Foundation Property Management Inc.

990 • Fiscal year 2016 • EIN 95-3651050

Oct 01, 2015 to Sep 30, 2016 • Filed on Jul 31, 2017

Organization Profile WWW.RHF.ORG

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911 N Studebaker RoadLong Beach, CA 90815

(562) 257-5100

Siviq Scores

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

0.24x

Higher debt load relative to assets than 51% of similar nonprofits.

2016 filings • 501(c)3 • $10M-$25M nonprofits • Source year 2016

0.19x

Higher debt load relative to revenue than 43% of similar nonprofits.

2016 filings • 501(c)3 • $10M-$25M nonprofits • Source year 2016

-21%

Higher net margin than 11% of similar nonprofits.

2016 filings • 501(c)3 • $10M-$25M nonprofits • Source year 2016

$457,953

Higher top officer pay than 89% of similar nonprofits.

Top officer pay equals 2.7% of source-year revenue.

2016 filings • 501(c)3 • $10M-$25M nonprofits • Source year 2016

-22%

Faster asset growth than 3% of similar nonprofits.

2016 filings • 501(c)3 • $10M-$25M nonprofits • Annualized from 2015 to 2016

3.4%

Faster revenue growth than 51% of similar nonprofits.

2016 filings • 501(c)3 • $10M-$25M nonprofits • Annualized from 2015 to 2016

Balance Sheet

Liabilities / Assets51st percentile

Assets

Down

$13,207,053

Down $3,788,283 (-22%) from 2015

Net Assets

Down

$9,988,730

Down $3,673,009 (-27%) from 2015

Liabilities

Down

$3,218,323

Down $115,274 (-3.5%) from 2015

Revenue And Expenses

Liabilities / Revenue43rd percentile Net Margin11th percentile

Revenue

$17,100,533

Up $566,773 (+3.4%) from 2015

Expenses

$20,773,542

Up $1,413,182 (+7.3%) from 2015

Net Income

Down

-$3,673,009

Down $846,409 (-30%) from 2015

Historical Trend

Balance Sheet Trend

Asset Growth3rd percentile

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

Highlighted filing

2016

Assets$13,207,053

Liabilities$3,218,323

Net Assets$9,988,730

Open 2016 Filing

Operations Trend

Revenue Growth51st percentile

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

Highlighted filing

2016

Revenue$17,100,533

Expenses$20,773,542

Net Income-$3,673,009

Open 2016 Filing

Jump To

Filing Snapshot

Filing Period: Oct 1, 2015 to Sep 30, 2016
Signed: Jul 31, 2017
Return Version: 2015v3.0
Gross Receipts: $17,100,533

Mission and Program Overview

Mission

To provide centralized management and administrative services to low and very low income and market rate retirement housing projects, assisted living, and skilled nursing facilities.

Balance Sheet Detail

Line	Beginning	End	Change
Assets
Other Notes and Loans Receivable, Net	$13,576,268	$11,098,253	▼ $2,478,015
Savings and Temporary Cash Investments	$1,577,869	$2,086,104	▲ $508,235
Prepaid Expenses and Deferred Charges	$100,185	$0	▼ $100,185
Accounts Receivable	$1,727,311	$11,556	▼ $1,715,755
Land, Buildings, and Equipment, Net	$10,803	$8,240	▼ $2,563
Cash and Non-Interest-Bearing Accounts	$1,000	$1,000	→ $0
Total Assets	$16,995,336	$13,207,053	▼ $3,788,283
Other Assets Total	$1,900	$1,900	→ $0
Liabilities
Accounts Payable and Accrued Expenses	$3,333,597	$3,218,323	▼ $115,274
Total Liabilities	$3,333,597	$3,218,323	▼ $115,274
Net Assets / Fund Balance
Unrestricted Net Assets	$13,661,739	$9,988,730	▼ $3,673,009
Total Net Assets Fund Balance	$13,661,739	$9,988,730	▼ $3,673,009
Total Liabilities and Net Assets / Fund Balance	$16,995,336	$13,207,053	▼ $3,788,283

Asset Categories

Asset	Book Value	Depreciation	Basis
Equipment	$8,240	$16,793	$25,033

Compensation and Service Providers

Top Officer Pay89th percentile

Employees

Name	Title	Full / Part Time	Base	Other	Total
Stuart Hartman	VP Housing Ops/vice President	FT	$237,447	$51,999	$289,446
Peter Oscar Peabody	VP Health Care Ops	FT	$209,113	$30,233	$239,346
Perry Glenn	Director of Affordable Housing Ops	FT	$125,922	$10,440	$136,362
Christina Bagley	Marketing Director	FT	$122,984	$10,752	$133,736
Joanne Silva	Director of Occupancy	FT	$107,366	$15,039	$122,405
Janice Delano	Health Care Regional Manager	FT	$109,394	$8,177	$117,571
Teresa Kennedy	Nursing Consultant	FT	$107,044	$3,155	$110,199

Board Members and Trustees

Name	Title
Stewart M Simington	President and Director
Christina E Potter	Director
Darryl M Sexton	Director
David S Moyer	Director
Frank G Jahrling	Director
Raymond E East	Director
Laverne R Joseph	Chief Executive Officer
Frank Rossello	Chief Financial Officer
Cheryl Howell	VP of Admin Services/asst. Secretary
Deborah J Stouff	VP of Corp Records/secretary

