Civic Intelligence

River Kourt Apartments

EIN 93-1161391 • 501(c)3 • Eugene, OR

Profile

River kourt apartments was formed pursuant to section 811 of the national affordable housing act for the purpose of developing, owning and operating a housing and independent living facility exclusively for persons with disabilities.

499 W 4th AveEugene, OR 97401
Siviq Scores

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

Liabilities / Assets

82nd percentile

0.35x

Higher debt load relative to assets than 82% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2024

Liabilities / Revenue

93rd percentile

1.25x

Higher debt load relative to revenue than 93% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2024

Net Margin

6th percentile

-63%

Higher net margin than 6% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2024

Top Officer Pay

93rd percentile

$147,102

Higher top officer pay than 93% of similar nonprofits.

Top officer pay equals 84.0% of source-year revenue.

501(c)3 • $500k-$1M nonprofits • Source year 2024

Asset Growth

43rd percentile

0.4%

Faster asset growth than 43% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Annualized from 2023 to 2024

Revenue Growth

80th percentile

44%

Faster revenue growth than 80% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets82nd percentile

Assets

Up

$626,068

Up $2,400 (+0.4%) from 2023

Liabilities

Up

$219,480

Up $112,852 (+106%) from 2023

Net Assets

Down

$406,588

Down $110,452 (-21%) from 2023

Operations
Liabilities / Revenue93rd percentileNet Margin6th percentile

Revenue

Up

$175,127

Up $53,124 (+44%) from 2023

Expenses

Up

$285,579

Up $124,708 (+78%) from 2023

Net Income

Down

-$110,452

Down $71,584 (-184%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth43rd percentile

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

$1.0M$500K$0Assets 2011: $811,728Liabilities 2011: $8,249Net Assets 2011: $803,4792011Assets 2012: $814,226Liabilities 2012: $7,069Net Assets 2012: $807,1572012Assets 2013: $806,412Liabilities 2013: $11,759Net Assets 2013: $794,6532013Assets 2014: $796,875Liabilities 2014: $6,134Net Assets 2014: $790,7412014Assets 2015: $799,305Liabilities 2015: $6,453Net Assets 2015: $792,8522015Assets 2016: $783,160Liabilities 2016: $28,973Net Assets 2016: $754,1872016Assets 2017: $739,128Liabilities 2017: $5,061Net Assets 2017: $734,0672017Assets 2018: $726,358Liabilities 2018: $29,961Net Assets 2018: $696,3972018Assets 2019: $670,040Liabilities 2019: $7,049Net Assets 2019: $662,9912019Assets 2020: $653,539Liabilities 2020: $5,453Net Assets 2020: $648,0862020Assets 2021: $628,185Liabilities 2021: $26,438Net Assets 2021: $601,7472021Assets 2022: $567,649Liabilities 2022: $11,741Net Assets 2022: $555,9082022Assets 2023: $623,668Liabilities 2023: $106,628Net Assets 2023: $517,0402023Assets 2024: $626,068Liabilities 2024: $219,480Net Assets 2024: $406,5882024

Highlighted filing

2024

Assets$626,068
Liabilities$219,480
Net Assets$406,588
Open 2024 Filing

Operations Trend

Revenue Growth80th percentile

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

$300K$200K$100K$0-$100K-$200KRevenue 2011: $100,660Expenses 2011: $99,374Net Income 2011: $1,2862011Revenue 2012: $100,189Expenses 2012: $96,511Net Income 2012: $3,6782012Revenue 2013: $97,195Expenses 2013: $109,699Net Income 2013: -$12,5042013Revenue 2014: $96,730Expenses 2014: $100,642Net Income 2014: -$3,9122014Revenue 2015: $94,038Expenses 2015: $91,927Net Income 2015: $2,1112015Revenue 2016: $77,894Expenses 2016: $116,559Net Income 2016: -$38,6652016Revenue 2017: $92,233Expenses 2017: $112,353Net Income 2017: -$20,1202017Revenue 2018: $93,814Expenses 2018: $131,484Net Income 2018: -$37,6702018Revenue 2019: $102,970Expenses 2019: $136,376Net Income 2019: -$33,4062019Revenue 2020: $113,330Expenses 2020: $128,235Net Income 2020: -$14,9052020Revenue 2021: $54,297Expenses 2021: $100,636Net Income 2021: -$46,3392021Revenue 2022: $119,418Expenses 2022: $165,257Net Income 2022: -$45,8392022Revenue 2023: $122,003Expenses 2023: $160,871Net Income 2023: -$38,8682023Revenue 2024: $175,127Expenses 2024: $285,579Net Income 2024: -$110,4522024

