Civic Intelligence

Openhouse

990 • Fiscal year 2019 • EIN 94-3337955

Jul 01, 2018 to Jun 30, 2019 • Filed on Jan 09, 2020

65 Laguna StreetSan Francisco, CA 94102

(415) 296-8995

Siviq Scores

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

Liabilities / Assets

50th percentile

0.15x

Higher debt load relative to assets than 50% of similar nonprofits.

2019 filings • 501(c)3 • $5M-$10M nonprofits • Source year 2019

Liabilities / Revenue

55th percentile

0.20x

Higher debt load relative to revenue than 55% of similar nonprofits.

2019 filings • 501(c)3 • $5M-$10M nonprofits • Source year 2019

Net Margin

93rd percentile

57%

Higher net margin than 93% of similar nonprofits.

2019 filings • 501(c)3 • $5M-$10M nonprofits • Source year 2019

Top Officer Pay

Score unavailable

No value available

This filing does not contain officer compensation rows.

Source year 2019

Asset Growth

97th percentile

121%

Faster asset growth than 97% of similar nonprofits.

2019 filings • 501(c)3 • $5M-$10M nonprofits • Annualized from 2018 to 2019

Revenue Growth

96th percentile

128%

Faster revenue growth than 96% of similar nonprofits.

2019 filings • 501(c)3 • $5M-$10M nonprofits • Annualized from 2018 to 2019

Assets

Up

$7,104,588

Up $3,894,787 (+121%) from 2018

Net Assets

Up

$6,037,859

Up $2,983,759 (+98%) from 2018

Liabilities

Up

$1,066,729

Up $911,028 (+585%) from 2018

Revenue

Up

$5,233,380

Up $2,937,528 (+128%) from 2018

Expenses

Up

$2,259,692

Up $408,743 (+22%) from 2018

Net Income

Up

$2,973,688

Up $2,528,785 (+568%) from 2018

Historical Trend

Balance Sheet Trend

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

$15M$10M$5.0M$0Assets 2010: $188,430Liabilities 2010: $15,328Net Assets 2010: $173,1022010Assets 2011: $240,247Liabilities 2011: $30,541Net Assets 2011: $209,7062011Assets 2012: $307,359Liabilities 2012: $32,044Net Assets 2012: $275,3152012Assets 2013: $463,685Liabilities 2013: $64,048Net Assets 2013: $399,6372013Assets 2014: $756,687Liabilities 2014: $61,950Net Assets 2014: $694,7372014Assets 2015: $743,963Liabilities 2015: $65,372Net Assets 2015: $678,5912015Assets 2016: $1,739,115Liabilities 2016: $125,082Net Assets 2016: $1,614,0332016Assets 2017: $2,578,462Liabilities 2017: $92,688Net Assets 2017: $2,485,7742017Assets 2018: $3,209,801Liabilities 2018: $155,701Net Assets 2018: $3,054,1002018Assets 2019: $7,104,588Liabilities 2019: $1,066,729Net Assets 2019: $6,037,8592019Assets 2020: $8,307,270Liabilities 2020: $634,848Net Assets 2020: $7,672,4222020Assets 2021: $9,740,301Liabilities 2021: $870,893Net Assets 2021: $8,869,4082021Assets 2022: $10,028,817Liabilities 2022: $586,870Net Assets 2022: $9,441,9472022Assets 2023: $10,300,500Liabilities 2023: $588,970Net Assets 2023: $9,711,5302023Assets 2024: $11,748,697Liabilities 2024: $769,699Net Assets 2024: $10,978,9982024Assets 2025: $11,273,481Liabilities 2025: $683,504Net Assets 2025: $10,589,9772025

Highlighted filing

2019

Assets$7,104,588
Liabilities$1,066,729
Net Assets$6,037,859

Operations Trend

Revenue, expenses, and net income across loaded years, with this filing highlighted.

