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Webster Housing for the Elderly INC

Tax-deductible

Worcester, MA501(c)(3)Since 1987Housing EIN 22-2827292Revenue $1.0M in FY2025Latest return filed May 10, 2026

On file with the IRSWorcester, MATax-exempt since Oct 1987Publicly supported — 509(a)(2)

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To provide affordable residential Housing for Elderly persons in Webster, massachusetts.

501(c)(3) charity; gifts are tax-deductible.
91¢ of each $1 spent went to programs.
Run by 2 volunteers.
Mission: Form 990 Part I, line 1 · Status: IRS Pub. 78 · Programs: Part IX · People: Part I, lines 5–6

Before you give

FY2025 · Form 990Independent: from IRS data, not the org
Download 990
IRS status
501(c)(3)
not on the IRS revocation list
Looks good: listed by the IRS and not on the revocation list.
IRS BMF · Auto-Revocation List
Tax-deductible gifts
Yes
Donations are tax-deductible
Looks good: the IRS lists gifts to it as deductible.
IRS Pub. 78 · IRS BMF
Latest return
FY2025
latest Form 990
Looks good: the latest return is for FY2025, 1 tax year back; within 2 tax years.
IRS e-file · Filing history
Surplus or deficit
6 of 6
filings with a surplus
Average surplus $47K a year · 5% of revenue · last 6 filings
Looks good: a surplus in 6 of the last 6 filings.
Pt I · Ln 19 · 6 filings
Spent on programs
91%
of spending
Looks good: 91% of spending went to programs; 75% or more.
Pt IX · Ln 25 · col B
Cash reserves
<1 mo
of spending, in cash
Worth a look: 0.6 months of spending in cash; under 1.
Pt X · Ln 1–2 · Pt I · Ln 18
Liabilities
$3.0M
168% of total assets
Concern: liabilities are 168% of assets; over 80%.
Pt X · Ln 26
Independent board members
2
of 2 voting members
Looks good: 2 of 2 voting members are independent, a majority.
Pt VI · Ln 1a–1b
Looks goodFineWorth a lookConcernNo data yetTap a box for the reason.
Revenue
$1.0M
+4% vs prior year
Spent
$955K
To programs
91%
Net assets
−$1.2M
By yearFY2020–FY2025
Revenue
$1.0M
FY2025▲ +4%
Tap a bar for its year
Revenue by fiscal year
FY2020$864K
FY2021$882K
FY2022$887K
FY2023$930K
FY2024$972K
FY2025$1.0M
Expenses
$955K
FY2025▲ +7%
Tap a bar for its year
Expenses by fiscal year
FY2020$851K
FY2021$828K
FY2022$832K
FY2023$903K
FY2024$890K
FY2025$955K
Net assets
−$1.2M
FY2025▲ +4%
Tap a bar for its year
Net assets by fiscal year
FY2020−$1.5M
FY2021−$1.4M
FY2022−$1.4M
FY2023−$1.3M
FY2024−$1.2M
FY2025−$1.2M

From the FY2025 Form 990 (year ending October 2025) · figures checked against the IRS filing · see the original

990 PDF Claim

Is it real?

Yes. Never revoked by the IRS. Latest filing on record: FY2025. IRS ruling in Oct 1987.

IRS Pub. 78 · IRS Auto-Revocation List · IRS Business Master File

Where the money goes

91 cents of each dollar spent went to programs.

Program services 91% · $871K Management & general 9% · $85K

Form 990 Part IX, line 25, columns B–D. Every line is in By the numbers.

Something off? Claim to add context

Who runs it and what they're paid

4 people listed on the 990.

Part VII, Section A · reportable compensation · most recent filed roster (FY2024); the FY2025 filing did not itemize Part VII
$0Pt VII · Sec A
$0Pt VII · Sec A
Brian Scales
President/Treasurer
$0Pt VII · Sec A
Deborah Foley
Clerk/Resident Agent
$0Pt VII · Sec A
See Webster Housing for the Elderly INC executive salaries →

Questions the 990 asks

The form asks each of these directly. These are the filed answers.

  • Family or business ties among officersPt VI · Ln 2No
  • Top official's pay set by an independent reviewPt VI · Ln 15aNo

Programs and updates

Builds and manages affordable housing for elderly residents in Webster, Massachusetts.

Questions for Webster Housing for the Elderly INC

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Your first name shows with your question. Webster Housing for the Elderly INC answers here, for everyone.

1 program · $871K · in their own filed words · FY2024
01

To acquire, construct, rehabilitate and operate 70 units of affordable residential housing for elderly persons located in webster, massachusetts.

$871Kprogram expense

Funders

Who pays for it.

From grant filings on record. Receipts are incomplete: individual donors are never listed.

