Civic Intelligence

Cathedral Pioneer Church Homes No Two

EIN 94-1629086 • 501(c)3 • Long Beach, CA

Profile

To provide housing options for older adults in an environment that enhances the quality of life as it relates to their physical, mental and spiritual well-being.

911 N Studebaker RoadLong Beach, CA 90815

pioneerhouseretirement.org

Siviq Scores

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

Liabilities / Assets

33rd percentile

0.00x

Tied with the lowest-debt nonprofits in its peer group.

501(c)3 • $500k-$1M nonprofits • Source year 2025

Liabilities / Revenue

35th percentile

0.00x

Tied with the lowest-debt nonprofits in its peer group.

501(c)3 • $500k-$1M nonprofits • Source year 2025

Net Margin

5th percentile

-82%

Higher net margin than 5% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2025

Top Officer Pay

100th percentile

$770,133

Higher top officer pay than 100% of similar nonprofits.

Top officer pay equals 1186.0% of source-year revenue.

501(c)3 • $500k-$1M nonprofits • Source year 2025

Asset Growth

26th percentile

-6.2%

Faster asset growth than 26% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Annualized from 2024 to 2025

Revenue Growth

2nd percentile

-82%

Faster revenue growth than 2% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Annualized from 2024 to 2025

Assets

Down

$781,176

Down $51,630 (-6.2%) from 2024

Liabilities

Flat

$0

Flat from 2024

Net Assets

Down

$781,176

Down $51,630 (-6.2%) from 2024

Revenue

Down

$64,933

Down $291,894 (-82%) from 2024

Expenses

Down

$118,105

Down $85,321 (-42%) from 2024

Net Income

Down

-$53,172

Down $206,573 (-135%) from 2024

Trend Graphs

Balance Sheet Trend

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

$10M$5.0M$0-$5.0MAssets 2010: $2,948,356Liabilities 2010: $1,035,238Net Assets 2010: $1,913,1182010Assets 2011: $3,191,558Liabilities 2011: $581,355Net Assets 2011: $2,610,2032011Assets 2012: $3,378,177Liabilities 2012: $662,222Net Assets 2012: $2,715,9552012Assets 2013: $3,514,449Liabilities 2013: $874,583Net Assets 2013: $2,639,8662013Assets 2014: $3,369,146Liabilities 2014: $724,097Net Assets 2014: $2,645,0492014Assets 2015: $3,450,936Liabilities 2015: $677,871Net Assets 2015: $2,773,0652015Assets 2016: $3,321,770Liabilities 2016: $659,383Net Assets 2016: $2,662,3872016Assets 2017: $3,184,201Liabilities 2017: $561,670Net Assets 2017: $2,622,5312017Assets 2018: $3,559,250Liabilities 2018: $1,329,905Net Assets 2018: $2,229,3452018Assets 2019: $3,172,315Liabilities 2019: $2,101,017Net Assets 2019: $1,071,2982019Assets 2020: $3,131,522Liabilities 2020: $2,757,450Net Assets 2020: $374,0722020Assets 2021: $2,889,324Liabilities 2021: $4,263,791Net Assets 2021: -$1,374,4672021Assets 2022: $3,162,267Liabilities 2022: $6,432,626Net Assets 2022: -$3,270,3592022Assets 2023: $894,886Liabilities 2023: $174,175Net Assets 2023: $720,7112023Assets 2024: $832,806Liabilities 2024: $0Net Assets 2024: $832,8062024Assets 2025: $781,176Liabilities 2025: $0Net Assets 2025: $781,1762025

