White Sands Manor INC: FY2020 Nonprofit Profile & Form 990 (EIN 59-1998019)

Revenue by fiscal year
FY2020	$999K
FY2021	$1.0M
FY2022	$1.2M
FY2023	$1.4M
FY2024	$1.8M
FY2025	$1.8M

Expenses by fiscal year
FY2020	$1.1M
FY2021	$1.1M
FY2022	$1.0M
FY2023	$1.9M
FY2024	$2.0M
FY2025	$2.1M

Net assets by fiscal year
FY2020	−$781K
FY2021	−$844K
FY2022	−$692K
FY2023	−$2.3M
FY2024	−$2.5M
FY2025	−$2.8M

Is it real?

Yes. Never revoked by the IRS. Latest filing on record: FY2025. IRS ruling in Apr 2001.

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

Part of a larger organization · Schedule R

White Sands Manor INC files its own Form 990, but Schedule R discloses 25 related entities — figures on this page are for this EIN only, not the whole group.

College Arms Towers INC · Asbury Arms INC · Westminster Retirement Communities Foundation INC · Westminster Retirement Communities INC + 21 more · see all

Combined filings · FY2020 · 23 entities with data

Simple sum of each entity's Form 990 headline figures — not audited consolidated financials. This page's EIN is one member.

Group revenue

$272.0M

Group expenses

$279.5M

Group net assets

$206.1M

College Arms Towers INC · $1.3M rev · $2.6M net assets

Asbury Arms INC · $1.2M rev · $2.7M net assets

Westminster Retirement Communities Foundation INC · $7.9M rev · $74.8M net assets

Westminster Asbury East INC · $402K rev · −$641K net assets

Westminster Foundation III INC · $1.9M rev · $21.4M net assets

Palm Shores Retirement Community INC · $13.5M rev · $6.3M net assets

Where the money goes

100 cents of each dollar spent went to programs.

100%

Program services 100% · $1.1M

Form 990 Part IX, line 25. Every line is in By the numbers.

Something off? Claim to add context

Who runs it and what they're paid

8 people listed on the 990.

Part VII, Section A · reportable compensation · most recent filed roster (FY2019); the FY2020 filing did not itemize Part VII

Roger Stevens

Execvp/Assts

$0Pt VII · Sec A

Henry Keith

VP/Secretary

$0Pt VII · Sec A

Stan Barnes

Director

$0Pt VII · Sec A

William O Bell

Director

$0Pt VII · Sec A

Al C McCully

Director

$0Pt VII · Sec A

Howard Morgan

Chairman/Dir

$0Pt VII · Sec A

Linda Shelley

Director

$0Pt VII · Sec A

John Milton V

Director

$0Pt VII · Sec A

See White Sands Manor 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 15aYes

Programs and updates

Provides excellent residential facilities for older adults, honoring their dignity and independence.

Questions for White Sands Manor INC

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1 program · $1.1M · in their own filed words · FY2019

01

Providing housing for the low income elderly under section 8 and 202 under the national housing act for low income elderly citizens. The organization operates a 95 unit facility.

$1.1Mprogram 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 Jun 2025 · $9.3M federal money spent

Mortgage Insurance Rental HousingDepartment of Housing and Urban Development · ALN 14.134 · Direct$8.0M

Project-Based Rental Assistance (pbra)Department of Housing and Urban Development · ALN 14.195 · Direct$1.2M

The auditor reported no findings.

Year ending Jun 2024 · $9.3M federal money spent

Mortgage Insurance Rental HousingDepartment of Housing and Urban Development · ALN 14.134 · Direct$8.1M

Project-Based Rental Assistance (pbra)Department of Housing and Urban Development · ALN 14.195 · Direct$1.2M

Multifamily Housing Service CoordinatorsDepartment of Housing and Urban Development · ALN 14.191 · Direct$26K

The auditor reported no findings.

Year ending Jun 2023 · $8.4M federal money spent

Mortgage Insurance_rental HousingDepartment of Housing and Urban Development · ALN 14.134 · Direct$8.0M

Section 8 Housing Assistance Payments ProgramDepartment of Housing and Urban Development · ALN 14.195 · Direct$337K

Multifamily Housing Service CoordinatorsDepartment of Housing and Urban Development · ALN 14.191 · Direct$10K

The auditor reported no findings.

