Civic Intelligence

Westwood Affordable Housing Associates Inc

EIN 04-3427247 • 501(c)3 • Westwood, MA

Pub. 78 Eligible

Profile

Provides diverse types of housing designed to provide safe sanitary and suitable living accomodations of any and every type and kind to all persons of low, moderate and middle income within westwood, ma.

580 High StreetWestwood, MA 02090

www.townhall.westwood.ma.us

Siviq Scores

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

Liabilities / Assets

72nd percentile

0.27x

Higher debt load relative to assets than 72% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Liabilities / Revenue

95th percentile

3.67x

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

501(c)3 • $1M-$5M nonprofits • Source year 2025

Net Margin

49th percentile

3.7%

Higher net margin than 49% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Top Officer Pay

40th percentile

$0

Higher top officer pay than 40% of similar nonprofits.

Top officer pay equals 0.0% of source-year revenue.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Asset Growth

35th percentile

-1.0%

Faster asset growth than 35% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Revenue Growth

32nd percentile

-2.8%

Faster revenue growth than 32% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets72nd percentile

Assets

Down

$4,333,484

Down $44,113 (-1.0%) from 2024

Liabilities

Down

$1,171,983

Down $56,077 (-4.6%) from 2024

Net Assets

Up

$3,161,501

Up $11,964 (+0.4%) from 2024

Operations
Liabilities / Revenue95th percentileNet Margin49th percentile

Revenue

Down

$319,337

Down $9,360 (-2.8%) from 2024

Expenses

Down

$307,372

Down $477 (-0.2%) from 2024

Net Income

Down

$11,965

Down $8,883 (-43%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth35th percentile

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

$6.0M$4.0M$2.0M$0Assets 2011: $1,201,644Liabilities 2011: $701,227Net Assets 2011: $500,4172011Assets 2012: $1,167,100Liabilities 2012: $675,634Net Assets 2012: $491,4662012Assets 2013: $1,279,222Liabilities 2013: $648,215Net Assets 2013: $631,0072013Assets 2014: $1,447,034Liabilities 2014: $617,781Net Assets 2014: $829,2532014Assets 2015: $1,417,100Liabilities 2015: $617,585Net Assets 2015: $799,5152015Assets 2016: $1,404,416Liabilities 2016: $619,799Net Assets 2016: $784,6172016Assets 2017: $1,393,288Liabilities 2017: $589,724Net Assets 2017: $803,5642017Assets 2018: $1,368,025Liabilities 2018: $557,206Net Assets 2018: $810,8192018Assets 2019: $1,535,800Liabilities 2019: $522,280Net Assets 2019: $1,013,5202019Assets 2020: $2,952,870Liabilities 2020: $1,043,998Net Assets 2020: $1,908,8722020Assets 2021: $3,326,017Liabilities 2021: $1,005,021Net Assets 2021: $2,320,9962021Assets 2022: $4,127,186Liabilities 2022: $1,334,233Net Assets 2022: $2,792,9532022Assets 2023: $4,405,850Liabilities 2023: $1,277,161Net Assets 2023: $3,128,6892023Assets 2024: $4,377,597Liabilities 2024: $1,228,060Net Assets 2024: $3,149,5372024Assets 2025: $4,333,484Liabilities 2025: $1,171,983Net Assets 2025: $3,161,5012025

Highlighted filing

2025

Assets$4,333,484
Liabilities$1,171,983
Net Assets$3,161,501
Open 2025 Filing

Operations Trend

Revenue Growth32nd percentile

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

$1.5M$1.0M$500K$0-$500KRevenue 2011: $100,305Expenses 2011: $103,134Net Income 2011: -$2,8292011Revenue 2012: $99,879Expenses 2012: $108,831Net Income 2012: -$8,9522012Revenue 2013: $254,681Expenses 2013: $115,139Net Income 2013: $139,5422013Revenue 2014: $306,397Expenses 2014: $118,704Net Income 2014: $187,6932014Revenue 2015: $125,866Expenses 2015: $155,606Net Income 2015: -$29,7402015Revenue 2016: $142,394Expenses 2016: $157,292Net Income 2016: -$14,8982016Revenue 2017: $167,351Expenses 2017: $148,404Net Income 2017: $18,9472017Revenue 2018: $149,605Expenses 2018: $142,350Net Income 2018: $7,2552018Revenue 2019: $236,528Expenses 2019: $133,827Net Income 2019: $102,7012019Revenue 2020: $1,139,459Expenses 2020: $244,107Net Income 2020: $895,3522020Revenue 2021: $469,499Expenses 2021: $207,375Net Income 2021: $262,1242021Revenue 2022: $683,468Expenses 2022: $211,511Net Income 2022: $471,9572022Revenue 2023: $549,798Expenses 2023: $214,061Net Income 2023: $335,7372023Revenue 2024: $328,697Expenses 2024: $307,849Net Income 2024: $20,8482024Revenue 2025: $319,337Expenses 2025: $307,372Net Income 2025: $11,9652025

