Civic Intelligence

Eskaton Village Grass Valley

EIN 94-3358174 • 501(c)3 • Carmichael, CA

Profile

The primary mission is to enhance the quality of life of seniors through innovative health, housing and social services.

5105 Manzanita AvenueCarmichael, CA 95608

www.eskaton.org

Siviq Scores

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

Liabilities / Assets

100th percentile

3.87x

Higher debt load relative to assets than 100% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Liabilities / Revenue

88th percentile

1.98x

Higher debt load relative to revenue than 88% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Net Margin

6th percentile

-51%

Higher net margin than 6% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Top Officer Pay

95th percentile

$825,245

Higher top officer pay than 95% of similar nonprofits.

Top officer pay equals 6.9% of source-year revenue.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Asset Growth

4th percentile

-23%

Faster asset growth than 4% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Revenue Growth

41st percentile

3.5%

Faster revenue growth than 41% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets100th percentile

Assets

Down

$6,073,531

Down $1,858,996 (-23%) from 2023

Liabilities

Up

$23,482,079

Up $3,793,647 (+19%) from 2023

Net Assets

Down

-$17,408,548

Down $5,652,643 (-48%) from 2023

Operations
Liabilities / Revenue88th percentileNet Margin6th percentile

Revenue

Up

$11,889,205

Up $404,841 (+3.5%) from 2023

Expenses

Up

$18,011,211

Up $7,335,534 (+69%) from 2023

Net Income

Down

-$6,122,006

Down $6,930,693 (-857%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth4th percentile

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

$40M$20M$0-$20MAssets 2010: $12,648,376Liabilities 2010: $26,079,204Net Assets 2010: -$13,430,8282010Assets 2011: $12,311,507Liabilities 2011: $27,542,267Net Assets 2011: -$15,230,7602011Assets 2012: $12,127,044Liabilities 2012: $26,693,262Net Assets 2012: -$14,566,2182012Assets 2013: $12,352,916Liabilities 2013: $27,102,964Net Assets 2013: -$14,750,0482013Assets 2014: $11,848,177Liabilities 2014: $26,516,245Net Assets 2014: -$14,668,0682014Assets 2015: $11,192,276Liabilities 2015: $25,855,095Net Assets 2015: -$14,662,8192015Assets 2016: $9,800,581Liabilities 2016: $24,755,259Net Assets 2016: -$14,954,6782016Assets 2017: $9,333,933Liabilities 2017: $24,124,415Net Assets 2017: -$14,790,4822017Assets 2018: $11,119,147Liabilities 2018: $23,402,994Net Assets 2018: -$12,283,8472018Assets 2019: $12,855,705Liabilities 2019: $23,113,285Net Assets 2019: -$10,257,5802019Assets 2020: $10,168,777Liabilities 2020: $22,249,548Net Assets 2020: -$12,080,7712020Assets 2021: $8,132,637Liabilities 2021: $21,395,236Net Assets 2021: -$13,262,5992021Assets 2022: $8,129,465Liabilities 2022: $20,738,471Net Assets 2022: -$12,609,0062022Assets 2023: $7,932,527Liabilities 2023: $19,688,432Net Assets 2023: -$11,755,9052023Assets 2024: $6,073,531Liabilities 2024: $23,482,079Net Assets 2024: -$17,408,5482024

Highlighted filing

2024

Assets$6,073,531
Liabilities$23,482,079
Net Assets-$17,408,548
Open 2024 Filing

Operations Trend

Revenue Growth41st percentile

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

$20M$10M$0-$10MExpenses 2010: $6,390,5022010Expenses 2011: $6,085,8812011Revenue 2012: $6,455,320Expenses 2012: $5,927,770Net Income 2012: $527,5502012Revenue 2013: $6,418,434Expenses 2013: $6,561,566Net Income 2013: -$143,1322013Revenue 2014: $6,646,172Expenses 2014: $6,578,044Net Income 2014: $68,1282014Revenue 2015: $7,551,447Expenses 2015: $7,537,786Net Income 2015: $13,6612015Revenue 2016: $8,257,027Expenses 2016: $8,544,162Net Income 2016: -$287,1352016Revenue 2017: $8,851,511Expenses 2017: $8,669,975Net Income 2017: $181,5362017Revenue 2018: $11,019,218Expenses 2018: $8,495,828Net Income 2018: $2,523,3902018Revenue 2019: $10,813,272Expenses 2019: $8,810,971Net Income 2019: $2,002,3012019Revenue 2020: $9,366,569Expenses 2020: $11,195,263Net Income 2020: -$1,828,6942020Revenue 2021: $9,484,788Expenses 2021: $10,648,603Net Income 2021: -$1,163,8152021Revenue 2022: $10,395,271Expenses 2022: $9,682,543Net Income 2022: $712,7282022Revenue 2023: $11,484,364Expenses 2023: $10,675,677Net Income 2023: $808,6872023Revenue 2024: $11,889,205Expenses 2024: $18,011,211Net Income 2024: -$6,122,0062024

