Civic Intelligence

Gilman Housing Trust Inc DBA Rural Edge

990 • Fiscal year 2013 • EIN 03-0301520

Jan 01, 2013 to Dec 31, 2013 • Filed on Nov 14, 2014

48 ELM STREET PO Box 259SuiteSaint Johnsbury, VT 05851

(802) 334-1541

Siviq Scores

Precomputed percentiles for this filing year versus similar nonprofits in the same peer cohort.

Liabilities / Assets

75th percentile

0.58x

Higher debt load relative to assets than 75% of similar nonprofits.

2013 filings • 501(c)3 • $10M-$25M nonprofits • Source year 2013

Liabilities / Revenue

88th percentile

2.55x

Higher debt load relative to revenue than 88% of similar nonprofits.

2013 filings • 501(c)3 • $10M-$25M nonprofits • Source year 2013

Net Margin

28th percentile

-2.0%

Higher net margin than 28% of similar nonprofits.

2013 filings • 501(c)3 • $10M-$25M nonprofits • Source year 2013

Top Officer Pay

24th percentile

$89,923

Higher top officer pay than 24% of similar nonprofits.

Top officer pay equals 1.8% of source-year revenue.

2013 filings • 501(c)3 • $10M-$25M nonprofits • Source year 2013

Asset Growth

20th percentile

-3.2%

Faster asset growth than 20% of similar nonprofits.

2013 filings • 501(c)3 • $10M-$25M nonprofits • Annualized from 2012 to 2013

Revenue Growth

Score unavailable

No value available

No earlier valid filing was available within the previous three public years.

Source year 2013

Assets

Down

$22,406,418

Down $747,546 (-3.2%) from 2012

Net Assets

Up

$9,493,525

Up $1,583,235 (+20%) from 2012

Liabilities

Down

$12,912,893

Down $2,330,781 (-15%) from 2012

Revenue

$5,069,016

No earlier filing loaded for comparison.

Expenses

Up

$5,171,086

Up $846,951 (+20%) from 2012

Net Income

-$102,070

No earlier filing loaded for comparison.

Historical Trend

Balance Sheet Trend

The highlighted filing sits inside the broader history for assets, liabilities, and net assets.

$30M$20M$10M$0Assets 2010: $14,271,656Liabilities 2010: $7,159,276Net Assets 2010: $7,112,3802010Assets 2011: $14,076,648Liabilities 2011: $7,172,029Net Assets 2011: $6,904,6192011Assets 2012: $23,153,964Liabilities 2012: $15,243,674Net Assets 2012: $7,910,2902012Assets 2013: $22,406,418Liabilities 2013: $12,912,893Net Assets 2013: $9,493,5252013Assets 2014: $25,384,354Liabilities 2014: $16,171,238Net Assets 2014: $9,213,1162014Assets 2015: $26,777,321Liabilities 2015: $17,752,325Net Assets 2015: $9,024,9962015Assets 2016: $27,989,334Liabilities 2016: $19,428,061Net Assets 2016: $8,561,2732016Assets 2017: $12,811,895Liabilities 2017: $4,640,229Net Assets 2017: $8,171,6662017Assets 2018: $13,385,044Liabilities 2018: $4,988,694Net Assets 2018: $8,396,3502018Assets 2019: $13,666,948Liabilities 2019: $5,262,232Net Assets 2019: $8,404,7162019Assets 2020: $19,327,482Liabilities 2020: $11,390,370Net Assets 2020: $7,937,1122020Assets 2021: $22,742,155Liabilities 2021: $12,548,099Net Assets 2021: $10,194,0562021Assets 2022: $23,402,374Liabilities 2022: $11,909,228Net Assets 2022: $11,493,1462022Assets 2023: $26,142,035Liabilities 2023: $13,187,104Net Assets 2023: $12,954,9312023Assets 2024: $29,326,908Liabilities 2024: $16,172,300Net Assets 2024: $13,154,6082024

Highlighted filing

2013

Assets$22,406,418
Liabilities$12,912,893
Net Assets$9,493,525

Operations Trend

Revenue, expenses, and net income across loaded years, with this filing highlighted.