Highlighted filing

2025

Revenue$319,337
Expenses$307,372
Net Income$11,965
Open 2025 Filing

Filings

Most recent year

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

Open filing
Assets
$4,333,484
Liabilities
$1,171,983
Net assets
$3,161,501
Revenue
$319,337
Expenses
$307,372
Net income
$11,965
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$4.33$1.17$3.16$0.32$0.31$0.01
2024Detailed filing. Detailed filing data is available for this year.$4.38$1.23$3.15$0.33$0.31$0.02
2023Detailed filing. Detailed filing data is available for this year.$4.41$1.28$3.13$0.55$0.21$0.34
2022Detailed filing. Detailed filing data is available for this year.$4.13$1.33$2.79$0.68$0.21$0.47
2021Detailed filing. Detailed filing data is available for this year.$3.33$1.01$2.32$0.47$0.21$0.26
2020Detailed filing. Detailed filing data is available for this year.$2.95$1.04$1.91$1.14$0.24$0.90
2019Detailed filing. Detailed filing data is available for this year.$1.54$0.52$1.01$0.24$0.13$0.10
2018Detailed filing. Detailed filing data is available for this year.$1.37$0.56$0.81$0.15$0.14$0.01
2017Detailed filing. Detailed filing data is available for this year.$1.39$0.59$0.80$0.17$0.15$0.02
2016Summary only. Only limited summary data is available for this year.$1.40$0.62$0.78$0.14$0.16$0.01
2015Summary only. Only limited summary data is available for this year.$1.42$0.62$0.80$0.13$0.16$0.03
2014Summary only. Only limited summary data is available for this year.$1.45$0.62$0.83$0.31$0.12$0.19
2013Summary only. Only limited summary data is available for this year.$1.28$0.65$0.63$0.25$0.12$0.14
2012Summary only. Only limited summary data is available for this year.$1.17$0.68$0.49$0.10$0.11$0.01
2011Summary only. Only limited summary data is available for this year.$1.20$0.70$0.50$0.10$0.10$0.00
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Nov 1, 2024 to Oct 31, 2025
Signed
Mar 12, 2026
Return Version
2024v5.5
Gross Receipts
$319,337
Mission and Program Overview

Mission

Provides diverse types of housing designed to provide safe sanitary and suitable living accomodations of any and every type and kind to all persons of low, moderate and middle income within westwood, ma.

The non-profit arm of the housing authority, westwood affordable housing associates, inc. (waha) was formed in 1994 to pursue creative options for funding the development or purchase of affordable rental units in westwood.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$3,609,557$3,673,085▲ $63,528
Cash and Non-Interest-Bearing Accounts$708,679$604,910▼ $103,769
Prepaid Expenses and Deferred Charges$8,956$11,446▲ $2,490
Accounts Receivable$20,456$9,777▼ $10,679
Total Assets$4,377,597$4,333,484▼ $44,113
Other Assets Total$29,949$34,266▲ $4,317
Liabilities
Mortgage Notes Payable Secured by Investment Property$1,195,613$1,134,064▼ $61,549
Other Liabilities$30,235$34,242▲ $4,007
Accounts Payable and Accrued Expenses$2,212$3,677▲ $1,465
Total Liabilities$1,228,060$1,171,983▼ $56,077
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$3,129,341$3,149,255▲ $19,914
Net Assets With Donor Restrictions$20,196$12,246▼ $7,950
Total Net Assets Fund Balance$3,149,537$3,161,501▲ $11,964
Total Liabilities and Net Assets / Fund Balance$4,377,597$4,333,484▼ $44,113

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$2,416,517$1,032,635$3,449,152
Land$1,256,568-$1,256,568
Compensation and Service Providers
Top Officer Pay40th percentile

Board Members and Trustees

NameTitle
Eric AldenChair/president
Elissa Gordet FrancoVice Chair/president
Louis RizoliClerk
JANE O'DONNELLHousing Coordinator
Christine PreviteraMember
Elizabeth HillMember
Gary KaplanMember
Josepha JowdyMember
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$300,550
Investment Income
$18,787
Other Revenue
$0
Change in Net Assets
$11,965

