Codman Square Neighborhood Development Corporation

990 • Fiscal year 2024 • EIN 04-2752507

Jan 01, 2024 to Dec 31, 2024 • Filed on Jul 10, 2025

Organization Profile WWW.CSNDC.COM

587 Washington StreetDorchester, MA 02124

(617) 825-4224

Siviq Scores

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

0.25x

Higher debt load relative to assets than 51% of similar nonprofits.

2024 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2024

1.50x

Higher debt load relative to revenue than 81% of similar nonprofits.

2024 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2024

44%

Higher net margin than 87% of similar nonprofits.

2024 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2024

No value available

This filing does not contain officer compensation rows.

Source year 2024

-7.1%

Faster asset growth than 8% of similar nonprofits.

2024 filings • 501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

46%

Faster revenue growth than 86% of similar nonprofits.

2024 filings • 501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Balance Sheet

Liabilities / Assets51st percentile

Assets

Flat

$59,515,148

Flat from 2024

Net Assets

Flat

$44,677,196

Flat from 2024

Liabilities

Flat

$14,837,952

Flat from 2024

Revenue And Expenses

Liabilities / Revenue81st percentile Net Margin87th percentile

Revenue

Flat

$9,880,063

Flat from 2024

Expenses

Flat

$5,522,264

Flat from 2024

Net Income

Flat

$4,357,799

Flat from 2024

Historical Trend

Balance Sheet Trend

Asset Growth8th percentile

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

Highlighted filing

2024

Assets$59,515,148

Liabilities$14,837,952

Net Assets$44,677,196

Open 2024 Filing

Operations Trend

Revenue Growth86th percentile

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

Highlighted filing

2024

Revenue$9,880,063

Expenses$5,522,264

Net Income$4,357,799

Open 2024 Filing

Jump To

Filing Snapshot

Filing Period: Jan 1, 2024 to Dec 31, 2024
Signed: Jul 10, 2025
Return Version: 2024v5.2
Gross Receipts: $9,880,063

Mission and Program Overview

Mission

To develop affordable housing,generate neighborhood stabilization, promote economic development, and provide services that enhance the sense of community and quality of life to residents in the codman square area of dorchester, ma.

To develop affordable housing and generate neighborhood stabilization and economic development

Balance Sheet Detail

Line	Beginning	End	Change
Assets
Investments Program Related	$14,370,982	$14,313,766	▼ $57,216
Land, Buildings, and Equipment, Net	$7,743,448	$11,504,676	▲ $3,761,228
Savings and Temporary Cash Investments	$3,278,612	$4,605,390	▲ $1,326,778
Cash and Non-Interest-Bearing Accounts	$4,839,190	$3,028,182	▼ $1,811,008
Accounts Receivable	$681,115	$794,268	▲ $113,153
Pledges and Grants Receivable	$58,176	$82,689	▲ $24,513
Prepaid Expenses and Deferred Charges	$39,787	$52,342	▲ $12,555
Other Notes and Loans Receivable, Net	$9,160	$9,160	→ $0
Total Assets	$64,073,907	$59,515,148	▼ $4,558,759
Other Assets Total	$33,053,437	$25,124,675	▼ $7,928,762
Liabilities
Mortgage Notes Payable Secured by Investment Property	$20,019,937	$12,714,472	▼ $7,305,465
Accounts Payable and Accrued Expenses	$3,005,526	$1,233,260	▼ $1,772,266
Other Liabilities	$712,024	$872,157	▲ $160,133
Deferred Revenue	$18,063	$18,063	→ $0
Total Liabilities	$23,755,550	$14,837,952	▼ $8,917,598
Net Assets / Fund Balance
Net Assets Without Donor Restrictions	$39,973,440	$44,232,612	▲ $4,259,172
Net Assets With Donor Restrictions	$344,917	$444,584	▲ $99,667
Total Net Assets Fund Balance	$40,318,357	$44,677,196	▲ $4,358,839
Total Liabilities and Net Assets / Fund Balance	$64,073,907	$59,515,148	▼ $4,558,759

