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Nonprofiteer
← PIONEER MANOR OF GENEVA INC

Form 990 for tax year 2024

Filed by PIONEER MANOR OF GENEVA INC.

Totals

Total revenue
$205,681
Total expenses
$222,171
Contributions and grants received
$122,769
Grants paid
$0
Program service revenue
$82,103
Investment income
$625
Other revenue
$184
Total assets, end of year
$615,621
Total liabilities, end of year
$1,005,772
Net assets or fund balances, end of year
-$390,151
Program services expenses (Part IX)
$199,565
Management and general expenses
$22,606
Fundraising expenses
$0
Program service expenses (Part III)
$199,565

Program services were 89.8% of total expenses calculated — Part IX's program-services column over total expenses, both as filed.

Line items

Every line the filer filed in Parts VIII, IX and X, as filed and in filed order. Blank columns are left out, and the lines are not forced to add up to the totals above.

Revenue

Part VIII, the statement of revenue.

  • 1e · Government grants (contributions)

    $122,769

  • 2a · Program service revenue: RENTAL INCOME

    total $82,103 · related or exempt $82,103

  • 3 · Investment income

    total $625 · excluded $625

  • 11a · Other revenue: OTHER REVENUE-MISC.

    total $184 · excluded $184

  • 11e · Other revenue, total

    $184

Functional expenses

Part IX, the statement of functional expenses.

  • 11a · Fees: management

    total $11,383 · management and general $11,383

  • 11c · Fees: accounting

    total $6,500 · management and general $6,500

  • 12 · Advertising and promotion

    total $3,355 · management and general $3,355

  • 13 · Office expenses

    total $15,517 · program services $15,517

  • 16 · Occupancy

    total $128,681 · program services $128,681

  • 17 · Travel

    total $418 · management and general $418

  • 19 · Conferences, conventions and meetings

    total $950 · management and general $950

  • 22 · Depreciation, depletion and amortization

    total $32,955 · program services $32,955

  • 24a · Other expenses: MANAGEMENT COMPANY EMPL

    total $20,447 · program services $20,447

  • 24b · Other expenses: BAD DEBTS

    total $1,965 · program services $1,965

Balance sheet

Part X, book values.

  • 1 · Cash, non-interest-bearing

    beginning of year $95 · end of year $94

  • 2 · Savings and temporary cash investments

    beginning of year $44,190 · end of year $12,410

  • 4 · Accounts receivable

    beginning of year $2,662 · end of year $734

  • 10a · Land, buildings and equipment: cost or other basis

    $1,106,593

  • 10b · Land, buildings and equipment: accumulated depreciation

    $780,893

  • 10c · Land, buildings and equipment, net

    beginning of year $355,055 · end of year $325,700

  • 13 · Investments: program-related

    beginning of year $193,255 · end of year $198,305

  • 14 · Intangible assets

    beginning of year $70,585 · end of year $68,064

  • 15 · Other assets

    beginning of year $10,924 · end of year $10,314

  • 17 · Accounts payable and accrued expenses

    beginning of year $210,047 · end of year $204,068

  • 19 · Deferred revenue

    beginning of year $624 · end of year $842

  • 23 · Secured mortgages and notes payable

    beginning of year $700,774 · end of year $702,189

  • 25 · Other liabilities

    beginning of year $138,982 · end of year $98,673

  • 27 · Net assets without donor restrictions

    beginning of year -$373,661 · end of year -$390,151

Mission and programs · 2024

Mission

PIONEER MANOR OF GENEVA, INC. IS A NOT-FOR-PROFIT CORPORATION FORMED IN ACCORDANCE WITH THE NOT-FOR-PROFIT STATUTES OF THE STATE OF NEBRASKA. THE CORPORATION WAS FORMED FOR THE PURPOSE OF OPERATING A 20 UNIT COMMUNITY KNOWN AS PIONEER MANOR LOCATED IN GENEVA, NEBRASKA, WHICH PROVIDES HOUSING FOR LOW INCOME ELDERLY PERSONS PURSUANT TO SECTION 202 OF THE NATIONAL HOUSING ACT, AS AMENDED. ON MAY 24, 2017, THE ORIGINAL MORTGAGE WAS REFINANCED UNDER SECTION 207 PURSUANT TO SECTION 223(F) OF THE NATIONAL HOUSING ACT, AS AMENDED.

