Civic Intelligence

City Square Elderly Housing Inc.

EIN 04-2794776 • 501(c)3 • Warren, MI

Pub. 78 Eligible

Profile

To provide housing facilities for low income senior citizens.

8425 E Twelve Mile RoadWarren, MI 48093

www.csi.coop

Siviq Scores

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

Liabilities / Assets

99th percentile

2.72x

Higher debt load relative to assets than 99% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2025

Liabilities / Revenue

95th percentile

6.54x

Higher debt load relative to revenue than 95% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2025

Net Margin

73rd percentile

20%

Higher net margin than 73% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2025

Top Officer Pay

84th percentile

$368,043

Higher top officer pay than 84% of similar nonprofits.

Top officer pay equals 7.6% of source-year revenue.

501(c)3 • $10M-$25M nonprofits • Source year 2025

Asset Growth

55th percentile

5.7%

Faster asset growth than 55% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2024 to 2025

Revenue Growth

63rd percentile

14%

Faster revenue growth than 63% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets99th percentile

Assets

Up

$11,609,797

Up $629,818 (+5.7%) from 2024

Liabilities

Down

$31,564,966

Down $316,421 (-1.0%) from 2024

Net Assets

Up

-$19,955,169

Up $946,239 (+4.5%) from 2024

Operations
Liabilities / Revenue95th percentileNet Margin73rd percentile

Revenue

Up

$4,823,744

Up $604,902 (+14%) from 2024

Expenses

Down

$3,877,505

Down $9,172,348 (-70%) from 2024

Net Income

Up

$946,239

Up $9,777,250 (+111%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth55th percentile

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

$40M$20M$0-$20M-$40MAssets 2011: $3,830,906Liabilities 2011: $7,671,113Net Assets 2011: -$3,840,2072011Assets 2012: $4,062,140Liabilities 2012: $7,606,649Net Assets 2012: -$3,544,5092012Assets 2013: $4,051,763Liabilities 2013: $7,556,197Net Assets 2013: -$3,504,4342013Assets 2014: $4,029,304Liabilities 2014: $7,438,292Net Assets 2014: -$3,408,9882014Assets 2015: $4,052,664Liabilities 2015: $7,396,502Net Assets 2015: -$3,343,8382015Assets 2016: $3,950,733Liabilities 2016: $7,570,121Net Assets 2016: -$3,619,3882016Assets 2017: $3,929,170Liabilities 2017: $7,522,039Net Assets 2017: -$3,592,8692017Assets 2018: $3,810,076Liabilities 2018: $7,433,438Net Assets 2018: -$3,623,3622018Assets 2019: $3,743,714Liabilities 2019: $7,373,433Net Assets 2019: -$3,629,7192019Assets 2020: $3,737,959Liabilities 2020: $7,334,399Net Assets 2020: -$3,596,4402020Assets 2021: $3,649,743Liabilities 2021: $7,251,179Net Assets 2021: -$3,601,4362021Assets 2022: $3,565,286Liabilities 2022: $7,148,929Net Assets 2022: -$3,583,6432022Assets 2023: $21,618,130Liabilities 2023: $33,566,452Net Assets 2023: -$11,948,3222023Assets 2024: $10,979,979Liabilities 2024: $31,881,387Net Assets 2024: -$20,901,4082024Assets 2025: $11,609,797Liabilities 2025: $31,564,966Net Assets 2025: -$19,955,1692025

Highlighted filing

2025

Assets$11,609,797
Liabilities$31,564,966
Net Assets-$19,955,169
Open 2025 Filing

Operations Trend

Revenue Growth63rd percentile

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

$20M$10M$0-$10MExpenses 2011: $1,658,8772011Expenses 2012: $1,564,2612012Revenue 2013: $1,740,286Expenses 2013: $1,700,211Net Income 2013: $40,0752013Revenue 2014: $1,750,188Expenses 2014: $1,654,742Net Income 2014: $95,4462014Revenue 2015: $1,741,280Expenses 2015: $1,676,130Net Income 2015: $65,1502015Revenue 2016: $1,787,945Expenses 2016: $2,063,495Net Income 2016: -$275,5502016Revenue 2017: $1,806,318Expenses 2017: $1,779,799Net Income 2017: $26,5192017Revenue 2018: $1,858,792Expenses 2018: $1,889,285Net Income 2018: -$30,4932018Revenue 2019: $1,882,543Expenses 2019: $1,888,900Net Income 2019: -$6,3572019Revenue 2020: $1,918,906Expenses 2020: $1,885,627Net Income 2020: $33,2792020Revenue 2021: $1,949,244Expenses 2021: $1,954,240Net Income 2021: -$4,9962021Revenue 2022: $1,938,820Expenses 2022: $1,921,027Net Income 2022: $17,7932022Revenue 2023: $3,729,388Expenses 2023: $12,094,067Net Income 2023: -$8,364,6792023Revenue 2024: $4,218,842Expenses 2024: $13,049,853Net Income 2024: -$8,831,0112024Revenue 2025: $4,823,744Expenses 2025: $3,877,505Net Income 2025: $946,2392025