Highlighted filing

2024

Revenue$11,889,205
Expenses$18,011,211
Net Income-$6,122,006
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$6,073,531
Liabilities
$23,482,079
Net assets
-$17,408,548
Revenue
$11,889,205
Expenses
$18,011,211
Net income
-$6,122,006
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$6.07$23.5$17.4$11.9$18.0$6.12
2023Summary only. Only limited summary data is available for this year.$7.93$19.7$11.8$11.5$10.7$0.81
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$8.13$20.7$12.6$10.4$9.68$0.71
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$8.13$21.4$13.3$9.48$10.6$1.16
2020Summary only. Only limited summary data is available for this year.$10.2$22.2$12.1$9.37$11.2$1.83
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$12.9$23.1$10.3$10.8$8.81$2.00
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$11.1$23.4$12.3$11.0$8.50$2.52
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$9.33$24.1$14.8$8.85$8.67$0.18
2016Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.80$24.8$15.0$8.26$8.54$0.29
2015Detailed filing. Detailed filing data is available for this year.$11.2$25.9$14.7$7.55$7.54$0.01
2014Detailed filing. Detailed filing data is available for this year.$11.8$26.5$14.7$6.65$6.58$0.07
2013Detailed filing. Detailed filing data is available for this year.$12.4$27.1$14.8$6.42$6.56$0.14
2012Summary only. Only limited summary data is available for this year.$12.1$26.7$14.6$6.46$5.93$0.53
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$12.3$27.5$15.2$6.09
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$12.6$26.1$13.4$6.39
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 11, 2025
Return Version
2024v5.2
Gross Receipts
$15,746,012
Mission and Program Overview

Mission

The primary mission is to enhance the quality of life of seniors through innovative health, housing and social services.

Enhancing lives of older adults through innovative wellness, housing and social services.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$4,793,183$4,991,260▲ $198,077
Investments in Publicly Traded Securities$2,097,781$0▼ $2,097,781
Cash and Non-Interest-Bearing Accounts$503,191$456,080▼ $47,111
Accounts Receivable$98,456$126,900▲ $28,444
Savings and Temporary Cash Investments$125,792$0▼ $125,792
Prepaid Expenses and Deferred Charges$56,554$62,680▲ $6,126
Inventories for Sale or Use$12,604$7,363▼ $5,241
Total Assets$7,932,527$6,073,531▼ $1,858,996
Other Assets Total$244,966$429,248▲ $184,282
Liabilities
Tax Exempt Bond Liabilities$19,127,253$22,787,908▲ $3,660,655
Accounts Payable and Accrued Expenses$474,946$643,410▲ $168,464
Deferred Revenue$58,651$43,145▼ $15,506
Other Liabilities$27,582$7,616▼ $19,966
Total Liabilities$19,688,432$23,482,079▲ $3,793,647
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-11,755,905$-17,408,548▼ $5,652,643
Total Net Assets Fund Balance$-11,755,905$-17,408,548▼ $5,652,643
Total Liabilities and Net Assets / Fund Balance$7,932,527$6,073,531▼ $1,858,996

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$2,162,245$11,691,029$13,853,274
Leasehold Improvements$1,735,402$4,157,248$5,892,650
Equipment$299,588$2,166,905$2,466,493
Other Land Buildings$529,207-$529,207
Land$264,818-$264,818
Other Assets Org$429,248--
Compensation and Service Providers
Top Officer Pay95th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Brianna PhillipsResidential Living AdvisorFT$117,009$6,705$123,714

