE 300, Portland, OR 97209$155,182
Revenue and Support

Revenue Composition

Contributions and Grants
$735,180
Program Service Revenue
$21,681,438
Investment Income
$1,297,185
Other Revenue
$-310
All Other Contributions
$735,180
Change in Net Assets
$-1,019,781
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$14,376,783
Salaries, Compensation, and Employee Benefits$9,953,714
Grants and Similar Amounts Paid$402,777
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$6,544,287$808,845-$7,353,132
Depreciation Depletion$3,528,352--$3,528,352
Fees for Services Other$2,032,254$251,177-$2,283,431
Occupancy$1,732,065$101,441-$1,833,506
Fees for Services Management-$1,686,041-$1,686,041
Other Employee Benefits$886,152$109,524-$995,676
Interest$969,320--$969,320
Pension Plan Contributions$526,975$65,132-$592,107
Payroll Taxes$518,903$64,134-$583,037
Office Expenses$463,225$118,114-$581,339
Current Officers, Directors, Trustees, and Key Employees-$429,762-$429,762
Grants to Domestic Individuals$402,777--$402,777
Insurance$331,333--$331,333
Other Expenses$169,416$341,231-$169,416
Advertising$113$124,177-$124,290
Travel-$80,438-$80,438
Fees for Service Investment Mgmnt Fees-$48,861-$48,861
Fees for Services Legal-$40,482-$40,482
Conferences and Meetings-$26,021-$26,021
Fees for Services Accounting-$18,886-$18,886
Information Technology-$1,606-$1,606
Total Functional Expenses$20,417,402$4,315,872$0$24,733,274
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
Yes
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Due to Affiliates$197,497
Asset Retirement Obligation$56,645

Bond Issues

BondIssuerIssuedIssue PricePurpose
AState of Oregon2021-03-29$40,000,000SEE PART VI

Bond Proceeds

BondTotal ProceedsSpentRetiredIssuance Costs
A$20,391,000$20,391,000$2,540,000-

Bond Financing Compliance

No rebate due
No
Rebate not yet due
Yes
Form 8038-T filed
No
Gross proceeds invested
No
Gross proceeds invested in GIC
No
Exception to rebate
Yes
Corrective action procedures
Yes
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
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
Yes
Key decisions subject to board approval
Yes
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 1A

The board of directors has an executive committee that consists of the officers of the board and such others as the board may delegate. The executive committee considers matters relating to admissions and occupancy, all questions referred to it by the board of directors, and has the power to act in the place and stead of the board of directors on matters of business requiring immediate action between the regular meetings of the board of directors. It makes recommendations to the board for filling director and officer vacancies and is responsible for long range planning. The executive committee reports its actions to the board at the next regular meeting.

Form 990, Part VI, Section A, Line 3

Holladay park plaza's board delegates management duties to pacific retirement services, inc.

Form 990, Part VI, Section A, Line 6

The organization has one member, pacific retirement services, inc.

Form 990, Part VI, Section A, Line 7A

Pacific retirement services, inc. Has the authority to elect the organization's directors, which are nominated by the board.

Form 990, Part VI, Section A, Line 7B

The following actions are reserved to pacific retirement services, inc., the sole member: (a) amend, restate or repeal the bylaws, or adopt new bylaws; (b) coordinate the activities of the organization, and engage in the overall planning, policy development, budgeting, and resource allocation for the organization; (c) appoint outside auditors for the organization; (d) elect or appoint the organization's directors, including the resident director and the prs representative director, and fill vacancies caused by the death, removal or resignation of a director; and (e) remove any of the organization's directors or officers. The prior approval of the member is required before the board of directors may (a) approve any merger or consolidation of the organization with another entity, or any partial or total liquidation of the organization's assets; (b) incur any debt, or enter into any contract, not contemplated by the annual budget if the dollar amount exceeds the sum of $100,000; (c) make any gift or gratuitous transfer in excess of $15,000 in any calendar year; (d) create a taxable or tax-exempt subsidiary or affiliated organization; (e) acquire a controlling interest in another entity; or (f) approve any amendment, repeal, or restate of the organization's articles of incorporation, or adopt any new articles of incorporation.

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

The form 990 was reviewed by the corporate director of accounting, vice president of accounting, cfo, and the board of directors.

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

The conflict of interest policy and questionnaire are sent to all board members and key employees annually. There are two policies related to conflicts of interest: 1) board of directors; 2)key employees, which identify the purpose, definitions, and procedures. If a conflict is self-identified by a board member or key employee in the questionnaire and/or meeting, procedures are followed and documented according to the policy.