Revenue and Support

Revenue Composition

Contributions and Grants: $0
Program Service Revenue: $17,100,532
Investment Income: $1
Other Revenue: $0
Change in Net Assets: $-3,673,009

Expenses and Functional Allocation

Major Expense Lines

Line Item	Amount
Other Expenses	$17,408,877
Salaries, Compensation, and Employee Benefits	$3,364,665
Grants and Similar Amounts Paid	$0
Professional Fundraising Fees	$0
Total Fundraising Expense	$0

Functional Expense Allocation

Line Item	Program	Management	Fundraising	Total
Fees for Services Management	$16,508,292	-	-	$16,508,292
Other Salaries and Wages	$2,281,494	-	-	$2,281,494
Current Officers, Directors, Trustees, and Key Employees	$528,792	-	-	$528,792
Travel	$435,072	-	-	$435,072
Other Employee Benefits	$268,159	-	-	$268,159
Payroll Taxes	$211,635	-	-	$211,635
Office Expenses	$92,712	-	-	$92,712
Insurance	$90,476	-	-	$90,476
Pension Plan Contributions	$74,585	-	-	$74,585
Fees for Services Other	$12,523	$28,545	-	$41,068
Occupancy	$30,287	-	-	$30,287
Fees for Services Legal	$25,788	-	-	$25,788
Other Expenses	$23,662	-	-	$23,662
Conferences and Meetings	$19,718	-	-	$19,718
Interest	$7,979	-	-	$7,979
Advertising	$5,748	-	-	$5,748
Depreciation Depletion	$2,563	-	-	$2,563
Fees for Services Accounting	$1,633	-	-	$1,633
Information Technology	$79	-	-	$79
Total Functional Expenses	$20,744,997	$28,545	$0	$20,773,542

Fundraising, Events, and Gaming

Fundraising activities: No
Gaming activities: No
Professional fundraiser used: No