Highlighted filing

2025

Assets$781,176
Liabilities$0
Net Assets$781,176

Operations Trend

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

$10M$5.0M$0-$5.0MExpenses 2010: $5,131,7592010Expenses 2011: $5,851,9132011Expenses 2012: $5,542,8322012Expenses 2013: $5,458,3272013Revenue 2014: $6,253,347Expenses 2014: $6,248,898Net Income 2014: $4,4492014Revenue 2015: $6,523,724Expenses 2015: $6,395,379Net Income 2015: $128,3452015Revenue 2016: $6,738,589Expenses 2016: $6,849,282Net Income 2016: -$110,6932016Revenue 2017: $7,029,808Expenses 2017: $7,071,853Net Income 2017: -$42,0452017Revenue 2018: $6,897,878Expenses 2018: $7,291,995Net Income 2018: -$394,1172018Revenue 2019: $6,126,216Expenses 2019: $7,284,197Net Income 2019: -$1,157,9812019Revenue 2020: $6,388,634Expenses 2020: $7,084,714Net Income 2020: -$696,0802020Revenue 2021: $5,252,120Expenses 2021: $7,004,807Net Income 2021: -$1,752,6872021Revenue 2022: $4,788,114Expenses 2022: $6,681,237Net Income 2022: -$1,893,1232022Revenue 2023: $5,958,267Expenses 2023: $6,127,927Net Income 2023: -$169,6602023Revenue 2024: $356,827Expenses 2024: $203,426Net Income 2024: $153,4012024Revenue 2025: $64,933Expenses 2025: $118,105Net Income 2025: -$53,1722025

Highlighted filing

2025

Revenue$64,933
Expenses$118,105
Net Income-$53,172

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$0.78$0.00$0.78$0.06$0.12$0.05
2024Detailed filing. Detailed filing data is available for this year.$0.83$0.00$0.83$0.36$0.20$0.15
2023Detailed filing. Detailed filing data is available for this year.$0.89$0.17$0.72$5.96$6.13$0.17
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.16$6.43$3.27$4.79$6.68$1.89
2021Detailed filing. Detailed filing data is available for this year.$2.89$4.26$1.37$5.25$7.00$1.75
2020Detailed filing. Detailed filing data is available for this year.$3.13$2.76$0.37$6.39$7.08$0.70
2019Detailed filing. Detailed filing data is available for this year.$3.17$2.10$1.07$6.13$7.28$1.16
2018Detailed filing. Detailed filing data is available for this year.$3.56$1.33$2.23$6.90$7.29$0.39
2017Detailed filing. Detailed filing data is available for this year.$3.18$0.56$2.62$7.03$7.07$0.04
2016Detailed filing. Detailed filing data is available for this year.$3.32$0.66$2.66$6.74$6.85$0.11
2015Detailed filing. Detailed filing data is available for this year.$3.45$0.68$2.77$6.52$6.40$0.13
2014Detailed filing. Detailed filing data is available for this year.$3.37$0.72$2.65$6.25$6.25$0.00
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.51$0.87$2.64$5.46
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.38$0.66$2.72$5.54
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.19$0.58$2.61$5.85
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.95$1.04$1.91$5.13
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Oct 1, 2024 to Sep 30, 2025
Signed
Jan 29, 2026
Return Version
2024v5.5
Gross Receipts
$64,933
Mission and Program Overview

Mission

Provided housing options for older adults in an environment that enhances the quality of life as it relates to their physical, mental and spiritual well-being.

Skilled nursing care & assisted living.

Balance Sheet Detail
LineBeginningEndChange
Assets
Cash and Non-Interest-Bearing Accounts$615,300$761,962▲ $146,662
Savings and Temporary Cash Investments$217,506$0▼ $217,506
Accounts Receivable$0$19,214▲ $19,214
Total Assets$832,806$781,176▼ $51,630
Liabilities
Total Liabilities$0$0→ $0
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$832,806$781,176▼ $51,630
Total Net Assets Fund Balance$832,806$781,176▼ $51,630
Total Liabilities and Net Assets / Fund Balance$832,806$781,176▼ $51,630
Compensation and Service Providers

