ONEOTA HOUSING INC: Form 990, tax year 2025

View the entire original 990 at ProPublica ↗

Organization: ONEOTA HOUSING INC (EIN 23-7183641)
Tax period: 2025-01-01 to 2025-12-31
Filed: 2026-06-25
IRS object ID: 202631769349301503
Schema version: 2025v4.0
Source: Download XML · Original 990 at ProPublica

Every field in the e-filed return. Faint text is the IRS element name, for citing.

Return header
Form 990
Schedule D
Schedule O

Return header ReturnHeader

Field	Value	IRS element (for citing)
Return	2026-06-25T14:30:50-04:00	ReturnTs
Tax Period End	2025-12-31	TaxPeriodEndDt

Preparer Firm PreparerFirmGrp

Field	Value	IRS element (for citing)
Preparer Firm EIN	421040336	PreparerFirmEIN

Preparer Firm Name PreparerFirmName

Field	Value	IRS element (for citing)
Business Name Line1	HACKER NELSON & CO PC	BusinessNameLine1Txt

Preparer US Address PreparerUSAddress

Field	Value	IRS element (for citing)
Address Line1	PO BOX 507	AddressLine1Txt
City	DECORAH	CityNm
State Abbreviation	IA	StateAbbreviationCd
ZIP	52101	ZIPCd

Field	Value	IRS element (for citing)
Return Type	990	ReturnTypeCd
Tax Period Begin	2025-01-01	TaxPeriodBeginDt

Filer Filer

Field	Value	IRS element (for citing)
EIN	237183641	EIN

Business Name BusinessName

Field	Value	IRS element (for citing)
Business Name Line1	ONEOTA HOUSING INC	BusinessNameLine1Txt

Field	Value	IRS element (for citing)
Business Name Control	ONEO	BusinessNameControlTxt
Phone	5158597394	PhoneNum

US Address USAddress

Field	Value	IRS element (for citing)
Address Line1	PO BOX 2829	AddressLine1Txt
City	LA CROSSE	CityNm
State Abbreviation	WI	StateAbbreviationCd
ZIP	54602	ZIPCd

Business Officer BusinessOfficerGrp

Field	Value	IRS element (for citing)
Person	JIM LILLIBRIDGE	PersonNm
Person Title	PRESIDENT	PersonTitleTxt
Phone	5158597394	PhoneNum
Signature	2026-06-22	SignatureDt

Preparer Person PreparerPersonGrp

Field	Value	IRS element (for citing)
Preparer Person	CHRISTI L MEYER	PreparerPersonNm
PTIN	P01245113	PTIN
Phone	5633823637	PhoneNum
Preparation	2026-06-22	PreparationDt

Field	Value	IRS element (for citing)
Tax	2025	TaxYr
Build TS	2025-03-06 01:10:19Z	BuildTS

Form 990 IRS990

Field	Value	IRS element (for citing)
Principal Officer	JIM LILLIBRIDGE	PrincipalOfficerNm

US Address USAddress

Field	Value	IRS element (for citing)
Address Line1	1706 GOLD ROAD	AddressLine1Txt
City	DECORAH	CityNm
State Abbreviation	IA	StateAbbreviationCd
ZIP	52101	ZIPCd

