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← WESTCHESTER RESIDENTIAL OPPORTUNITIES INC

Form 990 for tax year 2025

Filed by WESTCHESTER RESIDENTIAL OPPORTUNITIES INC.

Totals

Total revenue
$5,301,015
Total expenses
$4,636,716
Contributions and grants received
$4,547,015
Grants paid
$1,638,745
Program service revenue
$574,399
Investment income
$182,125
Other revenue
-$2,524
Total assets, end of year
$6,798,191
Total liabilities, end of year
$829,164
Net assets or fund balances, end of year
$5,969,027
Program services expenses (Part IX)
$3,958,822
Management and general expenses
$599,131
Fundraising expenses
$78,763
Program service expenses (Part III)
$3,958,822

Program services were 85.4% 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.

  • 1c · Fundraising events

    $23,449

  • 1e · Government grants (contributions)

    $4,076,830

  • 1f · All other contributions, gifts and grants

    $446,736

  • 2a · Program service revenue: PROGRAM FEES

    total $328,373 · related or exempt $328,373

  • 2b · Program service revenue: RENTAL INCOME

    total $246,026 · related or exempt $246,026

  • 3 · Investment income

    total $182,125 · excluded $182,125

  • 8a · Fundraising events: gross income

    $10,442

  • 8a · Fundraising events: contributions included on line 1c

    $23,449

  • 8b · Fundraising events: direct expenses

    $14,535

  • 8c · Net income from fundraising events

    total -$4,093 · excluded -$4,093

  • 9a · Gaming: gross income

    $1,569

  • 9b · Gaming: direct expenses

    $0

  • 9c · Net income from gaming

    total $1,569 · excluded $1,569

Functional expenses

Part IX, the statement of functional expenses.

  • 1 · Grants to domestic organizations and governments

    total $341,106 · program services $341,106

  • 2 · Grants to domestic individuals

    total $1,297,639 · program services $1,297,639

  • 5 · Compensation of officers, directors and key employees

    total $296,917 · program services $114,147 · management and general $173,258 · fundraising $9,512

  • 7 · Other salaries and wages

    total $1,638,783 · program services $1,383,919 · management and general $211,543 · fundraising $43,321

  • 8 · Pension plan contributions

    total $44,651 · program services $37,836 · management and general $5,631 · fundraising $1,184

  • 9 · Other employee benefits

    total $238,013 · program services $187,765 · management and general $44,153 · fundraising $6,095

  • 10 · Payroll taxes

    total $184,322 · program services $143,218 · management and general $36,109 · fundraising $4,995

  • 11c · Fees: accounting

    total $32,402 · management and general $32,402

  • 11f · Fees: investment management

    total $8,231 · management and general $8,231

  • 11g · Fees: other

    total $42,201 · program services $31,572 · management and general $9,559 · fundraising $1,070

  • 12 · Advertising and promotion

    total $16,595 · program services $16,077 · management and general $392 · fundraising $126

  • 13 · Office expenses

    total $77,834 · program services $63,208 · management and general $9,229 · fundraising $5,397

  • 14 · Information technology

    total $63,617 · program services $49,431 · management and general $12,463 · fundraising $1,723

  • 16 · Occupancy

    total $147,763 · program services $119,143 · management and general $25,142 · fundraising $3,478

  • 17 · Travel

    total $73,602 · program services $69,516 · management and general $3,956 · fundraising $130

  • 22 · Depreciation, depletion and amortization

    total $4,891 · management and general $4,891

  • 23 · Insurance

    total $62,889 · program services $41,366 · management and general $20,080 · fundraising $1,443

  • 24a · Other expenses: REPAIRS AND MAINTENANCE

    total $65,260 · program services $62,879 · management and general $2,092 · fundraising $289

Balance sheet

Part X, book values.