Year ending Jun 2022 · $4.3M federal money spent

Mortgage Insurance_rental HousingDepartment of Housing and Urban Development · ALN 14.134 · Direct$3.4M

Section 8 Housing Assistance Payments ProgramDepartment of Housing and Urban Development · ALN 14.195 · Direct$860K

Multifamily Housing Service CoordinatorsDepartment of Housing and Urban Development · ALN 14.191 · Direct$15K

The auditor reported no findings.

By the numbers

The FY2020 990, line by line.

Download 990

from philanthropy.org

1The main four

Money inPt VIII

$999K

Ln 12

Fees for servicesLn 2g$993K

Investment incomeLn 3$6K

Money outPt IX

$1.1M

Ln 25

Programscol B$1.1M

Owns and owesPt X

−$781K

net assets · Ln 32

Cash and savingsLn 1–2$62K

Total assetsLn 16$2.2M

LiabilitiesLn 26$3.0M

PeoplePt VI, VII

8

listed · VII A

PaidVII A0

Voting boardVI 1a8

IndependentVI 1b6

2In more detail

Revenue in detailPt VIII

Fees for servicesLn 2g$993K

Investment incomeLn 3$6K

Gains on assetsLn 7−$617

Total revenueLn 12$999K

Assets in detailPt X, end of year

CashLn 1$62K

Cash and savings togetherLn 1–2$62K

Accounts receivableLn 4$24K

Prepaid expenses and deferred chargesLn 9$56K

Land, buildings, equipmentLn 10c$1.4M

Other assetsLn 15$668K

Total assetsLn 16$2.2M

LiabilitiesLn 26$3.0M

Net assetsLn 32−$781K

OperationsPt I, VI

EmployeesI 515

VolunteersI 613

Fiscal year endsHeaderJune

Conflict-of-interest policyVI 12aYes

Whistleblower policyVI 13Yes

Records policyVI 14Yes

3Year over year

Balance sheet, start vs end of yearPt X · col A, B

Line	Start FY20	End FY20
Cash and savingsLn 1–2	$50K	$62K
Land, buildings, equipmentLn 10c	$1.6M	$1.4M
Total assetsLn 16	$2.3M	$2.2M
LiabilitiesLn 26	$3.0M	$3.0M
Net assetsLn 32	−$680K	−$781K

4Every line

Statement of functional expensesPt IX · every line

Line	Total	Programs	Management	Fundraising
Other salaries and wagesLn 7	$337K	$337K
Pension plan contributionsLn 8	$3K	$3K
Other employee benefitsLn 9	$48K	$48K
Payroll taxesLn 10	$22K	$22K
Management feesLn 11a	$57K	$57K
Accounting feesLn 11c	$10K	$10K
Advertising and promotionLn 12	$136	$136
Office expensesLn 13	$11K	$11K
OccupancyLn 16	$90K	$90K
Conferences, conventions and meetingsLn 19	$896	$896
InterestLn 20	$132K	$132K
Depreciation, depletion and amortizationLn 22	$208K	$208K
InsuranceLn 23	$64K	$64K
Other expenses (24a–d)Ln 24	$105K	$105K
All other expensesLn 24e	$11K	$11K
Total functional expensesLn 25	$1.1M	$1.1M	$0	$0

Filing history

Year	Money in	Money out	In minus out	Net assets	Download
FY2025 LatestFiled with the IRS May 14, 2026	$1.8M	$2.1M	−$281K	−$2.8M	990 PDF
FY2024Filed with the IRS May 12, 2025	$1.8M	$2.0M	−$193K	−$2.5M	990 PDF
FY2023Filed with the IRS May 12, 2025	$1.4M	$1.9M	−$573K	−$2.3M	990 PDF
FY2022Filed with the IRS May 12, 2023	$1.2M	$1.0M	$152K	−$692K	990 PDF
FY2021Filed with the IRS May 13, 2022	$1.0M	$1.1M	−$64K	−$844K	990 PDF
FY2020 ViewingFiled with the IRS May 11, 2021	$999K	$1.1M	−$100K	−$781K	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 FY2020 990 (6 parts)

