Civic Intelligence

Virginia State University Real Estate Foundation

EIN 01-0681650 • 501(c)3 • Petersburg, VA

Profile

Vsuref is organized and operated to aquire, develop, receive, maintain and manage real estate assets that further the aims and purposes of virginia state university.

4010 J Mitchell DrivePetersburg, VA 23803

n/A

Siviq Scores

Precomputed percentiles relative to similar nonprofits. These scores are descriptive rather than judgmental.

Liabilities / Assets

92nd percentile

0.96x

Higher debt load relative to assets than 92% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Liabilities / Revenue

94th percentile

4.72x

Higher debt load relative to revenue than 94% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Net Margin

88th percentile

48%

Higher net margin than 88% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Top Officer Pay

16th percentile

$36,000

Higher top officer pay than 16% of similar nonprofits.

Top officer pay equals 1.3% of source-year revenue.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Asset Growth

86th percentile

26%

Faster asset growth than 86% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Revenue Growth

16th percentile

-15%

Faster revenue growth than 16% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets92nd percentile

Assets

Up

$13,508,263

Up $2,792,728 (+26%) from 2023

Liabilities

Up

$12,985,603

Up $1,127,347 (+9.5%) from 2023

Net Assets

Up

$522,660

Up $1,665,381 (+146%) from 2023

Operations
Liabilities / Revenue94th percentileNet Margin88th percentile

Revenue

Down

$2,753,120

Down $477,189 (-15%) from 2023

Expenses

Down

$1,433,145

Down $1,182,734 (-45%) from 2023

Net Income

Up

$1,319,975

Up $705,545 (+115%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth86th percentile

Grouped bars show assets, liabilities, and net assets across loaded filings.

$30M$20M$10M$0-$10M-$20MAssets 2010: $15,044,363Liabilities 2010: $23,480,904Net Assets 2010: -$8,436,5412010Assets 2011: $14,757,906Liabilities 2011: $24,764,624Net Assets 2011: -$10,006,7182011Assets 2012: $14,490,326Liabilities 2012: $24,045,902Net Assets 2012: -$9,555,5762012Assets 2013: $13,997,446Liabilities 2013: $21,734,707Net Assets 2013: -$7,737,2612013Assets 2014: $13,658,069Liabilities 2014: $21,772,150Net Assets 2014: -$8,114,0812014Assets 2015: $13,035,145Liabilities 2015: $20,459,734Net Assets 2015: -$7,424,5892015Assets 2016: $12,224,878Liabilities 2016: $19,066,789Net Assets 2016: -$6,841,9112016Assets 2017: $11,678,447Liabilities 2017: $17,736,981Net Assets 2017: -$6,058,5342017Assets 2018: $11,314,391Liabilities 2018: $16,415,255Net Assets 2018: -$5,100,8642018Assets 2019: $10,805,076Liabilities 2019: $15,562,566Net Assets 2019: -$4,757,4902019Assets 2020: $10,167,530Liabilities 2020: $14,810,233Net Assets 2020: -$4,642,7032020Assets 2021: $9,858,832Liabilities 2021: $13,165,625Net Assets 2021: -$3,306,7932021Assets 2022: $9,306,796Liabilities 2022: $11,175,339Net Assets 2022: -$1,868,5432022Assets 2023: $10,715,535Liabilities 2023: $11,858,256Net Assets 2023: -$1,142,7212023Assets 2024: $13,508,263Liabilities 2024: $12,985,603Net Assets 2024: $522,6602024

Highlighted filing

2024

Assets$13,508,263
Liabilities$12,985,603
Net Assets$522,660
Open 2024 Filing

Operations Trend

Revenue Growth16th percentile

Revenue, expenses, and net income by year, with the latest filing highlighted.