Field	Value	IRS element (for citing)
Gross Receipts	$290,146	GrossReceiptsAmt
Group Return For Affiliates	false	GroupReturnForAffiliatesInd
Organization501c	Yes (X)	Organization501cInd
Type Of Organization Corp	Yes (X)	TypeOfOrganizationCorpInd
Activity Or Mission	PROVIDER OF LOW-COST HOUSING AND ASSISTED LIVING FACILITIES FOR DECORAH RESIDENTS.	ActivityOrMissionDesc
Voting Members Governing Body	8	VotingMembersGoverningBodyCnt
Voting Members Independent	8	VotingMembersIndependentCnt
Total Employee	0	TotalEmployeeCnt
Total Gross UBI	$0	TotalGrossUBIAmt
PY Contributions Grants	$60,953	PYContributionsGrantsAmt
CY Contributions Grants	$82,689	CYContributionsGrantsAmt
PY Program Service Revenue	$179,334	PYProgramServiceRevenueAmt
CY Program Service Revenue	$206,345	CYProgramServiceRevenueAmt
PY Investment Income	$2,186	PYInvestmentIncomeAmt
CY Investment Income	$1,112	CYInvestmentIncomeAmt
CY Other Revenue	$0	CYOtherRevenueAmt
PY Total Revenue	$242,473	PYTotalRevenueAmt
CY Total Revenue	$290,146	CYTotalRevenueAmt
CY Grants And Similar Paid	$0	CYGrantsAndSimilarPaidAmt
CY Benefits Paid To Members	$0	CYBenefitsPaidToMembersAmt
CY Salaries Comp Emp Bnft Paid	$0	CYSalariesCompEmpBnftPaidAmt
CY Total Prof Fndrsng Expns	$0	CYTotalProfFndrsngExpnsAmt
CY Total Fundraising Expense	$0	CYTotalFundraisingExpenseAmt
PY Other Expenses	$300,821	PYOtherExpensesAmt
CY Other Expenses	$369,460	CYOtherExpensesAmt
PY Total Expenses	$300,821	PYTotalExpensesAmt
CY Total Expenses	$369,460	CYTotalExpensesAmt
PY Revenues Less Expenses	-$58,348	PYRevenuesLessExpensesAmt
CY Revenues Less Expenses	-$79,314	CYRevenuesLessExpensesAmt
Total Assets BOY	$838,177	TotalAssetsBOYAmt
Total Assets EOY	$761,219	TotalAssetsEOYAmt
Total Liabilities BOY	$176,351	TotalLiabilitiesBOYAmt
Total Liabilities EOY	$178,707	TotalLiabilitiesEOYAmt
Net Assets Or Fund Balances BOY	$661,826	NetAssetsOrFundBalancesBOYAmt
Net Assets Or Fund Balances EOY	$582,512	NetAssetsOrFundBalancesEOYAmt
Mission	PROVIDER OF LOW-COST HOUSING AND ASSISTED LIVING FACILITIES FOR DECORAH RESIDENTS.	MissionDesc
Significant New Program Srvc	false	SignificantNewProgramSrvcInd
Significant Change	false	SignificantChangeInd
Expense	$284,403	ExpenseAmt
Revenue	$206,345	RevenueAmt
Desc	ONEOTA HOUSING INC WAS FORMED IN 1972 AS A NON-PROFIT ORGANIZATION TO PROVIDE HOUSING FOR THE ELDERLY, DISABLED AND HANDICAPPED. THE ORGANIZATION CURRENTLY HAS A TOTAL OF 54 APARTMENTS.	Desc
Total Program Service Expenses	$284,403	TotalProgramServiceExpensesAmt
Described In Section501c3	false	DescribedInSection501c3Ind
Schedule B Required	false	ScheduleBRequiredInd
Political Campaign Acty	false	PoliticalCampaignActyInd
Subject To Proxy Tax	false	SubjectToProxyTaxInd
Donor Advised Fund	false	DonorAdvisedFundInd
Conservation Easements	false	ConservationEasementsInd
Collections Of Art	false	CollectionsOfArtInd
Credit Counseling	false	CreditCounselingInd
Donor Rstr Or Quasi Endowments	false	DonorRstrOrQuasiEndowmentsInd
Report Land Building Equipment	Yes (true)	ReportLandBuildingEquipmentInd
Report Investments Other Sec	false	ReportInvestmentsOtherSecInd
Report Program Related Invst	false	ReportProgramRelatedInvstInd
Report Other Assets	false	ReportOtherAssetsInd
Report Other Liabilities	false	ReportOtherLiabilitiesInd
Include FIN48 Footnote	false	IncludeFIN48FootnoteInd
Independent Audit Fincl Stmt	Yes (true)	IndependentAuditFinclStmtInd
Consolidated Audit Fincl Stmt	false	ConsolidatedAuditFinclStmtInd
School Operating	false	SchoolOperatingInd
Foreign Office	false	ForeignOfficeInd
