Civic Intelligence

Green Manor

EIN 95-6205420 • 501(c)3 • San Diego, CA

Profile

To operate an apartment complex of 149 units to provide low-income housing for elderly tenants.

4070 Jackdaw StSan Diego, CA 92103

n/A

Siviq Scores

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

Liabilities / Assets

56th percentile

0.23x

Higher debt load relative to assets than 56% of similar nonprofits.

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

Liabilities / Revenue

78th percentile

0.81x

Higher debt load relative to revenue than 78% of similar nonprofits.

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

Net Margin

90th percentile

53%

Higher net margin than 90% of similar nonprofits.

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

Top Officer Pay

15th percentile

$0

Higher top officer pay than 15% of similar nonprofits.

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

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

Asset Growth

79th percentile

17%

Faster asset growth than 79% of similar nonprofits.

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

Revenue Growth

69th percentile

19%

Faster revenue growth than 69% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets56th percentile

Assets

Up

$13,515,160

Up $1,983,459 (+17%) from 2023

Liabilities

Down

$3,154,466

Down $95,752 (-2.9%) from 2023

Net Assets

Up

$10,360,694

Up $2,079,211 (+25%) from 2023

Operations
Liabilities / Revenue78th percentileNet Margin90th percentile

Revenue

Up

$3,894,871

Up $622,161 (+19%) from 2023

Expenses

Up

$1,815,660

Up $240,856 (+15%) from 2023

Net Income

Up

$2,079,211

Up $381,305 (+22%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth79th percentile

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

$15M$10M$5.0M$0Assets 2011: $1,865,879Liabilities 2011: $663,576Net Assets 2011: $1,202,3032011Assets 2012: $2,025,828Liabilities 2012: $668,101Net Assets 2012: $1,357,7272012Assets 2013: $2,019,076Liabilities 2013: $561,328Net Assets 2013: $1,457,7482013Assets 2014: $5,909,523Liabilities 2014: $4,340,437Net Assets 2014: $1,569,0862014Assets 2015: $5,435,838Liabilities 2015: $3,828,490Net Assets 2015: $1,607,3482015Assets 2016: $5,268,944Liabilities 2016: $3,693,865Net Assets 2016: $1,575,0792016Assets 2017: $5,242,469Liabilities 2017: $3,648,445Net Assets 2017: $1,594,0242017Assets 2018: $5,139,602Liabilities 2018: $3,492,649Net Assets 2018: $1,646,9532018Assets 2019: $5,921,056Liabilities 2019: $3,451,061Net Assets 2019: $2,469,9952019Assets 2020: $7,205,647Liabilities 2020: $3,411,901Net Assets 2020: $3,793,7462020Assets 2021: $8,499,990Liabilities 2021: $3,346,524Net Assets 2021: $5,153,4662021Assets 2022: $9,845,607Liabilities 2022: $3,304,029Net Assets 2022: $6,541,5782022Assets 2023: $11,531,701Liabilities 2023: $3,250,218Net Assets 2023: $8,281,4832023Assets 2024: $13,515,160Liabilities 2024: $3,154,466Net Assets 2024: $10,360,6942024

Highlighted filing

2024

Assets$13,515,160
Liabilities$3,154,466
Net Assets$10,360,694
Open 2024 Filing

Operations Trend

Revenue Growth69th percentile

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

$4.0M$3.0M$2.0M$1.0M$0-$1.0MRevenue 2011: $1,030,716Expenses 2011: $908,017Net Income 2011: $122,6992011Revenue 2012: $1,038,048Expenses 2012: $882,624Net Income 2012: $155,4242012Expenses 2013: $956,0792013Revenue 2014: $1,224,703Expenses 2014: $1,113,365Net Income 2014: $111,3382014Revenue 2015: $1,370,892Expenses 2015: $1,332,630Net Income 2015: $38,2622015Revenue 2016: $1,389,924Expenses 2016: $1,422,193Net Income 2016: -$32,2692016Revenue 2017: $1,414,905Expenses 2017: $1,395,960Net Income 2017: $18,9452017Revenue 2018: $1,433,166Expenses 2018: $1,380,237Net Income 2018: $52,9292018Revenue 2019: $2,231,192Expenses 2019: $1,408,150Net Income 2019: $823,0422019Revenue 2020: $2,810,981Expenses 2020: $1,487,230Net Income 2020: $1,323,7512020Revenue 2021: $2,865,284Expenses 2021: $1,505,564Net Income 2021: $1,359,7202021Revenue 2022: $2,937,739Expenses 2022: $1,549,627Net Income 2022: $1,388,1122022Revenue 2023: $3,272,710Expenses 2023: $1,574,804Net Income 2023: $1,697,9062023Revenue 2024: $3,894,871Expenses 2024: $1,815,660Net Income 2024: $2,079,2112024