Highlighted filing

2024

Revenue$175,127
Expenses$285,579
Net Income-$110,452
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$626,068
Liabilities
$219,480
Net assets
$406,588
Revenue
$175,127
Expenses
$285,579
Net income
-$110,452
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$6.26$2.19$4.07$1.75$2.86$1.10
2023Detailed filing. Detailed filing data is available for this year.$6.24$1.07$5.17$1.22$1.61$0.39
2022Detailed filing. Detailed filing data is available for this year.$5.68$0.12$5.56$1.19$1.65$0.46
2021Detailed filing. Detailed filing data is available for this year.$6.28$0.26$6.02$0.54$1.01$0.46
2020Detailed filing. Detailed filing data is available for this year.$6.54$0.05$6.48$1.13$1.28$0.15
2019Detailed filing. Detailed filing data is available for this year.$6.70$0.07$6.63$1.03$1.36$0.33
2018Detailed filing. Detailed filing data is available for this year.$7.26$0.30$6.96$0.94$1.31$0.38
2017Summary only. Only limited summary data is available for this year.$7.39$0.05$7.34$0.92$1.12$0.20
2016Summary only. Only limited summary data is available for this year.$7.83$0.29$7.54$0.78$1.17$0.39
2015Summary only. Only limited summary data is available for this year.$7.99$0.06$7.93$0.94$0.92$0.02
2014Summary only. Only limited summary data is available for this year.$7.97$0.06$7.91$0.97$1.01$0.04
2013Summary only. Only limited summary data is available for this year.$8.06$0.12$7.95$0.97$1.10$0.13
2012Summary only. Only limited summary data is available for this year.$8.14$0.07$8.07$1.00$0.97$0.04
2011Summary only. Only limited summary data is available for this year.$8.12$0.08$8.03$1.01$0.99$0.01
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2023 to Jun 30, 2024
Signed
May 5, 2025
Return Version
2023v6.0
Gross Receipts
$175,127
Mission and Program Overview

Mission

River kourt apartments was formed pursuant to section 811 of the national affordable housing act for the purpose of developing, owning and operating a housing and independent living facility exclusively for persons with disabilities.

Provides housing to disabled persons under section 811 of the national housing act under agreement with the u.s. Department of housing and urban development.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$477,387$444,955▼ $32,432
Accounts Receivable$67,666$123,633▲ $55,967
Cash and Non-Interest-Bearing Accounts$10,405$15,314▲ $4,909
Prepaid Expenses and Deferred Charges$10,167$12,969▲ $2,802
Total Assets$623,668$626,068▲ $2,400
Other Assets Total$58,043$29,197▼ $28,846
Liabilities
Other Liabilities$104,737$219,108▲ $114,371
Deferred Revenue$1,014--
Accounts Payable and Accrued Expenses$877$372▼ $505
Total Liabilities$106,628$219,480▲ $112,852
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$517,040$406,588▼ $110,452
Total Net Assets Fund Balance$517,040$406,588▼ $110,452
Total Liabilities and Net Assets / Fund Balance$623,668$626,068▲ $2,400

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$369,955$736,643$1,106,598
Land$75,000-$75,000
Equipment-$50,227$50,227
Compensation and Service Providers
Top Officer Pay93rd percentile

Employees

NameTitleOtherTotal
Michelle HankesPresident Th$147,102$147,102
Kathleen BroadhurstDirector$113,363$113,363
Dana Petersen-crabbDirector$102,856$102,856

Board Members and Trustees

NameTitle
Jill CougleDirector
Tom HarburgDirector
Eric Van HoutenSecretary
Melinda GrierVP/treasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$64,811
Program Service Revenue
$46,608
Investment Income
$602
Other Revenue
$63,106
Change in Net Assets
$-110,452

Audited Revenue Reconciliation

Revenue per Audited Statements
$175,127
Total Revenue per Audited Statements
$175,127
Total Revenue per Form 990
$175,127
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$285,579
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
Depreciation Depletion$32,432--$32,432
Fees for Services Other$27,495--$27,495
Occupancy$23,332--$23,332
Fees for Services Accounting-$13,935-$13,935
Insurance$12,646--$12,646
All Other Expenses$2,861$5,416-$8,277
Other Expenses$5,376--$5,376
Fees for Services Management$4,887--$4,887
Office Expenses-$3,452-$3,452
Total Functional Expenses$262,776$22,803$0$285,579

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$285,579
Total Expenses per Audited Statements$285,579
Total Expenses per Form 990$285,579
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
Accounts Payable - Casualty Event$124,416
Due to Affiliate$91,158
Tenant Security Deposits$3,534
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
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, Page 6, Part VI, Line 3

“River kourt apartments has no staff and delegates management duties to its board authorized agent, sheltercare, a related organization.”

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

“The form 990 is sent out electronically to the board, board members ask any clarifying questions and the 990 is approvd at the next scheduled board meeting.”

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

“The board members and executive management sign conflict of interest policies annually. We do not do business with board members, executive management individuals or their families.”