Fundraising and Gaming Totals

Line Item	Amount
Professional Fundraising Fees	$0

Political and Lobbying Activity

Political campaign activity: No
Lobbying activity: No
Subject to proxy tax: No

Related Organizations and Partnerships

Related Tax-Exempt Organizations

Organization	Location	Activity	Code	Public Charity	Controlled
300 Main Inc	Estacada, OR	Low and Very Low Income Housing	501(c)(3)	Line 7	No
66th Avenue Apartments Inc	Sacramento, CA	Housing for Chronically Mentally Ill Adults	501(c)(3)	PF	No
Abbey Rhf Housing Inc	Indianapolis, IN	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Access Anaheim Inc	Anaheim, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Adam & Bruce Housing Corporation	Fort Wayne, IN	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Agape Housing Corporation Inc	Long Beach, CA	Corporate General Partner for a Low and Very Low Income Housing Partnership.	501(c)(3)	Line 11a, I	No
Anaheim Memorial Manor Inc	Anaheim, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Bakersfield Senior Housing Inc	Bakersfield, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Baldwin Rhf Housing Inc	Long Beach, CA	Low & Very Low Income Housing	501(c)(3)	PF	No
Bennett Elderly Housing Inc	Pittsburgh, PA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Bexar Rhf Housing Inc	San Antonio, TX	Low & Very Low Income Housing	501(c)(3)	PF	No
Binnall House Rhf Housing Inc	Gardner, MA	Affordable Housing to Low Income Seniors, Families and the Handicapped	501(c)(3)	Line 9	No
Bixby Knolls Towers Inc	Long Beach, CA	Affordable Housing to Low Income Seniors, Families and the Handicapped	501(c)(3)	Line 9	No
Bluegrass Rhf Housing Inc	Florence, KY	Nursing and Housing for Senior Citizens	501(c)(3)	Line 9	No
Boise 1st Rhf Housing Inc	Boise, ID	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Bonham Rhf Housing Inc	Bonham, TX	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Camp Verde Rhf Housing Inc	Camp Verde, AZ	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Carlin Rhf Housing Inc	Long Beach, CA	Low Income Housing for the Elderly	501(c)(3)	PF	No
Cathedral Pioneer Church Homes Ii	Sacramento, CA	Skilled Nursing Care	501(c)(3)	Line 9	No
Cecil Avenue Apartments Inc	Delano, CA	Low and Very Low Income Housing	501(c)(3)	Line 7	No
Cedar Rapids Rhf Housing Inc	Cedar Rapids, IA	Low and Very Low Income Housing	501(c)(3)	PF	No
Charles Street Rhf Housing Inc	Boston, MA	Low Income Housing for the Elderly & Disabled	501(c)(3)	PF	No
Charlotte Rhf Housing Inc	Raleigh, NC	Low Income Housing for the Elderly & Disabled	501(c)(3)	Line 9	No
Chesapeake Rhf Housing Inc	Chesapeake, VA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Columbus Rhf Housing Inc	Columbus, GA	Assisted Living Facilities for Low Income Elderly Persons	501(c)(3)	Line 9	No
Congregational Church Retirement Community	Auburn, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Congregational Tower Rhf Housing Inc	Chula Vista, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Converse-kokomo Oic Housing Services Inc	Converse, IN	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Cornerstone Rhf Housing Inc	Houston, TX	Low & Very Low Income Housing	501(c)(3)	Line 9	No
Cornerstone Village Inc	Houston, TX	Nursing Care and Assisted Living Facilities to the Elderly	501(c)(3)	Line 9	No
Council Bluffs Rhf Housing Inc	Council Bluffs, IA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Culver City Rotary Plaza Inc	Culver City, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Dallas Rhf Housing Inc	Mesquite, TX	Low and Very Low Income Housing	501(c)(3)	Line 7	No
De Smet Rhf Housing Inc	Florissant, MO	Senior Housing	501(c)(3)	Line 9	No
Del Norte Rhf Senior Housing Inc	Denver, CO	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Des Moines Rhf Housing Inc	Des Moines, IA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Diakonia Housing I Inc	Rancho Cordova, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Diakonia Housing Inc	Ephrata, PA	Low and Very Low Income Housing	501(c)(3)	Line 7	No
Diakonia Housing Inc	Anderson, IN	Low and Very Low Income Housing	501(c)(3)	Line 7	No
Dogwood Retirement Housing Inc	Milledgeville, GA	Low & Very Low Income Senior Citizen Housing	501(c)(3)	PF	No
Donald Jordan Sr Manor Inc	Garden Grove, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Ecumenical Retirement Housing Inc	Monona, WI	Low and Very Low Income Housing	501(c)(3)	Line 7	No
Edna Rhf Housing Inc	Edna, TX	Low and Very Low Income Housing	501(c)(3)	Line 7	No
Escalon Heritage Homes Inc	Escalon, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Esperanza Rhf Housing	Long Beach, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Fajardo Rhf Housing Inc	Fajardo, PR	Low Income Housing	501(c)(3)	PF	No
Florence Rhf Housing Inc	Florence, SC	Residential and Assisted Living for Senior Citizens	501(c)(3)	Line 9	No
Friendship House Iii Inc	Indianapolis, IN	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Glenwood Rhf Housing Inc	Glenwood, IA	Low & Very Low Income Senior Citizen Housing	501(c)(3)	PF	No
Gold Country Health Center Inc	Placerville, CA	Nursing and Housing for the Elderly	501(c)(3)	Line 9	No
Granada Gardens Rhf Housing Inc	Granada Hills, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Great Plains Housing Advocacy Inc	North Platte, NE	Low Income Housing for the Chronicall Mentally Ill	501(c)(3)	PF	No
Hamilton Rhf Housing Inc	Brockton, MA	Senior Housing	501(c)(3)	PF	No
Hampton Supportive Housing Inc	Dallas, TX	Low Income Housing for the Elderly & Disabled	501(c)(3)	Line 7	No
Harbor Tower	Long Beach, CA	Low Income Housing	501(c)(3)	Line 9	No
Havenwood Rhf Housing Inc	Los Angeles, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Hermiston Rhf Housing Inc	Hermiston, OR	Low Income Senior Housing	501(c)(3)	Line 9	No
Holly Hill Rhf Housing Inc	Holly Hill, FL	Retirement Home for Senior Citizens	501(c)(3)	Line 9	No
Hollyview Rhf Housing Inc	Hollywood, CA	Low Income Senior Housing	501(c)(3)	PF	No
Hollywood Rhf Housing Inc	Long Beach, CA	Low & Very Low Income Housing	501(c)(3)	PF	No
Hoosier Valley Housing Corporation	Corydon, IN	Low and Very Low Income Housing.	501(c)(3)	Line 9	No
Houston Rhf Housing Inc	Houston, TX	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Ils Transition Inc	Redding, CA	Assist Developmentally Disabled Persons	501(c)(3)	Line 9	No
Independence Square Rhf Housing Inc	Evansville, IN	Low and Very Low Income Housing.	501(c)(3)	Line 7	No
Kearney Rhf Housing Inc	Kearny, NE	Low and Very Low Income Housing	501(c)(3)	Line 9	No
King James Court Rhf Housing Inc	Orange, MA	Affordable Housing to Low-income Seniors, Families and the Handicapped	501(c)(3)	Line 9	No
La Fontaine Center Inc	Huntington, IN	Low and Very Low Income Housing	501(c)(3)	Line 9	No
La Mirada Rhf Housing Inc	La Mirada, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Lancaster Rhf Housing Inc	Long Beach, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Lane Manor Rhf Housing Inc	Long Beach, CA	Low Income Housing for the Elderly & Disabled	501(c)(3)	Line 9	No
Liberty Park Rhf Housing Inc	Norfolk, VA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Lomita Kiwanis Gardens Inc	Lomita, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Los Alamitos Rhf Housing Inc	Los Alamitos, CA	Low and Very Low Income Housing	501(c)(3)	Line 7	No