$10M$5.0M$0-$5.0MExpenses 2010: $2,796,1512010Expenses 2011: $2,884,3892011Expenses 2012: $4,324,1352012Revenue 2013: $5,069,016Expenses 2013: $5,171,086Net Income 2013: -$102,0702013Revenue 2014: $5,350,600Expenses 2014: $5,535,711Net Income 2014: -$185,1112014Revenue 2015: $4,702,059Expenses 2015: $5,358,250Net Income 2015: -$656,1912015Revenue 2016: $5,123,752Expenses 2016: $5,587,607Net Income 2016: -$463,8552016Revenue 2017: $2,418,817Expenses 2017: $2,881,346Net Income 2017: -$462,5292017Revenue 2018: $3,628,300Expenses 2018: $3,546,550Net Income 2018: $81,7502018Revenue 2019: $3,256,133Expenses 2019: $3,247,767Net Income 2019: $8,3662019Revenue 2020: $8,136,395Expenses 2020: $6,309,644Net Income 2020: $1,826,7512020Revenue 2021: $7,737,741Expenses 2021: $5,480,797Net Income 2021: $2,256,9442021Revenue 2022: $8,401,434Expenses 2022: $7,102,344Net Income 2022: $1,299,0902022Revenue 2023: $9,587,177Expenses 2023: $8,125,392Net Income 2023: $1,461,7852023Revenue 2024: $9,019,206Expenses 2024: $9,163,529Net Income 2024: -$144,3232024

Highlighted filing

2013

Revenue$5,069,016
Expenses$5,171,086
Net Income-$102,070
Jump To
Filing Snapshot
Filing Period
Jan 1, 2013 to Dec 31, 2013
Signed
Nov 14, 2014
Return Version
2013v3.1
Gross Receipts
$5,069,016
Mission and Program Overview

Mission

To develop, own and manage affordable residential housing units and related facilities for qualified low-income families.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$15,587,258$11,664,629▼ $3,922,629
Other Notes and Loans Receivable, Net$1,281,171$3,156,445▲ $1,875,274
Savings and Temporary Cash Investments$2,320,606$2,416,164▲ $95,558
Investments Other Securities$586,720$548,822▼ $37,898
Accounts Receivable$237,487$339,542▲ $102,055
Prepaid Expenses and Deferred Charges$60,922$68,804▲ $7,882
Cash and Non-Interest-Bearing Accounts$0$0→ $0
Pledges and Grants Receivable$0$0→ $0
Receivable From Disqualified Prsn$0$0→ $0
Receivables From Officers Etc$0$0→ $0
Investments Program Related$0$0→ $0
Investments in Publicly Traded Securities$0$0→ $0
Intangible Assets$0$0→ $0
Inventories for Sale or Use$0$0→ $0
Loans From Officers Directors$0$0→ $0
Total Assets$23,153,964$22,406,418▼ $747,546
Other Assets Total$3,079,800$4,212,012▲ $1,132,212
Liabilities
Mortgage Notes Payable Secured by Investment Property$12,079,194$11,077,381▼ $1,001,813
Other Liabilities$2,085,299$1,192,661▼ $892,638
Accounts Payable and Accrued Expenses$1,079,181$642,851▼ $436,330
Grants Payable$0$0→ $0
Unsecured Notes Loans Payable$0$0→ $0
Deferred Revenue$0$0→ $0
Escrow Account Liability$0$0→ $0
Tax Exempt Bond Liabilities$0$0→ $0
Total Liabilities$15,243,674$12,912,893▼ $2,330,781
Net Assets / Fund Balance
Unrestricted Net Assets$5,182,370$6,062,035▲ $879,665
Permanently Rstr Net Assets$2,577,920$2,876,490▲ $298,570
Temporarily Rstr Net Assets$150,000$555,000▲ $405,000
Total Net Assets Fund Balance$7,910,290$9,493,525▲ $1,583,235
Total Liabilities and Net Assets / Fund Balance$23,153,964$22,406,418▼ $747,546

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$9,636,894$3,716,614-
Other Land Buildings$190,547$241,154-
Land$2,100,959--
Equipment$8,193$4,953-
Leasehold Improvements$0$0-
Other Assets Org$312,441--
Compensation and Service Providers

Employees

NameTitleFull / Part TimeBaseTotal
Merten Bangemann- JohnsonChief Executive OfficerFT$89,923$89,923
George MathiasVP of DevelopmentFT$63,763$63,763
Gail OstroutCheif Financial OfficerFT$60,195$60,195

