Civic Intelligence

Geer Village Housing and Development Company

EIN 06-1230844 • 501(c)3 • Canaan, CT

Profile

To develop and operate a 24 unit, subsidized, elderly housing project

99 South Canaan RoadCanaan, CT 06018-2501

www.geercares.org

Siviq Scores

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

Liabilities / Assets

50th percentile

0.06x

Higher debt load relative to assets than 50% of similar nonprofits.

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

Liabilities / Revenue

73rd percentile

0.29x

Higher debt load relative to revenue than 73% of similar nonprofits.

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

Net Margin

15th percentile

-18%

Higher net margin than 15% 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

33rd percentile

-1.9%

Faster asset growth than 33% of similar nonprofits.

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

Revenue Growth

65th percentile

18%

Faster revenue growth than 65% of similar nonprofits.

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

Assets

Down

$2,748,871

Down $53,881 (-1.9%) from 2024

Liabilities

Up

$167,291

Up $51,712 (+45%) from 2024

Net Assets

Down

$2,581,580

Down $105,593 (-3.9%) from 2024

Revenue

Up

$576,193

Up $89,207 (+18%) from 2024

Expenses

Up

$681,786

Up $12,794 (+1.9%) from 2024

Net Income

Up

-$105,593

Up $76,413 (+42%) from 2024

Trend Graphs

Balance Sheet Trend

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

$6.0M$4.0M$2.0M$0Assets 2010: $2,707,816Liabilities 2010: $73,774Net Assets 2010: $2,634,0422010Assets 2011: $2,578,197Liabilities 2011: $70,210Net Assets 2011: $2,507,9872011Assets 2012: $2,465,112Liabilities 2012: $68,714Net Assets 2012: $2,396,3982012Assets 2013: $2,299,672Liabilities 2013: $31,650Net Assets 2013: $2,268,0222013Assets 2014: $2,176,217Liabilities 2014: $55,054Net Assets 2014: $2,121,1632014Assets 2015: $4,532,706Liabilities 2015: $53,501Net Assets 2015: $4,479,2052015Assets 2016: $4,387,351Liabilities 2016: $60,280Net Assets 2016: $4,327,0712016Assets 2017: $4,179,594Liabilities 2017: $28,067Net Assets 2017: $4,151,5272017Assets 2018: $4,032,575Liabilities 2018: $69,668Net Assets 2018: $3,962,9072018Assets 2019: $3,781,970Liabilities 2019: $45,258Net Assets 2019: $3,736,7122019Assets 2020: $3,584,775Liabilities 2020: $52,861Net Assets 2020: $3,531,9142020Assets 2021: $3,373,640Liabilities 2021: $50,345Net Assets 2021: $3,323,2952021Assets 2022: $3,188,987Liabilities 2022: $82,086Net Assets 2022: $3,106,9012022Assets 2023: $2,974,175Liabilities 2023: $96,243Net Assets 2023: $2,877,9322023Assets 2024: $2,802,752Liabilities 2024: $115,579Net Assets 2024: $2,687,1732024Assets 2025: $2,748,871Liabilities 2025: $167,291Net Assets 2025: $2,581,5802025

Highlighted filing

2025

Assets$2,748,871
Liabilities$167,291
Net Assets$2,581,580

Operations Trend

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

$3.0M$2.0M$1.0M$0-$1.0MExpenses 2010: $371,4892010Expenses 2011: $361,6022011Expenses 2012: $358,1012012Revenue 2013: $250,486Expenses 2013: $378,862Net Income 2013: -$128,3762013Revenue 2014: $266,132Expenses 2014: $412,991Net Income 2014: -$146,8592014Revenue 2015: $2,885,119Expenses 2015: $527,077Net Income 2015: $2,358,0422015Revenue 2016: $398,802Expenses 2016: $550,936Net Income 2016: -$152,1342016Revenue 2017: $399,406Expenses 2017: $574,950Net Income 2017: -$175,5442017Revenue 2018: $395,793Expenses 2018: $584,413Net Income 2018: -$188,6202018Revenue 2019: $385,208Expenses 2019: $611,403Net Income 2019: -$226,1952019Revenue 2020: $402,340Expenses 2020: $607,137Net Income 2020: -$204,7972020Revenue 2021: $407,238Expenses 2021: $615,857Net Income 2021: -$208,6192021Revenue 2022: $401,753Expenses 2022: $618,147Net Income 2022: -$216,3942022Revenue 2023: $405,142Expenses 2023: $634,111Net Income 2023: -$228,9692023Revenue 2024: $486,986Expenses 2024: $668,992Net Income 2024: -$182,0062024Revenue 2025: $576,193Expenses 2025: $681,786Net Income 2025: -$105,5932025