Foreign Activities	false	ForeignActivitiesInd
More Than5000 K To Org	false	MoreThan5000KToOrgInd
More Than5000 K To Individuals	false	MoreThan5000KToIndividualsInd
Professional Fundraising	false	ProfessionalFundraisingInd
Fundraising Activities	false	FundraisingActivitiesInd
Gaming Activities	false	GamingActivitiesInd
Operate Hospital	false	OperateHospitalInd
Grants To Organizations	false	GrantsToOrganizationsInd
Grants To Individuals	false	GrantsToIndividualsInd
Schedule J Required	false	ScheduleJRequiredInd
Tax Exempt Bonds	false	TaxExemptBondsInd
Engaged In Excess Benefit Trans	false	EngagedInExcessBenefitTransInd
PY Excess Benefit Trans	false	PYExcessBenefitTransInd
Loan Outstanding	false	LoanOutstandingInd
Grant To Related Person	false	GrantToRelatedPersonInd
Business Rln With Org Mem	false	BusinessRlnWithOrgMemInd
Business Rln With Fam Mem	false	BusinessRlnWithFamMemInd
Business Rln With35 Ctrl Ent	false	BusinessRlnWith35CtrlEntInd
Deductible Non Cash Contri	false	DeductibleNonCashContriInd
Deductible Art Contribution	false	DeductibleArtContributionInd
Terminate Operations	false	TerminateOperationsInd
Partial Liquidation	false	PartialLiquidationInd
Disregarded Entity	false	DisregardedEntityInd
Related Entity	false	RelatedEntityInd
Related Organization Ctrl Ent	false	RelatedOrganizationCtrlEntInd
Activities Conducted Prtshp	false	ActivitiesConductedPrtshpInd
Schedule O Required	Yes (true)	ScheduleORequiredInd
IRP Document	3	IRPDocumentCnt
IRP Document W2 G	0	IRPDocumentW2GCnt
Backup Wthld Compliance	false	BackupWthldComplianceInd
Employee	0	EmployeeCnt
Unrelated Bus Incm Over Limit	false	UnrelatedBusIncmOverLimitInd
Foreign Financial Account	false	ForeignFinancialAccountInd
Prohibited Tax Shelter Trans	false	ProhibitedTaxShelterTransInd
Taxable Party Notification	false	TaxablePartyNotificationInd
Nondeductible Contributions	false	NondeductibleContributionsInd
Indoor Tanning Services	false	IndoorTanningServicesInd
Subj To Tax Rmnrtn Ex Prcht Pymt	false	SubjToTaxRmnrtnExPrchtPymtInd
Subject To Excs Tax Net Invst Inc	false	SubjectToExcsTaxNetInvstIncInd
Info In Schedule O Part VI	Yes (X)	InfoInScheduleOPartVIInd
Governing Body Voting Members	8	GoverningBodyVotingMembersCnt
Independent Voting Member	8	IndependentVotingMemberCnt
Family Or Business Rln	false	FamilyOrBusinessRlnInd
Delegation Of Mgmt Duties	Yes (true)	DelegationOfMgmtDutiesInd
Change To Org Documents	false	ChangeToOrgDocumentsInd
Material Diversion Or Misuse	false	MaterialDiversionOrMisuseInd
Members Or Stockholders	false	MembersOrStockholdersInd
Election Of Board Members	Yes (true)	ElectionOfBoardMembersInd
Decisions Subject To Approva	false	DecisionsSubjectToApprovaInd
Minutes Of Governing Body	Yes (true)	MinutesOfGoverningBodyInd
Minutes Of Committees	Yes (true)	MinutesOfCommitteesInd
Officer Mailing Address	false	OfficerMailingAddressInd
Local Chapters	false	LocalChaptersInd
Form990 Provided To Gvrn Body	Yes (true)	Form990ProvidedToGvrnBodyInd
Conflict Of Interest Policy	Yes (true)	ConflictOfInterestPolicyInd
Annual Disclosure Covered Prsn	Yes (true)	AnnualDisclosureCoveredPrsnInd
Regular Monitoring Enfrc	Yes (true)	RegularMonitoringEnfrcInd
Whistleblower Policy	false	WhistleblowerPolicyInd
Document Retention Policy	false	DocumentRetentionPolicyInd
Compensation Process CEO	false	CompensationProcessCEOInd
Compensation Process Other	false	CompensationProcessOtherInd
Investment In Joint Venture	false	InvestmentInJointVentureInd
Other Website	Yes (X)	OtherWebsiteInd
Upon Request	Yes (X)	UponRequestInd