Highlighted filing

2025

Revenue$4,823,744
Expenses$3,877,505
Net Income$946,239
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$11,609,797
Liabilities
$31,564,966
Net assets
-$19,955,169
Revenue
$4,823,744
Expenses
$3,877,505
Net income
$946,239
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$11.6$31.6$20.0$4.82$3.88$0.95
2024Detailed filing. Detailed filing data is available for this year.$11.0$31.9$20.9$4.22$13.0$8.83
2023Detailed filing. Detailed filing data is available for this year.$21.6$33.6$11.9$3.73$12.1$8.36
2022Detailed filing. Detailed filing data is available for this year.$3.57$7.15$3.58$1.94$1.92$0.02
2021Detailed filing. Detailed filing data is available for this year.$3.65$7.25$3.60$1.95$1.95$0.00
2020Detailed filing. Detailed filing data is available for this year.$3.74$7.33$3.60$1.92$1.89$0.03
2019Detailed filing. Detailed filing data is available for this year.$3.74$7.37$3.63$1.88$1.89$0.01
2018Detailed filing. Detailed filing data is available for this year.$3.81$7.43$3.62$1.86$1.89$0.03
2017Detailed filing. Detailed filing data is available for this year.$3.93$7.52$3.59$1.81$1.78$0.03
2016Detailed filing. Detailed filing data is available for this year.$3.95$7.57$3.62$1.79$2.06$0.28
2015Detailed filing. Detailed filing data is available for this year.$4.05$7.40$3.34$1.74$1.68$0.07
2014Detailed filing. Detailed filing data is available for this year.$4.03$7.44$3.41$1.75$1.65$0.10
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.05$7.56$3.50$1.74$1.70$0.04
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.06$7.61$3.54$1.56
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.83$7.67$3.84$1.66
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Jan 14, 2026
Return Version
2024v5.5
Gross Receipts
$4,823,744
Mission and Program Overview

Mission

To provide housing facilities for low income senior citizens.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$6,979,628$6,784,793▼ $194,835
Investments Program Related$2,162,398$2,059,013▼ $103,385
Savings and Temporary Cash Investments$504,835$1,186,908▲ $682,073
Intangible Assets$988,971$958,146▼ $30,825
Cash and Non-Interest-Bearing Accounts$174,332$212,100▲ $37,768
Accounts Receivable$56,969$76,601▲ $19,632
Prepaid Expenses and Deferred Charges$26,896$44,450▲ $17,554
Total Assets$10,979,979$11,609,797▲ $629,818
Other Assets Total$85,950$287,786▲ $201,836
Liabilities
Mortgage Notes Payable Secured by Investment Property$31,037,251$30,579,957▼ $457,294
Other Liabilities$759,137$869,625▲ $110,488
Accounts Payable and Accrued Expenses$63,589$79,183▲ $15,594
Deferred Revenue$21,410$36,201▲ $14,791
Total Liabilities$31,881,387$31,564,966▼ $316,421
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-20,901,408$-19,955,169▲ $946,239
Total Net Assets Fund Balance$-20,901,408$-19,955,169▲ $946,239
Total Liabilities and Net Assets / Fund Balance$10,979,979$11,609,797▲ $629,818

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$6,122,695$5,426,657$11,549,352
Equipment$320,889$107,589$428,478
Land$277,447-$277,447
Leasehold Improvements$63,762$25,760$89,522
Investment Program Related Org$649,597--
Compensation and Service Providers
Top Officer Pay84th percentile

Board Members and Trustees

NameTitle
Annie MitchellFormer President
Sheryle MoreyPresident
Gloria ParrisFormer Vice President
Mary DalessandroVice President
Catherine PowellDirector
Deanie RobinsonDirector
Gerald Mahom JrDirector
Gloria HarrisDirector
Linda DennisDirector
Marietta MartinDirector
William H GroganDirector
Judy RobertsFormer Director
Anne SackrisonAssistant Secretary
Cindy LambAssistant Treasurer
Tim BraunscheidalChief Operations Officer
Mel HudsonNational Construction Manager
Diane SmithNational Development Manager
Darla HuttingerRegional Manager
Marguerite D AngeloRegional Manager
Jeri DraughonSecretary
Shirley MorelandTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Csi Support & Development ServicesManagement8425 EAST TWELVE MILE ROAD, Warren, MI 48093$135,865
Revenue and Support