Highlighted filing

2025

Revenue$576,193
Expenses$681,786
Net Income-$105,593

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$2.75$0.17$2.58$0.58$0.68$0.11
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.80$0.12$2.69$0.49$0.67$0.18
2023Detailed filing. Detailed filing data is available for this year.$2.97$0.10$2.88$0.41$0.63$0.23
2022Detailed filing. Detailed filing data is available for this year.$3.19$0.08$3.11$0.40$0.62$0.22
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.37$0.05$3.32$0.41$0.62$0.21
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.58$0.05$3.53$0.40$0.61$0.20
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.78$0.05$3.74$0.39$0.61$0.23
2018Import issue. A filing source exists for this year, but detailed import did not complete cleanly.$4.03$0.07$3.96$0.40$0.58$0.19
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$4.18$0.03$4.15$0.40$0.57$0.18
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$4.39$0.06$4.33$0.40$0.55$0.15
2015Detailed filing. Detailed filing data is available for this year.$4.53$0.05$4.48$2.89$0.53$2.36
2014Detailed filing. Detailed filing data is available for this year.$2.18$0.06$2.12$0.27$0.41$0.15
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.30$0.03$2.27$0.25$0.38$0.13
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.47$0.07$2.40$0.36
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.58$0.07$2.51$0.36
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.71$0.07$2.63$0.37
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Oct 1, 2024 to Sep 30, 2025
Signed
Dec 19, 2025
Return Version
2024v5.0
Gross Receipts
$576,193
Mission and Program Overview

Mission

To develop and operate a 24 unit, subsidized elderly housing project.

To provide an independent living facility to qualified elderly individuals to improve their quality o flife and attempt to maximize their longevity of independent living.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$2,528,823$2,308,461▼ $220,362
Savings and Temporary Cash Investments$254,611$299,495▲ $44,884
Accounts Receivable$243$105,063▲ $104,820
Cash and Non-Interest-Bearing Accounts$19,075$35,852▲ $16,777
Total Assets$2,802,752$2,748,871▼ $53,881
Liabilities
Accounts Payable and Accrued Expenses$100,294$151,785▲ $51,491
Other Liabilities$15,284$15,483▲ $199
Deferred Revenue$1$23▲ $22
Total Liabilities$115,579$167,291▲ $51,712
Net Assets / Fund Balance
Net Assets With Donor Restrictions$4,959,618$4,959,618→ $0
Net Assets Without Donor Restrictions$-2,272,445$-2,378,038▼ $105,593
Total Net Assets Fund Balance$2,687,173$2,581,580▼ $105,593
Total Liabilities and Net Assets / Fund Balance$2,802,752$2,748,871▼ $53,881

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$2,137,631$3,985,811$6,123,442
Land$380,430-$380,430
Other Land Buildings$106,071-$106,071
Equipment$19,465-$19,465
Compensation and Service Providers

Board Members and Trustees

NameTitle
Lance LeifertVice Chair/t
Cyd EmmonsDirector
Karin RobinsonDirector
Rich SolanDirector
Samuel HerrickDirector
Eileen FoxSecretary
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$576,064
Investment Income
$129
Other Revenue
$0
Change in Net Assets
$-105,593
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$578,926
Salaries, Compensation, and Employee Benefits$102,860
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$218,029$2,329-$220,358
Other Salaries and Wages$71,248$11,705-$82,953
Office Expenses-$42,586-$42,586
Fees for Services Management-$36,259-$36,259
Insurance$20,329--$20,329
Payroll Taxes$17,097$2,810-$19,907
Fees for Services Accounting-$17,080-$17,080
Conferences and Meetings-$868-$868
Advertising-$518-$518
Other Expenses$502$1,110-$502
Total Functional Expenses$566,521$115,265$0$681,786
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$15,483
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
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
No
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, Page 6, Part VI, Line 3

The organization has cotracted with elderly housing management to provide property management services for the apartment building. All employees are employees of elderly housing management. Salaries on the 990 represent reimbursements to ehm for employees who work on site at the organizations apartment facility. Ehm provides all management, accounting, and maintenance services related to the property.