  • PIONEER MANOR OF GENEVA, INC. IS A NOT-FOR-PROFIT CORPORATION FORMED IN ACCORDANCE WITH THE NOT-FOR-PROFIT STATUTES OF THE STATE OF NEBRASKA. THE CORPORATION WAS FORMED FOR THE PURPOSE OF OPERATING A 20 UNIT COMMUNITY KNOWN AS PIONEER MANOR LOCATED IN GENEVA, NEBRASKA, WHICH PROVIDES HOUSING FOR LOW INCOME ELDERLY PERSONS PURSUANT TO SECTION 202 OF THE NATIONAL HOUSING ACT, AS AMENDED. ON MAY 24, 2017, THE ORIGINAL MORTGAGE WAS REFINANCED UNDER SECTION 207 PURSUANT TO SECTION 223(F) OF THE NATIONAL HOUSING ACT, AS AMENDED.

    Expenses $199,565 · Revenue $82,103

As filed on the 2024 return. The filer continues this part on Schedule O, which is not shown here.

Listed in Part VII

  • HARTMAN STUART J

    PRESIDENT/CEO

    Total calculated
    $770,133
    From this org
    $0
    From related orgs
    $693,394
    Other
    $76,739
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $684,994 related
    Bonus
    $0
    Other
    $0 + $8,400 related
    Deferred
    $0 + $38,250 related
    Nontaxable benefits
    $0 + $38,489 related
    Filer's total
    $0 + $770,133 related

  • AMBERG ROBERT R

    EXECUTIVE VP GEN COUNSEL

    Total calculated
    $530,647
    From this org
    $0
    From related orgs
    $475,930
    Other
    $54,717
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $469,930 related
    Bonus
    $0
    Other
    $0 + $6,000 related
    Deferred
    $0 + $36,074 related
    Nontaxable benefits
    $0 + $18,643 related
    Filer's total
    $0 + $530,647 related

  • ROSSELLO FRANK JR

    CFO AND VP OF FINANCE

    Total calculated
    $488,122
    From this org
    $0
    From related orgs
    $457,628
    Other
    $30,494
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $454,628 related
    Bonus
    $0
    Other
    $0 + $3,000 related
    Deferred
    $0 + $13,119 related
    Nontaxable benefits
    $0 + $17,375 related
    Filer's total
    $0 + $488,122 related

  • FARD BOBBY J

    VP ACQUIS AND PROJ DEV

    Total calculated
    $326,600
    From this org
    $0
    From related orgs
    $300,470
    Other
    $26,130
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $295,670 related
    Bonus
    $0
    Other
    $0 + $4,800 related
    Deferred
    $0 + $8,755 related
    Nontaxable benefits
    $0 + $17,375 related
    Filer's total
    $0 + $326,600 related

  • ESCANDON YURI ANDREW

    VP HOUSING OPERATIONS

    Total calculated
    $322,377
    From this org
    $0
    From related orgs
    $266,772
    Other
    $55,605
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $261,372 related
    Bonus
    $0
    Other
    $0 + $5,400 related
    Deferred
    $0 + $10,119 related
    Nontaxable benefits
    $0 + $45,486 related
    Filer's total
    $0 + $322,377 related

  • GILCHRIST KEVIN DARRELL

    VP DEV FIN & ASSET MGMT

    Total calculated
    $317,115
    From this org
    $0
    From related orgs
    $258,558
    Other
    $58,557
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $254,358 related
    Bonus
    $0
    Other
    $0 + $4,200 related
    Deferred
    $0 + $7,631 related
    Nontaxable benefits
    $0 + $50,926 related
    Filer's total
    $0 + $317,115 related

  • BATTAGLIA NADA

    VP HUMAN RESOURCES

    Total calculated
    $306,215
    From this org
    $0
    From related orgs
    $252,697
    Other
    $53,518
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $249,697 related
    Bonus
    $0
    Other
    $0 + $3,000 related
    Deferred
    $0 + $21,498 related
    Nontaxable benefits
    $0 + $32,020 related
    Filer's total
    $0 + $306,215 related

