Civic Intelligence

Phipps Houses

990 • Fiscal year 2013 • EIN 11-1187480

Jan 01, 2013 to Dec 31, 2013 • Filed on Nov 13, 2014

Organization ProfileWWW.PHIPPSNY.ORG

View Organization Page

902 Broadway 13th FloorSuiteNew York, NY 10010-6033

(212) 243-9090

Siviq Scores

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

Liabilities / Assets

32nd percentile

0.13x

Higher debt load relative to assets than 32% of similar nonprofits.

2013 filings • $100M-$250M nonprofits • Source year 2013

Liabilities / Revenue

45th percentile

0.43x

Higher debt load relative to revenue than 45% of similar nonprofits.

2013 filings • $100M-$250M nonprofits • Source year 2013

Net Margin

96th percentile

83%

Higher net margin than 96% of similar nonprofits.

2013 filings • $100M-$250M nonprofits • Source year 2013

Top Officer Pay

81st percentile

$735,631

Higher top officer pay than 81% of similar nonprofits.

Top officer pay equals 1.2% of source-year revenue.

2013 filings • $100M-$250M nonprofits • Source year 2013

Asset Growth

95th percentile

37%

Faster asset growth than 95% of similar nonprofits.

2013 filings • $100M-$250M nonprofits • Annualized from 2012 to 2013

Revenue Growth

76th percentile

37%

Faster revenue growth than 76% of similar nonprofits.

2013 filings • $100M-$250M nonprofits • Annualized from 2010 to 2013

Balance Sheet
Liabilities / Assets32nd percentile

Assets

Up

$214,117,945

Up $57,313,436 (+37%) from 2012

Net Assets

Up

$187,270,590

Up $61,013,861 (+48%) from 2012

Liabilities

Down

$26,847,355

Down $3,700,425 (-12%) from 2012

Revenue And Expenses
Liabilities / Revenue45th percentileNet Margin96th percentile

Revenue

$62,609,208

No earlier filing loaded for comparison.

Expenses

Up

$10,554,811

Up $606,789 (+6.1%) from 2012

Net Income

$52,054,397

No earlier filing loaded for comparison.

Historical Trend

Balance Sheet Trend

Asset Growth95th percentile

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

$1.0B$500M$0Assets 2010: $119,798,981Liabilities 2010: $22,161,977Net Assets 2010: $97,637,0042010Assets 2011: $135,776,586Liabilities 2011: $29,750,410Net Assets 2011: $106,026,1762011Assets 2012: $156,804,509Liabilities 2012: $30,547,780Net Assets 2012: $126,256,7292012Assets 2013: $214,117,945Liabilities 2013: $26,847,355Net Assets 2013: $187,270,5902013Assets 2014: $236,035,243Liabilities 2014: $41,474,763Net Assets 2014: $194,560,4802014Assets 2015: $272,394,689Liabilities 2015: $39,411,891Net Assets 2015: $232,982,7982015Assets 2016: $452,931,845Liabilities 2016: $42,204,581Net Assets 2016: $410,727,2642016Assets 2017: $517,238,288Liabilities 2017: $42,300,488Net Assets 2017: $474,937,8002017Assets 2018: $525,804,145Liabilities 2018: $50,965,646Net Assets 2018: $474,838,4992018Assets 2019: $624,489,745Liabilities 2019: $52,841,151Net Assets 2019: $571,648,5942019Assets 2020: $688,807,851Liabilities 2020: $51,100,945Net Assets 2020: $637,706,9062020Assets 2021: $754,776,508Liabilities 2021: $45,715,632Net Assets 2021: $709,060,8762021Assets 2022: $827,242,266Liabilities 2022: $38,298,683Net Assets 2022: $788,943,5832022Assets 2023: $862,210,018Liabilities 2023: $27,838,134Net Assets 2023: $834,371,8842023Assets 2024: $994,102,835Liabilities 2024: $21,962,995Net Assets 2024: $972,139,8402024

Highlighted filing

2013

Assets$214,117,945
Liabilities$26,847,355
Net Assets$187,270,590
Open 2013 Filing

