Cypress Cove at HealthPark Florida

Legal name: Cypress Cove at Healthpark Florida Inc

Nonprofit profile at a glance

EIN
650610085
IRS 990 coverage
2009–2024
Official website data refreshed
Sep 2026
Forms available
Form 990 2024
Location
Fort Myers, FL, USA
Phone
2394890023
Rating
90
Verdict
STRONG
Rating confidence
Moderate
Sector
Supportive Housing for Older Adults

Official website

Reported finances

Revenue
$65,645,742
Expenses
$67,875,261
Assets
$303,043,475
Liabilities
$344,002,300

Source: IRS Form 990. Selected filing: tax year 2024. Amounts in USD.

Leadership & pay

16 people listed

Executive titles in this filing

  • MARY E FRANKLIN (EXECUTIVE DIRECTOR)

Highest reported compensation

  • MARY E FRANKLIN (EXECUTIVE DIRECTOR): $360,739 total reported compensation
  • LAURENT BOSC (DIRECTOR OF DINING SERVICES): $241,155 total reported compensation
  • DIANA RIPPL (DIRECTOR OF REHAB): $238,073 total reported compensation

Source: IRS Form 990. Selected filing: tax year 2024. Names and roles reflect this filing, not necessarily current officeholders.

Overview

Mission

Create & sustain a continuing care retirement community at HealthPark, FL at a reasonable cost. Cypress Cove offers unparalleled support for residents who need healthcare, providing caring, innovative solutions. Learn More The Good Life. Disclosure Statement from the Department of Agriculture and Consumer Service A copy of the official registration and financial information may be obtained from The Division of Consumer Services by calling toll-free within the state. Registration does not imply endorsement, approval, or recommendation by the state. Toll-free: 1-800-HELP-FLA.

What it reported doing in 2024

Providing a continuing care community including 354 independent living apartments and 68 villas together with appropriate common and amenity areas situated on 48 acres of the healthpark Florida campus, located in lee county, fl. We offer a holistic approach to life by providing the finest resort style amenities, services and a wellness environment placing a strong emphasis on preventive care and maintaining good health. We fulfill our mission by: 1) creating a continuing care community that encourages activity and personal growth 2) providing dining services offering a broad, satisfying, and nutritious array of choices every day 3) by providing housekeeping and (continued on schedule o) transportation, freeing resident's time, and energy 4) developing a neighborhood which fosters new friendships 5) providing good business practices 6) exceeding resident expectations while attending to their emotional and spiritual needs.

Operating model

Revenue model
Earned-program. 86% of the money available for current operations came from fees and other program revenue.
Distribution model
Direct operator. The filing allocates 100% of reported program-service expenses outside its grant, affiliate-payment, and member-benefit lines. This expense classification does not rule out separately announced grant awards.

The verdict

STRONG - A large share of available resources goes toward mission work and the filed numbers largely add up. Expenses are high relative to revenue and liabilities are high compared with assets.

Rating breakdown

  • Financial Efficiency: 93
  • Transparency & Controls: 87
  • Accountability: 100
  • Sustainability: 38
  • Growth: 100

Detailed rating inputs

Financial Efficiency

  • Mission deployment rate: 98.1%; rating input score 98
  • Program expense ratio: 92.7%; rating input score 93
  • Fundraising efficiency: $31.38 raised per $1 spent on fundraising; rating input score 67; 67th percentile among comparable filings

Transparency & Controls

  • Consistency checks: 100%; rating input score 100; 68th percentile among comparable filings
  • Pay-setting controls: 4 of 6 controls in place; rating input score 67
    • Compensation committee: Pass
    • Independent consultant: Missing
    • Other Form 990s reviewed: Pass
    • Written employment contract: Missing
    • Compensation survey or study: Pass
    • Board or committee approval: Pass
  • Foreign activity oversight: Limited
  • Grant itemization coverage: 100%; rating input score 100; 77th percentile among comparable filings
  • Major donor itemization: Yes; rating input score 100
  • Related-party transparency: Limited

Accountability

  • Independent voting board: 100%; rating input score 100; 77th percentile among comparable filings
  • Governance controls: 9 of 9 controls in place; rating input score 100
    • Conflict-of-interest policy: Pass
    • Whistleblower policy: Pass
    • Document-retention policy: Pass
    • CEO compensation review process: Pass
    • Other executive compensation review process: Pass
    • Form 990 shared with the board: Pass
    • Board meeting minutes documented: Pass
    • Audit committee oversight: Pass
    • Independent financial-statement audit: Pass

Sustainability

  • Operating margin: -3.4%; rating input score 15; 15th percentile among comparable filings
  • Total-asset coverage ratio: 4.46; rating input score 84; 84th percentile among comparable filings
  • Liabilities to assets ratio: 1.14; rating input score 4; 4th percentile among comparable filings
  • Officer compensation ratio: 2.3%; rating input score 50; 50th percentile among comparable filings

Growth

  • Program expense growth: 6.7% per year; rating input score 100; 55th percentile among comparable filings
  • Revenue growth: 6% per year; rating input score 100; 53rd percentile among comparable filings
  • Asset growth: 8.7% per year; rating input score 100; 63rd percentile among comparable filings

Details

  • What they do: Mission, programs, and operating context captured from the official website.
  • Where the money goes: 98.1% of revenue deployed · 92.7% of spending went to programs
  • Governance: 7 of 7 board members independent · 9 of 9 filing controls reported
  • Programs: 2 filed program accomplishments · $62.9M in reported program spending
  • Leadership: top reported pay $361K · 16 people listed · 4 of 6 pay-setting controls reported
  • Highest-paid contractors: 5 contractors listed · $22.5M reported
  • Consistency: 38 of 38 current checks pass
  • Schedules: 8 filed schedules · includes major donors, grants, and executive pay
  • Filing history: 16 filing years from 2009 to 2024
  • Contacts: How to reach this organization
  • Money network: 7 filed money-flow records
  • Related organizations: 3 filed related-organization links
  • Grant readiness: Federal tax and exclusion status, award history, and grant-maker relationships.
  • People: Everyone the filings name, and which of them the filings identify by more than a name.

Key Signals

Signals prioritize questions for review. They are not findings of misconduct.

  • High — Sustainability: Operating margin scored 15/100.
  • High — Sustainability: Liabilities to assets ratio scored 4/100.
  • Review — Sustainability: Officer compensation ratio scored 50/100.