Phoebe Apartments Inc

Nonprofit profile at a glance

EIN
231674396
IRS 990 coverage
2009–2024
Forms available
Form 990 2024
Location
Allentown, PA, USA
Phone
6107945142
Rating
62
Verdict
SUPPORTED
Rating confidence
Moderate

Official website

Reported finances

Revenue
$2,032,377
Expenses
$1,217,692
Assets
$2,477,940
Liabilities
$226,390

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

Leadership & pay

19 people listed

Executive titles in this filing

  • SCOTT R STEVENSON (PRESIDENT/CEO)

Highest reported compensation

  • SCOTT R STEVENSON (PRESIDENT/CEO): $942,440 total reported compensation
  • ROBERT RICHARDS (COO (UNTIL 12/24)): $396,014 total reported compensation
  • THOMAS BAER (CFO): $375,203 total reported compensation

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

Overview

Mission

Phoebe apartments is an affiliated entity of phoebe ministries. Its mission adheres to the phoebe ministries' mission: "a community of faith, called by god, to enrich the lives of our seniors, their families, and the communities we serve."

What it reported doing in 2024

Phoebe apartments is a senior citizens' housing project with 131 apartments consisting of 64 efficiencies and 67 one bedroom units. During the year ended june 30, 2025, phoebe apartments housed 159 residents with 44,713 independent living census days. Phoebe apartments operated at 93.51% occupancy.see schedule o for more details on phoebe program services

Operating model

Revenue model
Earned-program. 95% 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

SUPPORTED - The filed numbers largely add up and most voting board members are independent. A relatively small share of available resources goes toward mission work and few specific pay-setting methods are documented in the filing; unanswered boxes are not proof of absence.

Rating breakdown

  • Financial Efficiency: 42
  • Transparency & Controls: 65
  • Accountability: 87
  • Sustainability: 69
  • Growth: 100

Detailed rating inputs

Financial Efficiency

  • Mission deployment rate: 37.4%; rating input score 37
  • Program expense ratio: 63.1%; rating input score 63
  • Fundraising efficiency: Limited

Transparency & Controls

  • Consistency checks: 100%; rating input score 100; 63rd percentile among comparable filings
  • Pay-setting controls: 0 of 6 controls in place; rating input score 0
    • Compensation committee: Missing
    • Independent consultant: Missing
    • Other Form 990s reviewed: Missing
    • Written employment contract: Missing
    • Compensation survey or study: Missing
    • Board or committee approval: Missing
  • Foreign activity oversight: Limited
  • Grant itemization coverage: Limited
  • Major donor itemization: Yes; rating input score 100
  • Related-party transparency: Limited

Accountability

  • Independent voting board: 93.8%; rating input score 94; 24th percentile among comparable filings
  • Governance controls: 7 of 9 controls in place; rating input score 78
    • Conflict-of-interest policy: Pass
    • Whistleblower policy: Pass
    • Document-retention policy: Pass
    • CEO compensation review process: Fail
    • Other executive compensation review process: Fail
    • Form 990 shared with the board: Pass
    • Board meeting minutes documented: Pass
    • Audit committee oversight: Pass
    • Independent financial-statement audit: Pass

Sustainability

  • Operating margin: 40.1%; rating input score 89; 89th percentile among comparable filings
  • Total-asset coverage ratio: 2.03; rating input score 62; 62nd percentile among comparable filings
  • Liabilities to assets ratio: 0.09; rating input score 60; 60th percentile among comparable filings
  • Officer compensation ratio: 19.5%; rating input score 13; 13th percentile among comparable filings

Growth

  • Program expense growth: 3.3% per year; rating input score 100; 29th percentile among comparable filings
  • Revenue growth: 4% per year; rating input score 100; 34th percentile among comparable filings
  • Asset growth: 2% per year; rating input score 100; 19th percentile among comparable filings

Details

  • Where the money goes: 37.4% of revenue deployed · 63.1% of spending went to programs
  • Governance: 15 of 16 board members independent · 7 of 9 filing controls reported
  • Programs: 1 filed program accomplishment · $768K in reported program spending
  • Leadership: top reported pay $942K · 19 people listed · 0 of 6 pay-setting controls reported
  • Highest-paid contractors: 1 contractor listed · $186K reported
  • Consistency: 30 of 30 current checks pass
  • Schedules: 6 filed schedules · includes major donors and executive pay
  • Filing history: 16 filing years from 2009 to 2024
  • Contacts: How to reach this organization
  • Related organizations: 9 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.

  • Moderate — Financial Efficiency: Mission deployment rate scored 37/100.
  • High — Transparency & Controls: Pay-setting controls scored 0/100.
  • Review — Accountability: Governance controls: 2 of 9 not reported.
  • High — Sustainability: Officer compensation ratio scored 13/100.