Eastside Retirement Association
Also known as Emerald Heights
Eastside Retirement Association reported $64.1 million in revenue and $51.5 million in expenses for calendar year 2025. Of every $100 it spent, $86.50 went to program services, $13.50 to management and general costs and $0.00 to fundraising. Its largest source of revenue was program service revenue such as fees, sales and contracts: 80.2% of the total. The highest compensation it reported for one person was $507,703 (STRATEGY OFFICER (THROUGH MAY 2025)). 15 people received more than $100,000 in reportable compensation. Revenue rose 70% between 2019 and 2025. Source: Form 990, 2025.
Where $100 of spending went
Calendar year 2025 · Form 990, Part IX, line 25 · total expenses $51MFor context, the median across 3,614 covered human services charities: $88.27 programs, $11.52 management, $0.21 fundraising (medians computed separately, so they may not sum to $100).
Where $100 of revenue came from
Calendar year 2025 · Form 990, Part VIII · total revenue $64MThe 990 scorecard · same measures for every charity, no grades
| Measure | 2025 | Median |
|---|---|---|
| Program services Part IX 25(B) ÷ 25(A) | 86.5% | 87.2% |
| Management & general Part IX 25(C) ÷ 25(A) | 13.5% | 11.4% |
| Fundraising Part IX 25(D) ÷ 25(A) | 0.0% | 0.2% |
| Fundraising cost per $1 of contributions Part IX 25(D) ÷ Part VIII 1h | $0.00 | $0.02 |
| Contributions & grants share of revenue Part VIII 1h ÷ 12 | 0.8% | 20.6% |
| Government grants share of revenue Part VIII 1e ÷ 12 | 0.0% | 2.4% |
| Program service revenue share Part VIII 2g ÷ 12 | 80.2% | 70.8% |
| Highest reported compensation Part VII-A, columns D–F | $507,703 | $274,992 |
| Highest compensation as share of expenses Part VII-A ÷ Part IX 25(A) | 0.99% | 1.18% |
| People paid over $100,000 Part VII, line 2 | 15 | 6 |
| Net assets, in months of expenses Part X 33(B) ÷ monthly expenses | 31.8 | 6.9 |
| Independent voting board members Part VI 1a–1b | 11 of 11 | 100.0% |
A median is context, not a target: hospitals, universities, food banks and grantmakers spend in very different ways. What these measures can and can't tell you.
What the money paid for, in its own words
2025 · Form 990, Part III · the three largest programs by expenseIndependent living senior housing and services: Eastside Retirement Association (dba: emerald heights) provides safe and secure senior housing and services to approximately 564 independent living residents in the organization's 375 apartments. The organization provides many support services, including meal services provided in a central dining room, fitness and exercise classes, equipment and swimming pool, wellness programs, social programs, a wide variety of resident activities, both on site and other locations, transportation to medical appointments and grocery stores, banks, and special…
Skilled nursing housing, services and health care: emerald heights has 61 skilled nursing beds that provide housing, care and nursing services to residents that need this higher level of care. Services in this area may be short term to provide needed care to rehabilitate after an illness or injury. The skilled nursing facility also provides long-term custodial care for those residents needing this higher level of health care. Room and board are provided at the rate the resident would pay if they remained in their private residential unit plus the cost of receiving additional meals. A wide…
Assisted living housing, services and health care: emerald heights has 70 assisted living apartments that provide long-term housing and services to residents that need more care than independent living residents. Room and board are provided at the rate the resident would pay if they remained in their private residential unit plus the cost of receiving additional meals. A wide variety of support services are available to assist with activities of daily living and memory care for those residents with dementia. Social and program activities are provided. Some of these services are provided at…
Highest reported compensation
2025 · Form 990, Part VII, Section A · roles as filed; names are in the filing, not here| Role | From this org | From related orgs | Other | Total |
|---|---|---|---|---|
| STRATEGY OFFICER (THROUGH MAY 2025) Officer, 15.00 hrs/week | $0 | $492,200 | $15,503 | $507,703 |
| CFO Officer, 15.00 hrs/week | $0 | $336,511 | $23,116 | $359,627 |
| & CEO (AS OF SEPTEMBER 2025) Officer, 15.00 hrs/week | $0 | $304,909 | $4,317 | $309,226 |
| INTERIM CEO (THROUGH SEPTEMBER 2025) Officer, 15.00 hrs/week | $0 | $258,229 | $0 | $258,229 |
| SALES & MARKETING DIRECTOR Highest compensated employee, 50.00 hrs/week | $167,127 | $0 | $36,651 | $203,778 |
| DIRECTOR OF NURSING SERVICES Highest compensated employee, 50.00 hrs/week | $159,834 | $0 | $24,508 | $184,342 |
| REGISTERED NURSE Highest compensated employee, 50.00 hrs/week | $162,068 | $0 | $20,640 | $182,708 |
| MARKETING ASSOCIATE Highest compensated employee, 50.00 hrs/week | $156,110 | $0 | $12,384 | $168,494 |
15 people received more than $100,000 in reportable compensation from Eastside Retirement Association (Part VII, line 2).
