The Philadelphia Protestant Home - Comprehensive Analysis Report

Summary

The Philadelphia Protestant Home (PPH) is a venerable non-profit continuing care retirement community (CCRC) with a legacy spanning over a century, established in 1890. Located in Northeast Philadelphia, PPH operates under Christian values, dedicating itself to fostering a caring senior living environment that empowers residents to achieve their highest possible quality of life. The organization is a significant entity in the senior living industry due to its exhaustive continuum of care, encompassing independent living, personal care, memory care, rehabilitation, and skilled nursing. PPH is notable for its commitment to resident-centered care, reinvesting all surplus revenue into service enhancements, staffing, and programs. A cornerstone of its mission is providing benevolent care, extending support to residents who have depleted their financial resources, a commitment that exceeded $1,046,000 in 2023.

1. Strategic Focus & Objectives

Core Objectives

PPH's primary strategic focus is to deliver a comprehensive and nurturing senior living experience centered on quality of life, robust community engagement, and affordability.
Comprehensive Care: To offer a full continuum of care options for individuals aged 62 and better, ensuring seamless access to independent living, personal care, memory care, rehabilitation, and skilled nursing services.
Vibrant Lifestyle: To cultivate an active and engaging lifestyle through diverse amenities and programs, promoting community building, encouraging lifelong learning, and enriching residents' daily lives.
Community Integration: To participate in Medicare and Medicaid programs, and actively engage in broader community outreach through services like Meals on Wheels and by offering free space for community events.

Specialization Areas

PPH is distinguished by several key areas of expertise and unique value propositions:
Nature-Filled Campus: A secure, extensive campus featuring beautifully landscaped gardens, paved walking paths, and garden spaces.
Extensive Amenities: A wide array of on-site facilities including a wellness and aquatics center, activity and arts center, greenhouse, bowling alley, social hall, chapel, and library.
On-site Conveniences: Providing practical services such as banking, a gift shop, pharmacy, primary care medical practice, and a convenience store.
Benevolent Care Model: A deeply embedded commitment to providing financial assistance to residents who have outlived their resources, ensuring continued quality care.

Target Markets

PPH primarily targets individuals aged 62 and older seeking a comprehensive and supportive senior living environment. Its market positioning strategy emphasizes offering one of the best values in Life Plan Communities in Philadelphia, with competitive entrance fees and monthly rents, while maintaining high-quality care and extensive amenities. The organization also serves community members through its wellness programs and outreach services.

2. Financial Overview

Funding History

The Philadelphia Protestant Home operates as a non-profit organization, meaning all surpluses are reinvested into its operations and mission rather than distributed to shareholders.
Total Revenues (2023): $32,220,564, primarily generated from program services.
Program Service Revenue (2023): $28,749,703, reflecting the core business of providing senior living and care services.
Benevolent Care (2023): Over $1,046,000 provided to residents requiring financial assistance, enabling them to continue receiving care.
Government Program Participation: The "Pathways" nursing facility actively participates in Medicare and Medicaid, with 52.8% of its nursing home days in 2023 covered by these programs, ensuring accessibility for a broader population.
Fund Utilization: Any surplus revenue is strategically reinvested into improving existing services, enhancing staffing ratios, and expanding programs, demonstrating a commitment to continuous betterment.

3. Product Pipeline

PPH, as a senior living community, focuses on the continuous development and enhancement of its care continuum and community programs.