Books In Care Of Detail BooksInCareOfDetail

Business Name BusinessName

Field	Value	IRS element (for citing)
Business Name Line1	HORIZON MANAGEMENT GROUP	BusinessNameLine1Txt

Field	Value	IRS element (for citing)
Phone	6087842935	PhoneNum

US Address USAddress

Field	Value	IRS element (for citing)
Address Line1	PO BOX 2829	AddressLine1Txt
City	LA CROSSE	CityNm
State Abbreviation	WI	StateAbbreviationCd
ZIP	54602	ZIPCd

Field	Value	IRS element (for citing)
No Listed Persons Compensated	Yes (X)	NoListedPersonsCompensatedInd

Form990 Part VII Section A Form990PartVIISectionAGrp (9 entries)

TitleTitleTxt	Individual Trustee Or DirectorIndividualTrusteeOrDirectorInd	Reportable Comp From OrgReportableCompFromOrgAmt	Reportable Comp From Rltd OrgReportableCompFromRltdOrgAmt	Other CompensationOtherCompensationAmt	OfficerOfficerInd	Average Hours Per WeekAverageHoursPerWeekRt
JANE ECKBLAD
DIRECTOR	Yes (X)	$0	$0	$0
PAT FITZGERALD
DIRECTOR	Yes (X)	$0	$0	$0
CHERYL PELLETT
DIRECTOR	Yes (X)	$0	$0	$0
SYD STEPHENSON
DIRECTOR	Yes (X)	$0	$0	$0
DEANNA STEVENSON
DIRECTOR	Yes (X)	$0	$0	$0
JULIE AHRENS
SECRETARY		$0	$0	$0	Yes (X)
VICTOR FYE
TREASURER		$0	$0	$0	Yes (X)
BRAD GERKE
MANAGER		$0	$0	$0	Yes (X)	20.00
JIM LILLIBRIDGE
PRESIDENT		$0	$0	$0	Yes (X)	2.00

Field	Value	IRS element (for citing)
Former Ofcr Employees Listed	false	FormerOfcrEmployeesListedInd
Total Comp Greater Than150 K	false	TotalCompGreaterThan150KInd
Compensation From Other Srcs	false	CompensationFromOtherSrcsInd
Government Grants	$81,139	GovernmentGrantsAmt
All Other Contributions	$1,550	AllOtherContributionsAmt
Total Contributions	$82,689	TotalContributionsAmt

Program Service Revenue ProgramServiceRevenueGrp (2 entries)

DescDesc	Total Revenue ColumnTotalRevenueColumnAmt	Related Or Exempt Func IncomeRelatedOrExemptFuncIncomeAmt
APARTMENT RENTALS	$202,911	$202,911
FEES FOR LAUNDRY	$3,434	$3,434

Field	Value	IRS element (for citing)
Total Program Service Revenue	$206,345	TotalProgramServiceRevenueAmt

Investment Income InvestmentIncomeGrp

Field	Value	IRS element (for citing)
Total Revenue Column	$1,112	TotalRevenueColumnAmt
Related Or Exempt Func Income	$1,112	RelatedOrExemptFuncIncomeAmt