Operations Trend

Revenue Growth76th percentile

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

$200M$150M$100M$50M$0Revenue 2010: $24,433,642Expenses 2010: $9,702,043Net Income 2010: $14,731,5992010Expenses 2011: $9,851,2342011Expenses 2012: $9,948,0222012Revenue 2013: $62,609,208Expenses 2013: $10,554,811Net Income 2013: $52,054,3972013Revenue 2014: $39,621,152Expenses 2014: $11,330,481Net Income 2014: $28,290,6712014Revenue 2015: $55,352,818Expenses 2015: $12,280,431Net Income 2015: $43,072,3872015Revenue 2016: $181,779,157Expenses 2016: $12,043,928Net Income 2016: $169,735,2292016Revenue 2017: $53,548,072Expenses 2017: $16,225,074Net Income 2017: $37,322,9982017Revenue 2018: $46,318,158Expenses 2018: $13,328,505Net Income 2018: $32,989,6532018Revenue 2019: $83,640,042Expenses 2019: $17,972,706Net Income 2019: $65,667,3362019Revenue 2020: $79,703,796Expenses 2020: $19,582,333Net Income 2020: $60,121,4632020Revenue 2021: $88,001,578Expenses 2021: $21,514,926Net Income 2021: $66,486,6522021Revenue 2022: $101,156,342Expenses 2022: $21,095,910Net Income 2022: $80,060,4322022Revenue 2023: $87,375,863Expenses 2023: $18,319,961Net Income 2023: $69,055,9022023Revenue 2024: $110,928,466Expenses 2024: $18,959,721Net Income 2024: $91,968,7452024

Highlighted filing

2013

Revenue$62,609,208
Expenses$10,554,811
Net Income$52,054,397
Open 2013 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2013 to Dec 31, 2013
Signed
Nov 13, 2014
Return Version
2013v3.1
Gross Receipts
$116,081,109
Mission and Program Overview

Mission

Phipps houses was founded by henry phipps in 1905 to provide affordable and well-designed housing for working class new yorkers. Phipps houses, a not-for-profit corporation, is new york city's oldest and largest not-for-profit developer, sponsor (cont. On schedule o) and owner of housing for low and moderate-income families. The mission of phipps houses is the creation of enduring communities for such families, through housing development, related property management and social services.

To provide, promote and develop affordable housing for low and moderate income residents of the new york metropolitan area.

Balance Sheet Detail
LineBeginningEndChange
Assets
Investments in Publicly Traded Securities$33,688,889$85,506,819▲ $51,817,930
Accounts Receivable$61,465,489$60,517,317▼ $948,172
Investments Other Securities$21,254,068$28,993,478▲ $7,739,410
Other Notes and Loans Receivable, Net$17,722,489$16,068,216▼ $1,654,273
Land, Buildings, and Equipment, Net$8,592,509$8,769,904▲ $177,395
Prepaid Expenses and Deferred Charges$11,053,449$7,487,890▼ $3,565,559
Cash and Non-Interest-Bearing Accounts$499,923$3,530,960▲ $3,031,037
Savings and Temporary Cash Investments$2,338,966$3,243,361▲ $904,395
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
Intangible Assets$0$0→ $0
Inventories for Sale or Use$0$0→ $0
Loans From Officers Directors$0$0→ $0
Total Assets$156,804,509$214,117,945▲ $57,313,436
Other Assets Total$188,727$0▼ $188,727
Liabilities
Other Liabilities$21,535,601$14,643,438▼ $6,892,163
Mortgage Notes Payable Secured by Investment Property$4,274,230$8,589,790▲ $4,315,560
Accounts Payable and Accrued Expenses$4,711,665$3,572,594▼ $1,139,071
Deferred Revenue$26,284$41,533▲ $15,249
Grants Payable$0$0→ $0
Unsecured Notes Loans Payable$0$0→ $0
Escrow Account Liability$0$0→ $0
Tax Exempt Bond Liabilities$0$0→ $0
Total Liabilities$30,547,780$26,847,355▼ $3,700,425
Net Assets / Fund Balance
Unrestricted Net Assets$126,256,729$187,270,590▲ $61,013,861
Permanently Rstr Net Assets$0$0→ $0
Temporarily Rstr Net Assets$0$0→ $0
Total Net Assets Fund Balance$126,256,729$187,270,590▲ $61,013,861
Total Liabilities and Net Assets / Fund Balance$156,804,509$214,117,945▲ $57,313,436