Form 990, Page 6, Part VI, Line 19

“Documents are made available upon request.”

Filing and Contact Details

Filer

Filer Name
River Kourt Apartments
EIN
93-1161391
Phone
5416861262
Address
499 W 4TH AVE, EUGENE, OR 97401

Signing Officer

Name
Eric Van Houten
Title
Secretary
Phone
5416861262
Signed
2025-05-05
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Eric Van Houten
Formed
1994
Legal Domicile
Or
Voting Board Members
6
Independent Board Members
4
Employees
0
Volunteers
7

Preparer

Firm
Jones & Roth Pc
Address
PO BOX 10086, EUGENE, OR 97440
Preparer
Kari Young
Phone
5416872320
Supplemental Narrative

Additional Explanations

FORM 990 - ORGANIZATION'S MISSION

“River kourt apartments was formed pursuant to section 811 of the national affordable housing act for the purpose of developing, owning and operating a housing and independent living facility exclusively for persons with disabilities.”

Form 990, Page 1, Part I, Line 6

“Volunteers serve on the organization's board of directors.”

Raw XML AppendixShowing 400 of 433 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/ReportLandBuildingEquipmentInd0true
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IRS990/ReportOtherLiabilitiesInd0true
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IRS990/RevenueAmt046608
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IRS990ScheduleA/Form990ScheduleAPartVIGrp/ExplanationTxt0SCHEDULE A, PART IV, SECTION B. LINE 1: THE BOARD OF DIRECTORS OF RIVER KOURT IS ELECTED BY THE BOARD OF DIRECTORS OF RIVER KOURT PURSUANT TO THE AMENDED AND RESTATED ARTICLES OF INCORPORATION. HOWEVER, SHELTERCARE, THE SUPPORTED ORGANIZATION, IS AUTHORIZED BY THE BOARD OF RIVER KOURT TO PROVIDE MANAGEMENT AND OVERSIGHT FOR THE OPERATIONS OF RIVER KOURT.
IRS990ScheduleA/Form990ScheduleAPartVIGrp/ExplanationTxt1SUPPORT PROVIDED TO SHELTERCARE IN THE FORM OF RUNNING RIVER KOURT APARTMENTS. VALUE OF OTHER SUPPORT PROVIDED IS REPORTED AS THE AMOUNT OF PROGRAM EXPENDITURES FOR THE FISCAL YEAR.
IRS990ScheduleA/Form990ScheduleAPartVIGrp/FormAndLineReferenceDesc0PART IV, SECTION B, LINE 1
IRS990ScheduleA/Form990ScheduleAPartVIGrp/FormAndLineReferenceDesc1SUPPLEMENTAL INFORMATION
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IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/State0RESTRICTED
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IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt075000
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IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt23534
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0ACCOUNTS PAYABLE - CASUALTY EVENT
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1DUE TO AFFILIATE
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc2TENANT SECURITY DEPOSITS
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IRS990ScheduleD/TotalBookValueLandBuildingsAmt0444955
IRS990ScheduleD/TotalExpensesPerForm990Amt0285579
IRS990ScheduleD/TotalLiabilityAmt0219108
IRS990ScheduleD/TotalRevenuePerForm990Amt0175127
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0RIVER KOURT APARTMENTS WAS FORMED PURSUANT TO SECTION 811 OF THE NATIONAL AFFORDABLE HOUSING ACT FOR THE PURPOSE OF DEVELOPING, OWNING AND OPERATING A HOUSING AND INDEPENDENT LIVING FACILITY EXCLUSIVELY FOR PERSONS WITH DISABILITIES.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1VOLUNTEERS SERVE ON THE ORGANIZATION'S BOARD OF DIRECTORS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2RIVER KOURT APARTMENTS HAS NO STAFF AND DELEGATES MANAGEMENT DUTIES TO ITS BOARD AUTHORIZED AGENT, SHELTERCARE, A RELATED ORGANIZATION.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3THE FORM 990 IS SENT OUT ELECTRONICALLY TO THE BOARD, BOARD MEMBERS ASK ANY CLARIFYING QUESTIONS AND THE 990 IS APPROVD AT THE NEXT SCHEDULED BOARD MEETING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4THE BOARD MEMBERS AND EXECUTIVE MANAGEMENT SIGN CONFLICT OF INTEREST POLICIES ANNUALLY. WE DO NOT DO BUSINESS WITH BOARD MEMBERS, EXECUTIVE MANAGEMENT INDIVIDUALS OR THEIR FAMILIES.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5DOCUMENTS ARE MADE AVAILABLE UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990 - ORGANIZATION'S MISSION
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 1, PART I, LINE 6
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PAGE 6, PART VI, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5FORM 990, PAGE 6, PART VI, LINE 19
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt0CHARITABLE
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