$6.0M$4.0M$2.0M$0Expenses 2010: $3,207,3872010Expenses 2011: $3,263,2802011Revenue 2012: $3,705,785Expenses 2012: $3,386,614Net Income 2012: $319,1712012Revenue 2013: $3,530,195Expenses 2013: $3,429,246Net Income 2013: $100,9492013Revenue 2014: $3,516,434Expenses 2014: $3,362,859Net Income 2014: $153,5752014Revenue 2015: $3,513,545Expenses 2015: $3,028,851Net Income 2015: $484,6942015Revenue 2016: $3,728,341Expenses 2016: $3,350,399Net Income 2016: $377,9422016Revenue 2017: $3,983,724Expenses 2017: $3,445,546Net Income 2017: $538,1782017Revenue 2018: $4,084,452Expenses 2018: $3,627,365Net Income 2018: $457,0872018Revenue 2019: $4,029,074Expenses 2019: $3,515,318Net Income 2019: $513,7562019Revenue 2020: $4,048,175Expenses 2020: $3,727,847Net Income 2020: $320,3282020Revenue 2021: $4,148,229Expenses 2021: $3,520,373Net Income 2021: $627,8562021Revenue 2022: $4,284,270Expenses 2022: $3,920,367Net Income 2022: $363,9032022Revenue 2023: $3,230,309Expenses 2023: $2,615,879Net Income 2023: $614,4302023Revenue 2024: $2,753,120Expenses 2024: $1,433,145Net Income 2024: $1,319,9752024

Highlighted filing

2024

Revenue$2,753,120
Expenses$1,433,145
Net Income$1,319,975
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$13,508,263
Liabilities
$12,985,603
Net assets
$522,660
Revenue
$2,753,120
Expenses
$1,433,145
Net income
$1,319,975
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$13.5$13.0$0.52$2.75$1.43$1.32
2023Detailed filing. Detailed filing data is available for this year.$10.7$11.9$1.14$3.23$2.62$0.61
2022Detailed filing. Detailed filing data is available for this year.$9.31$11.2$1.87$4.28$3.92$0.36
2021Detailed filing. Detailed filing data is available for this year.$9.86$13.2$3.31$4.15$3.52$0.63
2020Detailed filing. Detailed filing data is available for this year.$10.2$14.8$4.64$4.05$3.73$0.32
2019Detailed filing. Detailed filing data is available for this year.$10.8$15.6$4.76$4.03$3.52$0.51
2018Detailed filing. Detailed filing data is available for this year.$11.3$16.4$5.10$4.08$3.63$0.46
2017Detailed filing. Detailed filing data is available for this year.$11.7$17.7$6.06$3.98$3.45$0.54
2016Detailed filing. Detailed filing data is available for this year.$12.2$19.1$6.84$3.73$3.35$0.38
2015Detailed filing. Detailed filing data is available for this year.$13.0$20.5$7.42$3.51$3.03$0.48
2014Detailed filing. Detailed filing data is available for this year.$13.7$21.8$8.11$3.52$3.36$0.15
2013Detailed filing. Detailed filing data is available for this year.$14.0$21.7$7.74$3.53$3.43$0.10
2012Summary only. Only limited summary data is available for this year.$14.5$24.0$9.56$3.71$3.39$0.32
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$14.8$24.8$10.0$3.26
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$15.0$23.5$8.44$3.21
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Oct 17, 2025
Return Version
2024v5.2
Gross Receipts
$2,753,120
Mission and Program Overview

Mission

Vsuref is organized and operated to aquire, develop, receive, maintain and manage real estate assets that further the aims and purposes of virginia state university.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$4,345,980$3,862,191▼ $483,789
Cash and Non-Interest-Bearing Accounts$1,492,453$1,806,320▲ $313,867
Accounts Receivable$177,688$192,742▲ $15,054
Total Assets$10,893,223$13,508,263▲ $2,615,040
Other Assets Total$4,877,102$7,647,010▲ $2,769,908
Liabilities
Tax Exempt Bond Liabilities$8,758,776$7,549,302▼ $1,209,474
Other Liabilities$2,964,044$5,316,956▲ $2,352,912
Accounts Payable and Accrued Expenses$105,574$89,483▼ $16,091
Deferred Revenue$29,862$29,862→ $0
Total Liabilities$11,858,256$12,985,603▲ $1,127,347
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-965,033$522,660▲ $1,487,693
Total Net Assets Fund Balance$-965,033$522,660▲ $1,487,693
Total Liabilities and Net Assets / Fund Balance$10,893,223$13,508,263▲ $2,615,040