Board Members and Trustees

NameTitle
Hartman Stuart JPresident/CEO
Desaegher Norma NVice President
Mosqueira PhilAp Director
Steckbeck KentBudget & Analytics Director
Ingrao Salvatore aDevel Accounting Director
East Raymond EDirector
Hart Donald GDirector
Miner Don JDirector
Pollock Jeffrey RDirector
Wilson CherylDirector
Mickelson Lavonne RDirector of Afford Housing Ops
Fox Laura LDirector of Corp Records
Phelps Lori AnnInfo Systems Director
Young SeeseeInternal Audit Director
Do Thanh-thanhAcct Manager Exempt
Ricano PeggyAcct Manager Exempt
Hall Maggie WAssociate Counsel
Rossello Frank JrCFO and VP of Finance
King Diane DCompl and Privacy Officer
Sanchez Omar EConstruction Manager Sr
Chung Dean HController
See Schedule Jo SalaryDisclosure - Pgs 26 & 28
Porter Jr Newman RushEntitlement Proj Manager
Amberg Robert RExecutive VP Gen Counsel
Bunn AndrewTreasurer
Fard Bobby JVP Acquis and Proj Dev
Gilchrist Kevin DarrellVP Dev Fin & Asset Mgmt
Robinson Tina MVP Housing Accounting
Escandon Yuri AndrewVP Housing Operations
Battaglia NadaVP Human Resources
Silva Joanne LVP Occupancy & Tax Credit
Ragon Christy AnnVP of Communications
Titus Stephanie LVP Philanthropy/CSO
Clow John CVP Risk Management
Magnone Vincent BVP Treasury & Invstmt Off
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$0
Investment Income
$35,193
Other Revenue
$29,740
Change in Net Assets
$-53,172
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Salaries, Compensation, and Employee Benefits$69,434
Other Expenses$48,671
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Payroll Taxes$69,434--$69,434
Other Expenses$11,550$25,000-$11,550
Fees for Services Accounting-$9,030-$9,030
Occupancy$2,566--$2,566
Interest$510--$510
Office Expenses$15--$15
Total Functional Expenses$84,075$34,030$0$118,105
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
Governance and Compliance

Governance Checklist

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

Governance Explanations

Form 990, Part VI, Section A, Line 3

Management duties are fulfilled by management company which include, but not limited to financing arrangements, management, consulting and administrative services.

Form 990, Part VI, Section A, Line 6

There is one class of memebers for the organization. The sole member is retirement housing foundation or its designee(s).

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

The members will annually elect the board of trustees for the filing organization.

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

A majority of the members of the board of trustees, or a majority of the members of the corporation is necessary to amend, repeal or adopt new bylaws for the filing organization.

Form 990, Part VI, Section A, Line 8B

There are no committees with the authority to act on behalf of the governing body.

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

The management company thoroughly reviews the form 990 and discusses any comments with the third party preparer before filing.

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

Upon joining the company and annually thereafter, all employees and board members are required to complete and sign a certification acknowledging their understanding and agreement to comply with the company's conflict of interest policy, including disclosing any activities that may appear or may be deemed violations of the policy. Board members and company officers have an additional and more comprehensive conflict of interest policy and certification requirement. Designated management personnel are responsible for tracking the distribution and return of all certifications and for accounting and reporting any disclosures to the company's compliance officer. If further review of any disclosure is merited, the compliance officer forwards the certification to the company's general counsel, ceo and/or board for final disposition. Individuals who have made disclosures are advised of final dispositions. An employee's failure to submit timely certifications, disclosures and/or to take the necessary required actions to avoid conflicts may be disciplined, up to and including termination if the individual is a board member, he or she may be subject to removal from his or her position.

Form 990, Part VI, Section B, Line 15

The organization does not compensate the ceo, executive director, top management official or other officers or key employees. A related organization compensates these individuals and the process includes an extensive review and approval by independent persons to determine compensation.

Form 990, Part VI, Section C, Line 19

The organization makes its governing documents and conflict of interest policy available to the public upon request.

Form 990 Part VII, Section A and Schedule J, Part II

The compensation listed on schedule j and elsewhere in this return is for services provided by and paid by retirement housing foundation, which is a related organization that sponsors and manages approximately 190 tax exempt organizations and partnerships that provide affordable and marketrate housing, skilled nursing, and assisted living services for senior adults, low income families, and persons with disabilities throughout the united states including the district of columbia, puerto rico, and the virgin islands.