Los Arcos Rhf Housing Inc	Poway, CA	General Partner in a Partnership That Is Operating Low Income Housing	501(c)(3)	Line 9	No
Loveland Rhf Housing Inc	Loveland, CO	Low & Very Low Income Housing	501(c)(3)	PF	No
Lower Township Rhf Housing Inc	Cape May, NJ	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Mac Arthur Park Towers	Long Beach, CA	Low Income Housing	501(c)(3)	Line 9	No
Macon Rhf Housing Inc	Macon, GA	Low Income Housing	501(c)(3)	Line 9	No
Madison Heritage Apartments Inc	Madison, TN	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Malone Community Center Hsg Corp	Lincoln, NE	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Manitowoc Rhf Housing Inc	Manitowoc, WI	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Maple City Square Inc	La Porte, IN	Low and Very Low Income Housing	501(c)(3)	Line 7	No
Marple Manor Inc	Modesto, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Marymount Assn for Sr Hsg	Tacoma, WA	Low and Very Low Income Housing	501(c)(3)	Line 7	No
Mason City Rhf Housing Inc	Mason City, IA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Mason Place Rhf Housing Inc	Long Beach, CA	Senior Citizen Housing	501(c)(3)	PF	No
Mayflower Gardens Health Facilities Inc	Lancaster, CA	Retirement Housing for Senior Citizens	501(c)(3)	Line 9	No
Mayflower Gardens Ii Inc	Lancaster, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Mayflower Rhf Housing Inc	Lancaster, CA	Retirement Housing for Senior Citizens	501(c)(3)	Line 9	No
Mckinney Rhf Housing Inc	Mckinney, TX	To Provide Low and Very Low Income Housing	501(c)(3)	Line 9	No
Merritt Island Rhf Housing Inc	Merritt Island, FL	Housing and Nursing for Senior Citizens	501(c)(3)	Line 9	No
Mesquite Rhf Housing Inc	Mesquite, TX	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Mission Palms Retirement Housing Inc	Mission, TX	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Modesto Affiliated Church Hsg Corp	Modesto, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Mpt Managers	Long Beach, CA	Low Income Housing	501(c)(3)	Line 9	No
North Capitol at Plymouth Inc	Washington, DC	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Northwest Housing Corporation	Montrose, CO	Low and Very Low Income Housing.	501(c)(3)	Line 9	No
Oklahoma Rhf Housing Inc	Lindsay, OK	Low & Very Low Income Housing	501(c)(3)	Line 7	No
Olympic Rhf Housing Inc	Los Angeles, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Pagedale Rhf Housing Inc	St Louis, MO	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Park Place Rhf Housing	Seattle, WA	Assisted Living Residence for Low Income Seniors	501(c)(3)	Line 9	No
Pasadena Rhf Housing Inc	Pasadena, CA	Low and Very Low Income Housing	501(c)(3)	Line 7	No
Pauahi Elderly Housing	Honolulu, HI	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Phoenix Rhf Housing Inc	Phoenix, AZ	Low and Very Low Income Housing.	501(c)(3)	Line 9	No
Pilgrim Tower East	Long Beach, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Pilgrim Tower North	Long Beach, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Pine Crest Rhf Housing Inc	Orange, MA	Affordable Housing to Low-income Seniors, Families and the Handicapped	501(c)(3)	Line 9	No
Pinehurst Retirement Housing Inc	Palestine, TX	Low and Very Low Income Housing	501(c)(3)	Line 7	No
Pinewood Manor Bremerton	Bremerton, WA	Low and Very Low Income Housing	501(c)(3)	Line 7	No
Pioneer Manor of Geneva	Geneva, NE	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Pioneer Towers	Sacramento, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Plymouth Place Inc	Stockton, CA	To Provide Housing for the Low and Very Low Income Senior Citizens.	501(c)(3)	Line 9	No
Poway Rhf Housing Inc	Poway, CA	Senior Citizen Housing	501(c)(3)	Line 9	No
Prairie Grove Apts Inc	East Prairie, MO	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Prescott Rhf Housing Inc	Prescott, AZ	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Redding Pilgrim Housing Inc	Redding, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Redding Rhf Housing Inc	Redding, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Retirement Housing Foundation	Long Beach, CA	See Schedule O - Sponsor Organization	501(c)(3)	Line 1	No
Rhf 202-ii Housing (hawaii) Inc	Honolulu, HI	Low and Very Low Income Housing.	501(c)(3)	Line 7	No
Rhf Bunker Hill Corporation	Long Beach, CA	Affordable Housing to the Elderly	501(c)(3)	Line 9	No
Rhf Charitable Foundation	Long Beach, CA	Low and Very Low Income Housing	501(c)(3)	Line 11a, I	No
Rhf Foundation Inc	Long Beach, CA	Low and Very Low Income Housing	501(c)(3)	Line 11a, I	No
Rhf Housing Inc	Peoria, IL	Low and Very Low Income Housing	501(c)(3)	Line 9	No
River City Residential Club Inc	Sacramento, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Round House Manor Inc	Kaukauna, WI	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Salem Rhf Housing Inc	Salem, OR	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Saline Community Directions Inc	Saline, MI	Low and Very Low Income Housing	501(c)(3)	Line 9	No
San Antonio Rhf Housing Inc	San Antonio, TX	Low Income Housing	501(c)(3)	Line 9	No
Sangnok Housing Corp	Long Beach, CA	Low and Very Low Income Housing	501(c)(3)	Line 11a, I	No
Santa Monica Rhf Housing Inc	Santa Monica, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Shelbyville Inc	Shelbyville, IN	Low and Very Low Income Housing	501(c)(3)	Line 7	No
Smyrna Rhf Housing Inc	Smyrna, GA	Low and Very Low Income Housing.	501(c)(3)	Line 9	No
Southpointe Villa Rhf Housing Inc	Rialto, CA	Low Income Housing for the Elderly	501(c)(3)	Line 9	No
St Catherine Rhf Housing Inc	Florissant, MO	Senior Housing	501(c)(3)	Line 9	No
St Croix Housing for the Elderly Inc	St Croix, VI	Low & Very Low Income Housing	501(c)(3)	PF	No
St James Park Rhf Housing Inc	Los Angeles, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Stockton Congregational Homes Inc	Stockton, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Storm Lake Rhf Housing Inc	Storm Lake, IA	Low & Very Low Income Housing	501(c)(3)	PF	No
Sun City Rhf Housing Inc	Sun City, CA	Residential and Assisted Living Services for Senior Citizens	501(c)(3)	Line 9	No
Symphony East Rhf Housing Inc	Boston, MA	Low & Very Low Income Housing for the Elderly	501(c)(3)	PF	No
Symphony West Rhf Housing Inc	Boston, MA	Low & Very Low Income Housing for the Elderly	501(c)(3)	PF	No
Tallahassee Rhf Housing Inc	Tallahassee, FL	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Towers of Jacksonville	Jacksonville, FL	Housing for Low Income Elderly Persons	501(c)(3)	Line 9	No
University Center - St Ctzns	Indianapolis, IN	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Vacaville Sr Housing Corp	Vacaville, CA	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Villa Greentree Inc	Clarksville, IN	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Village Gardens Rhf Housing Inc	Norfolk, VA	Housing for Low Income Elderly Persons	501(c)(3)	Line 7	No
Village Pointe Rhf Inc	Norfolk, VA	Low and Very Low Income Housing	501(c)(3)	Line 7	No
Vph Adult Retirement Center	Van Nuys, CA	Low and Very Low Income Housing	501(c)(3)	Line 7	No
Waico Rhf Housing Inc	Milwaukee, WI	Low and Very Low Income Housing	501(c)(3)	Line 9	No
West Valley Towers	Van Nuys, CA	Low and Very Low Income Housing	501(c)(3)	Line 7	No
Winslow Rhf Housing Inc	Winslow, AZ	Low and Very Low Income Housing	501(c)(3)	Line 9	No
Yellowwood Acres Inc	Clarksville, IN	Nursing Services and Senior Housing	501(c)(3)	Line 9	No