Board Members and Trustees

NameTitle
Lawrence GarciaChair
Sheri PeiferPresident & CEO
Maureen HewittVice Chair
Amy YotopoulosBoard Member
David LindemanBoard Member
Jordan RoseBoard Member
Mariann SheldonBoard Member
Nancy HeffernanBoard Member
H Rao UnnavaBoard Member (as of 05/24)
Gianna BaikBoard Member (as of 08/24)
Mary MunozBoard Member (as of 11/24)
Lydia RamirezBoard Member (thru 04/24)
Patricia McfarlandBoard Member (thru 11/24)
Todd S MurchFormer CEO
Thomas GarbersonGeneral Counsel/secretary
Mark JenkinsSVP & CFO

Highest Paid Contractors

ContractorServicesLocationCompensation
Eskaton Properties INCManagement Fees5105 MANZANITA AVENUE, Carmichael, CA 95608$748,726
Simas Floor Company INCFlooring Contractor3550 POWER INN ROAD, Sacramento, CA 95826$145,770
Lrc PaintingPainting ContractorPO BOX 3291, Rancho Cordova, CA 95741$108,500
Josh Heckman Construction INCGeneral ContractorPO BOX 314, Penryn, CA 95663$107,136
Revenue and Support

Revenue Composition

Contributions and Grants
$159
Program Service Revenue
$11,876,080
Investment Income
$12,966
Other Revenue
$0
Change in Net Assets
$-6,122,006
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Grants and Similar Amounts Paid$7,170,645
Other Expenses$5,493,086
Salaries, Compensation, and Employee Benefits$5,347,480
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Grants to Domestic Orgs$7,170,645--$7,170,645
Other Salaries and Wages$3,572,732$578,957-$4,151,689
Interest$860,586--$860,586
Depreciation Depletion$766,487$63,164-$829,651
Other Employee Benefits$702,981$114,223-$817,204
Fees for Services Management-$748,726-$748,726
Occupancy$613,677$79,363-$693,040
Fees for Services Other$529,992$97,924-$627,916
Office Expenses$253,009$99,523-$352,532
Payroll Taxes$293,454$45,878-$339,332
Insurance-$196,889-$196,889
All Other Expenses$48,758$80,505-$129,263
Advertising-$123,913-$123,913
Pension Plan Contributions$33,662$5,593-$39,255
Other Expenses$27,829--$27,829
Travel$18,839$4,699-$23,538
Fees for Service Investment Mgmnt Fees-$3,280-$3,280
Conferences and Meetings$105$1,710-$1,815
Total Functional Expenses$15,766,864$2,244,347$0$18,011,211
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Eskaton Properties IncCarmichael, CA501(c)(3)General Support$7,170,645
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
Deposits$7,170
Due to Related Parties$446
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
No
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 3

“Eskaton properties, inc. Performs the organization's management duties through common officers and key employees.”

Form 990, Part VI, Section A, Line 6

“The organization has one corporate member. As a subsidiary corporation to the corporate member, all of the assets of the organization would be received by the corporate member upon dissolution.”

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

“The organization's sole corporate member has the power to appoint all directors other than the president of the corporation.”

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

“The sole member retains approval rights in regard to any potential changes that would materially and adversely affect the voting or transfer membership of the sole member as well as any changes to the number of directors and creating proxy rights.”

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

“Data to prepare the form 990 is gathered by the director of budget and financial analysis. The return is prepared by a professional accounting firm and reviewed by the director of budget and financial analysis, as well as the cfo. The final form 990 is signed by the cfo.”

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

“Officers and directors are required to annually disclose their potential conflicts of interest. The ceo and board chair meet to review any conflicts that are disclosed by board members to determine if the conflicts rise to the level that would require abstention from discussion and voting. Directors abstain from voting and do not participate in discussion of board actions related to potential conflicts of interest.”

Form 990, Part VI, Section C, Line 19

“The eskaton village grass valley governing documents and conflict of interest policy are not routinely available to the public. The eskaton village grass valley financial statements are made available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Eskaton Village Grass Valley
EIN
94-3358174
Phone
9163340810
Address
5105 MANZANITA AVENUE, CARMICHAEL, CA 95608

Signing Officer

Name
Mark Jenkins
Title
CFO
Phone
9163340810
Signed
2025-11-11
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Sheri Peifer
Formed
2002
Legal Domicile
CA
Voting Board Members
11
Independent Board Members
10
Employees
220
Volunteers
12

Preparer

Firm
Baker Tilly Advisory Group Lp
Address
3121 W MARCH LN STE 200, STOCKTON, CA 95219-2367
Preparer
Amy L Hendley
Phone
2099556100
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Gain on bond refinance 435,068.”