Total Revenue TotalRevenueGrp

Field	Value	IRS element (for citing)
Total Revenue Column	$290,146	TotalRevenueColumnAmt
Related Or Exempt Func Income	$207,457	RelatedOrExemptFuncIncomeAmt

Fees For Services Management FeesForServicesManagementGrp

Field	Value	IRS element (for citing)
Total	$33,120	TotalAmt
Management And General	$33,120	ManagementAndGeneralAmt

Fees For Services Accounting FeesForServicesAccountingGrp

Field	Value	IRS element (for citing)
Total	$10,501	TotalAmt
Management And General	$10,501	ManagementAndGeneralAmt

Occupancy OccupancyGrp

Field	Value	IRS element (for citing)
Total	$101,072	TotalAmt
Program Services	$101,072	ProgramServicesAmt

Interest InterestGrp

Field	Value	IRS element (for citing)
Total	$5,898	TotalAmt
Program Services	$5,898	ProgramServicesAmt

Depreciation Depletion DepreciationDepletionGrp

Field	Value	IRS element (for citing)
Total	$29,173	TotalAmt
Program Services	$29,173	ProgramServicesAmt

Insurance InsuranceGrp

Field	Value	IRS element (for citing)
Total	$78,726	TotalAmt
Program Services	$78,726	ProgramServicesAmt

Other Expenses OtherExpensesGrp (4 entries)

DescDesc	TotalTotalAmt	Program ServicesProgramServicesAmt	Management And GeneralManagementAndGeneralAmt
REPAIRS & MAINTENANCE	$69,534	$69,534
SITE MANAGER	$29,347		$29,347
TELEPHONE	$5,777		$5,777
MISCELLANEOUS	$3,477		$3,477

All Other Expenses AllOtherExpensesGrp

Field	Value	IRS element (for citing)
Total	$2,835	TotalAmt
Management And General	$2,835	ManagementAndGeneralAmt

Total Functional Expenses TotalFunctionalExpensesGrp

Field	Value	IRS element (for citing)
Total	$369,460	TotalAmt
Program Services	$284,403	ProgramServicesAmt
Management And General	$85,057	ManagementAndGeneralAmt
Fundraising	$0	FundraisingAmt

Cash Non Interest Bearing CashNonInterestBearingGrp

Field	Value	IRS element (for citing)
BOY	$40,860	BOYAmt
EOY	$15,950	EOYAmt

Savings And Temp Cash Invst SavingsAndTempCashInvstGrp

Field	Value	IRS element (for citing)
BOY	$183,779	BOYAmt
EOY	$167,261	EOYAmt

Accounts Receivable AccountsReceivableGrp

Field	Value	IRS element (for citing)
BOY	$13,399	BOYAmt
EOY	$10,150	EOYAmt

Prepaid Expenses Defrd Charges PrepaidExpensesDefrdChargesGrp

Field	Value	IRS element (for citing)
BOY	$21,219	BOYAmt
EOY	$12,189	EOYAmt

Field	Value	IRS element (for citing)
Land Bldg Equip Cost Or Other Bss	$2,891,950	LandBldgEquipCostOrOtherBssAmt
Land Bldg Equip Accum Deprec	$2,336,281	LandBldgEquipAccumDeprecAmt

Land Bldg Equip Basis Net LandBldgEquipBasisNetGrp

Field	Value	IRS element (for citing)
BOY	$578,399	BOYAmt
EOY	$555,669	EOYAmt

Other Assets Total OtherAssetsTotalGrp

Field	Value	IRS element (for citing)
BOY	$521	BOYAmt

Total Assets TotalAssetsGrp

Field	Value	IRS element (for citing)
BOY	$838,177	BOYAmt
EOY	$761,219	EOYAmt

Accounts Payable Accr Expnss AccountsPayableAccrExpnssGrp

Field	Value	IRS element (for citing)
BOY	$70,182	BOYAmt
EOY	$79,797	EOYAmt

Mortg Notes Pybl Scrd Invst Prop MortgNotesPyblScrdInvstPropGrp

Field	Value	IRS element (for citing)
BOY	$106,169	BOYAmt
EOY	$98,910	EOYAmt

Total Liabilities TotalLiabilitiesGrp

Field	Value	IRS element (for citing)
BOY	$176,351	BOYAmt
EOY	$178,707	EOYAmt

Field	Value	IRS element (for citing)
Organization Follows FASB117	Yes (X)	OrganizationFollowsFASB117Ind