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Organization	Location	Activity	Income	Assets	Ownership	Managing Partner
10 Temple Place Ltd Ptr	Boston, MA	Low Income Housing	-	-	-	-
333 Massachusetts Avenue Ltd Ptr	Boston, MA	Low Income Housing	-	-	-	-
334 Massachusetts Avenue Ltd Ptr	Boston, MA	Low Income Housing	-	-	-	-
3555 Whittier Rhf Partners Lp	Los Angeles, CA	Low Income Housing	-	-	-	-
Amistad Plaza Partners Ltd Prt	Los Angeles, CA	Low Income Housing	-	-	-	-
Broadwood Terrace Rhf Partners Lp	Los Angeles, CA	Low Income Housing	-	-	-	-
Capitol Towers Rhf Partners Lp	Hartford, CT	Low Income Housing	-	-	-	-
College Villas Lp	Henderson, NV	Low Income Housing	-	-	-	-
Congregational Tower LLC	Chula Vista, CA	Low Income Housing	-	-	-	-
Congregational Tower Partners Lp	Chula Vista, CA	Low Income Housing	-	-	-	-
Esperanza Apartments Ltd Prt	Seattle, WA	Low Income Housing	-	-	-	-
Essex Village Rhf Housing Lp	North Kingston, RI	Low Income Housing	-	-	-	-
Grand View Rhf Partners Lp	Los Angeles, CA	Low Income Housing	-	-	-	-
Hill Rhf Housing LLC	Los Angeles, CA	Low Income Housing	-	-	-	-
Hill Rhf Housing Partners Lp	Los Angeles, CA	Low Income Housing	-	-	-	-
Hollyview Limited Partnership	Hollywood, CA	Low Income Housing	-	-	-	-
Housing Corp Fund Assoc	Los Angeles, CA	Low Income Housing	-	-	-	-
Kings Grant Rhf Housing Lp	North Kingston, RI	Low Income Housing	-	-	-	-
La Family Housing Co	Los Angeles, CA	Low Income Housing	-	-	-	-
Las Alturas Rhf Housing Partners Lp	Los Angeles, CA	Low Income Housing	-	-	-	-
Los Arcos Limited Partnership	Poway, CA	Low Income Housing	-	-	-	-
Madison Rhf Partners Limited Partnership	Pasadena, CA	Low Income Housing	-	-	-	-
Mason Rhf Limited Partnership	Boston, MA	Low Income Housing	-	-	-	-
Mesa Rhf Partners Lp	San Pedro, CA	Low Income Housing	-	-	-	-
Olive Rhf Housing LLC	Los Angeles, CA	Low Income Housing	-	-	-	-
Olive Rhf Housing Partners Lp	Los Angeles, CA	Low Income Housing	-	-	-	-
Pioneer Towers Rhf Housing LLC	Sacramento, CA	Low Income Housing	-	-	-	-
Pioneer Towers Rhf Partners Lp	Sacramento, CA	Low Income Housing	-	-	-	-
Rio Vista Village Ltd Prt	Los Angeles, CA	Low Income Housing	-	-	-	-
Riverside Village Rhf Limited Partnership	Leominster, MA	Low Income Housing	-	-	-	-
San Jacinto Manor Associates Lp	San Jacinto, CA	Low Income Housing	-	-	-	-
Sangnok Partners Lp	Los Angeles, CA	Low Income Housing	-	-	-	-
Seabury Rhf Limited Partnership	Worchester, MA	Low Income Housing	-	-	-	-
Shepherd Park Rhf Partners Lp	Hartford, CT	Low Income Housing	-	-	-	-
Southepointe Villa Ltd Ptr	Rialto, CA	Low Income Housing	-	-	-	-
St James Rhf Housing Partners Lp	Los Angeles, CA	Low Income Housing	-	-	-	-
The Carlin Ltd Prt	Arlington, VA	Low Income Housing	-	-	-	-
Villa Rhf Partners Lp	Pasadena, CA	Low Income Housing	-	-	-	-
Vistas Rhf Partners Lp	Van Nuys, CA	Low Income Housing	-	-	-	-
West Valley Rhf Partners Lp	Van Nuys, CA	Low Income Housing	-	-	-	-