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$3,258,803$9,150,685$12,409,488
Leasehold Improvements$12,192$2,433,939$2,446,131
Land$542,828-$542,828
Equipment$48,368$421,440$469,808
Other Assets Org$5,020,630--
Compensation and Service Providers
Top Officer Pay16th percentile

Employees

NameTitleFull / Part TimeBaseTotal
Joyce E HendersonExecutive DirectorPT$36,000$36,000

Board Members and Trustees

NameTitle
Dr Millard StithPresident
Alonzo Bell JrBoard Member
Kevin Davenport Non-votingBoard Member
Dr Joseph ChaseBov Appointed Liaison
Reginia Barnett-tylerSecretary
Aubrey W Fountain IiiTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$0
Investment Income
$57,185
Other Revenue
$2,695,935
Change in Net Assets
$1,319,975

Audited Revenue Reconciliation

Revenue per Audited Statements
$2,753,120
Total Revenue per Audited Statements
$2,753,120
Total Revenue per Form 990
$2,753,120
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,433,145
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$483,789$0$0$483,789
All Other Expenses$349,864$121,862$0$471,726
Interest$421,902$0$0$421,902
Advertising$6,829$0$0$6,829
Other Expenses$5,070$0$0$5,070
Total Functional Expenses$1,311,283$121,862$0$1,433,145

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$1,433,145
Total Expenses per Audited Statements$1,433,145
Total Expenses per Form 990$1,433,145
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Professional Fundraising Fees$0
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
No
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Refundable Advance$5,020,630
Interest Swap$280,800
Tenant Security Deposit$15,526
Accrued Property Management Fees$0
Line of Credit$0

Bond Issues

BondIssuerIssuedIssue PricePurpose
AVa Small Business Financing Authority2008-08-01$21,845,842REFINANCING OF BONDS

Bond Proceeds

BondTotal ProceedsSpentRetiredIssuance Costs
A$21,845,842--$187,799

Bond Financing Compliance

Form 8038-T filed
No
Corrective action procedures
No
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
Yes
Annual disclosure for covered persons
Yes
Audit committee
Yes
Business relationship with 35% controlled entity
No
Business relationship with family members
No
Business relationship with organization members
No
Material changes to governing documents
No
Compensation from other sources disclosed
No
CEO compensation reviewed
Yes
Other officer compensation reviewed
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
Yes
Key decisions subject to board approval
No
Management duties delegated
Yes
Filing and Contact Details

Filer

Filer Name
Virginia State University Real Estate Foundation
EIN
01-0681650
Phone
8046914744
Address
4010 J MITCHELL DRIVE, PETERSBURG, VA 23803

Signing Officer

Name
Joyce Henderson
Title
Executive Director
Phone
8046914744
Signed
2025-10-17
Discuss with paid preparer
Yes

Organization Details

Formed
2002
Legal Domicile
Va
Voting Board Members
5
Independent Board Members
3
Employees
0
Volunteers
0

Preparer

Firm
Larry Saunders & Associates
Address
2902 CHAMBERLAYNE AVE, RICHMOND, VA 23222
Preparer
James E Benson
Phone
8043218512
Supplemental Narrative

Additional Explanations

Pt XI

“Change in fair value of interest rate swap obligation”

Pt VI, Line 19

“The financial statements and all governing documents are available for public access upon request”

Pt VI, Line 11B

“The form 990 is given to the executive director who reviews it and goes over with the board of directors for their approval to be issued.”