Part I · Summary $999,317 revenue, 12 lines filed

I-8 Contributions and grants$0

I-9 Program service revenuePrior year $979,986$993,139

I-10 Investment incomePrior year $7,807$6,178

I-11 Other revenue$0

I-12 Total revenuePrior year $987,793$999,317

I-13 Grants and similar amounts paid$0

I-14 Benefits paid to members$0

I-15 Salaries and benefitsPrior year $390,123$410,237

I-16a Professional fundraising fees$0

I-17 Other expensesPrior year $704,755$689,350

I-18 Total expensesPrior year $1,094,878$1,099,587

I-19 Revenue less expensesPrior year −$107,085−$100,270

Part VI · Governance 6 of 8 board members independent, no flags

VI-1a Voting members of the governing body8

VI-1b Independent voting members6

VI-2 Family or business relationship among officers or directorsNo

VI-12a Written conflict of interest policyYes

VI-13 Written whistleblower policyYes

VI-14 Document retention and destruction policyYes

VI-15a Process for setting top official's payYes

Part VIII · Statement of revenue $999,317 across 4 lines filed

VIII-2a-f Program service revenue, itemized rows (sum of 2a–2f as filed)Related to mission $993,139$993,139

VIII-3 Investment incomeExcluded from tax $6,795$6,795

VIII-7 Net gain or loss on sales of assetsRelated to mission −$617−$617

VIII-12 Total revenueRelated to mission $992,522 · Excluded from tax $6,795$999,317

Part IX · Statement of functional expenses $1,099,587 across 15 lines filed

IX-7 Other salaries and wagesPrograms $337,488$337,488

IX-8 Pension plan contributionsPrograms $3,004$3,004

IX-9 Other employee benefitsPrograms $47,815$47,815

IX-10 Payroll taxesPrograms $21,930$21,930

IX-11a Management feesPrograms $57,044$57,044

IX-11c Accounting feesPrograms $10,454$10,454

IX-12 Advertising and promotionPrograms $136$136

IX-13 Office expensesPrograms $11,278$11,278

IX-16 OccupancyPrograms $89,631$89,631

IX-19 Conferences, conventions and meetingsPrograms $896$896

IX-20 InterestPrograms $131,628$131,628

IX-22 Depreciation, depletion and amortizationPrograms $207,769$207,769

IX-23 InsurancePrograms $64,085$64,085

IX-24 Other expenses (24a–d)Programs $105,223$105,223

IX-24e All other expensesPrograms $11,206$11,206

IX-25 Total functional expensesPrograms $1,099,587 · Management $0 · Fundraising $0$1,099,587

Part X · Balance sheet $2,208,315 assets, 14 lines filed

X-1 Cash, non-interest-bearingStart of year $50,365$62,380

X-4 Accounts receivableStart of year $10,842$23,638

X-9 Prepaid expenses and deferred chargesStart of year $50,071$56,376

X-10c Land, buildings and equipment, netStart of year $1,585,078$1,397,544

X-15 Other assetsStart of year $643,660$668,377

X-16 Total assetsStart of year $2,340,016$2,208,315

X-17 Accounts payable and accrued expensesStart of year $58,873$69,983

X-19 Deferred revenueStart of year $1,049$512

X-23 Secured mortgages and notes payableStart of year $2,926,859$2,884,024

X-25 Other liabilitiesStart of year $33,490$34,321

X-26 Total liabilitiesStart of year $3,020,271$2,988,840

X-27 Net assets without donor restrictionsStart of year −$680,255−$780,525

X-32 Total net assets or fund balancesStart of year −$680,255−$780,525

X-33 Total liabilities and net assetsStart of year $2,340,016$2,208,315

Part XI · Reconciliation of net assets −$780,525 net assets at year end

XI-1 Total revenue$999,317

XI-2 Total expenses$1,099,587

XI-3 Revenue less expenses−$100,270

XI-4 Net assets at start of year−$680,255

XI-10 Net assets at end of year−$780,525

Form 990 e-file (XML) FY2020 from the IRS · Classification, formation year and address from the IRS Business Master File

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White Sands Manor INC FY2020 filing

Before you give

Is it real?

Where the money goes

Who runs it and what they're paid

Questions the 990 asks

Programs and updates

Questions for White Sands Manor INC

Funders

Federal money

By the numbers

Filing history

Schedules filed Part IV

White Sands Manor INC FY2020 filing

Before you give

Is it real?

Where the money goes

Who runs it and what they're paid

Questions the 990 asks

Programs and updates

Questions for White Sands Manor INC

Funders

Federal money

Related Organizations

By the numbers

Filing history

Schedules filed Part IV