$8.0M$6.0M$4.0M$2.0M$0-$2.0MRevenue 2010: $452,321Expenses 2010: $375,149Net Income 2010: $77,1722010Expenses 2011: $496,8422011Revenue 2012: $649,746Expenses 2012: $582,841Net Income 2012: $66,9052012Revenue 2013: $961,855Expenses 2013: $837,533Net Income 2013: $124,3222013Revenue 2014: $1,314,014Expenses 2014: $1,018,914Net Income 2014: $295,1002014Revenue 2015: $1,195,381Expenses 2015: $1,211,527Net Income 2015: -$16,1462015Revenue 2016: $2,622,994Expenses 2016: $1,642,704Net Income 2016: $980,2902016Revenue 2017: $2,460,734Expenses 2017: $1,606,068Net Income 2017: $854,6662017Revenue 2018: $2,295,852Expenses 2018: $1,850,949Net Income 2018: $444,9032018Revenue 2019: $5,233,380Expenses 2019: $2,259,692Net Income 2019: $2,973,6882019Revenue 2020: $4,327,284Expenses 2020: $2,696,475Net Income 2020: $1,630,8092020Revenue 2021: $4,279,531Expenses 2021: $3,720,946Net Income 2021: $558,5852021Revenue 2022: $5,153,622Expenses 2022: $4,519,251Net Income 2022: $634,3712022Revenue 2023: $5,070,814Expenses 2023: $4,749,702Net Income 2023: $321,1122023Revenue 2024: $6,897,806Expenses 2024: $5,562,018Net Income 2024: $1,335,7882024Revenue 2025: $5,451,822Expenses 2025: $5,766,283Net Income 2025: -$314,4612025

Highlighted filing

2019

Revenue$5,233,380
Expenses$2,259,692
Net Income$2,973,688
Jump To
Filing Snapshot
Filing Period
Jul 1, 2018 to Jun 30, 2019
Signed
Jan 9, 2020
Return Version
2018v3.1
Gross Receipts
$5,366,550
Mission and Program Overview

Mission

Openhouse enables San Francisco Bay Area LGBTQ+ seniors to overcome the unique challenges they face as they age by providing housing, direct services and community programs. (continued on Schedule O)

Openhouse's Mission is for every LGBT Senior to: Live in safe and stable housing that is affordable to them; be welcomed and appropriately served by all providers along the continuum of care; and be engaged with and supported by their communities of choice.

Balance Sheet Detail
LineBeginningEndChange
Assets
Savings and Temporary Cash Investments$26,771$2,016,349▲ $1,989,578
Cash and Non-Interest-Bearing Accounts$915,888$1,342,474▲ $426,586
Land, Buildings, and Equipment, Net$647,413$568,579▼ $78,834
Accounts Receivable$318,613$508,921▲ $190,308
Pledges and Grants Receivable$586,175$491,104▼ $95,071
Investments Other Securities$550,168$363,393▼ $186,775
Prepaid Expenses and Deferred Charges$12,081$19,240▲ $7,159
Other Notes and Loans Receivable, Net-$0-
Receivable From Disqualified Prsn-$0-
Receivables From Officers Etc-$0-
Investments Program Related-$0-
Investments in Publicly Traded Securities-$0-
Intangible Assets-$0-
Inventories for Sale or Use-$0-
Total Assets$3,209,801$7,104,588▲ $3,894,787
Other Assets Total$152,692$1,794,528▲ $1,641,836
Liabilities
Accounts Payable and Accrued Expenses$155,701$777,232▲ $621,531
Other Liabilities-$289,497-
Total Liabilities$155,701$1,066,729▲ $911,028
Net Assets / Fund Balance
Unrestricted Net Assets$2,445,483$4,924,929▲ $2,479,446
Temporarily Rstr Net Assets$608,617$1,112,930▲ $504,313
Total Net Assets Fund Balance$3,054,100$6,037,859▲ $2,983,759
Total Liabilities and Net Assets / Fund Balance$3,209,801$7,104,588▲ $3,894,787

Asset Categories

AssetBook ValueDepreciationBasis
Leasehold Improvements$568,579$173,048$741,627
Equipment-$5,724$5,724
Other Assets Org$289,497--
Compensation and Service Providers

Employees

NameTitleFull / Part TimeBaseOtherTotal
Karyn SkultetyExec DirectorFT$157,000$12,213$169,213
Michelle AlcedoDirector of ProgramsFT$100,504$11,842$112,346

Board Members and Trustees

NameTitle
Nanette MillerCo-President
Tim SweeneyCo-President
Billy CurtisDirector
Chris DavidsonDirector
Dale BartonDirector
Jeffrey KohlerDirector
Morey RiordanDirector
Randi GersonDirector
Stanley WatsonDirector
Stephen PerreaultDirector
Susan ZieffDirector
Tim SweeneyDirector
Joaquin Castillo-AranaSecretary
Bill LowellTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$4,893,989
Program Service Revenue
$14,390
Investment Income
$376,272
Other Revenue
$-51,271
All Other Contributions
$3,150,850
Change in Net Assets
$2,973,688