Federal money

Single Audit · Federal Audit Clearinghouse · money spent from federal programs
Year ending Oct 2025 · $3.6M federal money spent
Mortgage Insurance for the Purchase or Refinancing of Existing Multifamily Housing ProjectsDepartment of Housing and Urban Development · ALN 14.155 · Direct$2.9M
Lower Income Housing Assistance Program_section 8 New Construction/Substantial RehabilitationDepartment of Housing and Urban Development · ALN 14.182 · Direct$633K

The auditor reported no findings.

Year ending Oct 2024 · $3.7M federal money spent
Mortgage Insurance for the Purchase or Refinancing of Existing Multifamily Housing ProjectsDepartment of Housing and Urban Development · ALN 14.155 · Direct$3.0M
Section 8 Housing Assistance PaymentsDepartment of Housing and Urban Development · ALN 14.182 · Direct$628K

The auditor reported no findings.

Year ending Oct 2023 · $3.8M federal money spent
Mortgage Insurance for the Purchase or Refinancing of Existing Multifamily Housing ProjectsDepartment of Housing and Urban Development · ALN 14.155 · Direct$3.2M
Section 8 New Construction and Substantial RehabilitationDepartment of Housing and Urban Development · ALN 14.182 · Direct$612K

The auditor reported no findings.

Year ending Oct 2022 · $3.8M federal money spent
Mortgage Insurance for the Purchase or Refinancing of Existing Multifamily Housing ProjectsDepartment of Housing and Urban Development · ALN 14.155 · Direct$3.3M
Section 8 New Construction and Substantial RehabilitationDepartment of Housing and Urban Development · ALN 14.182 · Direct$577K

The auditor reported no findings.

By the numbers

The FY2025 990, line by line.

Download 990
from philanthropy.org
1The main four
Money inPt VIII
$1.0M
Ln 12
Gifts and grantsLn 1h$653K
Fees for servicesLn 2g$347K
Other incomeLn 4–11$6K
Money outPt IX
$955K
Ln 25
Programscol B$871K
Managementcol C$85K
Owns and owesPt X
−$1.2M
net assets · Ln 32
Cash and savingsLn 1–2$51K
Total assetsLn 16$1.8M
LiabilitiesLn 26$3.0M
PeoplePt VI, VII
4
listed · VII A
PaidVII A0
Voting boardVI 1a2
IndependentVI 1b2
2In more detail
Revenue in detailPt VIII
Gifts and grantsLn 1h$653K
Government grantsLn 1e$653K
Fees for servicesLn 2g$347K
Investment incomeLn 3$292
Other incomeLn 4–11$6K
Total revenueLn 12$1.0M
Assets in detailPt X, end of year
CashLn 1$51K
Cash and savings togetherLn 1–2$51K
Accounts receivableLn 4$6K
Prepaid expenses and deferred chargesLn 9$73K
Land, buildings, equipmentLn 10c$1.2M
Other assetsLn 15$474K
Total assetsLn 16$1.8M
LiabilitiesLn 26$3.0M
Net assetsLn 32−$1.2M
OperationsPt I, VI
EmployeesI 50
VolunteersI 62
Fiscal year endsHeaderOctober
Conflict-of-interest policyVI 12aYes
Whistleblower policyVI 13No
Records policyVI 14Yes
3Year over year
Balance sheet, start vs end of yearPt X · col A, B
LineStart FY25End FY25
Cash and savingsLn 1–2$89K$51K
Land, buildings, equipmentLn 10c$1.2M$1.2M
Total assetsLn 16$1.8M$1.8M
LiabilitiesLn 26$3.1M$3.0M
Net assetsLn 32−$1.2M−$1.2M
4Every line
Statement of functional expensesPt IX · every line
LineTotalProgramsManagementFundraising
Management feesLn 11a$71K$25$71K
Legal feesLn 11b$10K$10K
Accounting feesLn 11c$13K$13K
Other fees for servicesLn 11g$180K$180K
Advertising and promotionLn 12$1K$1K
Office expensesLn 13$40K$40K
OccupancyLn 16$452K$452K
Conferences, conventions and meetingsLn 19$3K$3K
Depreciation, depletion and amortizationLn 22$149K$149K
Other expenses (24a–d)Ln 24$36K$36K
All other expensesLn 24e$250$250
Total functional expensesLn 25$955K$871K$85K$0

Filing history

YearMoney inMoney outIn minus outNet assetsDownload
FY2025 Latest ViewingFiled with the IRS May 10, 2026 $1.0M$955K$51K−$1.2M 990 PDF
FY2024Filed with the IRS Sep 10, 2025 $972K$890K$82K−$1.2M 990 PDF
FY2023Filed with the IRS Sep 15, 2024 $930K$903K$27K−$1.3M 990 PDF
FY2022Filed with the IRS Aug 30, 2023 $887K$832K$55K−$1.4M 990 PDF
FY2021Filed with the IRS Sep 15, 2022 $882K$828K$54K−$1.4M 990 PDF
FY2020Filed with the IRS Aug 30, 2021 $864K$851K$13K−$1.5M 990 PDF