Key Products/Services

Independent Living:
Description: Studio, one-bedroom, and two-bedroom apartments tailored for active seniors desiring a maintenance-free lifestyle.
Key Features: Private decks and patios, cable TV, broadband internet, individual heating and air conditioning.
Development Stage: Established and continually updated.
Target Market: Active seniors aged 62 and older.
Personal Care:
Description: Units designed for residents who need assistance with daily activities. Includes a specialized 23-unit program for individuals with Alzheimer's or dementia-related diseases.
Development Stage: Established and specialized.
Target Market: Seniors requiring assistance with daily living, including those with early-stage memory impairments.
Memory Care:
Description: Dedicated programs and facilities specifically for individuals with memory impairments, integrated within personal care services.
Development Stage: Specialized and ongoing.
Target Market: Individuals living with Alzheimer's or dementia.
Skilled Nursing and Rehabilitation (Pathways):
Description: A 126-bed nursing facility offering 24-hour nursing care, individualized rehabilitation and therapy for conditions such as accidents, strokes, hip fractures, and joint replacement. Also includes diabetes management, medication management, and wound care.
Expected Timeline: Renovations to the third floor completed; renovations on the second floor are planned.
Target Market: Residents requiring intensive medical care, rehabilitation services, or long-term skilled nursing.
Community-Based Services:
Description: Offers free space for community, church, and civic organization events, participation in local associations, and leadership in community disaster planning. Also provides community outreach through programs like NE Meals on Wheels, delivering meals to local seniors.
Development Stage: Ongoing community engagement.
Target Market: Broader Philadelphia community and local seniors.
Wellness & Aquatics Center:
Description: Offers fitness classes such as yoga, tai chi, and chair aerobics, along with access to a heated indoor pool and exercise equipment.
Key Benefits: Promotes mental and physical well-being for both residents and community members.
Development Stage: Established and actively used.
Target Market: Residents and community members aged 62 and older.

4. Technology & Innovation

The Philadelphia Protestant Home demonstrates innovation through its comprehensive approach to holistic wellness, specialized care methodologies, and resident-centered environment.

Technology Stack

Holistic Wellness Programs: Features a fully equipped fitness center and heated indoor pool, offering classes like yoga, tai chi, and chair aerobics, emphasizing mind, body, and spirit engagement.
Specialized Care Programs: The "Pathways" Skilled Nursing and Rehabilitation Center delivers individualized rehabilitation and nursing therapy. A dedicated program within personal care addresses the specific needs of individuals with Alzheimer's or dementia.
Resident-Centered Campus Design: The campus incorporates beautifully landscaped gardens, paved walking paths, a bocce court, and dedicated garden spaces. Indoor amenities include various lounges, dining areas, an activity and arts center, a greenhouse, a bowling alley, a social hall for performances, a chapel, and a library, all designed to foster engagement and comfort.
Convenience and Security Infrastructure: On-site services such as banking, a gift shop, pharmacy, a primary care medical practice, and a convenience store streamline daily life for residents. A dedicated security team and an emergency call system are in place to ensure resident safety and prompt response.

5. Leadership & Management

PPH is managed by EverTrue, a non-profit organization specializing in senior care, providing operational expertise and strength.

Executive Team

John Dubyk: Chief Executive Officer of The Philadelphia Protestant Home.
Professional Background: Leads the strategic direction and operations of the organization.
Notable Achievements: Reported salary in 2022 was $221,045, with total compensation of $262,814.
Shannon Grieb: Vice President of Marketing at PPH.
Professional Background: Oversees branding, outreach, and resident engagement initiatives.
Eileen Bratton, RN,C: Senior Director, Skilled Nursing and Infection Control at PPH.
Professional Background: A registered nurse, she directs skilled nursing operations and infection control protocols.
Mr. Anthony L. Manzo: Principal Officer.
* Professional Background: Holds a key principal officer role within the organization.

Recent Leadership Changes

On May 22, 2024, the PPH Board of Directors announced a new three-year management agreement with EverTrue (EverTrueLiving.org), which officially commenced in July 2024. This strategic partnership allows PPH to leverage EverTrue's extensive expertise and best practices, drawing from its experience managing 12 life plan communities across Pennsylvania, Illinois, and Missouri, without compromising PPH's identity or governance. This partnership followed PPH's engagement in a management partnership with FellowshipLIFE since July 2024.