Pt VI, Line 15A

“The organization did a verbal survey of other state universities in virginia to learn about compensation for their foundation executive director and also reviewed salary data (from salary.com) for foundation executive directors within the state of virginia focusing on salary information for petersburg, richmond and norfolk.”

Pt VI, Line 3

“Greystar was granted management duties through june 30, 2023, and virginia state university assumed management duties effective july 1, 2023.”

Pt VI, Line 12C

“Policy implemented in 2015. Board members required to update the conflict of interest form annually and when circumstances change the information on file. The executive director is responsible for securing the annual updates.”

Form 990, Part IX, Line 24E

“Personnel services 25. 25. 0. 0.”

Form 990, Part IX, Line 24E

“POSTAGE 0. 0. 0. 0.”

Form 990, Part IX, Line 24E

“Professional fees 205705. 83843. 121862. 0.”

Form 990, Part IX, Line 24E

“Property management fees 0. 0. 0. 0.”

Form 990, Part IX, Line 24E

“Repairs,maintenance 60203. 60203. 0. 0.”

Form 990, Part IX, Line 24E

“Telephone 2609. 2609. 0. 0.”

Form 990, Part IX, Line 24E

“TRAINING 0. 0. 0. 0.”

Form 990, Part IX, Line 24E

“Utilities 132550. 132550. 0. 0.”

Form 990, Part IX, Line 24E

“Bad debt expense 0. 0. 0. 0.”

Form 990, Part IX, Line 24E

“Rounding difference 0. 0. 0. 0.”

Form 990, Part IX, Line 24E

“Insurance 3634. 3634. 0. 0.”

Form 990, Part IX, Line 24E

“Contributions 67000. 67000. 0. 0.”

Raw XML AppendixShowing 400 of 489 raw XML fields

This appendix keeps the raw XML leaves available for debugging and edge-case review. The human report above is the primary experience.