7 years of filings
Form 990, Parts I, VII, IX and X · each row is that year's own filing, linkedGovernance answers, as filed
2025 · the organization's own yes/no answers; explanations, if any, are in Schedule O of the filing · what each means- Voting board members, and how many are independent Part VI, lines 1a–1b11 · 11 independent
- Audited financial statements Part XII 2bYes
- Conflict-of-interest policy Part VI 12aYes
- Whistleblower policy Part VI 13Yes
- Document retention policy Part VI 14Yes
- Independent process for top executive pay Part VI 15aYes
- Board given the 990 before filing Part VI 11aYes
- Family or business ties among insiders Part VI 2No
- Aware of a significant diversion of assets Part VI 5No
- Excess benefit transaction with an insider Part IV 25aNo
- Loans to or from insiders outstanding Part IV 26No
- Lobbying, or a 501(h) election in effect Part IV 4No
- Over $15,000 of professional fundraising services Part IV 18No
- Over $10,000 of activity outside the U.S. Part IV 14bNo
- Employees Part I, line 5412
- Volunteers Part I, line 612
Largest outside contractors
2025 · Form 990, Part VII, Section B · businesses only| GLY CONSTRUCTION INC Construction services | $2,987,814 |
| EMERALD COMMUNITIES Management services | $2,814,648 |
| ACG BUILDS INC Construction services | $997,497 |
| M & I PAINTING Construction services | $819,819 |
| ACCO ENGINEERED SYSTEMS Mechanical services | $815,211 |
Individuals listed as contractors are left out. 19 contractors were paid more than $100,000 in all.
Correct a figure or respond
Every number above is copied from Eastside Retirement Association's own Form 990. If one doesn't match the filing, that's our error and we'll fix it. If you work for Eastside Retirement Association, you can publish a response that is linked from this page.
Share or embed this breakdown
Of every $100 Eastside Retirement Association spent in 2025, $86.50 went to programs. The full breakdown, from its IRS Form 990:
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All human services charities · Largest charities in Washington
Questions people ask
How much of Eastside Retirement Association's spending goes to programs?
In calendar year 2025, Eastside Retirement Association reported that 86.5% of its $51.5 million in expenses went to program services, 13.5% to management and general and 0.0% to fundraising (Form 990, Part IX).
How much does Eastside Retirement Association pay its top executive?
The largest total compensation Eastside Retirement Association reported for one person in calendar year 2025 was $507,703, for the role of STRATEGY OFFICER (THROUGH MAY 2025) (Form 990, Part VII, including compensation from related organizations and other compensation).
Where does Eastside Retirement Association get its money?
Of $64.1 million in revenue in calendar year 2025, 0.8% came from contributions and grants and 80.2% from program service revenue (Form 990, Part VIII).
Is Eastside Retirement Association a registered charity?
The IRS lists EIN 91-1261904 as a 501(c)(3) organization (publicly supported organization (509(a)(2))), and its records show contributions as tax-deductible. Form 990 filings on record here cover tax years 2019, 2020, 2021, 2022, 2023, 2024, 2025. A filing shows what the organization reported; it doesn't by itself show whether a program works.
Sources
- 2025: Form 990 for calendar year 2025, object 202612609349301121 · read the filing
- 2024: Form 990 for calendar year 2024, object 202531689349301133 · read the filing
- 2023: Form 990 for calendar year 2023, object 202403189349303705 · read the filing
- 2022: Form 990 for calendar year 2022, object 202323199349309317 · read the filing
- 2021: Form 990 for calendar year 2021, object 202233139349302013 · read the filing
- 2020: Form 990 for calendar year 2020, object 202143089349301439 · read the filing
- 2019: Form 990 for calendar year 2019, object 202003179349308870 · read the filing
All filings for EIN 91-1261904: ProPublica Nonprofit Explorer · IRS Tax Exempt Organization Search. Figures are as the organization reported them; we have not audited them.