Civic Intelligence

River Kourt Apartments

990 • Fiscal year 2019 • EIN 93-1161391

Jan 01, 2019 to Dec 31, 2019 • Filed on Jul 07, 2020

Organization Profile
499 W 4th AveEugene, OR 97401

(541) 686-1262

Siviq Scores

Precomputed percentiles for this filing year versus similar nonprofits in the same peer cohort.

Liabilities / Assets

41st percentile

0.01x

Higher debt load relative to assets than 41% of similar nonprofits.

2019 filings • 501(c)3 • $500k-$1M nonprofits • Source year 2019

Liabilities / Revenue

62nd percentile

0.07x

Higher debt load relative to revenue than 62% of similar nonprofits.

2019 filings • 501(c)3 • $500k-$1M nonprofits • Source year 2019

Net Margin

9th percentile

-32%

Higher net margin than 9% of similar nonprofits.

2019 filings • 501(c)3 • $500k-$1M nonprofits • Source year 2019

Top Officer Pay

50th percentile

$0

Higher top officer pay than 50% of similar nonprofits.

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

2019 filings • 501(c)3 • $500k-$1M nonprofits • Source year 2019

Asset Growth

19th percentile

-7.8%

Faster asset growth than 19% of similar nonprofits.

2019 filings • 501(c)3 • $500k-$1M nonprofits • Annualized from 2018 to 2019

Revenue Growth

60th percentile

9.8%

Faster revenue growth than 60% of similar nonprofits.

2019 filings • 501(c)3 • $500k-$1M nonprofits • Annualized from 2018 to 2019

Balance Sheet
Liabilities / Assets41st percentile

Assets

Down

$670,040

Down $56,318 (-7.8%) from 2018

Net Assets

Down

$662,991

Down $33,406 (-4.8%) from 2018

Liabilities

Down

$7,049

Down $22,912 (-76%) from 2018

Revenue And Expenses
Liabilities / Revenue62nd percentileNet Margin9th percentile

Revenue

Up

$102,970

Up $9,156 (+9.8%) from 2018

Expenses

Up

$136,376

Up $4,892 (+3.7%) from 2018

Net Income

Up

-$33,406

Up $4,264 (+11%) from 2018

Historical Trend

Balance Sheet Trend

Asset Growth19th percentile

The highlighted filing sits inside the broader history for assets, liabilities, and net assets.

$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

2019

Assets$670,040
Liabilities$7,049
Net Assets$662,991
Open 2019 Filing

Operations Trend

Revenue Growth60th percentile

Revenue, expenses, and net income across loaded years, with this 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

2019

Revenue$102,970
Expenses$136,376
Net Income-$33,406
Open 2019 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2019 to Dec 31, 2019
Signed
Jul 7, 2020
Return Version
2019v5.0
Gross Receipts
$102,970
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$591,401$592,623▲ $1,222
Accounts Receivable$850$7,529▲ $6,679
Prepaid Expenses and Deferred Charges$246$3,308▲ $3,062
Cash and Non-Interest-Bearing Accounts$53$379▲ $326
Total Assets$726,358$670,040▼ $56,318
Other Assets Total$133,808$66,201▼ $67,607
Liabilities
Other Liabilities$20,446$4,614▼ $15,832
Accounts Payable and Accrued Expenses$9,515$2,334▼ $7,181
Deferred Revenue-$101-
Total Liabilities$29,961$7,049▼ $22,912
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$696,397$662,991▼ $33,406
Total Net Assets Fund Balance$696,397$662,991▼ $33,406
Total Liabilities and Net Assets / Fund Balance$726,358$670,040▼ $56,318

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$515,901$590,697$1,106,598
Land$75,000-$75,000
Equipment$1,722$48,505$50,227
Other Assets Org$2,342--
Compensation and Service Providers
Top Officer Pay50th percentile

Board Members and Trustees

NameTitle
Ariann HarrelsonPresident
Jacob FoxSecretary
Rebekah LambertVP/treasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$48,684
Program Service Revenue
$54,178
Investment Income
$108
Other Revenue
$0
Change in Net Assets
$-33,406

Audited Revenue Reconciliation

Revenue per Audited Statements
$102,970
Total Revenue per Audited Statements
$102,970
Total Revenue per Form 990
$102,970
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$126,384
Salaries, Compensation, and Employee Benefits$9,992
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$32,494--$32,494
Occupancy$13,598--$13,598
Fees for Services Accounting-$13,395-$13,395
Other Salaries and Wages$8,913--$8,913
Fees for Services Legal-$6,920-$6,920
Fees for Services Management-$6,501-$6,501
Insurance$5,986--$5,986
Office Expenses-$5,214-$5,214
Other Expenses$7,814$2,586-$2,586
Payroll Taxes$1,072--$1,072
All Other Expenses$655--$655
Other Employee Benefits$7--$7
Total Functional Expenses$101,760$34,616$0$136,376

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$136,376
Total Expenses per Audited Statements$136,376
Total Expenses per Form 990$136,376
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
Tenant Security Deposits$4,589
Short-term Advance From Affiliate$25
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
Yes
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 4

“The organization restated its articles of incorporation during the year to modify the process for election of new board members.”

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
Ariann Harrelson
Title
President
Phone
5416861262
Signed
2020-07-07
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Ariann Harrelson
Formed
1994
Legal Domicile
Or
Voting Board Members
3
Independent Board Members
3
Employees
0
Volunteers
3

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.”

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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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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 ORGANIZATION RESTATED ITS ARTICLES OF INCORPORATION DURING THE YEAR TO MODIFY THE PROCESS FOR ELECTION OF NEW BOARD MEMBERS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4THE 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/ExplanationTxt5THE 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/ExplanationTxt6DOCUMENTS ARE MADE AVAILABLE UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990 - ORGANIZATION'S MISSION
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Document Assets

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Filings

Displayed year

2019 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$670,040
Liabilities
$7,049
Net assets
$662,991
Revenue
$102,970
Expenses
$136,376
Net income
-$33,406
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