Transactions with Related Organizations

Organization	Type	Method	Amount
Various Affiliated Organizations- Management Fees	L	Fmv	$2,956,102
Various Affiliated Organizations- Loans to	D	Fmv	$821,556
Various Affiliated Organizations- Accounting Fees	L	Fmv	$314,056
Various Affiliated Organizations- Loans From	E	Fmv	$79,962
Various Affiliated Organizations- Occupancy Fees	L	Fmv	$71,084

Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant: No
Annual disclosure for covered persons: Yes
Audit committee: 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: Yes
Management duties delegated: Yes

Governance Explanations

Form 990, Part VI, Section A, Line 3

“Management duties are fulfilled by management company.”

Form 990, Part VI, Section A, Line 6

“The organization has one class of member and the member is retirement housing foundation.”

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

“The member will annually elect the board of directors at the annual meeting of the members.”

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

“The bylaws may be amended or repealed by the vote of the members.”

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 11

“Senior management thoroughly reviews the form 990 before providing a copy to the governing body and 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 process for determining compensation for the ceo, executive director, top management officials and other officers or key employees included an extensive review and approval by independent persons.”

Form 990, Part VI, Section C, Line 19

“The organization makes the governing documents, conflict of interest policy, and financial statements available upon request.”

Filing and Contact Details

Filer

Filer Name: Foundation Property Management Inc
EIN: 95-3651050
Phone: 5622575100
Address: 911 N STUDEBAKER ROAD, LONG BEACH, CA 90815

Signing Officer

Name: Deborah Stouff
Title: Secretary
Phone: 5622575100
Signed: 2017-07-31
Discuss with paid preparer: Yes

Organization Details

Principal Officer: Laverne Joseph
Formed: 1981
Legal Domicile: CA
Voting Board Members: 6
Independent Board Members: 6
Employees: 782
Volunteers: 0

Preparer

Firm: Cliftonlarsonallen Llp
Address: 600 WASHINGTON AVENUE SUITE 1800, ST LOUIS, MO 63101
Preparer: Jeff Parker
Phone: 3149254300

Supplemental Narrative

Additional Explanations

Form 990, Page 5, Part V, Line 2A & 2B

“This entity issues w-2's for approximately 699 employees whose compensation is charged to other related entities and is reported accordingly on those returns. The salaries reported on page 10 of this return represent compensation for 38 employees.”

Form 990, Part XII, Line 2C

“The process is consistent with the prior years.”

Financial Statement Notes

PART X, LINE 2:

“The obligated group applies the income tax standard for uncertain tax positions. This standard clarifies the accounting for uncertainty in income taxes recognized in an organization's financial statements. This standard prescribes recognition and measurement of tax positions taken or expected to be taken on a tax return that are not certain to be realized. The obligated group is not aware of any activities that would jeopardize their tax-exempt status.”