Board Members and Trustees

NameTitle
Sally Ann YoungPresident
Werner HeidemannVice President
Jane ArthurDirector
Larry DonnaDirector
Louise BonvechioDirector
Melissa DoppDirector
Victoria StrongDirector
Robert BishopSecretary
Jim FlynnTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Kingdom Constructionconstruction-$288,590
Lee Cooperconstruction-$157,953
Bobbi Jo Roberts McManuscustodial-$61,384
Revenue and Support

Revenue Composition

Contributions and Grants
$2,001,841
Program Service Revenue
$2,993,230
Investment Income
$73,945
Other Revenue
$0
All Other Contributions
$99,819
Change in Net Assets
$-102,070
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$4,154,299
Salaries, Compensation, and Employee Benefits$1,016,787
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$1,016,787--$1,016,787
Occupancy$590,535--$590,535
Depreciation Depletion$500,807--$500,807
Interest$377,288--$377,288
Other Expenses$50,792--$50,792
Total Functional Expenses$5,171,086$0$0$5,171,086
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
Insider Transactions and Loans

Loans and Receivables

Line ItemBeginningEndChange
Loans from Officers, Directors, Trustees, and Key Employees$0$0→ $0
Receivables from Disqualified Persons$0$0→ $0
Receivables from Officers, Directors, Trustees, and Key Employees$0$0→ $0
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Deferred Interest Payable$520,938
Line of Credit$471,837
Tenant Security Deposits$90,230
Revolving Loan Fund$59,722
Due From Related Parties$49,934
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
Yes
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
Yes
Conflict-of-interest policy
Yes
Audited financial statements prepared
Yes
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, Line 7A

The board of directors are elected by its members.

Form 990, Part VI, Section B, Line 11

The form 990 was reviewed by the board of directors prior to submission.

Form 990, Part VI, Section B, Line 12C

All transaction are reviewed to comply with the organization conflict of interest policy.

Form 990, Part VI, Section B, line 15

The organization reviews compensation data of comparable organizations in the area.

Form 990, Part VI, Section C, Line 19

All organizing and operating documents are available to the public upon request.

Filing and Contact Details

Filer

EIN
03-0301520
In Care Of
% MERTEN BANGEMANN-JOHNSON
Phone
8023341541

Signing Officer

Name
Gail Ostrout
Title
Executive Director
Phone
8025353613
Signed
2014-11-14
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Merten Bangemann-Johnson
Formed
1992
Legal Domicile
Vt
Voting Board Members
9
Independent Board Members
9
Employees
26
Volunteers
100

Preparer

Preparer
Leonard J Berkowitz
Phone
8025353613
Supplemental Narrative

Additional Explanations

Form 990, Part I, Line 1

Description of organization mission: Qualified Low- Income Families

Form 990, Part XI Line 8

Net assets at December 31, 2013 have been restated to correct transactions that were incorrectly recorded in a prior period.

Form 990, Part XI, line 9

Miscellaneous expense recorded on financial statements and not recorded on 2012 return.

Financial Statement Notes

Fin 48

Gilman Housing Trust, inc. d/b/a RuralEdge, Groton Village Housing, inc., Memphremagog Senior Housing, inc., Passumpsic View, Inc. and Gilman Housing Corporation are exempt from income taxes under Section 501(c)(3) of the Internal Revenue Code, as amended, except for income taxes on "unrelated business income," if any. For the year ended December 31, 2013, these entities did not have any "unrelated business income" subject to income taxes; accordingly, no provision for income taxes for these entities have been included in the consolidated financial statements.