Schedules filed Part IV

III · Programs R · Related orgs G · Fundraising L · Interested persons I · Grants A · Public support O · Explanations
See the full FY2025 990 (6 parts)
Part I · Summary $1,006,419 revenue, 12 lines filed
I-8 Contributions and grantsPrior year $627,835$652,937
I-9 Program service revenuePrior year $337,547$346,702
I-10 Investment incomePrior year $273$292
I-11 Other revenuePrior year $6,175$6,488
I-12 Total revenuePrior year $971,830$1,006,419
I-13 Grants and similar amounts paidPrior year $0$0
I-14 Benefits paid to membersPrior year $0$0
I-15 Salaries and benefitsPrior year $0$0
I-16a Professional fundraising feesPrior year $0$0
I-17 Other expensesPrior year $889,802$955,167
I-18 Total expensesPrior year $889,802$955,167
I-19 Revenue less expensesPrior year $82,028$51,252
Part VI · Governance 2 of 2 board members independent, 2 to look at
VI-1a Voting members of the governing body2
VI-1b Independent voting members2
VI-13 Written whistleblower policyNo
VI-15a Process for setting top official's payNo
VI-2 Family or business relationship among officers or directorsNo
VI-12a Written conflict of interest policyYes
VI-14 Document retention and destruction policyYes
Part VIII · Statement of revenue $1,006,419 across 6 lines filed
Lines not itemized here account for $302 of total revenue; see the IRS return.
VIII-1e Government grants$652,937
VIII-1h Total contributions, gifts and grants$652,937
VIII-2a-f Program service revenue, itemized rows (sum of 2a–2f as filed)Related to mission $346,702$346,702
VIII-3 Investment incomeExcluded from tax $292$292
VIII-11a-d Other revenue, itemized rows (sum of 11a–11d as filed)Related to mission $6,186$6,186
VIII-12 Total revenueRelated to mission $353,190 · Unrelated business $0 · Excluded from tax $292$1,006,419
Part IX · Statement of functional expenses $955,167 across 11 lines filed
IX-11a Management feesPrograms $25 · Management $71,112$71,137
IX-11b Legal feesPrograms $10,201$10,201
IX-11c Accounting feesManagement $13,427$13,427
IX-11g Other fees for servicesPrograms $179,647$179,647
IX-12 Advertising and promotionPrograms $1,010$1,010
IX-13 Office expensesPrograms $40,181$40,181
IX-16 OccupancyPrograms $451,780$451,780
IX-19 Conferences, conventions and meetingsPrograms $2,600$2,600
IX-22 Depreciation, depletion and amortizationPrograms $148,876$148,876
IX-24 Other expenses (24a–d)Programs $36,058$36,058
IX-24e All other expensesPrograms $250$250
IX-25 Total functional expensesPrograms $870,628 · Management $84,539 · Fundraising $0$955,167
Part X · Balance sheet $1,766,639 assets, 15 lines filed
X-1 Cash, non-interest-bearingStart of year $89,104$51,226
X-4 Accounts receivableStart of year $11,477$6,306
X-9 Prepaid expenses and deferred chargesStart of year $60,084$72,844
X-10c Land, buildings and equipment, netStart of year $1,224,357$1,162,219
X-15 Other assetsStart of year $422,380$474,044
X-16 Total assetsStart of year $1,807,402$1,766,639
X-17 Accounts payable and accrued expensesStart of year $66,838$49,530
X-19 Deferred revenueStart of year $262$796
X-21 Escrow or custodial accountsStart of year $26,152$27,772
X-23 Secured mortgages and notes payableStart of year $2,930,670$2,808,533
X-25 Other liabilitiesStart of year $27,640$72,916
X-26 Total liabilitiesStart of year $3,051,562$2,959,547
X-27 Net assets without donor restrictionsStart of year −$1,244,160−$1,192,908
X-32 Total net assets or fund balancesStart of year −$1,244,160−$1,192,908
X-33 Total liabilities and net assetsStart of year $1,807,402$1,766,639
Part XI · Reconciliation of net assets −$1,192,908 net assets at year end
XI-1 Total revenue$1,006,419
XI-2 Total expenses$955,167
XI-3 Revenue less expenses$51,252
XI-4 Net assets at start of year−$1,244,160
XI-9 Other changes in net assets$0
XI-10 Net assets at end of year−$1,192,908

Form 990 e-file (XML) FY2025 from the IRS · Classification, formation year and address from the IRS Business Master File

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