Form 990, Part VI, Section B, Line 15A

A compensation committee of the prs board exists to determine compensation for the executive director of each community. This committee is comprised of the officers of the prs board of directors. The committee has a charter that outlines its duties and responsibilities. It also has agenda elements that describe the activities that the committee undertakes during the year. The vp of human resources provided salary studies from the following resources to the committee relative to executive director compensation: salary.com, payscale.com, 990 review (like size organizations), cemo (chief executive officers of multi-facility organizations) salary study results, and industry state association salary study results based on geographical location. The recommendation for base compensation and bonus are provided by the executive director's direct supervisor (coo or vp of operations).

Form 990, Part VI, Section C, Line 19

Corporate financial data and governance information is not public information, and as such, is released only pursuant to legal regulation, court order, or other applicable law, and as directed by corporate counsel.

FORM 990, PART VII, SECTION A:

Note that susan platte, katelynn samuelson-nguyen and theresa terrill are leased employees of pacific retirement services, inc. And perform services on behalf of holladay park plaza pursuant to a management services agreement between holladay park plaza and pacific retirement services, inc. Under the management services agreement, their compensation is reimbursed by holladay park plaza. Compensation has been reported in form 990, part vii, section a in order to highlight amounts paid by holladay park plaza, notwithstanding that they are leased employees of pacific retirement services, inc.

Filing and Contact Details

Filer

Filer Name
Holladay Park Plaza
EIN
93-0513697
Phone
8887246424
Address
1300 NE 16TH AVENUE, PORTLAND, OR 97232-1467

Signing Officer

Name
Susan Platte
Title
Executive Director
Phone
8887246424
Signed
2025-08-13
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Lynn Johnson
Formed
1967
Legal Domicile
Or
Voting Board Members
4
Independent Board Members
4
Employees
273
Volunteers
12

Preparer

Firm
Cliftonlarsonallen Llp
Address
10700 NORTHUP WAY SUITE 200, BELLEVUE, WA 98004
Preparer
Kurt Bennion
Phone
4252506100
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

Change in value of interest rate swap agreement -14,360.

FORM 990, PART XII, LINE 2C:

The process and authority for selecting the financial statement auditor and for overseeing the financial statement audit did not change during the fiscal year.

Financial Statement Notes

PART IV, LINE 2B:

Resident security deposits are held in a separate bank account. When the resident leaves the facility the security deposit, minus any amounts retained for repairs, is refunded.

PART X, LINE 2:

The corporation 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 corporation recognizes interest and penalties related to income tax matters in operating expenses. At september 30, 2024 and 2023, there were no such uncertain tax positions.

Raw XML AppendixShowing 400 of 1,358 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/Desc0HOLLADAY PARK PLAZA IS A CONTINUING CARE RETIREMENT COMMUNITY, DEDICATED TO ENHANCING OUR RESIDENTS' QUALITY OF LIFE IN A STIMULATING, SECURE ENVIRONMENT. WE PROVIDE HIGH-QUALITY SERVICES INCLUDING HOUSING, NUTRITIOUS MEALS, NURSING, HOUSEKEEPING, MAINTENANCE, AND OTHER SUPPORT TO THOSE WE SERVE. OUR LEVELS OF SERVICE INCLUDE INDEPENDENT LIVING, ASSISTED LIVING, AND SKILLED NURSING.
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IRS990/MissionDesc0HOLLADAY PARK PLAZA IS A PREMIER NOT-FOR-PROFIT RETIREMENT COMMUNITY WHERE ALL ARE WELCOME AND THE LIVES OF RESIDENTS ARE CONTINUALLY ENRICHED. (CONTINUED IN SCHEDULE O)WE ARE AWARE OF THE EVER-CHANGING NEEDS OF RETIREES AND ENCOURAGE AN ACTIVE LIFESTYLE AND SPIRITUAL AND SOCIAL OPPORTUNITIES. WE ARE COMMITTED TO EXCELLENCE IN OUR INDUSTRY THROUGH THE WORK OF EXPERIENCED AND EDUCATED STAFF AND DIRECTORS, ENHANCED BY RESIDENT INVOLVEMENT. WE ARE DEDICATED TO PROVIDING HIGH-QUALITY SERVICES, INCLUDING A DIVERSE DINING PROGRAM, COMPREHENSIVE WELLNESS SERVICES, AND PERSONALIZED CARE. WE ARE COMMITTED TO BEING GOOD FINANCIAL STEWARDS, PROVIDING SUPPORT FOR RESIDENTS WHEN NEEDED, WHILE KEEPING COSTS COMMENSURATE WITH SERVICES PROVIDED. WE HONOR AND RESPECT ALL OUR COMMUNITY MEMBERS.
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