Filing and Contact Details

Filer

Filer Name
Cathedral Pioneer Church Homes No Two
EIN
94-1629086
Phone
5622575324
Address
911 N STUDEBAKER ROAD, LONG BEACH, CA 90815
Doing Business As
Pioneer House

Signing Officer

Name
Frank Rossello
Title
VP of Finance, CFO
Phone
5622575324
Signed
2026-01-29
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Stuart Hartman
Formed
1963
Legal Domicile
CA
Voting Board Members
7
Independent Board Members
7
Employees
0
Volunteers
7

Preparer

Firm
DAUBY O'CONNOR & ZALESKI LLC
Address
501 CONGRESSIONAL BLVD 300, CARMEL, IN 46032
Preparer
Mallory Kriebel
Phone
3178485700
Raw XML AppendixShowing 400 of 3,636 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/BooksInCareOfDetail/PhoneNum05622575100
IRS990/BooksInCareOfDetail/USAddress/AddressLine1Txt0911 N STUDEBAKER ROAD
IRS990/BooksInCareOfDetail/USAddress/CityNm0LONG BEACH
IRS990/BooksInCareOfDetail/USAddress/StateAbbreviationCd0CA
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IRS990/CYOtherExpensesAmt048671
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IRS990/Desc0OPERATED 47 INDEPENDENT LIVING UNITS, 41 ASSISTED LIVING UNITS AND 49 SKILLED NURSING BEDS FOR LOW-INCOME SENIORS. AT PIONEER HOUSE WE PROVIDE THREE LEVELS OF CARE. THIS MEANS THAT, IN MOST CASES, THE CONTINUUM OF CARE CAN CARRY ON WITHOUT THE NEED TO UPROOT AND MOVE TO A NEW COMMUNITY. WE PROVIDE RESIDENTIAL LIVING, ASSISTED LIVING, AND ON-SITE REHABILITATION AND RESTORATIVE NURSING TO HELP OUR RESIDENTS REGAIN THEIR HIGHEST ATTAINABLE LEVEL OF INDEPENDENCE. PIONEER HOUSE IS PROUD TO BE A RETIREMENT HOUSING FOUNDATION (RHF) COMMUNITY. RHF IS ONE OF THE NATION'S LARGEST NON-PROFIT PROVIDERS OF HOUSING AND SERVICES FOR OLDER ADULTS, PERSONS WITH DISABILITIES, AND LOW-INCOME FAMILIES. THE FACILITY WAS SOLD IN 2023.
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IRS990/Form990PartVIISectionAGrp/PersonNm0HARTMAN STUART J
IRS990/Form990PartVIISectionAGrp/PersonNm1AMBERG ROBERT R
IRS990/Form990PartVIISectionAGrp/PersonNm2ROSSELLO FRANK JR
IRS990/Form990PartVIISectionAGrp/PersonNm3FARD BOBBY J
IRS990/Form990PartVIISectionAGrp/PersonNm4ESCANDON YURI ANDREW
IRS990/Form990PartVIISectionAGrp/PersonNm5GILCHRIST KEVIN DARRELL
IRS990/Form990PartVIISectionAGrp/PersonNm6BATTAGLIA NADA
IRS990/Form990PartVIISectionAGrp/PersonNm7TITUS STEPHANIE L
IRS990/Form990PartVIISectionAGrp/PersonNm8KING DIANE D
IRS990/Form990PartVIISectionAGrp/PersonNm9MAGNONE VINCENT B
IRS990/Form990PartVIISectionAGrp/PersonNm10CLOW JOHN C
IRS990/Form990PartVIISectionAGrp/PersonNm11MICKELSON LAVONNE R
IRS990/Form990PartVIISectionAGrp/PersonNm12STECKBECK KENT
IRS990/Form990PartVIISectionAGrp/PersonNm13PHELPS LORI ANN
IRS990/Form990PartVIISectionAGrp/PersonNm14ROBINSON TINA M
IRS990/Form990PartVIISectionAGrp/PersonNm15HALL MAGGIE W
IRS990/Form990PartVIISectionAGrp/PersonNm16CHUNG DEAN H
IRS990/Form990PartVIISectionAGrp/PersonNm17SANCHEZ OMAR E
IRS990/Form990PartVIISectionAGrp/PersonNm18SILVA JOANNE L
IRS990/Form990PartVIISectionAGrp/PersonNm19FOX LAURA L
IRS990/Form990PartVIISectionAGrp/PersonNm20RICANO PEGGY
IRS990/Form990PartVIISectionAGrp/PersonNm21RAGON CHRISTY ANN
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IRS990/Form990PartVIISectionAGrp/PersonNm23YOUNG SEESEE