Asset Categories

Asset	Book Value	Depreciation	Basis
Buildings	$5,296,432	$2,723,967	$8,020,399
Land	$6,040,059	-	$6,040,059
Equipment	$165,297	$567,208	$732,505
Leasehold Improvements	$2,888	$156,884	$159,772
Investment Program Related Org	$14,313,766	-	-
Other Assets Org	$5,959,563	-	-

Endowment Activity

Period	Beginning	Contrib.	Gain/Loss	Other Uses	End
2024	$500,000	-	-	-	$500,000
2023	$500,000	-	-	-	$500,000
2022	$500,000	-	-	-	$500,000
2021	$500,000	-	-	-	$500,000
2020	$500,000	-	-	-	$500,000

Compensation and Service Providers

Top Officer PayScore unavailable

Employees

Name	Title	Full / Part Time	Base	Other	Total
Gail Latimore	Executive Director	FT	$193,022	$21,215	$214,237
Marcia Thornhill	Chief Operating Officer	FT	$155,923	$11,121	$167,044
Fuk Wah Vincent Lo	Director of Finance	FT	$135,806	$23,322	$159,128
Meredith Geraghty	VP of Base Building Strategy	FT	$118,567	$33,422	$151,989
Timothy Caplice	Director of Real Estate & Asset Management	FT	$140,860	-	$140,860

Board Members and Trustees

Name	Title
Latishia Crosby-muturi	Chair
Alphonso Peleo	Board Member
Kathalene Cairns Macpherson	Board Member
Kevin Benjamin	Board Member
Margo Blackwell-moquin	Board Member
Maridena Rojas	Board Member
Tanya Wesley-white	Board Member
Whitney Demetrius	Board Member
Linda Monteiro	Assistant Secretary
Carla Richards	Secretary
Annett Mcclanahan	Treasurer

Revenue and Support

Revenue Composition

Contributions and Grants: $2,406,375
Program Service Revenue: $3,687,985
Investment Income: $2,796
Other Revenue: $3,782,907
All Other Contributions: $1,531,324
Change in Net Assets: $4,357,799

Expenses and Functional Allocation

Major Expense Lines

Line Item	Amount
Salaries, Compensation, and Employee Benefits	$2,956,672
Other Expenses	$2,565,592
Total Fundraising Expense	$11,721
Grants and Similar Amounts Paid	$0
Professional Fundraising Fees	$0

Functional Expense Allocation

Line Item	Program	Management	Fundraising	Total
Other Salaries and Wages	$1,767,788	$114,806	$2,028	$1,884,622
Occupancy	$603,781	$10,606	$296	$614,683
Current Officers, Directors, Trustees, and Key Employees	$343,074	$190,765	$6,571	$540,410
Other Employee Benefits	$291,164	$24,001	$606	$315,771
Depreciation Depletion	$308,570	$1,762	$49	$310,381
Fees for Services Management	$218,095	$24,067	$672	$242,834
Payroll Taxes	$189,011	$26,128	$730	$215,869
Interest	$182,937	$1,296	$36	$184,269
Insurance	$122,999	$2,336	$65	$125,400
Fees for Services Legal	$83,397	$5,697	$159	$89,253
Office Expenses	$71,970	$9,500	$266	$81,736
Other Expenses	$69,226	$2,628	$73	$69,226
Conferences and Meetings	$31,882	$4,581	$128	$36,591
All Other Expenses	$10,121	$1,504	$42	$11,667
Total Functional Expenses	$5,090,866	$419,677	$11,721	$5,522,264

Fundraising, Events, and Gaming

Fundraising activities: No
Gaming activities: No
Professional fundraiser used: No

Fundraising and Gaming Totals

Line Item	Amount
Professional Fundraising Fees	$0

Political and Lobbying Activity

Political campaign activity: No
Lobbying activity: No
Subject to proxy tax: No

Related Organizations and Partnerships

Related Tax-Exempt Organizations

Organization	Location	Activity	Code	Public Charity	Controlled
526 Park Street	Dorchester, MA	To Provide Affordable Housing to Qualified Low-income Individuals.	501 (c) (3)	170(b)(1)(a)(vi)	Yes
538 Talbot Avenue Inc	Dorchester, MA	Provide Elderly Individuals With Low Income With Affordable Housing.	501 (c) (3)	170(b)(1)(a)(vi)	Yes
Codman Community Development Inc	Dorchester, MA	To Provide Affordable Housing to Qualified Low-income Individuals.	501 (c) (3)	170(b)(1)(a)(vi)	Yes
Talbot Bernard Senior	Dorchester, MA	Provide Elderly Individuals With Low Income With Affordable Housing.	501 (c) (3)	170(b)(1)(a)(vi)	Yes