Raw XML AppendixShowing 400 of 2,937 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/OtherChangesInNetAssetsAmt	0	0
IRS990/OtherEmployeeBenefitsGrp/ProgramServicesAmt	0	268159
IRS990/OtherEmployeeBenefitsGrp/TotalAmt	0	268159
IRS990/OtherExpensesGrp/Desc	0	BAD DEBT EXPENSE
IRS990/OtherExpensesGrp/Desc	1	LICENSE, DUES AND SUBSC
IRS990/OtherExpensesGrp/ProgramServicesAmt	0	123800
IRS990/OtherExpensesGrp/ProgramServicesAmt	1	23662
IRS990/OtherExpensesGrp/TotalAmt	0	123800
IRS990/OtherExpensesGrp/TotalAmt	1	23662
IRS990/OtherSalariesAndWagesGrp/ProgramServicesAmt	0	2281494
IRS990/OtherSalariesAndWagesGrp/TotalAmt	0	2281494
IRS990/OthNotesLoansReceivableNetGrp/BOYAmt	0	13576268
IRS990/OthNotesLoansReceivableNetGrp/EOYAmt	0	11098253
IRS990/PartialLiquidationInd	0	0
IRS990/PayPremiumsPrsnlBnftCntrctInd	0	0
IRS990/PayrollTaxesGrp/ProgramServicesAmt	0	211635
IRS990/PayrollTaxesGrp/TotalAmt	0	211635
IRS990/PensionPlanContributionsGrp/ProgramServicesAmt	0	74585
IRS990/PensionPlanContributionsGrp/TotalAmt	0	74585
IRS990/PoliticalCampaignActyInd	0	0
IRS990/PrepaidExpensesDefrdChargesGrp/BOYAmt	0	100185
IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt	0	0
IRS990/PrincipalOfficerNm	0	LAVERNE JOSEPH
IRS990/ProfessionalFundraisingInd	0	0
IRS990/ProgramServiceRevenueGrp/BusinessCd	0	532000
IRS990/ProgramServiceRevenueGrp/BusinessCd	1	532000
IRS990/ProgramServiceRevenueGrp/BusinessCd	2	532000
IRS990/ProgramServiceRevenueGrp/Desc	0	MANAGEMENT FEES
IRS990/ProgramServiceRevenueGrp/Desc	1	ACCOUNTING FEES
IRS990/ProgramServiceRevenueGrp/Desc	2	OCCUPANCY FEES
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt	0	15344132
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt	1	1476784
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt	2	279616
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt	0	15344132
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt	1	1476784
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt	2	279616
IRS990/ProhibitedTaxShelterTransInd	0	0
IRS990/PYBenefitsPaidToMembersAmt	0	0
IRS990/PYContributionsGrantsAmt	0	0
IRS990/PYExcessBenefitTransInd	0	0
IRS990/PYGrantsAndSimilarPaidAmt	0	0
IRS990/PYInvestmentIncomeAmt	0	0
IRS990/PYOtherExpensesAmt	0	16458351
IRS990/PYOtherRevenueAmt	0	0
IRS990/PYProgramServiceRevenueAmt	0	16533760
IRS990/PYRevenuesLessExpensesAmt	0	-2826600
IRS990/PYSalariesCompEmpBnftPaidAmt	0	2902009
IRS990/PYTotalExpensesAmt	0	19360360
IRS990/PYTotalProfFndrsngExpnsAmt	0	0
IRS990/PYTotalRevenueAmt	0	16533760
IRS990/QuidProQuoContributionsInd	0	0
IRS990/RcvFndsToPayPrsnlBnftCntrctInd	0	0
IRS990/ReconcilationRevenueExpnssAmt	0	-3673009
IRS990/RegularMonitoringEnfrcInd	0	1
IRS990/RelatedEntityInd	0	1
IRS990/RelatedOrganizationCtrlEntInd	0	0
IRS990/ReportInvestmentsOtherSecInd	0	0
IRS990/ReportLandBuildingEquipmentInd	0	1
IRS990/ReportOtherAssetsInd	0	0
IRS990/ReportOtherLiabilitiesInd	0	0
IRS990/ReportProgramRelatedInvstInd	0	0
IRS990/RevenueAmt	0	17100532
IRS990/SavingsAndTempCashInvstGrp/BOYAmt	0	1577869
IRS990/SavingsAndTempCashInvstGrp/EOYAmt	0	2086104
IRS990ScheduleA/Form990SchASupportingOrgGrp/Contribution35ControlledInd	0	0
IRS990ScheduleA/Form990SchASupportingOrgGrp/ContributionControllerInd	0	0
IRS990ScheduleA/Form990SchASupportingOrgGrp/ContributionFamilyInd	0	0
IRS990ScheduleA/Form990SchASupportingOrgGrp/ControlledDisqualifiedPrsnInd	0	0
IRS990ScheduleA/Form990SchASupportingOrgGrp/DisqualifiedPrsnControllIntInd	0	0
IRS990ScheduleA/Form990SchASupportingOrgGrp/DisqualifiedPrsnOwnrIntInd	0	0
IRS990ScheduleA/Form990SchASupportingOrgGrp/ExcessBusinessHoldingsRulesInd	0	0
IRS990ScheduleA/Form990SchASupportingOrgGrp/ListedByNameGoverningDocInd	0	1
IRS990ScheduleA/Form990SchASupportingOrgGrp/LoanDisqualifiedPersonInd	0	0
IRS990ScheduleA/Form990SchASupportingOrgGrp/OrganizationChangeSuprtOrgInd	0	0
IRS990ScheduleA/Form990SchASupportingOrgGrp/PaymentSubstantialContribtrInd	0	0
IRS990ScheduleA/Form990SchASupportingOrgGrp/SupportedOrgNotOrganizedUSInd	0	0
IRS990ScheduleA/Form990SchASupportingOrgGrp/SupportedOrgSectionC456Ind	0	0
IRS990ScheduleA/Form990SchASupportingOrgGrp/SupportNonSupportedOrgInd	0	0
IRS990ScheduleA/Form990SchASupportingOrgGrp/SuprtOrgNoIRSDeterminationInd	0	0
IRS990ScheduleA/Form990SchAType1SuprtOrgGrp/OperateBenefitNonSuprtOrgInd	0	0
IRS990ScheduleA/Form990SchAType1SuprtOrgGrp/PowerAppointMajorityDirTrstInd	0	1
IRS990ScheduleA/OtherSupportSumAmt	0	20744997
IRS990ScheduleA/SupportedOrganizationsCnt	0	1
IRS990ScheduleA/SupportedOrganizationsTotalCnt	0	1
IRS990ScheduleA/SupportedOrgInformationGrp/EIN	0	952249495
IRS990ScheduleA/SupportedOrgInformationGrp/GoverningDocumentListedInd	0	1
IRS990ScheduleA/SupportedOrgInformationGrp/OrganizationTypeCd	0	9
IRS990ScheduleA/SupportedOrgInformationGrp/OtherSupportAmt	0	20744997
IRS990ScheduleA/SupportedOrgInformationGrp/SupportAmt	0	0
IRS990ScheduleA/SupportedOrgInformationGrp/SupportedOrganizationName/BusinessNameLine1Txt	0	RETIREMENT HOUSING FOUNDATION
IRS990ScheduleA/SupportingOrganization509a3Ind	0	X
IRS990ScheduleA/SupportingOrgType1Ind	0	X
IRS990ScheduleA/SupportSumAmt	0	0
IRS990/ScheduleBRequiredInd	0	0
IRS990ScheduleD/EquipmentGrp/BookValueAmt	0	8240
IRS990ScheduleD/EquipmentGrp/DepreciationAmt	0	16793
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt	0	25033
IRS990ScheduleD/FootnoteTextInd	0	X
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt	0	THE OBLIGATED GROUP APPLIES THE INCOME TAX STANDARD FOR UNCERTAIN TAX POSITIONS. THIS STANDARD CLARIFIES THE ACCOUNTING FOR UNCERTAINTY IN INCOME TAXES RECOGNIZED IN AN ORGANIZATION'S FINANCIAL STATEMENTS. THIS STANDARD PRESCRIBES RECOGNITION AND MEASUREMENT OF TAX POSITIONS TAKEN OR EXPECTED TO BE TAKEN ON A TAX RETURN THAT ARE NOT CERTAIN TO BE REALIZED. THE OBLIGATED GROUP IS NOT AWARE OF ANY ACTIVITIES THAT WOULD JEOPARDIZE THEIR TAX-EXEMPT STATUS.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc	0	PART X, LINE 2:
IRS990ScheduleD/TotalBookValueLandBuildingsAmt	0	8240
IRS990ScheduleJ/AnyNonFixedPaymentsInd	0	0
IRS990ScheduleJ/BoardOrCommitteeApprovalInd	0	X
IRS990ScheduleJ/CompBasedOnRevenueOfFlngOrgInd	0	0
IRS990ScheduleJ/CompBsdNetEarnsFlngOrgInd	0	0
IRS990ScheduleJ/CompBsdNetEarnsRltdOrgsInd	0	0
IRS990ScheduleJ/CompBsdOnRevRelatedOrgsInd	0	0
IRS990ScheduleJ/CompensationCommitteeInd	0	X
IRS990ScheduleJ/CompensationSurveyInd	0	X
IRS990ScheduleJ/EquityBasedCompArrngmInd	0	0
IRS990ScheduleJ/IndependentConsultantInd	0	X
IRS990ScheduleJ/InitialContractExceptionInd	0	0
IRS990/ScheduleJRequiredInd	0	1
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BaseCompensationFilingOrgAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BaseCompensationFilingOrgAmt	1	237447
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BaseCompensationFilingOrgAmt	2	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BaseCompensationFilingOrgAmt	3	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BaseCompensationFilingOrgAmt	4	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BaseCompensationFilingOrgAmt	5	209113
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusFilingOrganizationAmount	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusFilingOrganizationAmount	1	0