Audited Revenue Reconciliation

Revenue per Audited Statements
$5,233,380
Revenue Not Reported on Form 990
$38,485
Total Revenue per Audited Statements
$5,271,865
Total Revenue per Form 990
$5,233,380
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Salaries, Compensation, and Employee Benefits$1,539,108
Other Expenses$720,584
Total Fundraising Expense$321,655
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$898,172$66,669$170,467$1,135,308
Fees for Services Other$217,210$9,915$24,792$251,917
Current Officers, Directors, Trustees, and Key Employees$82,500$41,250$41,250$165,000
Other Employee Benefits$98,234$10,832$21,244$130,310
Payroll Taxes$81,785$9,018$17,687$108,490
Depreciation Depletion$78,834--$78,834
Occupancy$64,415$5,415$5,403$75,233
Office Expenses$25,254$1,183$6,038$32,475
All Other Expenses$10,441$451$8,034$18,926
Information Technology$15,449$988$2,096$18,533
Fees for Services Accounting-$17,425-$17,425
Insurance-$15,361-$15,361
Travel$8,984$208$2,003$11,195
Other Expenses$10,733$1,167$1,890$10,733
Total Functional Expenses$1,749,841$188,196$321,655$2,259,692

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$2,288,106
Expenses per Audited Statements$2,259,692
Total Expenses per Form 990$2,259,692
Expenses Not Reported on Form 990$28,414
Fundraising, Events, and Gaming
Fundraising activities
Yes
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Direct Expenses$133,170
Fundraising Gross Income$81,899
Professional Fundraising Fees$0

Fundraising Events

EventGross ReceiptsGross RevenueDirect ExpensesNet Income
Spring Event$309,331$81,899$44,679$37,220
Total Events$309,331$81,899$133,170$-51,271
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
No
Subject to proxy tax
No
Insider Transactions and Loans

Loans and Receivables

Line ItemBeginningEndChange
Receivables from Disqualified Persons-$0-
Receivables from Officers, Directors, Trustees, and Key Employees-$0-
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Lease payable LT$262,534
Lease payable current$26,963
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 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
Yes
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Line 11B: Form 990 Review Process

Form 990 is prepared by an outside tax professional. The form is then reviewed bythe organization's management and a member of the board of directors. This group of individuals then discusses the contents of the return with the outside tax professional. After a full review, the final version of the tax return is provided to all members of the organization's voting body. A representative of management authorizes the final form 990 which is then e-filed with the internal revenue service.

Form 990, Part VI, Line 12C: Explanation of Monitoring and Enforcement of Conflicts

Members of the board of directors review all potential conflicts of interest atleast annually. The executive director and all board members are required to disclose (in writing) potential conflicts and any related party affiliations. Loans between the organization and members of management and the board are strictly prohibited. The organization seeks full transparency on all relationships. Any potential conflicts (in fact or appearance) are discussed openly and resolved in accordance with the organization's policies and procedures.

Form 990, Part VI, Line 15A: Compensation Review & Approval Process - CEO, Top Management

Members of the board of directors review the compensation of all high-level personnel periodically in accordance with irs rules and regulations. Efforts are made to secure compensation data from industry sources in order to determine competitiveness and appropriateness of salaries. Every effort is made to ensure that the process is thorough and transparent in accordance with irs guidelines and the organization's policies and procedures.

Form 990, Part VI, Line 15B: Compensation Review and Approval Process for Officers and Key Employees

Compensation of other high-level personnel and key employees is reviewed periodically by members of management. Efforts are made to secure compensation data from industry sources in order to determine competitiveness and appropriateness of salaries and all related benefits. All decisions are then documented in personnel files.

Form 990, Part VI, Line 19: Other Organization Documents Publicly Available

All of the organization's governing documents, financial statements and other legalfilings are maintained in a secure environment and held available for inspection bytax authorities and the general public. Tax returns are posted annually towww.guidestar.org (where it is available for viewing as an electronic copy) and are also available for a physical inspection at the organization's office in san francisco, california.

Filing and Contact Details

Filer

Filer Name
Openhouse
EIN
94-3337955
Phone
4152968995
Address
65 Laguna Street, San Francisco, CA 94102

Signing Officer

Name
Karyn Skultety
Title
Exec Director
Phone
4152968995
Signed
2020-01-09
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Stanley Watson
Formed
1998
Legal Domicile
CA
Voting Board Members
13
Independent Board Members
13
Employees
24
Volunteers
496

Preparer

Firm
Regalia & Associates CPAs
Address
103 Town Country Dr Ste K, Danville, CA 94526
Preparer
Douglas W Regalia
Phone
9253140390
Supplemental Narrative