Related Partnerships and Joint Ventures

Organization	Location	Activity	Income	Assets	Ownership	Managing Partner
157 Washington Street Ab&w LLC	Dorchester, MA	Residential Realestate	-	-	-	Yes
241 Talbot LLC	Dorchester, MA	Residential Realestate	-	-	-	Yes
Codman Square Limited Partnership	Dorchester, MA	Residential Realestate	-	-	-	Yes
Erie Ellington Limited Partnership	Dorchester, MA	Residential Realestate	-	-	-	Yes
Four Corners Plaza Lp	Dorchester, MA	Residential Realestate	-	-	-	Yes
Girls Latin Ii LLC	Dorchester, MA	Residential Realestate	-	-	-	Yes
Lithgow Commercial Limited Partnership	Dorchester, MA	Residential Realestate	-	-	-	Yes
Lithgow Residential Limited Partnership	Dorchester, MA	Residential Realestate	-	-	-	Yes
New Codman Square LLC	Dorchester, MA	Residential Realestate	-	-	-	Yes
New Lithgow Residential LLC	Dorchester, MA	Residential Realestate	-	-	-	Yes
Olmstead Green Rental I LLC	Dorchester, MA	Residential Realestate	-	-	-	Yes
Olmstead Green Rental Ii LLC	Dorchester, MA	Residential Realestate	-	-	-	Yes
Talbot Bernard Housing LLC	Dorchester, MA	Residential Realestate	-	-	-	Yes
Talbot Commons I Lp	Dorchester, MA	Residential Realestate	-	-	-	No
Walando Homes Lp	Dorchester, MA	Residential Realestate	-	-	-	Yes
Washington Columbia Ii Limited Partnership	Dorchester, MA	Residential Realestate	-	-	-	Yes
Washington Columbia Limited Partnership	Dorchester, MA	Residential Realestate	-	-	-	Yes
Whittier Place LLC	Dorchester, MA	Residential Realestate	-	-	-	Yes

Disregarded Entities

Entity	Location	Activity	Income	Assets	Controller
Girls Latin Academy LLC	Dorchester, MA	Realestate Development	$-157,242	$6,936,697	-
31 Stanton LLC	Dorchester, MA	Realestate Development	$0	$4,534,414	-
Talbot Station LLC	Dorchester, MA	Realestate Development	$-87,298	$4,431,319	-
Codman Herritage Homes LLC	Dorchester, MA	Realestate Development	$2,227,959	$23,005	-
Girls Latin Lessor	Dorchester, MA	Realestate Development	$-1,560	$500,000	-
Norfolk Terrace Holdings LLC	Dorchester, MA	Realestate Development	$14,447	$425,873	-
Codman Solar LLC	Dorchester, MA	Realestate Development	$-23,603	$380,818	-
157 Rental Commercial LLC	Dorchester, MA	Realestate Development	$27,328	$234,619	-
Codman Orlando Waldeck LLC	Dorchester, MA	Realestate Development	$37,872	$91,810	-
Four Corners Plaza LLC	Dorchester, MA	Realestate Development	$0	$19,573	-
Girls Latin Academy Corporation LLC	Dorchester, MA	Realestate Development	$495	$0	-
157 Rental LLC	Dorchester, MA	Realestate Development	$0	$0	-
Csndc Holdings LLC	Dorchester, MA	Realestate Development	$-3,460	$0	-
Lithgow Holdings LLC	Dorchester, MA	Residential Realestate	$0	$0	-
Talbot Commons Ii LLC	Dorchester, MA	Realestate Development	$-7,069	$0	-

