Woodlawn Apartments Inc
Nonprofit profile at a glance
- EIN
- 223376407
- IRS 990 coverage
- 2010–2025
- Forms available
- Form 990 2025
- Location
- Saratoga Springs, NY, USA
- Phone
- 5185874100
- Rating
- 76
- Verdict
- SUPPORTED
- Rating confidence
- Moderate
- Sector
- Supportive Housing for Older Adults
Reported finances
- Revenue
- $5,895,370
- Expenses
- $6,019,577
- Assets
- $7,625,912
- Liabilities
- $4,653,593
Source: IRS Form 990. Selected filing: tax year 2025. Amounts in USD.
Leadership & pay
9 people listed
Executive titles in this filing
- J BRIAN NEALON (CEO)
- DEBORAH DAMM-O'BRIEN (President)
Highest reported compensation
- J BRIAN NEALON (CEO): $398,780 total reported compensation
- SHELLY AMATO (CSO): $225,595 total reported compensation
- KATHERINE LAHOFF (CFO): $173,227 total reported compensation
Source: IRS Form 990. Selected filing: tax year 2025. Names and roles reflect this filing, not necessarily current officeholders.
Overview
Mission
Woodlawn is a community of independent and enriched housing with an emphasis on maintaining that independence throughout the aging process. Woodlawn apartments provides a supportive environment that can be tailored to meet a resident's personal needs.
What it reported doing in 2025
60 independent units and 40 enriched housing units were provided to approximately 130 seniors during 2025.the wesley community as a whole has embraced a philanthropic culture. On behalf of the wesley community, management donates over 750 hours per year of their own time to local organizations to further support the not-for-profit needs in our community. We have staff members regularly contributing their own time to the alzheimer's association, the saratoga springs lions club, saratoga rotary, leadership saratoga and the saratoga county chamber of commerce, to name a few. Additionally, the wesley campus regularly hosts the activities and meetings of over 15 not-for-profit organizations.
Operating model
- Revenue model
- Earned-program. 88% 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 - A large share of available resources goes toward mission work and most voting board members are independent. Few specific pay-setting methods are documented in the filing; unanswered boxes are not proof of absence and expenses are high relative to revenue.
Rating breakdown
- Financial Efficiency: 81
- Transparency & Controls: 60
- Accountability: 100
- Sustainability: 32
- Growth: 80
Detailed rating inputs
Financial Efficiency
- Mission deployment rate: 92.1%; rating input score 92
- Program expense ratio: 90%; rating input score 90
- 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: Limited
- Related-party transparency: Limited
Accountability
- Independent voting board: 100%; rating input score 100; 63rd 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: -2.1%; rating input score 20; 20th percentile among comparable filings
- Total-asset coverage ratio: 1.27; rating input score 42; 42nd percentile among comparable filings
- Liabilities to assets ratio: 0.61; rating input score 12; 12th percentile among comparable filings
- Officer compensation ratio: 2.3%; rating input score 73; 73rd percentile among comparable filings
Growth
- Program expense growth: 4.1% per year; rating input score 100; 31st percentile among comparable filings
- Revenue growth: 2.4% per year; rating input score 100; 19th percentile among comparable filings
- Asset growth: -0.3% per year; rating input score 0; 10th percentile among comparable filings
Details
- Where the money goes: 92.1% of revenue deployed · 90% of spending went to programs
- Governance: 5 of 5 board members independent · 9 of 9 filing controls reported
- Programs: 4 filed program accomplishments · $5.4M in reported program spending
- Leadership: top reported pay $399K · 9 people listed · 0 of 6 pay-setting controls reported
- Highest-paid contractors: 1 contractor listed · $1.1M reported
- Consistency: 31 of 31 current checks pass
- Schedules: 5 filed schedules · includes executive pay
- Filing history: 15 filing years from 2010 to 2025
- Contacts: How to reach this organization
- Money network: 1 filed money-flow record
- 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.
- High — Transparency & Controls: Pay-setting controls scored 0/100.
- High — Sustainability: Operating margin scored 20/100.
- High — Growth: Asset growth scored 0/100.
- Moderate — Sustainability: Total-asset coverage ratio scored 42/100.
- High — Sustainability: Liabilities to assets ratio scored 12/100.