Additional Explanations

Form 990, Part III, Line 4D: Other Program Services Description

OTHER PROGRAM SERVICES 4: Training: The Openhouse Cultural Humility Training and Technical Assistance program is a critical component of our strategy to create physical, emotional and economic stability for LGBTQ seniors who receive services across the greater housing and senior-services sector. Our training program effectively empowers partner agencies that serve seniors to break down the barriers LGBTQ seniors face in accessing their housing and services. By building a network of trained agencies that is welcoming to this target population and understanding of their unique needs, Openhouse is able to provide critical care coordination, referrals and support for the more than 2,500 LGBTQ seniors we serve every year. Our training program thus combines with our direct service program to bridge the gap between a vulnerable target group and the system of housing and care that exists to support the broader population. OTHER PROGRAM SERVICES 5: Community Engagement: Community Engagement programs brings LGBTQ seniors together to reduce social isolation, stay engaged, enrich their lives and have fun. Social and cultural activities include: self-directed social events like game days and monthly potlucks; movie screenings, museum tours and other outings; general discussion groups; and arts and writing workshops. Over the next year, LGBTQ seniors will enjoy more opportunities for civic engagement and a life enrichment program with evening classes led by volunteer educators and experts in particular areas of interest.

Other Changes In Net Assets Or Fund Balances - Other Increases

Change in unamortized discount = $10071

Financial Statement Notes

Part X : FIN48 Footnote

Income TaxesFinancial statement presentation follows the recommendations of ASC 740, Income Taxes. Under ASC 740, Openhouse is required to report information regarding its exposure to various tax positions taken by Openhouse and requires a two-step process that separates recognition from measurement. The first step is determining whether a tax position has met the recognition threshold; the second step is measuring a tax position that meets the recognition threshold Management believes that Openhouse has adequately evaluated its current tax positions and has concluded that as of June 30, 2019, Openhouse does not have any uncertain tax positions for which a reserve or an accrual for a tax liability would be necessary.Openhouse has received notification from the Internal Revenue Service and the State of California that it qualifies for tax-exempt status under Section 501(c)(3) of the Internal Revenue Code and Section 23701d of the California Revenue and Taxation Code. The exemptions are subject to periodic review by the federal and state taxing authorities and management is confident that Openhouse continues to satisfy all federal and state statutes in order to qualify for continued tax exemption status. Openhouse may periodically receive unrelated business income (such as sublease rental income or advertising revenue) requiring Openhouse to file separate tax returns under federal and state statutes. Under such conditions, Openhouse calculates and accrues the applicable taxes.

Part XI, Line 2D: Other revenue amounts included in F/S but not included on form 990