IRS990/Form990PartVIISectionAGrp/PersonNm24DO THANH-THANH
IRS990/Form990PartVIISectionAGrp/PersonNm25MOSQUEIRA PHIL
IRS990/Form990PartVIISectionAGrp/PersonNm26PORTER JR NEWMAN RUSH
IRS990/Form990PartVIISectionAGrp/PersonNm27DESAEGHER NORMA N
IRS990/Form990PartVIISectionAGrp/PersonNm28BUNN ANDREW
IRS990/Form990PartVIISectionAGrp/PersonNm29EAST RAYMOND E
IRS990/Form990PartVIISectionAGrp/PersonNm30MINER DON J
IRS990/Form990PartVIISectionAGrp/PersonNm31POLLOCK JEFFREY R
IRS990/Form990PartVIISectionAGrp/PersonNm32HART DONALD G
IRS990/Form990PartVIISectionAGrp/PersonNm33WILSON CHERYL
IRS990/Form990PartVIISectionAGrp/PersonNm34SEE SCHEDULE JO SALARY
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IRS990/Form990PartVIISectionAGrp/TitleTxt0PRESIDENT/CEO
IRS990/Form990PartVIISectionAGrp/TitleTxt1EXECUTIVE VP GEN COUNSEL
IRS990/Form990PartVIISectionAGrp/TitleTxt2CFO AND VP OF FINANCE
IRS990/Form990PartVIISectionAGrp/TitleTxt3VP ACQUIS AND PROJ DEV
IRS990/Form990PartVIISectionAGrp/TitleTxt4VP HOUSING OPERATIONS
IRS990/Form990PartVIISectionAGrp/TitleTxt5VP DEV FIN & ASSET MGMT
IRS990/Form990PartVIISectionAGrp/TitleTxt6VP HUMAN RESOURCES
IRS990/Form990PartVIISectionAGrp/TitleTxt7VP PHILANTHROPY/CSO
IRS990/Form990PartVIISectionAGrp/TitleTxt8COMPL AND PRIVACY OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt9VP TREASURY & INVSTMT OFF
IRS990/Form990PartVIISectionAGrp/TitleTxt10VP RISK MANAGEMENT
IRS990/Form990PartVIISectionAGrp/TitleTxt11DIR OF AFFORD HOUSING OPS
IRS990/Form990PartVIISectionAGrp/TitleTxt12BUDGET & ANALYTICS DIR
IRS990/Form990PartVIISectionAGrp/TitleTxt13INFO SYSTEMS DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt14VP HOUSING ACCOUNTING
IRS990/Form990PartVIISectionAGrp/TitleTxt15ASSOCIATE COUNSEL
IRS990/Form990PartVIISectionAGrp/TitleTxt16CONTROLLER
IRS990/Form990PartVIISectionAGrp/TitleTxt17CONSTRUCTION MANAGER SR
IRS990/Form990PartVIISectionAGrp/TitleTxt18VP OCCUPANCY & TAX CREDIT
IRS990/Form990PartVIISectionAGrp/TitleTxt19DIRECTOR OF CORP RECORDS
IRS990/Form990PartVIISectionAGrp/TitleTxt20ACCT MANAGER EXEMPT
IRS990/Form990PartVIISectionAGrp/TitleTxt21VP OF COMMUNICATIONS
IRS990/Form990PartVIISectionAGrp/TitleTxt22DEVEL ACCOUNTING DIR
IRS990/Form990PartVIISectionAGrp/TitleTxt23INTERNAL AUDIT DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt24ACCT MANAGER EXEMPT
IRS990/Form990PartVIISectionAGrp/TitleTxt25AP DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt26ENTITLEMENT PROJ MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt27VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt28TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt29DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt30DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt31DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt32DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt33DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt34DISCLOSURE - PGS 26 & 28
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IRS990/MissionDesc0PROVIDED HOUSING OPTIONS FOR OLDER ADULTS IN AN ENVIRONMENT THAT ENHANCES THE QUALITY OF LIFE AS IT RELATES TO THEIR PHYSICAL, MENTAL AND SPIRITUAL WELL-BEING.
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