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Oak Manor Associates

Tax-deductible

Tukwila, WA501(c)(3)Since 1992Housing EIN 91-1135733Revenue $127K in FY2025

On file with the IRS6400 Southcenter Blvd, 98188-2547 · Tukwila, WATax-exempt since Jul 1995Publicly supported charity — 170(b)(1)(A)(vi)

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Provide low-income housing to the mentally ill.

501(c)(3) charity; gifts are tax-deductible.
97¢ of each $1 spent went to programs.
Run by 3 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
0 of 7
filings with a surplus
Average deficit $31K a year · 32% of revenue · last 7 filings
Concern: a surplus in 0 of the last 7 filings.
Pt I · Ln 19 · 7 filings
Spent on programs
97%
of spending
Looks good: 97% of spending went to programs; 75% or more.
Pt IX · Ln 25 · col B
Cash reserves
3 mo
of spending, in cash
Fine: 2.9 months of spending in cash; 1 to 3.
Pt X · Ln 1–2 · Pt I · Ln 18
Named funders
1
named funder · $75K
Fine: 1 funder names it on their filings; under 3.
Funders’ Sch. I, 990-PF
Liabilities
$1.9M
225% of total assets
Concern: liabilities are 225% of assets; over 80%.
Pt X · Ln 26
Independent board members
3
of 3 voting members
Looks good: 3 of 3 voting members are independent, a majority.
Pt VI · Ln 1a–1b
Looks goodFineWorth a lookConcernNo data yetTap a box for the reason.
Revenue
$127K
-14% vs prior year
Spent
$148K
To programs
97%
Net assets
−$1.1M
By yearFY2019–FY2025
Revenue
$127K
FY2025▼ -14%
Tap a bar for its year
Revenue by fiscal year
FY2019$82K
FY2020$83K
FY2021$72K
FY2022$72K
FY2023$109K
FY2024$148K
FY2025$127K
Expenses
$148K
FY2025▼ -12%
Tap a bar for its year
Expenses by fiscal year
FY2019$104K
FY2020$101K
FY2021$144K
FY2022$111K
FY2023$136K
FY2024$168K
FY2025$148K
Net assets
−$1.1M
FY2025▼ -2%
Tap a bar for its year
Net assets by fiscal year
FY2019−$859K
FY2020−$877K
FY2021−$948K
FY2022−$987K
FY2023−$1.0M
FY2024−$1.0M
FY2025−$1.1M

From the FY2025 Form 990 · see the original

990 PDF Claim

Is it real?

Yes. Never revoked by the IRS. Latest filing on record: FY2025. IRS ruling in Jul 1995.

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

Where the money goes

97 cents of each dollar spent went to programs.

Program services 97% · $143K Management & general 3% · $5K

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

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Who runs it and what they're paid

5 people listed on the 990.

Part VII, Section A · reportable compensation
Roger Dowdy
Board Chair
$0Pt VII · Sec A
Annemarie Beliard
Board Vice Chair
$0Pt VII · Sec A
Jeff Wilcox
Board Secretary/Treasurer
$0Pt VII · Sec A
Katrina Egner
President and CEO
$0Pt VII · Sec A
Mike De Luca
Vice President and CFO
$0Pt VII · Sec A
See Oak Manor Associates executive salaries →

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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 2Yes
  • Top official's pay set by an independent reviewPt VI · Ln 15aNo

Programs and updates

Offers affordable housing to individuals with mental illness.

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Provided by the organization

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1 program · $143K · in their own filed words · FY2025
01

Own and operate low income apartment building regulated by hud section 202 of the nha for people recovering from mental illness who can live independently in the community

$143Kprogram expense

Funders

Who pays for it.

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

Grants

Schedule I · funders on record
Grants received · FY2024
SoundFY2024$75K
Total grants receivedfrom 1 funder$75K

By the numbers

The FY2025 990, line by line.