Document Assets

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Filings

Displayed year

2016 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing

Assets: $13,207,053
Liabilities: $3,218,323
Net assets: $9,988,730
Revenue: $17,100,533
Expenses: $20,773,542
Net income: -$3,673,009

	Balance Sheet			Operations
Year	Assets	Liabilities	Net Assets	Revenue	Expenses	Net Income
2023Summary only. Only limited summary data is available for this year.	$1.16	$31.2	$30.1	$14.5	$22.1	$7.53
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.	$0.93	$23.5	$22.5	$16.4	$20.8	$4.46
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.	$1.23	$10.3	$9.05	$18.9	$20.9	$1.97
2020Summary only. Only limited summary data is available for this year.	$1.34	$8.42	$7.08	$17.8	$21.1	$3.23
2019Facts available. Structured filing facts are available, but richer extracted sections are limited.	$1.77	$5.61	$3.85	$17.3	$21.4	$4.11
2018Facts available. Structured filing facts are available, but richer extracted sections are limited.	$1.41	$1.15	$0.26	$15.5	$21.5	$5.97
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.	$9.41	$3.18	$6.23	$17.4	$21.2	$3.76
2016Detailed filing. Detailed filing data is available for this year.	$13.2	$3.22	$9.99	$17.1	$20.8	$3.67
2015Detailed filing. Detailed filing data is available for this year.	$17.0	$3.33	$13.7	$16.5	$19.4	$2.83
2014Detailed filing. Detailed filing data is available for this year.	$20.8	$4.34	$16.5	$15.6	$18.7	$3.09
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.	$22.1	$2.52	$19.6		$18.2
2012Summary only. Only limited summary data is available for this year.	$25.1	$2.49	$22.6	$14.9	$17.6	$2.71
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.	$27.6	$2.31	$25.3		$16.5
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.	$30.1	$2.61	$27.5		$15.7