Transactions with Related Organizations

Organization	Type	Method	Amount
Washington Columbia Ii Limited Parthership	I	Fair Market Value	$173,850
On the Square Inc	K	Fair Market Value	$61,944

Debt and Bond Financing

Other Reported Liabilities

Liability	Amount
Line of Credit	$430,425
Due to Related Parties	$216,591
Funds Held in Trust	$187,215
Prepaid Rent	$37,926

Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant: No
Annual disclosure for covered persons: Yes
Audit committee: Yes
Backup withholding compliance: 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: 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 B, Line 11B

“The director of finance reviews the form 990 and will present the form 990 to the board of directors. The board of directors will then vote on acceptance of the form 990.”

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

“The organization annually reviews and monitors any conflicts of interest.”

Form 990, Part VI, Section B, Line 15

“The organization uses board aproval and comparable data to determine the salary of the executive director and other key employees.”

Form 990, Part VI, Section C, Line 19

“UPON REQUEST”

Filing and Contact Details

Filer

Filer Name: Codman Square Neighborhood
EIN: 04-2752507
Phone: 6178254224
Address: 587 WASHINGTON STREET, DORCHESTER, MA 02124

Signing Officer

Name: Gail Latimore
Title: Executive Director
Phone: 6178254224
Signed: 2025-07-10

Organization Details

Principal Officer: Gail Latimore
Formed: 1981
Legal Domicile: Ma
Voting Board Members: 11
Independent Board Members: 11
Employees: 28
Volunteers: 51

Preparer

Firm: Daniel Dennis & Company Llp
Address: 990 WASHINGTON STREET, DEDHAM, MA 02026
Preparer: COLLEEN D'ALFONSO

Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Subsidiary distribution subsidiary contribution 1,040.”

Part XII, 2C

“The finance committee assumes responsibility for the oversight of the audit.”

Financial Statement Notes

PART X, LINE 2:

“Csndc evaluates tax positions taken or expected to be taken in its tax returns and in its subsidiaries' tax returns to determine whether the tax positions are "more-likely-than-not" of being sustained by the applicable tax authority. At december 31, 2024, csndc believes that it has no uncertain tax positions within its open tax returns and within any of its subsidiaries' open tax returns.”

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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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IRS990/Form990PartVIISectionAGrp/PersonNm	8	MARGO BLACKWELL-MOQUIN
IRS990/Form990PartVIISectionAGrp/PersonNm	9	MARIDENA ROJAS
IRS990/Form990PartVIISectionAGrp/PersonNm	10	ALPHONSO PELEO
IRS990/Form990PartVIISectionAGrp/PersonNm	11	GAIL LATIMORE
IRS990/Form990PartVIISectionAGrp/PersonNm	12	FUK WAH VINCENT LO
IRS990/Form990PartVIISectionAGrp/PersonNm	13	MARCIA THORNHILL
IRS990/Form990PartVIISectionAGrp/PersonNm	14	MEREDITH GERAGHTY
IRS990/Form990PartVIISectionAGrp/PersonNm	15	TIMOTHY CAPLICE
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IRS990/Form990PartVIISectionAGrp/TitleTxt	4	ASSISTANT SECRETARY
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IRS990/Form990PartVIISectionAGrp/TitleTxt	6	BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt	7	BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt	8	BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt	9	BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt	10	BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt	11	EXECUTIVE DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt	12	DIRECTOR OF FINANCE
IRS990/Form990PartVIISectionAGrp/TitleTxt	13	CHIEF OPERATING OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt	14	VP OF BASE BUILDING STRATEGY
IRS990/Form990PartVIISectionAGrp/TitleTxt	15	DIRECTOR OF REAL ESTATE & ASSET MANAGEMENT
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IRS990/OtherEmployeeBenefitsGrp/TotalAmt	0	315771
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IRS990/OtherExpensesGrp/Desc	2	OTHER FEES
IRS990/OtherExpensesGrp/Desc	3	BAD DEBT
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IRS990/OtherExpensesGrp/ProgramServicesAmt	1	259534
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IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt	1	896129
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IRS990/PartialLiquidationInd	0	0
IRS990/PayrollTaxesGrp/FundraisingAmt	0	730
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IRS990/PoliticalCampaignActyInd	0	0
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IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt	0	52342
IRS990/PrincipalOfficerNm	0	GAIL LATIMORE
IRS990/ProfessionalFundraisingInd	0	0
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IRS990/ProgramServiceRevenueGrp/BusinessCd	1	900099
IRS990/ProgramServiceRevenueGrp/BusinessCd	2	900099
IRS990/ProgramServiceRevenueGrp/BusinessCd	3	900099
IRS990/ProgramServiceRevenueGrp/Desc	0	RENTAL INCOME
IRS990/ProgramServiceRevenueGrp/Desc	1	MANAGMENT FEES
IRS990/ProgramServiceRevenueGrp/Desc	2	INTEREST ON N/R
IRS990/ProgramServiceRevenueGrp/Desc	3	DEVELOPER FEE
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IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt	2	819236
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt	3	460077
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IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt	1	872248
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt	2	819236
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt	3	460077
IRS990/ProgSrvcAccomActy2Grp/Desc	0	REAL ESTATE DEVELOPMENT - DEVELOPMENT INCLUDES CSNDC'S AND ITS SUBSIDIARIES' EFFORTS TO REHABILITATE RESIDENTIAL AND COMMERCIAL PROPERTIES IN THE CODMAN SQUARE NEIGHBORHOOD.
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IRS990/ProgSrvcAccomActy2Grp/RevenueAmt	0	977958
IRS990/ProgSrvcAccomActy3Grp/Desc	0	RESIDENT SERVICES - RESIDENT SERVICES PROVIDES SOCIAL SERVICES FOR RESIDENTS OF THE PROPERTIES WHICH CSNDC HAS DEVELOPED AS WELL AS PROVIDING FOR THE INVOLVEMENT OF THESE RESIDENTS IN VARIOUS COMMUNITY DEVELOPMENT AND YOUTH PROGRAMS.
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IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus4YearsAmt	0	519170