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IRS990/LandBldgEquipBasisNetGrp/EOYAmt011664629
IRS990/LandBldgEquipCostOrOtherBssAmt015506886
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IRS990/MethodOfAccountingAccrualInd0X
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IRS990/MissionDesc0TO DEVELOP, OWN AND MANAGE AFFORDABLE RESIDENTIAL HOUSING UNITS AND RELATED FACILITIES FOR QUALIFIED LOW-INCOME FAMILIES.
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IRS990/MoreThan5000KToOrgInd0false
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IRS990/NetAssetsOrFundBalancesEOYAmt09493525
IRS990/NetGainOrLossInvestmentsGrp/TotalRevenueColumnAmt00
IRS990/NetIncmFromFundraisingEvtGrp/TotalRevenueColumnAmt00
IRS990/NetIncomeFromGamingGrp/TotalRevenueColumnAmt00
IRS990/NetIncomeOrLossGrp/TotalRevenueColumnAmt00
IRS990/NetRentalIncomeOrLossGrp/TotalRevenueColumnAmt00
IRS990/NondeductibleContributionsInd0false
IRS990/OccupancyGrp/ProgramServicesAmt0590535
IRS990/OccupancyGrp/TotalAmt0590535
IRS990/OfficeExpensesGrp/TotalAmt00
IRS990/OfficerMailingAddressInd0false
IRS990/OperateHospitalInd0false
IRS990/Organization501c3Ind0X
IRS990/OrganizationFollowsSFAS117Ind0X
IRS990/OtherAssetsTotalGrp/BOYAmt03079800
IRS990/OtherAssetsTotalGrp/EOYAmt04212012
IRS990/OtherChangesInNetAssetsAmt0-17254
IRS990/OtherEmployeeBenefitsGrp/TotalAmt00
IRS990/OtherExpensesGrp/Desc0GENERAL AND ADMINISTRATIVE
IRS990/OtherExpensesGrp/Desc1OPERATING AND MAINTENANCE
IRS990/OtherExpensesGrp/Desc2TAXES AND INSURANCE
IRS990/OtherExpensesGrp/Desc3OTHER EXPENSES
IRS990/OtherExpensesGrp/ProgramServicesAmt01324813
IRS990/OtherExpensesGrp/ProgramServicesAmt11022439
IRS990/OtherExpensesGrp/ProgramServicesAmt2287625
IRS990/OtherExpensesGrp/ProgramServicesAmt350792
IRS990/OtherExpensesGrp/TotalAmt01324813
IRS990/OtherExpensesGrp/TotalAmt11022439
IRS990/OtherExpensesGrp/TotalAmt2287625
IRS990/OtherExpensesGrp/TotalAmt350792
IRS990/OtherLiabilitiesGrp/BOYAmt02085299
IRS990/OtherLiabilitiesGrp/EOYAmt01192661
IRS990/OtherRevenueTotalAmt00
IRS990/OtherSalariesAndWagesGrp/ProgramServicesAmt01016787
IRS990/OtherSalariesAndWagesGrp/TotalAmt01016787
IRS990/OthNotesLoansReceivableNetGrp/BOYAmt01281171
IRS990/OthNotesLoansReceivableNetGrp/EOYAmt03156445
IRS990/PartialLiquidationInd0false
IRS990/PaymentsToAffiliatesGrp/TotalAmt00
IRS990/PayrollTaxesGrp/TotalAmt00
IRS990/PensionPlanContributionsGrp/TotalAmt00
IRS990/PermanentlyRstrNetAssetsGrp/BOYAmt02577920
IRS990/PermanentlyRstrNetAssetsGrp/EOYAmt02876490
IRS990/PledgesAndGrantsReceivableGrp/BOYAmt00
IRS990/PledgesAndGrantsReceivableGrp/EOYAmt00
IRS990/PoliticalCampaignActyInd0false
IRS990/PrepaidExpensesDefrdChargesGrp/BOYAmt060922
IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt068804
IRS990/PrincipalOfficerNm0Merten Bangemann-Johnson
IRS990/PriorPeriodAdjustmentsAmt01702559
IRS990/ProfessionalFundraisingInd0false
IRS990/ProgramServiceRevenueGrp/BusinessCd0531110
IRS990/ProgramServiceRevenueGrp/BusinessCd1531110
IRS990/ProgramServiceRevenueGrp/BusinessCd2531110
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IRS990/ProgramServiceRevenueGrp/Desc0TENANT RENT
IRS990/ProgramServiceRevenueGrp/Desc1VACANCIES
IRS990/ProgramServiceRevenueGrp/Desc2PROPERTY MANAGEMENT INCOME
IRS990/ProgramServiceRevenueGrp/Desc3OTHER INCOME
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt02077288
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt1-175961
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt272938
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt31018965
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt02077288
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt1-175961
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt272938
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt31018965
IRS990/ProhibitedTaxShelterTransInd0false
IRS990/PYBenefitsPaidToMembersAmt00
IRS990/PYContributionsGrantsAmt02054581
IRS990/PYExcessBenefitTransInd0false
IRS990/PYGrantsAndSimilarPaidAmt00
IRS990/PYInvestmentIncomeAmt0-20272
IRS990/PymtTravelEntrtnmntPubOfclGrp/TotalAmt00
IRS990/PYOtherExpensesAmt03267996
IRS990/PYOtherRevenueAmt00
IRS990/PYProgramServiceRevenueAmt02083469
IRS990/PYRevenuesLessExpensesAmt0-206357
IRS990/PYSalariesCompEmpBnftPaidAmt01056139
IRS990/PYTotalExpensesAmt04324135
IRS990/PYTotalProfFndrsngExpnsAmt00
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IRS990/ReceivablesFromOfficersEtcGrp/BOYAmt00
IRS990/ReceivablesFromOfficersEtcGrp/EOYAmt00
IRS990/ReconcilationRevenueExpnssAmt0-102070
IRS990/RegularMonitoringEnfrcInd0true
IRS990/RelatedEntityInd0true
IRS990/RelatedOrganizationCtrlEntInd0false
IRS990/RentalIncomeOrLossGrp/PersonalAmt00
IRS990/RentalIncomeOrLossGrp/RealAmt00
IRS990/ReportInvestmentsOtherSecInd0false
IRS990/ReportLandBuildingEquipmentInd0true
IRS990/ReportOtherAssetsInd0true
IRS990/ReportOtherLiabilitiesInd0true
IRS990/ReportProgramRelatedInvstInd0false
IRS990/RevenueAmt02933230
IRS990/RoyaltiesGrp/TotalAmt00
IRS990/RoyaltiesRevenueGrp/TotalRevenueColumnAmt00
IRS990/SavingsAndTempCashInvstGrp/BOYAmt02320606
IRS990/SavingsAndTempCashInvstGrp/EOYAmt02416164
IRS990ScheduleA/Contribution35ControlledInd0false
IRS990ScheduleA/ContributionControllerInd0false
IRS990ScheduleA/ContributionFamilyInd0false
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IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearMinus1YearAmt02054581
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearMinus2YearsAmt01572671
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearMinus3YearsAmt01885840
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearMinus4YearsAmt01457804
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/TotalAmt08972737
IRS990ScheduleA/GovtFurnSrvcFcltsVl170Grp/TotalAmt00
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearAmt073946
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus1YearAmt0-20272
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus2YearsAmt074214
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus3YearsAmt037716
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus4YearsAmt080431
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IRS990ScheduleA/OtherIncome170Grp/TotalAmt00
IRS990ScheduleA/PublicOrganization170Ind0X
IRS990ScheduleA/PublicSupportCY170Pct00.97331
IRS990ScheduleA/PublicSupportCY509Pct00.00000
IRS990ScheduleA/PublicSupportPY170Pct00.97160
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IRS990ScheduleA/SubstantialContributorsTotAmt00
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IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus1YearAmt02054581
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IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus3YearsAmt01885840
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IRS990ScheduleA/TotalCalendarYear170Grp/TotalAmt08972737