  • TITUS STEPHANIE L

    VP PHILANTHROPY/CSO

    Total calculated
    $310,109
    From this org
    $0
    From related orgs
    $251,721
    Other
    $58,388
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $248,721 related
    Bonus
    $0
    Other
    $0 + $3,000 related
    Deferred
    $0 + $7,462 related
    Nontaxable benefits
    $0 + $50,926 related
    Filer's total
    $0 + $310,109 related

  • KING DIANE D

    COMPL AND PRIVACY OFFICER

    Total calculated
    $259,898
    From this org
    $0
    From related orgs
    $237,670
    Other
    $22,228
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $234,520 related
    Bonus
    $0
    Other
    $0 + $3,150 related
    Deferred
    $0 + $5,033 related
    Nontaxable benefits
    $0 + $17,195 related
    Filer's total
    $0 + $259,898 related

  • MAGNONE VINCENT B

    VP TREASURY & INVSTMT OFF

    Total calculated
    $254,783
    From this org
    $0
    From related orgs
    $233,022
    Other
    $21,761
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $232,122 related
    Bonus
    $0
    Other
    $0 + $900 related
    Deferred
    $0 + $5,865 related
    Nontaxable benefits
    $0 + $15,896 related
    Filer's total
    $0 + $254,783 related

  • CLOW JOHN C

    VP RISK MANAGEMENT

    Total calculated
    $248,543
    From this org
    $0
    From related orgs
    $226,254
    Other
    $22,289
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $223,254 related
    Bonus
    $0
    Other
    $0 + $3,000 related
    Deferred
    $0 + $6,698 related
    Nontaxable benefits
    $0 + $15,591 related
    Filer's total
    $0 + $248,543 related

  • MICKELSON LAVONNE R

    DIR OF AFFORD HOUSING OPS

    Total calculated
    $209,677
    From this org
    $0
    From related orgs
    $204,802
    Other
    $4,875
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $200,602 related
    Bonus
    $0
    Other
    $0 + $4,200 related
    Deferred
    $0 + $4,875 related
    Nontaxable benefits
    $0
    Filer's total
    $0 + $209,677 related

  • STECKBECK KENT

    BUDGET & ANALYTICS DIR

    Total calculated
    $206,102
    From this org
    $0
    From related orgs
    $200,731
    Other
    $5,371
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $200,731 related
    Bonus
    $0
    Other
    $0
    Deferred
    $0 + $5,371 related
    Nontaxable benefits
    $0
    Filer's total
    $0 + $206,102 related

  • PHELPS LORI ANN

    INFO SYSTEMS DIRECTOR

    Total calculated
    $204,059
    From this org
    $0
    From related orgs
    $198,115
    Other
    $5,944
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $198,115 related
    Bonus
    $0
    Other
    $0
    Deferred
    $0 + $5,944 related
    Nontaxable benefits
    $0
    Filer's total
    $0 + $204,059 related

  • ROBINSON TINA M

    VP HOUSING ACCOUNTING

    Total calculated
    $214,780
    From this org
    $0
    From related orgs
    $193,656
    Other
    $21,124
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $193,656 related
    Bonus
    $0
    Other
    $0
    Deferred
    $0 + $3,900 related
    Nontaxable benefits
    $0 + $17,224 related
    Filer's total
    $0 + $214,780 related

  • HALL MAGGIE W

    ASSOCIATE COUNSEL

    Total calculated
    $212,890
    From this org
    $0
    From related orgs
    $189,413
    Other
    $23,477
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $189,413 related
    Bonus
    $0
    Other
    $0
    Deferred
    $0 + $5,756 related
    Nontaxable benefits
    $0 + $17,721 related
    Filer's total
    $0 + $212,890 related

  • CHUNG DEAN H

    CONTROLLER

    Total calculated
    $213,671
    From this org
    $0
    From related orgs
    $181,894
    Other
    $31,777
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $181,894 related
    Bonus
    $0
    Other
    $0
    Deferred
    $0 + $2,425 related
    Nontaxable benefits
    $0 + $29,352 related
    Filer's total
    $0 + $213,671 related

