Epiphany Senior Citizens Housing Corporation
Public records show a registered, tax-exempt organization in good standing.
What it says it does
To provide affordable, high quality housing and services which will respect and enhance the lives of residents who are making the transition to senior housing and assisted living. Our values include honesty, integrity, and providing excellent, responsive and courteous services to residents in a faith-based community.
- Income
- $6.8 million
- Spending
- $6.8 million
- Spent on programs
- 86%
- Reserves
- 0.5 months of spending
- Largest source of income
- fees for its services, 95%
- Employees
- 116
- Volunteers
- 15
- Highest pay
- $108,923, executive director (until nov 2024)
Source: Form 990 for the year ending December 31, 2024, filed with the Internal Revenue Service. Rating method 2026.2. How we rate
Financial health
Fair: 56 out of 100. Higher than 45% of charities in its peer group (housing, $1m to $10m).
Reserves
4 of 35Spendable reserves would cover 0.5 months of spending.
Debt
10 of 20It owes 43% of what it owns.
Living within its means
12 of 15Income exceeded spending by 1% of income.
Income trend
15 of 15Income rose 4% on the year before.
Spending floor
15 of 1586% of spending went to programs and raising each dollar of donations cost 0 cents.
Source: Form 990 for the year ending December 31, 2024, filed with the Internal Revenue Service. Rating method 2026.2. How we rate
Governance
Strong: 100 out of 100. Higher than 70% of charities in its peer group (housing, $1m to $10m).
Independent board
25 of 2514 of 14 voting board members are independent.
Conflict of interest policy
15 of 15Has a written conflict of interest policy.
Whistleblower policy
8 of 8Has a written whistleblower policy.
Record keeping policy
7 of 7Has a written policy on keeping and destroying records.
Board minutes
5 of 5Keeps minutes of board meetings.
Board sees the tax return
10 of 10Gave the board a copy of this return before filing it.
Pay set independently
5 of 5Sets its chief executive's pay through independent review and comparison.
Independent check of accounts
15 of 15Its accounts were audited by an independent accountant.
No reported misuse
10 of 10Reports no diversion of assets, excess benefits or loans to insiders.
Source: Form 990 for the year ending December 31, 2024, filed with the Internal Revenue Service. Rating method 2026.2. How we rate
Impact evidence
Describes programs. Its tax return describes what it does but we have found no measurable results in it.
Programs described in its return (2)
- $1.6 million spent. Epiphany Senior Citizens Housing Corporation (ESCHC) owns and operates living units located in Coon Rapids, MN. Epiphany Pines provides a rental assistance grant program to assist those unable to continue to pay their rent without hardship. Epiphany Pines is located next to a wildlife refuge and nature ponds. There is an outdoor patio and gazebo for residents to enjoy the beauty and tranquility. Epiphany Pines offers several common areas which give opportunity for indoor, relaxed socialization. The apartments range from 604 to 1,105 square feet, designed to meet all residents' budget and lifestyle. Amenities offered include 24-hour security system, emergency response system, scheduled activities and entertainment, transportation for scheduled shopping.
- $4.3 million spent. ESCHC's wholly owned subsidiary, Epiphany Assisted Living, LLC (EAL), owns and operates a 52-unit assisted living and 23-unit memory care-unit complex located on the same campus as Epiphany Pines. The federal government program, Medicaid, is accepted at a discounted rate for those unable to pay for their services. The Minnesota program, Elderly Waiver, pays rent, at a discount, for those unable to pay their rent. EAL offers a wide range of services in a homelike setting where privacy is respected, and independence is supported. Services are planned with each resident to reflect personal needs and choices. Residents and their guests can visit in any of the several gathering rooms, and reserve our community room for special occasions.
Source: Form 990 for the year ending December 31, 2024, filed with the Internal Revenue Service. Rating method 2026.2. How we rate
Legitimacy checks
Is it registered with the IRS? Passed.
Listed in the IRS master file of tax-exempt organizations as a 501(c)(3) charitable organization.
Source: Exempt Organizations Business Master File, Internal Revenue Service, file dated September 7, 2026.
Has the IRS revoked its tax-exempt status? Passed.
Not on the IRS automatic revocation list.
Source: Automatic revocation of exemption list, Internal Revenue Service, file dated September 30, 2026.
Are donations tax-deductible? Passed.
On the IRS list of organizations eligible to receive tax-deductible contributions.
Source: Publication 78 data: organizations eligible for tax-deductible contributions, Internal Revenue Service, file dated September 10, 2026.
Is it keeping up with its IRS filings? Passed.
Most recent return on file covers the year ending December 2024.
Source: Exempt Organizations Business Master File, Internal Revenue Service, file dated September 7, 2026.
How long has it been tax-exempt? Passed.
Recognized by the IRS since October 1991.
Source: Exempt Organizations Business Master File, Internal Revenue Service, file dated September 7, 2026.
Is it in good standing with state regulators? Passed.
Not on California's list of charities barred from soliciting. Other states are not yet checked.
Source: May Not Operate or Solicit for Charitable Purposes list, California Attorney General, Registry of Charities and Fundraisers, file dated October 7, 2026.
Ratings and checks are our reading of public records, using the published method. They are not a statement about anyone's honesty. If you work for this organization, you can send corrections or results, confirm you want gifts through Veridonate, or ask to be removed from giving.