  • 1 · Cash, non-interest-bearing

    beginning of year $187,677 · end of year $219,345

  • 2 · Savings and temporary cash investments

    beginning of year $289,232 · end of year $553,227

  • 4 · Accounts receivable

    beginning of year $768,992 · end of year $363,382

  • 9 · Prepaid expenses and deferred charges

    beginning of year $84,784 · end of year $27,368

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

    $32,550

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

    $31,775

  • 10c · Land, buildings and equipment, net

    beginning of year $5,666 · end of year $775

  • 11 · Investments: publicly traded securities

    beginning of year $3,893,639 · end of year $4,701,402

  • 15 · Other assets

    beginning of year $1,025,906 · end of year $932,692

  • 17 · Accounts payable and accrued expenses

    beginning of year $101,070 · end of year $125,660

  • 19 · Deferred revenue

    beginning of year $343,947 · end of year $193,200

  • 25 · Other liabilities

    beginning of year $604,017 · end of year $510,304

  • 27 · Net assets without donor restrictions

    beginning of year $4,884,497 · end of year $5,638,478

  • 28 · Net assets with donor restrictions

    beginning of year $322,365 · end of year $330,549

Mission and programs · 2025

Mission

WESTCHESTER RESIDENTIAL OPPORTUNITIES (WRO) IS A HUD-CERTIFIED HOUSING COUNSELING AGENCY WITH SPECIALIZED PROGRAMS TO COMBAT HOUSING DISCRIMINATION, MARKET AFFORDABLE HOUSING OPPORTUNITIES, AND TO ASSIST FIRST TIME HOMEBUYERS, THE ELDERLY AND THOSE FACING EVICTION OR MORTGAGE DEFAULT.ADDITIONALLY, WRO PROVIDES HOUSING AND CASE MANAGEMENT FOR PEOPLE WITH MENTAL ILLNESS. WRO PROMOTES HOUSING MOBILITY, AFFORDABILITY AND STABILITY FOR MARGINALIZED POPULATIONS, AND LOW-TO-MODERATE INCOME GROUPS.

Activities or mission (Part I)

TO PROMOTE EQUAL, AFFORDABLE, AND ACCESSIBLE HOUSING OPPORTUNITIES FOR ALL RESIDENTS OF OUR REGION.

  • INDEPENDENT LIVING PROGRAMTHE INDEPENDENT LIVING PROGRAM CONSISTS OF OUR SUPPORTED HOUSING APARTMENT PROGRAM, OUR SINGLE ROOM OCCUPANCY (SRO) PROGRAM, AND AN EDUCATION AND OUTREACH COMPONENT. IN 2025, THE SUPPORTED HOUSING PROGRAM PROVIDED INDIVIDUALIZED HOUSING-RELATED CASE MANAGEMENT SERVICES AND RENTAL ASSISTANCE TO 45 ADULTS DIAGNOSED WITH SERIOUS MENTAL ILLNESS, WHO WISH TO OBTAIN PERMANENT, AFFORDABLE, AND INDEPENDENT HOUSING. THE SINGLE ROOM OCCUPANCY PROGRAM STAFF PROVIDED HOUSING AND SUPPORTIVE SERVICES AND SUPERVISION TO ADULTS RESIDING IN OUR NINE BEDROOM SRO IN 2025.ADDITIONALLY, WRO PROVIDES HOMELESS OUTREACH TO ASSIST HOMELESS PEOPLE WITH MENTAL ILLNESS TO FIND HOUSING.

    Expenses $1,592,586 · Grants $986,342 · Revenue $246,078

  • HOME OWNERSHIP PROGRAMSWRO PROVIDES ASSISTANCE TO QUALIFIED HOUSEHOLDS IN THREE AREAS: (A) FIRST-TIME HOMEBUYING (PROVIDING EDUCATION AND COUNSELING PROGRAMS IN SPANISH AND ENGLISH ON THE HOMEBUYING PROCESS, AS WELL AS FACILITATING ACCESS TO VARIOUS DOWN-PAYMENT AND CLOSING COST ASSISTANCE PROGRAMS). IN 2025, 175 INDIVIDUALS COMPLETED OUR HOMEBUYING EDUCATION PROGRAM, AND 10 CLIENTS PURCHASED A HOME, UTILIZING OVER $252,000 IN GRANTS FUNDS SECURED TO HELP PURCHASE THEIR HOMES. (B) MORTGAGE FORECLOSURE PREVENTION (ASSISTING HOMEOWNERS WHO ARE FACING FORECLOSURE DUE TO TEMPORARY INTERRUPTIONS IN INCOME OR FINANCIAL HARDSHIP, INCLUDING EXPLORING POSSIBLE OPTIONS AVAILABLE WITH THEIR LENDER). IN 2025, WRO SERVED 200 CLIENTS, AND CLOSED ON 50 LOAN MODIFICATIONS OR REINSTATEMENTS.(C) PROPERTY TAX FORECLOSURE PREVENTION (ASSISTING HOUSEHOLDS FACING FORECLOSURE DUE TO PROPERTY TAX ARREARS). IN 2025, WE ASSISTED TWO HOUSEHOLDS, INCLUDING SECURING ALMOST $20,500 IN GRANT FUNDS.