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Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$29.3$16.2$13.2$9.02$9.16$0.14
2023Detailed filing. Detailed filing data is available for this year.$26.1$13.2$13.0$9.59$8.13$1.46
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$23.4$11.9$11.5$8.40$7.10$1.30
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$22.7$12.5$10.2$7.74$5.48$2.26
2020Detailed filing. Detailed filing data is available for this year.$19.3$11.4$7.94$8.14$6.31$1.83
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$13.7$5.26$8.40$3.26$3.25$0.01
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$13.4$4.99$8.40$3.63$3.55$0.08
2017Detailed filing. Detailed filing data is available for this year.$12.8$4.64$8.17$2.42$2.88$0.46
2016Facts available. Structured filing facts are available, but richer extracted sections are limited.$28.0$19.4$8.56$5.12$5.59$0.46
2015Detailed filing. Detailed filing data is available for this year.$26.8$17.8$9.02$4.70$5.36$0.66
2014Detailed filing. Detailed filing data is available for this year.$25.4$16.2$9.21$5.35$5.54$0.19
2013Detailed filing. Detailed filing data is available for this year.$22.4$12.9$9.49$5.07$5.17$0.10
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$23.2$15.2$7.91$4.32
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$14.1$7.17$6.90$2.88
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$14.3$7.16$7.11$2.80