  • SANCHEZ OMAR E

    CONSTRUCTION MANAGER SR

    Total calculated
    $199,550
    From this org
    $0
    From related orgs
    $183,630
    Other
    $15,920
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $179,430 related
    Bonus
    $0
    Other
    $0 + $4,200 related
    Deferred
    $0
    Nontaxable benefits
    $0 + $15,920 related
    Filer's total
    $0 + $199,550 related

  • SILVA JOANNE L

    VP OCCUPANCY & TAX CREDIT

    Total calculated
    $212,522
    From this org
    $0
    From related orgs
    $183,549
    Other
    $28,973
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $181,149 related
    Bonus
    $0
    Other
    $0 + $2,400 related
    Deferred
    $0 + $13,411 related
    Nontaxable benefits
    $0 + $15,562 related
    Filer's total
    $0 + $212,522 related

  • FOX LAURA L

    DIRECTOR OF CORP RECORDS

    Total calculated
    $182,283
    From this org
    $0
    From related orgs
    $164,261
    Other
    $18,022
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $164,261 related
    Bonus
    $0
    Other
    $0
    Deferred
    $0 + $4,991 related
    Nontaxable benefits
    $0 + $13,031 related
    Filer's total
    $0 + $182,283 related

  • RICANO PEGGY

    ACCT MANAGER EXEMPT

    Total calculated
    $180,914
    From this org
    $0
    From related orgs
    $160,143
    Other
    $20,771
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $160,143 related
    Bonus
    $0
    Other
    $0
    Deferred
    $0 + $4,851 related
    Nontaxable benefits
    $0 + $15,920 related
    Filer's total
    $0 + $180,914 related

  • RAGON CHRISTY ANN

    VP OF COMMUNICATIONS

    Total calculated
    $184,570
    From this org
    $0
    From related orgs
    $161,182
    Other
    $23,388
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $161,182 related
    Bonus
    $0
    Other
    $0
    Deferred
    $0 + $4,745 related
    Nontaxable benefits
    $0 + $18,643 related
    Filer's total
    $0 + $184,570 related

  • INGRAO SALVATORE A

    DEVEL ACCOUNTING DIR

    Total calculated
    $173,401
    From this org
    $0
    From related orgs
    $157,483
    Other
    $15,918
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $157,483 related
    Bonus
    $0
    Other
    $0
    Deferred
    $0 + $357 related
    Nontaxable benefits
    $0 + $15,561 related
    Filer's total
    $0 + $173,401 related

  • YOUNG SEESEE

    INTERNAL AUDIT DIRECTOR

    Total calculated
    $163,864
    From this org
    $0
    From related orgs
    $158,988
    Other
    $4,876
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $158,988 related
    Bonus
    $0
    Other
    $0
    Deferred
    $0 + $4,876 related
    Nontaxable benefits
    $0
    Filer's total
    $0 + $163,864 related

  • DO THANH-THANH

    ACCT MANAGER EXEMPT

    Total calculated
    $173,627
    From this org
    $0
    From related orgs
    $153,462
    Other
    $20,165
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $153,462 related
    Bonus
    $0
    Other
    $0
    Deferred
    $0 + $4,604 related
    Nontaxable benefits
    $0 + $15,561 related
    Filer's total
    $0 + $173,627 related

  • MOSQUEIRA PHIL

    AP DIRECTOR

    Total calculated
    $166,952
    From this org
    $0
    From related orgs
    $145,327
    Other
    $21,625
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $145,327 related
    Bonus
    $0
    Other
    $0
    Deferred
    $0 + $4,430 related
    Nontaxable benefits
    $0 + $17,195 related
    Filer's total
    $0 + $166,952 related

  • PORTER JR NEWMAN RUSH

    ENTITLEMENT PROJ MANAGER

    Total calculated
    $167,531
    From this org
    $0
    From related orgs
    $147,666
    Other
    $19,865
    Hours/week
    0.2 + 40 related