Download 990
from philanthropy.org
1The main four
Money inPt VIII
$127K
Ln 12
Fees for servicesLn 2g$85K
Gifts and grantsLn 1h$41K
Investment incomeLn 3$608
Money outPt IX
$148K
Ln 25
Programscol B$143K
Managementcol C$5K
Owns and owesPt X
−$1.1M
net assets · Ln 32
Cash and savingsLn 1–2$35K
Total assetsLn 16$845K
LiabilitiesLn 26$1.9M
PeoplePt VI, VII
5
listed · VII A
PaidVII A0
Voting boardVI 1a3
IndependentVI 1b3
2In more detail
Revenue in detailPt VIII
Gifts and grantsLn 1h$41K
Fees for servicesLn 2g$85K
Investment incomeLn 3$608
Total revenueLn 12$127K
Assets in detailPt X, end of year
CashLn 1$10K
SavingsLn 2$26K
Cash and savings togetherLn 1–2$35K
Land, buildings, equipmentLn 10c$547K
Total assetsLn 16$845K
LiabilitiesLn 26$1.9M
Net assetsLn 32−$1.1M
OperationsPt I, VI
EmployeesI 50
VolunteersI 63
Fiscal year endsHeaderDecember
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
LineStart FY25End FY25
Cash and savingsLn 1–2$30K$35K
Land, buildings, equipmentLn 10c$577K$547K
Total assetsLn 16$828K$845K
LiabilitiesLn 26$1.9M$1.9M
Net assetsLn 32−$1.0M−$1.1M
4Every line
Statement of functional expensesPt IX · every line
LineTotalProgramsManagementFundraising
Legal feesLn 11b$160$160
Accounting feesLn 11c$4K$4K
Other fees for servicesLn 11g$945$945
Office expensesLn 13$9K$9K
OccupancyLn 16$71K$71K
Depreciation, depletion and amortizationLn 22$33K$33K
InsuranceLn 23$26K$26K
Other expenses (24a–d)Ln 24$4K$4K
Total functional expensesLn 25$148K$143K$5K$0

Filing history

YearMoney inMoney outIn minus outNet assetsDownload
FY2025 Latest Viewing $127K$148K−$22K−$1.1M 990 PDF
FY2024 $148K$168K−$20K−$1.0M 990 PDF
FY2023 $109K$136K−$27K−$1.0M 990 PDF
FY2022 $72K$111K−$38K−$987K 990 PDF
FY2021 $72K$144K−$71K−$948K 990 PDF
FY2020 $83K$101K−$18K−$877K 990 PDF
FY2019 $82K$104K−$23K−$859K 990 PDF

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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 $126,611 revenue, 12 lines filed
I-8 Contributions and grantsPrior year $75,054$41,000
I-9 Program service revenuePrior year $72,144$85,003
I-10 Investment incomePrior year $645$608
I-11 Other revenuePrior year $0$0
I-12 Total revenuePrior year $147,843$126,611
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 $168,226$148,205
I-18 Total expensesPrior year $168,226$148,205
I-19 Revenue less expensesPrior year −$20,383−$21,594
Part VI · Governance 3 of 3 board members independent, 2 to look at
VI-1a Voting members of the governing body3
VI-1b Independent voting members3
VI-2 Family or business relationship among officers or directorsYes
VI-15a Process for setting top official's payNo
VI-12a Written conflict of interest policyYes
VI-13 Written whistleblower policyYes
VI-14 Document retention and destruction policyYes
Part VIII · Statement of revenue $126,611 across 5 lines filed
VIII-1d Related organizations$41,000
VIII-1h Total contributions, gifts and grants$41,000
VIII-2a-f Program service revenue, itemized rows (sum of 2a–2f as filed)Related to mission $85,003$85,003
VIII-3 Investment incomeExcluded from tax $608$608
VIII-12 Total revenueRelated to mission $85,003 · Unrelated business $0 · Excluded from tax $608$126,611
Part IX · Statement of functional expenses $148,205 across 8 lines filed
IX-11b Legal feesManagement $160$160
IX-11c Accounting feesManagement $3,938$3,938
IX-11g Other fees for servicesManagement $945$945
IX-13 Office expensesPrograms $9,452$9,452
IX-16 OccupancyPrograms $70,727$70,727
IX-22 Depreciation, depletion and amortizationPrograms $33,456$33,456
IX-23 InsurancePrograms $25,678$25,678
IX-24 Other expenses (24a–d)Programs $3,849$3,849
IX-25 Total functional expensesPrograms $143,162 · Management $5,043 · Fundraising $0$148,205
Part X · Balance sheet $844,553 assets, 12 lines filed
X-1 Cash, non-interest-bearingStart of year $4,488$9,517
X-2 Savings and temporary cash investmentsStart of year $25,153$25,850
X-4 Accounts receivableStart of year $221,448$262,194
X-10c Land, buildings and equipment, netStart of year $577,122$546,992
X-16 Total assetsStart of year $828,211$844,553
X-17 Accounts payable and accrued expensesStart of year $164,624$32,267
X-19 Deferred revenueStart of year $3,149$3,149
X-25 Other liabilitiesStart of year $276,880$447,083
X-26 Total liabilitiesStart of year $1,862,336$1,900,272
X-27 Net assets without donor restrictionsStart of year −$1,034,125−$1,055,719
X-32 Total net assets or fund balancesStart of year −$1,034,125−$1,055,719
X-33 Total liabilities and net assetsStart of year $828,211$844,553
Part XI · Reconciliation of net assets −$1,055,719 net assets at year end
XI-1 Total revenue$126,611
XI-2 Total expenses$148,205
XI-3 Revenue less expenses−$21,594
XI-4 Net assets at start of year−$1,034,125
XI-9 Other changes in net assets$0
XI-10 Net assets at end of year−$1,055,719

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

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