    Expenses $1,050,615 · Grants $361,573 · Revenue $75,151

  • FAIR HOUSING PROGRAMWRO'S FAIR HOUSING PROGRAM WORKS TO ELIMINATE DISCRIMINATION IN THE HOUSING AND LENDING MARKETS. THE PROGRAM HANDLES COMPLAINTS AND CONDUCTS INVESTIGATIONS, INCLUDING BOTH SYSTEMIC AND COMPLAINT-BASED TESTING, AND ACCESSIBLE DESIGN AND CONSTRUCTION INVESTIGATIONS. WRO'S FAIR HOUSING PROGRAM PROVIDES EDUCATION AND OUTREACH TO CONSUMERS, CIVIC AND BUSINESS AND OTHER NON-PROFIT ORGANIZATIONS, AND TRAINS REAL ESTATE PROFESSIONALS, CO-OP BOARDS AND MANAGEMENT COMPANIES TO COMPLY WITH FAIR HOUSING LAWS. IN 2025, 164 FAMILIES AND INDIVIDUALS WERE ASSISTED WITH FAIR HOUSING COMPLAINTS, AND 170 INDIVIDUAL REAL ESTATE PROFESSIONALS AND 94 CO-OP APARTMENT DIRECTORS WERE TRAINED IN OUR FAIR HOUSING WORKSHOPS.ADDITIONALLY, WRO MANAGES AN AFFIRMATIVE HOUSING MARKETING PROGRAM FOR RENT AND RESALE OF FAIR AND AFFORDABLE HOMES. AS PART OF THIS PROGRAM, WRO COLLECTS APPLICATIONS AND ADMINISTERS A LOTTERY FOR ELIGIBLE APPLICANTS. IN 2025, WRO MARKETED 40 RENTAL UNITS IN TWO RENTAL DEVELOPMENTS AND SIX OWNERSHIP UNITS IN TWO DEVELOPMENTS, AND ASSISTED IN THE CLOSING OF TWO RE-SALES OF EXISTING AFFORDABLE HOMES.

    Expenses $663,050 · Grants $59 · Revenue $253,170

  • EVICTION PREVENTION & RENTAL ASSISTANCE PROGRAM WRO ASSISTS QUALIFIED HOUSEHOLDS FACING RENTAL AND/OR UTILITY ARREARS, BY PROVIDING FINANCIAL ASSISTANCE GRANTS AGAINST THOSE ARREARS. WRO ALSO WORKS WITH HOUSEHOLDS LOOKING TO SECURE RENTAL HOUSING BY PROVIDING FINANCIAL ASSISTANCE GRANTS FOR SECURITY DEPOSITS, MOVING EXPENSES, FIRST MONTH'S RENT, ETC.IN ADDITION TO PROVIDING FINANCIAL ASSISTANCE, THE PROGRAM (1) PROVIDES COUNSELING TO PRIMARILY LOW-TO-MODERATE INCOME HOUSEHOLDS TO FIND AND MAINTAIN AFFORDABLE HOUSING, (2) NEGOTIATES WITH LANDLORDS TO HELP KEEP PEOPLE HOUSED, AND (3) MAKES REFERRALS AS APPROPRIATE TO LOCATE ADDITIONAL SOURCES OF FINANCIAL AND OTHER FORMS OF ASSISTANCE. IN 2025, THE PROGRAM ASSISTED 284 INDIVIDUALS AND FAMILIES, AND DISBURSED ALMOST $190,000 IN RENTAL ARREARS GRANTS TO 43 HOUSEHOLDS.

    Expenses $652,571 · Grants $290,771

As filed on the 2025 return. The filer continues this part on Schedule O, which is not shown here.