Financial Statement Notes

PART X, LINE 2:

“Asc topic 740, income taxes, prescribes a recognition threshold and measurement attribute for financial statement disclosure of tax positions taken or expected to be taken on a tax return. Recognition of a tax position is determined when it is more likely than not that a tax position will be sustained on examination by the taxing authorities, including resolution of any related appeals or litigation processes. A tax position that meets the more likely than not recognition threshold is measured at the largest amount of benefit that is greater than 50% likely of being realized upon ultimate settlement with a taxing authority. Eskaton recognizes interest and penalties related to income tax matters in operating expenses. As of december 31, 2024 and 2023, there were no such uncertain tax positions.”

Raw XML AppendixShowing 400 of 842 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.

Path#Value
IRS990/AccountantCompileOrReviewInd00
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IRS990/AccountsReceivableGrp/EOYAmt0126900
IRS990/ActivitiesConductedPrtshpInd00
IRS990/ActivityOrMissionDesc0ENHANCING LIVES OF OLDER ADULTS THROUGH INNOVATIVE WELLNESS, HOUSING AND SOCIAL SERVICES.
IRS990/AdvertisingGrp/ManagementAndGeneralAmt0123913
IRS990/AdvertisingGrp/TotalAmt0123913
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IRS990/CYOtherRevenueAmt00
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IRS990/Desc0INDEPENDENT LIVING APARTMENTS WITH SERVICES AND ASSISTED LIVING APARTMENTS. ALL RESIDENTS HAVE AN EMERGENCY RESPONSE SYSTEM WITH 24-HOUR STAFFING, SHUTTLE SERVICE, ACCESS TO THE FITNESS CENTER, AN IN-HOUSE PHYSICIAN, SERVICES OF A RECREATION COORDINATOR AND ADVICE NURSE, AND A FULL RANGE OF RECREATIONAL ACTIVITIES THAT MAY INCLUDE GARDENING, ARTS & CRAFT PROJECTS, CURRENT EVENTS DISCUSSIONS, AND EXERCISE. ESKATON VILLAGE GRASS VALLEY OPERATING STATISTICS - RESIDENT DAYS: 48,766. PLEASE VISIT WWW.ESKATON.ORG FOR THE ESKATON ANNUAL REPORT.
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IRS990/Form990PartVIISectionAGrp/PersonNm4NANCY HEFFERNAN
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IRS990/Form990PartVIISectionAGrp/PersonNm15BRIANNA PHILLIPS
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IRS990/Form990PartVIISectionAGrp/TitleTxt0PRESIDENT & CEO
IRS990/Form990PartVIISectionAGrp/TitleTxt1CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt2VICE CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt3BOARD MEMBER (AS OF 08/24)
IRS990/Form990PartVIISectionAGrp/TitleTxt4BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt5BOARD MEMBER
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IRS990/Form990PartVIISectionAGrp/TitleTxt7BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt8BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt9BOARD MEMBER (AS OF 05/24)
IRS990/Form990PartVIISectionAGrp/TitleTxt10BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt11BOARD MEMBER (THRU 11/24)
IRS990/Form990PartVIISectionAGrp/TitleTxt12BOARD MEMBER (THRU 04/24)
IRS990/Form990PartVIISectionAGrp/TitleTxt13SVP & CFO
IRS990/Form990PartVIISectionAGrp/TitleTxt14GENERAL COUNSEL/SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt15RESIDENTIAL LIVING ADVISOR
IRS990/Form990PartVIISectionAGrp/TitleTxt16FORMER CEO
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IRS990/FormationYr02002
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IRS990/FSAuditedInd01
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IRS990/MinutesOfCommitteesInd01
IRS990/MinutesOfGoverningBodyInd01
IRS990/MissionDesc0THE PRIMARY MISSION IS TO ENHANCE THE LIVES OF OLDER ADULTS THROUGH INNOVATIVE WELLNESS, HOUSING AND SOCIAL SERVICES.
IRS990/MoreThan5000KToIndividualsInd00
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IRS990/ProgramServiceRevenueGrp/Desc0HEALTH CARE RELATED SERVICE
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IRS990/ReconcilationRevenueExpnssAmt0-6122006
IRS990/RegularMonitoringEnfrcInd01

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