RETIREMENT HOUSING FOUNDATION (EIN 952249495) - Form 990 Financial Analysis & Trantor Score

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Financial Vulnerability Assessment (Tuckman-Chang)

4 risk indicators measuring financial stability and operational resilience

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Financial Trends

Organization Details

Formation Year

1961

Legal Domicile

Principal Officer

STUART HARTMAN

Phone

5622575100

Tax Period

2023-10-01 to 2024-09-30

RETIREMENT HOUSING FOUNDATION, founded in 1961, is a mid-sized nonprofit in the Human Services sector that reported $42.1M in total revenue in fiscal year 2023. Revenue fell 61% from the prior year — a significant decline worth monitoring. The organization ran a surplus of $15.4M, a strong 37% operating margin.

Mission

TO DEVELOP & MANAGE LOW INCOME AND ASSISTED LIVING HOUSING COMMUNITIES AND SKILLED NURSING FACILITIES.

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Trantor Score

Financial Health Score (300–850) · Liquidity · Solvency · Sustainability · Efficiency

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Liquidity (40%) • Solvency (30%) • Sustainability (20%) • Efficiency (10%)

Financial Overview (2023)

Revenue Breakdown

Contributions & Grants $19,090,910

Program Service Revenue $18,613,650

Investment Income $4,413,764

Other Revenue $0

TOTAL REVENUE $42,118,324

Expense Breakdown

Grants Paid $4,967,423

Salaries & Benefits $13,062,065

Fundraising Expenses $172,735

Program Expenses $24,394,889

Other Expenses $8,689,476

TOTAL EXPENSES $26,718,964

Year-over-Year Comparison

	2023	2022	Change
Revenue	$42,118,324	$106,870,194	-0.6%
Expenses	$26,718,964	$28,484,740	-0.1%
Net Income	$15,399,360	$78,385,454	-0.8%

Key Indicators

✓ Grants to Organizations ✗ Grants to Individuals ✗ Lobbying ✗ Political Activity ✗ Foreign Activities ✗ Donor Advised Fund ✓ Schedule B Required

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Financial Health Indicators

Comprehensive financial analysis: Altman Z-Score, liquidity, solvency, sustainability, efficiency, and growth metrics

Financial Distress Indicator

Liquidity & Cash Position

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Altman Z-Score • Liquidity Ratios • Solvency Analysis • Growth Indicators • Efficiency Metrics

Governance

Voting Members

Independent Members

Employees

Volunteers

466

Governance Policies

✓ Conflict of Interest Policy

✓ Whistleblower Policy

✓ Document Retention Policy

Special Practices & Reported Activities

✗ Operated a School

✗ Operated a Hospital

✗ Provided First Class Travel

✗ Reported Conflict of Interest

✗ Reported Asset Diversion

✗ Excess Benefit Transaction

✗ Made Political Expenditures

✗ Engaged in Lobbying

✗ Operated Donor Advised Fund

✗ Maintained Art Collections

✗ Filed Form 720

Compensation of Officers, Directors & Key Employees

Total Officers

$1,262,075

Total Directors

Key Employees

$2,136,718

Highest Compensated

reported

Name	Title	Hours/Week	Role	Reportable Comp	Other Comp	Total
DESAEGHER NORMA N	DIRECTOR	5.00	Officer Director	$0	$0	$0
EAST RAYMOND E	DIRECTOR	5.00	Director	$0	$0	$0
MOYER DAVID S	DIRECTOR	5.00	Officer Director	$0	$0	$0
POLLOCK JEFFREY R	DIRECTOR	5.00	Director	$0	$0	$0
POTTER CHRISTINA E	DIRECTOR	5.00	Director	$0	$0	$0
HARTMAN STUART J	PRESIDENT/CEO	40.00	Officer	$617,596	$68,128	$685,724
FOX BUCHAN LAURA L	CORP SEC & DIR OF CORP RECORDS	40.00	Officer	$153,750	$18,784	$172,534
ROSSELLO FRANK JR	CFO AND VP OF FINANCE	40.00	Officer	$378,582	$25,235	$403,817
AMBERG ROBERT R	EXECUTIVE VP GEN COUNSEL	40.00	Key Emp	$440,286	$49,216	$489,502
FARD BOB J	VP ACQUIS AND PROJ DEV	40.00	Key Emp	$259,219	$21,908	$281,127
MAGNONE VINCENT B	VP TREASURY & INVSTMT OFF	40.00	Key Emp	$246,158	$37,102	$283,260
NAPIERSKIE DAVID W	VP HEALTH CARE OPERATIONS	40.00		$0	$41,335	$531,790
BATTAGLIA NADA	VP HUMAN RESOURCES	40.00	Key Emp	$242,093	$46,746	$288,839
TITUS STEPHANIE L	VP PHILANTHROPY/CSO	40.00	Key Emp	$239,642	$49,191	$288,833
GILCHRIST KEVIN DARRELL	VP DEVELOPMENT FINANCE	40.00	Key Emp	$228,362	$48,817	$277,179
CLOW JOHN C	VP RISK MANAGEMENT	40.00	Key Emp	$209,162	$18,816	$227,978
PURCELL CHRISTOPHER	CONTROLLER	40.00		$197,200	$19,731	$216,931
MICKELSON LAVONNE R	DIR OF AFFORD HOUSING OPS	40.00	Highest	$184,618	$4,763	$189,381
STECKBECK KENT	BUDGET & ANALYTICS DIR	40.00	Highest	$177,682	$5,331	$183,013
ROBINSON TINA M	VP HOUSING ACCOUNTING	40.00	Highest	$177,323	$16,482	$193,805
PHELPS LORI ANN	INFO SYSTEMS DIRECTOR	40.00	Highest	$173,077	$5,192	$178,269
SILVA JOANNE L	VP OCCUPANCY & TAX CREDIT	40.00	Highest	$166,856	$23,842	$190,698

Note: Compensation data is self-reported by the organization on their Form 990. "Reportable Comp" includes salary, bonuses, and other reportable compensation from the organization and related organizations. "Other Comp" includes benefits, deferred compensation, and non-taxable benefits.

Historical Data

Year	Revenue	Expenses	Assets	Net Income
2024	$42,118,324	$26,718,964	$226,932,871	$15,399,360
2023	$106,870,194	$28,484,740	$207,365,153	$78,385,454
2022	$49,802,150	$29,986,329	$198,507,383	$19,815,821
2021	$45,688,104	$31,467,272	$205,386,585	$14,220,832
2020	$35,036,683	$25,824,267	$187,395,066	$9,212,416
2019	$45,211,004	$25,596,778	$174,861,165	$19,614,226
2018	$48,011,659	$23,452,028	$151,455,229	$24,559,631

RETIREMENT HOUSING FOUNDATION