Is it real?
Yes. Never revoked by the IRS. Latest filing on record: FY2025. IRS ruling in Feb 2017.
IRS Pub. 78 · IRS Auto-Revocation List · IRS Business Master File
Where the money goes
100 cents of each dollar spent went to programs.
Form 990 Part IX, line 25, columns B–D. Every line is in By the numbers.
Who runs it and what they're paid
5 people listed on the 990; $45K paid to officers and key staff.
Geoffrey Beers’s $22K as President is at the 0th percentile of top reported officer pay among 676 $10–100M housing nonprofits. Peer set: organizations in the same NTEE major field of work and revenue-size band, compared on each org’s own highest-paid officer/key-employee, from Form 990 Part VII / 990-PF Part VIII. Descriptive placement, not a verdict on whether the pay is appropriate.
Compensation history total reportable pay by year · 2 named individuals · Part VII
| Name | FY2025 | FY2024 | FY2023 | FY2022 | FY2021 |
|---|---|---|---|---|---|
| Geoffrey Beers | $22,450 | $20,600 | $20,600 | $20,600 | $20,000 |
| Robert Sempsey | $22,450 | $20,600 | $20,600 | $20,600 | $20,000 |
Total reportable compensation (Form 990 Part VII column D / Schedule J column E) by filing year, matched by name within this organization. The Schedule J base / bonus / deferred breakdown is not parsed into this dataset.
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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
Finances and manages university construction projects, easing debt and asset burdens.
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Constructing and owning a two-phase student housing project on the campus of appalachian state university and its students. Building 100 and the parking deck were completed for fall 2020 occupancy. Building 300 was completed for fall 2021 occupancy. Both phases are owned by beyond boone, LLC. Both phases are fully occupied.
Assisting universities to meet their need for high-quality construction projects by taking on the burden of financing long-term debt, continuing compliance and asset management.
Constructing and owning a multi-phased housing project of 156 faculty and staff units on the campus of appalachian state university, innovation ridge. Innovation ridge consists of one-, two- and three-bedroom configurations in five multistory buildings.
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Funders
Who pays for it.
From grant filings on record. Receipts are incomplete: individual donors are never listed.
Grants
By the numbers
The FY2025 990, line by line.
Download 990
| Line | Start FY25 | End FY25 |
|---|---|---|
| Cash and savingsLn 1–2 | $15.4M | $15.8M |
| Land, buildings, equipmentLn 10c | $108.2M | $105.1M |
| Total assetsLn 16 | $136.6M | $156.3M |
| LiabilitiesLn 26 | $141.8M | $162.2M |
| Net assetsLn 32 | −$5.2M | −$6.0M |
| Line | Total | Programs | Management | Fundraising |
|---|---|---|---|---|
| Grants to domestic organizationsLn 1 | $10K | $10K | ||
| Pay of current officers, directors and key staffLn 5 | $52K | $52K | ||
| Payroll taxesLn 10 | $4K | $4K | ||
| Management feesLn 11a | $44K | $44K | ||
| Legal feesLn 11b | $575 | $575 | ||
| Accounting feesLn 11c | $76K | $45K | $31K | |
| Other fees for servicesLn 11g | $1.5M | $1.5M | ||
| Office expensesLn 13 | $13K | $13K | ||
| OccupancyLn 16 | $584K | $584K | ||
| InterestLn 20 | $4.9M | $4.9M | ||
| Depreciation, depletion and amortizationLn 22 | $3.0M | $3.0M | ||
| InsuranceLn 23 | $604K | $604K | ||
| Other expenses (24a–d)Ln 24 | $174K | $174K | ||
| Total functional expensesLn 25 | $11.0M | $11.0M | $44K | $0 |
Filing history
| Year | Money in | Money out | In minus out | Net assets | Download |
|---|---|---|---|---|---|
| FY2025 Latest Viewing | $10.3M | $11.0M | −$757K | −$6.0M | 990 PDF |
| FY2024 | $10.5M | $11.7M | −$1.2M | −$5.2M | 990 PDF |
| FY2023 | $9.4M | $10.7M | −$1.3M | −$4.0M | 990 PDF |
| FY2022 | $8.8M | $11.7M | −$2.9M | −$2.6M | 990 PDF |
| FY2021 | $3.7M | $5.4M | −$1.8M | $246K | 990 PDF |
| FY2020 | $1.6M | $399K | $1.2M | $2.1M | 990 PDF |
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Schedules filed Part IV
See the full FY2025 990 (4 parts)
Part VIII · Statement of revenue $10,287,621 across 3 lines filed
Part IX · Statement of functional expenses $11,044,845 across 13 lines filed
Part X · Balance sheet $156,265,714 assets, 14 lines filed
Part XI · Reconciliation of net assets −$5,968,652 net assets at year end
Form 990 e-file (XML) FY2025 from the IRS · Classification, formation year and address from the IRS Business Master File
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