Audited Revenue Reconciliation

Revenue per Audited Statements
$319,337
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$319,337
Total Revenue per Form 990
$319,337
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$307,372
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$98,457--$98,457
Interest$51,302--$51,302
Insurance$33,343--$33,343
Fees for Services Accounting-$19,125-$19,125
Other Expenses$13,112--$13,112
Office Expenses-$2,709-$2,709
Total Functional Expenses$285,538$21,834$0$307,372

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$307,372
Total Expenses per Audited Statements$307,372
Total Expenses per Form 990$307,372
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$0
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
Security Deposits$34,242
Governance and Compliance

Governance Checklist

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

Governance Explanations

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

“The board reviews the 990 prior to it being filed.”

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

“The board reviews any potentail conflicts annually.”

Form 990, Part VI, Section C, Line 19

“Governing documents are available upon request and are available on the secretary of state website for massachusetts.”

Filing and Contact Details

Filer

Filer Name
Westwood Affordable Housing
EIN
04-3427247
Phone
7813201031
Address
580 HIGH STREET, WESTWOOD, MA 02090

Signing Officer

Name
Elissa Gordet Franco
Title
President/chair
Phone
7813201031
Signed
2026-03-12
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Elissa Gordet Franco
Formed
1998
Legal Domicile
Ma
Voting Board Members
7
Independent Board Members
7
Employees
0
Volunteers
0