Form 990, Page 6, Part VI, Line 7A

The member is the geer corporation. The directors are elected annually by the member and may be removed by the member.

Form 990, Page 6, Part VI, Line 11B

A draft copy of the 990 was provided to the board at the same time the audit draft was submitted. The board ws requested to review the 990 and provide input on the completion of the final form.

Form 990, Page 6, Part VI, Line 19

No documents available to the public

Filing and Contact Details

Filer

Filer Name
Geer Village Housing and
EIN
06-1230844
Phone
8608245137
Address
99 SOUTH CANAAN ROAD, CANAAN, CT 06018-2501
Doing Business As
Beckley House

Signing Officer

Name
Shaun Powell
Title
CFO
Phone
8608245137
Signed
2025-12-19

Organization Details

Principal Officer
Shaun Powell
Formed
1988
Legal Domicile
Ct
Voting Board Members
6
Independent Board Members
6
Employees
0

Preparer

Firm
Maddox & Associates Apc
Address
5627 BANKERS AVE BLDG 2, BATON ROUGE, LA 70808-2610
Preparer
William B Beale
Phone
2259263360
Raw XML AppendixShowing 400 of 426 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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IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus4YearsAmt0297
IRS990ScheduleA/GrossInvestmentIncome509Grp/TotalAmt0695
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IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus1YearAmt0486854
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus2YearsAmt0405005
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus4YearsAmt0406941
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/TotalAmt01874864
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearAmt0129
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IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus2YearsAmt0137
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus4YearsAmt0297
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/TotalAmt0695
IRS990ScheduleA/InvestmentIncomeCYPct00.00000
IRS990ScheduleA/InvestmentIncomePYPct00.00000
IRS990ScheduleA/PubliclySupportedOrg509a2Ind0X
IRS990ScheduleA/PublicSupportCY509Pct00.99960
IRS990ScheduleA/PublicSupportPY509Pct00.99940
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IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus2YearsAmt0405005
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus4YearsAmt0406941
IRS990ScheduleA/Total509Grp/TotalAmt01874864
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearAmt0576193
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus1YearAmt0486986
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus2YearsAmt0405142
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IRS990ScheduleD/BuildingsGrp/DepreciationAmt03985811
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt06123442
IRS990ScheduleD/EquipmentGrp/BookValueAmt019465
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt019465
IRS990ScheduleD/LandGrp/BookValueAmt0380430
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt0380430
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt0106071
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt0106071
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt015483
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0SECURITY DEPOSITS
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IRS990ScheduleD/TotalLiabilityAmt015483
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE ORGANIZATION HAS COTRACTED WITH ELDERLY HOUSING MANAGEMENT TO PROVIDE PROPERTY MANAGEMENT SERVICES FOR THE APARTMENT BUILDING. ALL EMPLOYEES ARE EMPLOYEES OF ELDERLY HOUSING MANAGEMENT. SALARIES ON THE 990 REPRESENT REIMBURSEMENTS TO EHM FOR EMPLOYEES WHO WORK ON SITE AT THE ORGANIZATIONS APARTMENT FACILITY. EHM PROVIDES ALL MANAGEMENT, ACCOUNTING, AND MAINTENANCE SERVICES RELATED TO THE PROPERTY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE MEMBER IS THE GEER CORPORATION. THE DIRECTORS ARE ELECTED ANNUALLY BY THE MEMBER AND MAY BE REMOVED BY THE MEMBER.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2A DRAFT COPY OF THE 990 WAS PROVIDED TO THE BOARD AT THE SAME TIME THE AUDIT DRAFT WAS SUBMITTED. THE BOARD WS REQUESTED TO REVIEW THE 990 AND PROVIDE INPUT ON THE COMPLETION OF THE FINAL FORM.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3NO DOCUMENTS AVAILABLE TO THE PUBLIC
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PAGE 6, PART VI, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 6, PART VI, LINE 7A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 19
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IRS990ScheduleR/AssetPurchaseFromOtherOrgInd0false