Highlighted filing

2024

Revenue$3,894,871
Expenses$1,815,660
Net Income$2,079,211
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
$13,515,160
Liabilities
$3,154,466
Net assets
$10,360,694
Revenue
$3,894,871
Expenses
$1,815,660
Net income
$2,079,211
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$13.5$3.15$10.4$3.89$1.82$2.08
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$11.5$3.25$8.28$3.27$1.57$1.70
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$9.85$3.30$6.54$2.94$1.55$1.39
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$8.50$3.35$5.15$2.87$1.51$1.36
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$7.21$3.41$3.79$2.81$1.49$1.32
2019Facts available. Structured filing facts are available, but richer extracted sections are limited.$5.92$3.45$2.47$2.23$1.41$0.82
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$5.14$3.49$1.65$1.43$1.38$0.05
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$5.24$3.65$1.59$1.41$1.40$0.02
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$5.27$3.69$1.58$1.39$1.42$0.03
2015Detailed filing. Detailed filing data is available for this year.$5.44$3.83$1.61$1.37$1.33$0.04
2014Detailed filing. Detailed filing data is available for this year.$5.91$4.34$1.57$1.22$1.11$0.11
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.02$0.56$1.46$0.96
2012Summary only. Only limited summary data is available for this year.$2.03$0.67$1.36$1.04$0.88$0.16
2011Summary only. Only limited summary data is available for this year.$1.87$0.66$1.20$1.03$0.91$0.12
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Oct 1, 2023 to Sep 30, 2024
Signed
Aug 6, 2025
Return Version
2023v6.0
Gross Receipts
$3,894,871
Mission and Program Overview

Mission

To operate an apartment complex of 149 units to provide low-income housing for elderly tenants.

Balance Sheet Detail
LineBeginningEndChange
Assets
Investments in Publicly Traded Securities$4,809,413$5,042,070▲ $232,657
Land, Buildings, and Equipment, Net$3,922,761$4,537,129▲ $614,368
Savings and Temporary Cash Investments$506,749$1,636,067▲ $1,129,318
Cash and Non-Interest-Bearing Accounts$569,124$1,292,864▲ $723,740
Prepaid Expenses and Deferred Charges$58,965$201,250▲ $142,285
Intangible Assets$194,690$187,030▼ $7,660
Accounts Receivable$67,496$58,154▼ $9,342
Other Notes and Loans Receivable, Net-$0-
Pledges and Grants Receivable-$0-
Receivable From Disqualified Prsn-$0-
Receivables From Officers Etc-$0-
Investments Other Securities-$0-
Investments Program Related-$0-
Inventories for Sale or Use-$0-
Total Assets$11,531,701$13,515,160▲ $1,983,459
Other Assets Total$1,402,503$560,596▼ $841,907
Liabilities
Mortgage Notes Payable Secured by Investment Property$3,065,123$2,988,607▼ $76,516
Accounts Payable and Accrued Expenses$112,950$93,107▼ $19,843
Other Liabilities$67,746$62,924▼ $4,822
Deferred Revenue$4,399$9,828▲ $5,429
Total Liabilities$3,250,218$3,154,466▼ $95,752
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$8,281,483$10,360,694▲ $2,079,211
Total Net Assets Fund Balance$8,281,483$10,360,694▲ $2,079,211
Total Liabilities and Net Assets / Fund Balance$11,531,701$13,515,160▲ $1,983,459

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$4,361,029$3,064,168$7,425,197
Land$148,983-$148,983
Equipment$26,326$96,324$122,650
Other Land Buildings$791$32,449$33,240
Compensation and Service Providers
Top Officer Pay15th percentile