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IRS990ScheduleD/BuildingsGrp/DepreciationAmt09150685
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt012409488
IRS990ScheduleD/EquipmentGrp/BookValueAmt048368
IRS990ScheduleD/EquipmentGrp/DepreciationAmt0421440
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt0469808
IRS990ScheduleD/ExpensesSubtotalAmt01433145
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IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt0542828
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IRS990ScheduleD/LeaseholdImprovementsGrp/DepreciationAmt02433939
IRS990ScheduleD/LeaseholdImprovementsGrp/OtherCostOrOtherBasisAmt02446131
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IRS990ScheduleD/OtherAssetsOrgGrp/Desc0SECURITY DEPOSITS
IRS990ScheduleD/OtherAssetsOrgGrp/Desc1TENANT RENT RECEIVBLE
IRS990ScheduleD/OtherAssetsOrgGrp/Desc2RESTRICTED CASH DEBT SERVICE
IRS990ScheduleD/OtherAssetsOrgGrp/Desc3DEFERRED BOND
IRS990ScheduleD/OtherAssetsOrgGrp/Desc4DUE FROM VSU TROJAN DEVELOPMENT COMPANY
IRS990ScheduleD/OtherAssetsOrgGrp/Desc5DUE FROM VSU FOUNDATION
IRS990ScheduleD/OtherAssetsOrgGrp/Desc6RESTRICTED CASH ECONOMIC DEVELOPMENT
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IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0INTEREST SWAP
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1TENANT SECURITY DEPOSIT
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc2ACCRUED PROPERTY MANAGEMENT FEES
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc3LINE OF CREDIT
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc4REFUNDABLE ADVANCE
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IRS990ScheduleD/TotalBookValueLandBuildingsAmt03862191
IRS990ScheduleD/TotalBookValueOtherAssetsAmt07647010
IRS990ScheduleD/TotalExpensesPerForm990Amt01433145
IRS990ScheduleD/TotalLiabilityAmt05316956
IRS990ScheduleD/TotalRevenuePerForm990Amt02753120
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IRS990ScheduleI/GrantRecordsMaintainedInd0false
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IRS990ScheduleK/TaxExemptBondsArbitrageGrp/BondReferenceCd0A
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IRS990ScheduleK/TaxExemptBondsArbitrageGrp/HedgeIdentifiedInBksAndRecInd0false
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IRS990ScheduleK/TaxExemptBondsIssuesGrp/BondReferenceCd0A
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IRS990ScheduleK/TaxExemptBondsIssuesGrp/IssuerName/BusinessNameLine1Txt0VA SMALL BUSINESS FINANCING AUTHORITY
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IRS990ScheduleK/TaxExemptBondsIssuesGrp/PoolFinancingInd0false
IRS990ScheduleK/TaxExemptBondsIssuesGrp/PurposeDesc0REFINANCING OF BONDS
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IRS990ScheduleK/TaxExemptBondsPrivateBusUseGrp/AnyResearchAgreementsInd0false
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IRS990ScheduleK/TaxExemptBondsPrivateBusUseGrp/OwningBondFinancedPropertyInd0false
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0CHANGE IN FAIR VALUE OF INTEREST RATE SWAP OBLIGATION
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE FINANCIAL STATEMENTS AND ALL GOVERNING DOCUMENTS ARE AVAILABLE FOR PUBLIC ACCESS UPON REQUEST
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE FORM 990 IS GIVEN TO THE EXECUTIVE DIRECTOR WHO REVIEWS IT AND GOES OVER WITH THE BOARD OF DIRECTORS FOR THEIR APPROVAL TO BE ISSUED.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3THE ORGANIZATION DID A VERBAL SURVEY OF OTHER STATE UNIVERSITIES IN VIRGINIA TO LEARN ABOUT COMPENSATION FOR THEIR FOUNDATION EXECUTIVE DIRECTOR AND ALSO REVIEWED SALARY DATA (FROM SALARY.COM) FOR FOUNDATION EXECUTIVE DIRECTORS WITHIN THE STATE OF VIRGINIA FOCUSING ON SALARY INFORMATION FOR PETERSBURG, RICHMOND AND NORFOLK.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4GREYSTAR WAS GRANTED MANAGEMENT DUTIES THROUGH JUNE 30, 2023, AND VIRGINIA STATE UNIVERSITY ASSUMED MANAGEMENT DUTIES EFFECTIVE JULY 1, 2023.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5POLICY IMPLEMENTED IN 2015. BOARD MEMBERS REQUIRED TO UPDATE THE CONFLICT OF INTEREST FORM ANNUALLY AND WHEN CIRCUMSTANCES CHANGE THE INFORMATION ON FILE. THE EXECUTIVE DIRECTOR IS RESPONSIBLE FOR SECURING THE ANNUAL UPDATES.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt6PERSONNEL SERVICES 25. 25. 0. 0.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt7POSTAGE 0. 0. 0. 0.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt8PROFESSIONAL FEES 205705. 83843. 121862. 0.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt9PROPERTY MANAGEMENT FEES 0. 0. 0. 0.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt10REPAIRS,MAINTENANCE 60203. 60203. 0. 0.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt11TELEPHONE 2609. 2609. 0. 0.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt12TRAINING 0. 0. 0. 0.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt13UTILITIES 132550. 132550. 0. 0.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt14BAD DEBT EXPENSE 0. 0. 0. 0.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt15ROUNDING DIFFERENCE 0. 0. 0. 0.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt16INSURANCE 3634. 3634. 0. 0.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt17CONTRIBUTIONS 67000. 67000. 0. 0.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0Pt XI
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1Pt VI, Line 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2Pt VI, Line 11b
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3Pt VI, Line 15a
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4Pt VI, Line 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5Pt VI, Line 12c
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc6Form 990, Part IX, Line 24e
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc7Form 990, Part IX, Line 24e

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