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Filings

Displayed year

2024 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing

Assets: $59,515,148
Liabilities: $14,837,952
Net assets: $44,677,196
Revenue: $9,880,063
Expenses: $5,522,264
Net income: $4,357,799

	Balance Sheet			Operations
Year	Assets	Liabilities	Net Assets	Revenue	Expenses	Net Income
2024Detailed filing. Detailed filing data is available for this year.	$59.5	$14.8	$44.7	$9.88	$5.52	$4.36
2024Detailed filing. Detailed filing data is available for this year.	$59.5	$14.8	$44.7	$9.88	$5.52	$4.36
2023Detailed filing. Detailed filing data is available for this year.	$64.1	$23.8	$40.3	$6.75	$5.21	$1.54
2022Detailed filing. Detailed filing data is available for this year.	$52.5	$13.7	$38.8	$7.75	$6.19	$1.57
2021Detailed filing. Detailed filing data is available for this year.	$49.5	$12.3	$37.3	$9.22	$9.48	$0.26
2020Detailed filing. Detailed filing data is available for this year.	$62.5	$24.9	$37.6	$6.02	$6.09	$0.07
2019Detailed filing. Detailed filing data is available for this year.	$58.2	$20.6	$37.6	$6.61	$5.70	$0.92
2018Detailed filing. Detailed filing data is available for this year.	$53.1	$16.4	$36.8	$6.45	$5.84	$0.61
2017Detailed filing. Detailed filing data is available for this year.	$51.6	$15.4	$36.2	$5.70	$5.00	$0.70
2016Detailed filing. Detailed filing data is available for this year.	$50.7	$15.2	$35.5	$3.32	$3.69	$0.36
2015Detailed filing. Detailed filing data is available for this year.	$45.1	$9.20	$35.9	$10.3	$4.04	$6.29
2014Detailed filing. Detailed filing data is available for this year.	$45.4	$17.6	$27.8	$3.80	$3.41	$0.39
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.	$44.2	$16.8	$27.4	$4.53	$3.68	$0.85
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.	$43.4	$16.7	$26.8		$3.18
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.	$40.7	$16.0	$24.7		$3.04
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.	$40.2	$16.0	$24.2		$2.62