Board Members and Trustees

NameTitle
Lara GatesPresident
Linda WallisPresident
David BahrVice President
Pat WahlenVice President
Bob MurphyDirector
Bob RastDirector
David GatzkeDirector
David SnodgrassDirector
Elaine BalokDirector
Ruth HenricksDirector
Thad WinkleDirector
Tim WolfDirector
Jessica RipperSecretary

Highest Paid Contractors

ContractorServicesLocationCompensation
Falkenberggilliam & Associates INCManagementPO BOX 7070, Pasadena, CA 91109$156,440
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$3,561,551
Investment Income
$333,320
Other Revenue
$0
Change in Net Assets
$2,079,211

Audited Revenue Reconciliation

Revenue per Audited Statements
$3,894,871
Total Revenue per Audited Statements
$3,894,871
Total Revenue per Form 990
$3,894,871
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,431,514
Salaries, Compensation, and Employee Benefits$384,146
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$179,685$138,578-$318,263
Depreciation Depletion$180,516--$180,516
Fees for Services Management-$150,750-$150,750
Interest$121,389--$121,389
Insurance$117,275--$117,275
Fees for Services Other-$91,396-$91,396
Other Employee Benefits$23,338$17,999-$41,337
Payroll Taxes$13,858$10,688-$24,546
Office Expenses-$19,423-$19,423
Other Expenses$7,905$13,398-$13,398
All Other Expenses$4,768--$4,768
Total Functional Expenses$1,340,906$474,754$0$1,815,660

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$1,815,660
Total Expenses per Audited Statements$1,815,660
Total Expenses per Form 990$1,815,660
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
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
Tenant Security Deposits$62,924
Governance and Compliance

Governance Checklist

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

Governance Explanations

Form 990, Part VI, Section A, Line 3

“The organization delegated accounting and payroll duties to a management company.”

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

“A pdf is sent to the board of directors by email for review prior to the president signature and filing.”

Form 990, Part VI, Section C, Line 19

“Governing documents, policies, and financial statements are made available upon request to the management office as listed on page 1”

Filing and Contact Details

Filer

Filer Name
Green Manor
EIN
95-6205420
Phone
6198123344
Address
4070 JACKDAW ST, SAN DIEGO, CA 92103

Signing Officer

Name
Lara Gates
Title
President
Signed
2025-08-06
Discuss with paid preparer
Yes

Organization Details

Formed
1966
Legal Domicile
CA
Voting Board Members
11
Independent Board Members
11
Employees
5
Volunteers
10

Preparer

Firm
Leaf & Cole LLP
Address
2810 Camino Del Rio South Suite 200, San Diego, CA 92108
Preparer
Michael J Zizzi
Phone
6192947200
Supplemental Narrative

Additional Explanations

Form 990, Part V, Line 2A & Part IX, Line 5 & 7

“Employees, salaries and wages - the organization reimburses the management company for wages and payroll taxes. Employees are paid by the management company, no w-2 is issued directly by the organization.”

Financial Statement Notes

Part X : FIN48 Footnote

“The Corporation is a nonprofit organization and is exempt from income taxes under Section 501(c)(3) of the Internal Revenue Code and Section 23701(d) of the California Revenue and Taxation Code. The Corporation believes that it has appropriate support for any tax positions taken, and as such, does not have any uncertain tax positions that are material to the financial statements. The Corporation is not a private foundation.The Corporations Return of Organization Exempt from Income Tax for the years ended September 30, 2024, 2023, 2022 and 2021 are subject to examination by the Internal Revenue Service and State taxing authorities, generally three to four years after the returns were filed.”

Raw XML AppendixShowing 400 of 569 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
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IRS990/AddressChangeInd0X
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IRS990/CompDisqualPersonsGrp/TotalAmt00
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IRS990/ConferencesMeetingsGrp/TotalAmt00
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IRS990/ConservationEasementsInd0false
IRS990/ConsolidatedAuditFinclStmtInd0false
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IRS990/DescribedInSection501c3Ind0true
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IRS990/Form990PartVIISectionAGrp/PersonNm11BOB MURPHY
IRS990/Form990PartVIISectionAGrp/PersonNm12LARA GATES
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