Revenue Composition

Contributions and Grants
$3,996,323
Program Service Revenue
$708,380
Investment Income
$111,356
Other Revenue
$7,685
Change in Net Assets
$946,239

Audited Revenue Reconciliation

Revenue per Audited Statements
$4,823,744
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$4,823,744
Total Revenue per Form 990
$4,823,744
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$3,653,718
Grants and Similar Amounts Paid$223,787
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$1,267,904--$1,267,904
Interest$1,264,674--$1,264,674
Depreciation Depletion$239,576--$239,576
Grants to Domestic Orgs$223,787--$223,787
Insurance$152,597--$152,597
Fees for Services Management-$135,865-$135,865
Other Expenses$132,113$218,624-$132,113
Office Expenses-$57,509-$57,509
Fees for Services Legal-$21,442-$21,442
Fees for Services Accounting-$13,405-$13,405
Conferences and Meetings-$955-$955
Advertising-$573-$573
Total Functional Expenses$3,429,132$448,373$0$3,877,505

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$3,877,505
Total Expenses per Audited Statements$3,877,505
Total Expenses per Form 990$3,877,505
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$0
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Csi Support & Development ServicesWarren, MI501(c)(3)To Assist on Low Income Housing Mission$223,787
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
Residual Rcpts Avail for Recapture$629,013
Accrued Property Taxes$202,469
Tenant Security Deposits$23,117
Accrued Mgmt Fee Payable$15,026
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
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
Yes
Key decisions subject to board approval
No
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 3

“The apartment project is managed by a related entity, csi support & development services. The management contract encompasses the day to day operations of the project including, but not limited to, collection of rents, maintenance of facilities, supervision of staff, and ongoing support for both the owners and tenants as needed in order to establish a safe, sanitary and affordable environment. Listed in part viii, section a, csi support & development services compensates all highest compensated employees along with 90% of anne sackrison's and 95% of cindy lamb's wages, respectively.”

Form 990, Part VI, Section B, Line 11B

“The form 990 is presented at a board of directors meeting before it is signed and submitted.”

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

“An annual conflict of interest statement is filled out by board members and upper management employees, then submitted. A control is maintained as to the receipt of this annual form.”

Form 990, Part VI, Section B, Line 15A

“The board periodically conducts compensation studies and determines the compensation of the general manager.”

Form 990, Part VI, Section C, Line 19

“The form 990 and all related financial and policy information are made available to the public upon written request.”

FORM 990, PART VII, SECTION A, LINE 1A, COLUMN B:

“Description of hours worked for related organizations all of the officers, directors, and employees listed in part vii, section a perform similar duties and have similar responsibilities for related organizations as they do for this organization. Their total hours worked per week for this organization are similar to their hours worked for related organizations both in terms of number of hours and type of work performed.”

Filing and Contact Details

Filer

Filer Name
City Square Elderly Housing Inc
EIN
04-2794776
Phone
5867539002
Address
8425 E TWELVE MILE ROAD, WARREN, MI 48093

Signing Officer

Name
Cindy Lamb
Title
Assistant Treasurer
Phone
5867539002
Signed
2026-01-14
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Cindy Lamb
Formed
1983
Legal Domicile
Ma
Voting Board Members
11
Independent Board Members
11
Employees
0
Volunteers
17

Preparer

Firm
DAUBY O'CONNOR & ZALESKI LLC
Address
501 CONGRESSIONAL BLVD 300, CARMEL, IN 46032
Preparer
Lucas Autry
Phone
3178485700
Supplemental Narrative

Additional Explanations

FORM 990, PAGE 12, PART XII, LINE 2C:

“Overview of audit function the audit committee assumes responsibility for oversight of the audit of its financial statements and selection of an independent accountant.”

Financial Statement Notes

PART X, LINE 2:

“The corporation is exempt from federal income tax under section 501(c)(3) of the internal revenue code and state income tax and has been classified as an other than private foundation. Accordingly, no provision for federal and state taxes on revenue and income has been recognized in the accompanying financial statements. Generally, the federal and state tax returns are subject to examinations for the three years after the later of the original or extended due date or the date filed with the applicable tax authority.”

Raw XML AppendixShowing 400 of 1,819 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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IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
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IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt12DIRECTOR
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IRS990/Form990PartVIISectionAGrp/TitleTxt14REGIONAL MANAGER
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IRS990/Form990PartVIISectionAGrp/TitleTxt16NATIONAL CONSTRUCTION MANAGER
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IRS990ScheduleA/Form990ScheduleAPartVIGrp/FormAndLineReferenceDesc0SCHEDULE A, PART III, LINE 12:
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