Listed in Part VII

  • Laurence Beilenson

    CO-CHAIR

    Total calculated
    $0
    Hours/week
    1

  • Debra Budetti

    CO-CHAIR

    Total calculated
    $0
    Hours/week
    1

  • Thomas Rice Esq

    SECRETARY

    Total calculated
    $0
    Hours/week
    1 + 0.5 related

  • Keith Rosenthal

    ASSISTANT SECRETARY THRU 12/2025

    Total calculated
    $0
    Hours/week
    1

  • Roger Campos

    ASSISTANT SECRETARY

    Total calculated
    $0
    Hours/week
    1

  • Henry J Carnage

    TREASURER

    Total calculated
    $0
    Hours/week
    1 + 0.5 related

  • David Samuels

    ASSISTANT TREASURER

    Total calculated
    $0
    Hours/week
    1

  • Leah Caro

    BOARD MEMBER THRU 05/2025

    Total calculated
    $0
    Hours/week
    1

  • Margaret M Flint Esq

    BOARD MEMBER

    Total calculated
    $0
    Hours/week
    1

  • Barry Kramer

    BOARD MEMBER

    Total calculated
    $0
    Hours/week
    1

  • David Moore

    BOARD MEMBER

    Total calculated
    $0
    Hours/week
    1

  • Mitali Kamdar

    BOARD MEMBER

    Total calculated
    $0
    Hours/week
    1

  • Dennis D Parker Esq

    BOARD MEMBER

    Total calculated
    $0
    Hours/week
    1

  • Richard Stern

    BOARD MEMBER

    Total calculated
    $0
    Hours/week
    1

  • Debra Thompson

    BOARD MEMBER

    Total calculated
    $0
    Hours/week
    1

  • Wendy Marie Weathers Esq

    BOARD MEMBER

    Total calculated
    $0
    Hours/week
    1

  • Alan R Wolfert Esq

    BOARD MEMBER

    Total calculated
    $0
    Hours/week
    1 + 0.5 related

  • Marlene Zarfes

    EXECUTIVE DIRECTOR

    Total calculated
    $190,244
    From this org
    $163,653
    From related orgs
    $0
    Other
    $26,591
    Hours/week
    34 + 1 related

    Schedule J breakdown matched by us

    Base
    $143,653
    Bonus
    $20,000
    Other
    $0
    Deferred
    $4,650
    Nontaxable benefits
    $21,941
    Filer's total
    $190,244

  • Elizabeth Ellison

    CHIEF FINANCIAL OFFICER

    Total calculated
    $106,673
    From this org
    $103,600
    From related orgs
    $0
    Other
    $3,073
    Hours/week
    27.5 + 0.5 related

  • Andrew Smith

    DEPUTY EXECUTIVE DIRECTOR

    Total calculated
    $165,665
    From this org
    $117,023
    From related orgs
    $0
    Other
    $48,642
    Hours/week
    35

    Schedule J breakdown matched by us

    Base
    $97,023
    Bonus
    $20,000
    Other
    $0
    Deferred
    $4,050
    Nontaxable benefits
    $44,592
    Filer's total
    $165,665

  • Nneka Reed

    DIRECTOR OF OPERATIONS

    Total calculated
    $126,921
    From this org
    $102,964
    From related orgs
    $0
    Other
    $23,957
    Hours/week
    35

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

  • 3 · Form 990 of other organizations
  • 3 · Compensation survey or study
  • 3 · Approval by the board or compensation committee
  • 7 · Other non-fixed payments

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
  • 8 · Paid under the initial-contract exception

The filer's explanations (Part III)

PART I, LINE 7
THE ORGANIZATION PAID A DISCRETIONARY BONUS DURING CALENDAR YEAR 2025, REPORTED IN PART II, COLUMN B(II).

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

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.

  • BIRNAM WOOD ASSOCIATES LTD

    501(C)(3) · OWN REAL ESTATE TO HOUSE MENTALLY ILL INDIVIDUALS · NY · controlled entity

    Directly controlled by WESTCHESTER RESIDENTIAL OPPORTUNITIES INC

Provenance

Return type
form_990
Tax year
2025
Filed
16 July 2026
IRS schema version
2025v4.2
Source object
202641979349301314

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