Preparer

Firm
Raphael and Raphael Llp
Address
312 STUART STREET 3RD FLOOR, BOSTON, MA 02116
Preparer
Brian J Carney
Phone
6172101200
Raw XML Appendix362 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/PYContributionsGrantsAmt05000
IRS990/PYExcessBenefitTransInd00
IRS990/PYGrantsAndSimilarPaidAmt00
IRS990/PYInvestmentIncomeAmt010716
IRS990/PYOtherExpensesAmt0307849
IRS990/PYOtherRevenueAmt00
IRS990/PYProgramServiceRevenueAmt0312981
IRS990/PYRevenuesLessExpensesAmt020848
IRS990/PYSalariesCompEmpBnftPaidAmt00
IRS990/PYTotalExpensesAmt0307849
IRS990/PYTotalProfFndrsngExpnsAmt00
IRS990/PYTotalRevenueAmt0328697
IRS990/QuidProQuoContributionsInd00
IRS990/ReconcilationRevenueExpnssAmt011965
IRS990/RegularMonitoringEnfrcInd01
IRS990/RelatedEntityInd00
IRS990/RelatedOrganizationCtrlEntInd00
IRS990/ReportInvestmentsOtherSecInd00
IRS990/ReportLandBuildingEquipmentInd01
IRS990/ReportOtherAssetsInd00
IRS990/ReportOtherLiabilitiesInd01
IRS990/ReportProgramRelatedInvstInd00
IRS990/RevenueAmt0319337
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearMinus1YearAmt05000
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearMinus3YearsAmt0150000
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearMinus4YearsAmt0150000
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/TotalAmt0305000
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearAmt018787
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus1YearAmt010716
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus2YearsAmt01651
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus3YearsAmt01035
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus4YearsAmt01427
IRS990ScheduleA/GrossInvestmentIncome170Grp/TotalAmt033616
IRS990ScheduleA/PublicOrganization170Ind0X
IRS990ScheduleA/PublicSupportCY170Pct00.90070
IRS990ScheduleA/PublicSupportPY170Pct00.98670
IRS990ScheduleA/PublicSupportTotal170Amt0305000
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IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus1YearAmt05000
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus3YearsAmt0150000
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus4YearsAmt0150000
IRS990ScheduleA/TotalCalendarYear170Grp/TotalAmt0305000
IRS990ScheduleA/TotalSupportAmt0338616
IRS990/ScheduleBRequiredInd00
IRS990ScheduleD/BuildingsGrp/BookValueAmt02416517
IRS990ScheduleD/BuildingsGrp/DepreciationAmt01032635
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt03449152
IRS990ScheduleD/ExpensesNotReportedAmt00
IRS990ScheduleD/ExpensesNotRptFinclStmtAmt00
IRS990ScheduleD/ExpensesSubtotalAmt0307372
IRS990ScheduleD/LandGrp/BookValueAmt01256568
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt01256568
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt034242
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0SECURITY DEPOSITS
IRS990ScheduleD/RevenueNotReportedAmt00
IRS990ScheduleD/RevenueNotReportedFinclStmtAmt00
IRS990ScheduleD/RevenueSubtotalAmt0319337
IRS990ScheduleD/TotalBookValueLandBuildingsAmt03673085
IRS990ScheduleD/TotalExpensesPerForm990Amt0307372
IRS990ScheduleD/TotalLiabilityAmt034242
IRS990ScheduleD/TotalRevenuePerForm990Amt0319337
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt0319337
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt0307372
IRS990/ScheduleJRequiredInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE BOARD REVIEWS THE 990 PRIOR TO IT BEING FILED.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE BOARD REVIEWS ANY POTENTAIL CONFLICTS ANNUALLY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2GOVERNING DOCUMENTS ARE AVAILABLE UPON REQUEST AND ARE AVAILABLE ON THE SECRETARY OF STATE WEBSITE FOR MASSACHUSETTS.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION B, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION C, LINE 19
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IRS990/SignificantChangeInd00
IRS990/SignificantNewProgramSrvcInd00
IRS990/StatesWhereCopyOfReturnIsFldCd0MA
IRS990/SubjectToExcsTaxNetInvstIncInd00
IRS990/SubjectToProxyTaxInd00
IRS990/SubjToTaxRmnrtnExPrchtPymtInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TerminateOperationsInd00
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IRS990/TotalAssetsEOYAmt04333484
IRS990/TotalAssetsGrp/BOYAmt04377597
IRS990/TotalAssetsGrp/EOYAmt04333484
IRS990/TotalCompGreaterThan150KInd00
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt021834
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt0285538
IRS990/TotalFunctionalExpensesGrp/TotalAmt0307372
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt01228060
IRS990/TotalLiabilitiesEOYAmt01171983
IRS990/TotalLiabilitiesGrp/BOYAmt01228060
IRS990/TotalLiabilitiesGrp/EOYAmt01171983
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt03149537
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt03161501
IRS990/TotalOtherCompensationAmt00
IRS990/TotalProgramServiceExpensesAmt0285538
IRS990/TotalProgramServiceRevenueAmt0300550
IRS990/TotalReportableCompFromOrgAmt00
IRS990/TotalRevenueGrp/ExclusionAmt00
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0319337
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0319337
IRS990/TotalRevenueGrp/UnrelatedBusinessRevenueAmt00
IRS990/TotalVolunteersCnt00
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt04377597
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt04333484
IRS990/TotReportableCompRltdOrgAmt00
IRS990/TrnsfrExmptNonChrtblRltdOrgInd00
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd00
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt0580 HIGH STREET
IRS990/USAddress/CityNm0WESTWOOD
IRS990/USAddress/StateAbbreviationCd0MA
IRS990/USAddress/ZIPCd002090
IRS990/VotingMembersGoverningBodyCnt07
IRS990/VotingMembersIndependentCnt07
IRS990/WebsiteAddressTxt0WWW.TOWNHALL.WESTWOOD.MA.US/
IRS990/WhistleblowerPolicyInd01
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd01
ReturnHeader/BusinessOfficerGrp/PersonNm0ELISSA GORDET FRANCO
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0PRESIDENT/CHAIR
ReturnHeader/BusinessOfficerGrp/PhoneNum07813201031
ReturnHeader/BusinessOfficerGrp/SignatureDt02026-03-12
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0WESTWOOD AFFORDABLE HOUSING
ReturnHeader/Filer/BusinessName/BusinessNameLine2Txt0ASSOCIATES INC
ReturnHeader/Filer/BusinessNameControlTxt0WEST
ReturnHeader/Filer/EIN0043427247
ReturnHeader/Filer/PhoneNum07813201031
ReturnHeader/Filer/USAddress/AddressLine1Txt0580 HIGH STREET
ReturnHeader/Filer/USAddress/CityNm0WESTWOOD
ReturnHeader/Filer/USAddress/StateAbbreviationCd0MA
ReturnHeader/Filer/USAddress/ZIPCd002090
ReturnHeader/IRSResponsiblePrtyInfoCurrInd00
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0042206126
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0RAPHAEL AND RAPHAEL LLP
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt0312 STUART STREET 3RD FLOOR
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0BOSTON
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0MA
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd002116
ReturnHeader/PreparerPersonGrp/PhoneNum06172101200
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0BRIAN J CARNEY
ReturnHeader/ReturnTs02026-03-12T21:22:55-05:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02024-11-01
ReturnHeader/TaxPeriodEndDt02025-10-31
ReturnHeader/TaxYr02024

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