Change in unamortized discount $10071

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IRS990/Form990PartVIISectionAGrp/PersonNm0Nanette Miller
IRS990/Form990PartVIISectionAGrp/PersonNm1Tim Sweeney
IRS990/Form990PartVIISectionAGrp/PersonNm2Joaquin Castillo-Arana
IRS990/Form990PartVIISectionAGrp/PersonNm3Bill Lowell
IRS990/Form990PartVIISectionAGrp/PersonNm4Dale Barton
IRS990/Form990PartVIISectionAGrp/PersonNm5Stephen Perreault
IRS990/Form990PartVIISectionAGrp/PersonNm6Billy Curtis
IRS990/Form990PartVIISectionAGrp/PersonNm7Chris Davidson
IRS990/Form990PartVIISectionAGrp/PersonNm8Randi Gerson
IRS990/Form990PartVIISectionAGrp/PersonNm9Jeffrey Kohler
IRS990/Form990PartVIISectionAGrp/PersonNm10Stanley Watson
IRS990/Form990PartVIISectionAGrp/PersonNm11Morey Riordan
IRS990/Form990PartVIISectionAGrp/PersonNm12Tim Sweeney
IRS990/Form990PartVIISectionAGrp/PersonNm13Susan Zieff
IRS990/Form990PartVIISectionAGrp/PersonNm14Karyn Skultety
IRS990/Form990PartVIISectionAGrp/PersonNm15MICHELLE ALCEDO
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IRS990/Form990PartVIISectionAGrp/TitleTxt0Co-President
IRS990/Form990PartVIISectionAGrp/TitleTxt1Co-President
IRS990/Form990PartVIISectionAGrp/TitleTxt2Secretary
IRS990/Form990PartVIISectionAGrp/TitleTxt3Treasurer
IRS990/Form990PartVIISectionAGrp/TitleTxt4Director
IRS990/Form990PartVIISectionAGrp/TitleTxt5Director
IRS990/Form990PartVIISectionAGrp/TitleTxt6Director
IRS990/Form990PartVIISectionAGrp/TitleTxt7Director
IRS990/Form990PartVIISectionAGrp/TitleTxt8Director
IRS990/Form990PartVIISectionAGrp/TitleTxt9Director
IRS990/Form990PartVIISectionAGrp/TitleTxt10Director
IRS990/Form990PartVIISectionAGrp/TitleTxt11Director
IRS990/Form990PartVIISectionAGrp/TitleTxt12Director
IRS990/Form990PartVIISectionAGrp/TitleTxt13Director
IRS990/Form990PartVIISectionAGrp/TitleTxt14Exec Director
IRS990/Form990PartVIISectionAGrp/TitleTxt15Dir of Programs
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IRS990/MissionDesc0For every LGBT Senior to: Live in safe and stable housing that is affordable to them; be welcomed and appropriately served by all providers along the continuum of care; and be engaged with and supported by communities of their choice.
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IRS990/OtherExpensesGrp/Desc0Program and other events
IRS990/OtherExpensesGrp/Desc1Printing and Publications
IRS990/OtherExpensesGrp/Desc2Staff and board development
IRS990/OtherExpensesGrp/Desc3Construction related costs
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IRS990/OtherExpensesGrp/FundraisingAmt110496
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IRS990/PrincipalOfficerNm0Stanley Watson
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IRS990/ProgramServiceRevenueGrp/BusinessCd0624100
IRS990/ProgramServiceRevenueGrp/Desc0Developer fees
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IRS990/ProgSrvcAccomActy2Grp/Desc0Housing: For decades, thousands of LGBTQ people have flocked to San Francisco to find personal freedom and acceptance. As older adults, many LGBTQ seniors struggle to find housing they can afford where they also feel safe to live authentically in a community that respects their lives and understands their relationships.In 2011, Openhouse (through its wholly-owned subsidiary, Openhouse Laguna LLC (the LLC)) formed a limited partnership with Mercy Housing California (MHC), a highly experienced nonprofit developer of affordable housing. Through the 55 Laguna LP, the two agencies secured significant funding from the City and County of San Francisco to develop a new housing community welcoming to LGBT seniors at 55 Laguna Street in San Francisco which opened in December, 2016. In 2015, the LLC and MHC created Laguna Senior Housing LP to develop 95 Laguna Street.
IRS990/ProgSrvcAccomActy3Grp/Desc055 Laguna St (Phase 1 of the development) began with the renovation of Richardson Hall in April 2015. Completed in December 2016, the historic building includes 40 apartments, a ground floor retail space and the Bob Ross LGBT Senior Center. 95 Laguna (Phase 2) began in October 2017 and includes 79 additional units of housing and a new Openhouse Activity Center.Separately financed through a community fundraising campaign, the expanded Openhouse facilities along Laguna Street accommodate the delivery of multiple support services and a wide range of resource events, educational programming, and community-engagement opportunities for both residents and LGBTQ seniors living across the city.
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IRS990/RevenueAmt014390

Document Assets

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Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$11.3$0.68$10.6$5.45$5.77$0.31
2024Detailed filing. Detailed filing data is available for this year.$11.7$0.77$11.0$6.90$5.56$1.34
2023Detailed filing. Detailed filing data is available for this year.$10.3$0.59$9.71$5.07$4.75$0.32
2022Detailed filing. Detailed filing data is available for this year.$10.0$0.59$9.44$5.15$4.52$0.63
2021Detailed filing. Detailed filing data is available for this year.$9.74$0.87$8.87$4.28$3.72$0.56
2020Detailed filing. Detailed filing data is available for this year.$8.31$0.63$7.67$4.33$2.70$1.63
2019Detailed filing. Detailed filing data is available for this year.$7.10$1.07$6.04$5.23$2.26$2.97
2018Detailed filing. Detailed filing data is available for this year.$3.21$0.16$3.05$2.30$1.85$0.44
2017Detailed filing. Detailed filing data is available for this year.$2.58$0.09$2.49$2.46$1.61$0.85
2016Detailed filing. Detailed filing data is available for this year.$1.74$0.13$1.61$2.62$1.64$0.98
2015Detailed filing. Detailed filing data is available for this year.$0.74$0.07$0.68$1.20$1.21$0.02
2014Detailed filing. Detailed filing data is available for this year.$0.76$0.06$0.69$1.31$1.02$0.30
2013Summary only. Only limited summary data is available for this year.$0.46$0.06$0.40$0.96$0.84$0.12
2012Summary only. Only limited summary data is available for this year.$0.31$0.03$0.28$0.65$0.58$0.07
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.24$0.03$0.21$0.50
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.19$0.02$0.17$0.45$0.38$0.08