No Donor Restriction Net Assets NoDonorRestrictionNetAssetsGrp

Field	Value	IRS element (for citing)
BOY	$661,826	BOYAmt
EOY	$582,512	EOYAmt

Total Net Assets Fund Balance TotalNetAssetsFundBalanceGrp

Field	Value	IRS element (for citing)
BOY	$661,826	BOYAmt
EOY	$582,512	EOYAmt

Tot Liab Net Assets Fund Balance TotLiabNetAssetsFundBalanceGrp

Field	Value	IRS element (for citing)
BOY	$838,177	BOYAmt
EOY	$761,219	EOYAmt

Field	Value	IRS element (for citing)
Reconcilation Revenue Expnss	-$79,314	ReconcilationRevenueExpnssAmt
Method Of Accounting Accrual	Yes (X)	MethodOfAccountingAccrualInd
Accountant Compile Or Review	false	AccountantCompileOrReviewInd
FS Audited	Yes (true)	FSAuditedInd

FS Audited Basis FSAuditedBasisGrp

Field	Value	IRS element (for citing)
Separate Basis Fincl Stmt	Yes (X)	SeparateBasisFinclStmtInd

Field	Value	IRS element (for citing)
Audit Committee	Yes (true)	AuditCommitteeInd
Federal Grant Audit Required	false	FederalGrantAuditRequiredInd

Schedule D IRS990ScheduleD

Land LandGrp

Field	Value	IRS element (for citing)
Other Cost Or Other Basis	$51,952	OtherCostOrOtherBasisAmt
Book Value	$51,952	BookValueAmt

Buildings BuildingsGrp

Field	Value	IRS element (for citing)
Investment Cost Or Other Basis	$2,271,808	InvestmentCostOrOtherBasisAmt
Depreciation	$1,791,831	DepreciationAmt
Book Value	$479,977	BookValueAmt

Equipment EquipmentGrp

Field	Value	IRS element (for citing)
Investment Cost Or Other Basis	$568,190	InvestmentCostOrOtherBasisAmt
Depreciation	$544,450	DepreciationAmt
Book Value	$23,740	BookValueAmt

Field	Value	IRS element (for citing)
Total Book Value Land Buildings	$555,669	TotalBookValueLandBuildingsAmt
Total Rev Etc Audited Fincl Stmt	$290,146	TotalRevEtcAuditedFinclStmtAmt
Revenue Subtotal	$290,146	RevenueSubtotalAmt
Total Revenue Per Form990	$290,146	TotalRevenuePerForm990Amt
Tot Expns Etc Audited Fincl Stmt	$369,460	TotExpnsEtcAuditedFinclStmtAmt
Expenses Subtotal	$369,460	ExpensesSubtotalAmt
Total Expenses Per Form990	$369,460	TotalExpensesPerForm990Amt

Schedule O IRS990ScheduleO

Supplemental Information Detail SupplementalInformationDetail (5 entries)

Form And Line ReferenceFormAndLineReferenceDesc	ExplanationExplanationTxt
FORM 990, PAGE 6, PART VI, LINE 3	ONEOTA HOUSING, INC. HAS DELEGATED MANAGEMENT TO HORIZON MANAGEMENT.
FORM 990, PAGE 6, PART VI, LINE 7A	YES
FORM 990, PAGE 6, PART VI, LINE 11B	990 IS REVIEWED BY BOARD PRIOR TO FILING.
FORM 990, PAGE 6, PART VI, LINE 12C	THE BOARD IS AWARE OF THIS POLICY AND MONITORS DECISIONS MADE.
FORM 990, PAGE 6, PART VI, LINE 19	AVAILABLE UPON REQUEST.