IRS990ScheduleR/AssetSaleToOtherOrgInd0false
IRS990ScheduleR/DivRelatedOrganizationInd0false
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IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd0false
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DirectControllingEntityName/BusinessNameLine1Txt2GEER CORP
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DirectControllingEntityName/BusinessNameLine1Txt3GEER CORP
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt0GEER CORPORATION INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt1GEER WOODS INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt2THE GEER FOUNDATION INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt3THE ROBERT C GEER MEMORIAL
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine2Txt0HOSPITAL INC
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/LegalDomicileStateCd2CT
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/LegalDomicileStateCd3CT
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt0MGMT
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt1HOUSING
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt2FUNDRAISIN
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt3NURSING
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/AddressLine1Txt199 SOUTH CANAAN RD
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/AddressLine1Txt299 SOUTH CANAAN RD
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/AddressLine1Txt399 SOUTH CANAAN RD
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/CityNm1CANAAN
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/CityNm2CANAAN
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/StateAbbreviationCd2CT
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/StateAbbreviationCd3CT
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/ZIPCd006018
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IRS990ScheduleR/LoansOrGuaranteesToOtherOrgInd0false
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IRS990ScheduleR/PerformOfServicesByOtherOrgInd0false
IRS990ScheduleR/PerformOfServicesForOthOrgInd0false
IRS990ScheduleR/ReceiptOfIntAnntsRntsRyltsInd0false
IRS990ScheduleR/ReimbursementPaidByOtherOrgInd0false
IRS990ScheduleR/ReimbursementPaidToOtherOrgInd0true
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IRS990ScheduleR/RentalOfFcltsFromOthOrgInd0false
IRS990ScheduleR/SharingOfFacilitiesInd0false
IRS990ScheduleR/TransactionsRelatedOrgGrp/InvolvedAmt0587
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IRS990ScheduleR/TransactionsRelatedOrgGrp/TransactionTypeTxt0P
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IRS990ScheduleR/TransferToOtherOrgInd0false
IRS990/SchoolOperatingInd0false
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IRS990/SignificantNewProgramSrvcInd0false
IRS990/SubjectToExcsTaxNetInvstIncInd0false
IRS990/SubjectToProxyTaxInd0false
IRS990/SubjToTaxRmnrtnExPrchtPymtInd0false
IRS990/TaxablePartyNotificationInd0false
IRS990/TaxExemptBondsInd0false
IRS990/TerminateOperationsInd0false
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IRS990/TotalAssetsGrp/EOYAmt02748871
IRS990/TotalCompGreaterThan150KInd0false
IRS990/TotalEmployeeCnt00
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IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt0566521
IRS990/TotalFunctionalExpensesGrp/TotalAmt0681786
IRS990/TotalGrossUBIAmt00
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IRS990/TotalLiabilitiesEOYAmt0167291
IRS990/TotalLiabilitiesGrp/BOYAmt0115579
IRS990/TotalLiabilitiesGrp/EOYAmt0167291
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt02687173
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IRS990/TotalProgramServiceExpensesAmt0566521
IRS990/TotalProgramServiceRevenueAmt0576064
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0576193
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0576193
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt02802752
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt02748871
IRS990/TrnsfrExmptNonChrtblRltdOrgInd0false
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd0false
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt099 SOUTH CANAAN ROAD
IRS990/USAddress/CityNm0CANAAN
IRS990/USAddress/StateAbbreviationCd0CT
IRS990/USAddress/ZIPCd0060182501
IRS990/VotingMembersGoverningBodyCnt06
IRS990/VotingMembersIndependentCnt06
IRS990/WebsiteAddressTxt0WWW.GEERCARES.ORG
IRS990/WhistleblowerPolicyInd0false
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/PersonNm0SHAUN POWELL
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0CFO

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