    Schedule J breakdown matched by us

    Base
    $0 + $143,466 related
    Bonus
    $0
    Other
    $0 + $4,200 related
    Deferred
    $0 + $4,304 related
    Nontaxable benefits
    $0 + $15,561 related
    Filer's total
    $0 + $167,531 related

  • DESAEGHER NORMA N

    VICE PRESIDENT

    Total calculated
    $0
    Hours/week
    0.2 + 5 related

  • BUNN ANDREW

    TREASURER

    Total calculated
    $0
    Hours/week
    0.2 + 5 related

  • EAST RAYMOND E

    DIRECTOR

    Total calculated
    $0
    Hours/week
    0.2 + 5 related

  • MINER DON J

    DIRECTOR

    Total calculated
    $0
    Hours/week
    0.2 + 5 related

  • POLLOCK JEFFREY R

    DIRECTOR

    Total calculated
    $0
    Hours/week
    0.2 + 5 related

  • HART DONALD G

    DIRECTOR

    Total calculated
    $0
    Hours/week
    0.2 + 5 related

  • WILSON CHERYL

    DIRECTOR

    Total calculated
    $0
    Hours/week
    0.2 + 5 related

  • SEE SCHEDULE JO SALARY

    DISCLOSURE - PGS 35 & 38

    Total calculated
    $0
    Hours/week
    0

Compensation is as filed in Part VII: reportable pay from this organization and from related organizations, other compensation, and hours per week. The total, marked calculated, is our sum of the three dollar columns, with a blank column counted as $0; the form itself has no total. On a Form 990-EZ the columns are Part IV's instead, and on a Form 990-PF Part VIII's — compensation, contributions to benefit plans, and expense account — and the total sums those. A Schedule J breakdown is as filed: base pay, bonus, other, deferred compensation and nontaxable benefits from this organization, with any from related organizations beside each, and the filer's own total. It is shown with the Part VII listing of the same name on the same return. The form gives no key between the two, so that pairing is ours, and is marked matched by us.

Schedule J

Answered yes

None.

Answered no

  • 4a · Severance or change-of-control payment
  • 4b · Supplemental nonqualified retirement plan
  • 4c · Equity-based compensation arrangement
  • 5a · Pay contingent on this organization's revenues
  • 5b · Pay contingent on a related organization's revenues
  • 6a · Pay contingent on this organization's net earnings
  • 6b · Pay contingent on a related organization's net earnings
  • 7 · Other non-fixed payments
  • 8 · Paid under the initial-contract exception

The filer's explanations (Part III)

SCHEDULE J, PART II:
THE COMPENSATION LISTED ON SCHEDULE J AND ELSEWHERE IN THIS RETURN IS FOR SERVICES PROVIDED TO AND PAID BY RETIREMENT HOUSING FOUNDATION WHICH IS A RELATED ORGANIZATION THAT SPONSORS AND MANAGES THROUGH SUBSIDIARIES APPROXIMATELY 190 TAX EXEMPT ORGANIZATIONS AND PARTNERSHIPS THAT PROVIDE AFFORDABLE AND MARKET-RATE HOUSING, SKILLED NURSING AND ASSISTED LIVING SERVICES FOR SENIOR ADULTS, LOW INCOME FAMILIES AND PERSONS WITH DISABILITIES THROUGHOUT THE UNITED STATES INCLUDING THE DISTRICT OF COLUMBIA, PUERTO RICO AND THE VIRGIN ISLANDS.

Part I's answers as filed. A line not listed was left unanswered; on lines 1a and 3 that means the box was not checked.

Grants on this return

No itemized grants to organizations on this return.

Related organizations on this return

Schedule R Part II: tax-exempt organizations related to the filer by control. It does not record shared board members or money.

Taxable family on this return

Schedule R Parts I, III and IV, as filed. These record ownership and control, not shared board members or money moved.

Disregarded entities

Part I: entities that legally are the filer and file no return of their own.

Related partnerships

Part III: related organizations taxable as a partnership, with the filer's share.

Related corporations and trusts

Part IV: related organizations taxable as a corporation or trust.

Provenance

Return type
form_990
Tax year
2024
Filed
21 January 2026
IRS schema version
2024v5.5
Source object
202640239349300839

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