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$7,375,727$8,498,954$15,874,681
Equipment$728,485$1,911,679$2,640,164
Land$464,547-$464,547
Other Land Buildings$201,145$45,917$247,062
Other Securities$28,993,478--

Endowment Activity

PeriodBeginningContrib.Gain/LossOther UsesEnd
2013$36,027,855$46,800,000▲ $2,864,872-$85,692,727
2012$26,878,479$6,300,000▲ $2,849,376-$36,027,855
2011$33,518,275-▼ $869,796$5,770,000$26,878,479
2010$33,149,567-▲ $3,238,708$2,870,000$33,518,275
2009$34,433,054-▲ $5,313,513$6,597,000$33,149,567
Compensation and Service Providers
Top Officer Pay81st percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Adam WeinsteinPresident/CEOFT$500,527$235,104$735,631
Ronay MenschelChairman-$668,027$67,604$735,631
Andrew Augenblick Thru 313Trustee--$301,814$301,814
James Robert Pigott JrVice President and SecretaryFT$205,927$95,339$301,266
Dr Roscoe C Brown JrTrustee-$240,927$60,339$301,266
Matthew KellyVice PresidentFT$210,051$86,483$296,534
Dita AmoryTrustee-$240,051$56,483$296,534
Dianne MoralesVice President-$202,865$80,023$282,888
Michael Campbell From 313Trustee-$227,865$55,023$282,888
Brian BrickerTreasurerFT$172,412$99,679$272,091
Robert C DinersteinTrustee-$214,412$57,679$272,091
Beatrice Guthrie Thru 1213Trustee--$244,752$244,752
Michael WadmanVice PresidentFT$149,795$88,079$237,874
Thomas CraigTrustee-$186,795$51,079$237,874
Maryanne GilmartinTrustee--$236,850$236,850
Victoria GuestTrustee--$217,973$217,973
Ronald Richard HillVice PresidentFT$152,738$60,189$212,927
David S ChaoTrustee-$168,738$44,189$212,927
Peter DuncanTrustee--$158,704$158,704
Karen HuProgram ManagerFT$109,178$45,952$155,130
Stuart Janney Iii Thru 1213Trustee-$127,178$27,952$155,130

Board Members and Trustees

NameTitle
Josephine PerrellaVice President
Edward RogersFinancial Services Director
Colleen McauliffeHuman Resources Director
Carlyle BurkeManagment Info Sys Director
Alan Wiener Thru 313Trustee
Gary G KosterTrustee
Jay Neveloff From 613Trustee
Richard KesslerTrustee
Robert E SelsamTrustee
Scott MetznerTrustee
Scott N ResnickTrustee
Scott PowellTrustee
Thomas Osterman From 313Trustee
Dr Felix Matos-rodriguezTrustee (from 3/13)
Preston StockmanController

Highest Paid Contractors

ContractorServicesLocationCompensation
Skyline Restoration INCContractor-$326,663
Goldman Sachs CoInvestment Advisor-$116,285
Maxwell Plumb Mechanical Cont IncContractor-$112,556
Revenue and Support

Revenue Composition

Contributions and Grants
$9,241,739
Program Service Revenue
$9,737,878
Investment Income
$2,861,903
Other Revenue
$40,767,688
Change in Net Assets
$52,054,397

Audited Revenue Reconciliation

Revenue per Audited Statements
$62,609,208
Revenue Not Reported on Form 990
$2,998,667
Total Revenue per Audited Statements
$65,607,875
Total Revenue per Form 990
$62,609,208
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$6,084,664
Salaries, Compensation, and Employee Benefits$4,347,429
Grants and Similar Amounts Paid$122,718
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$2,922,556$946,516-$3,869,072
Current Officers, Directors, Trustees, and Key Employees-$2,339,211-$2,339,211
Other Salaries and Wages$705,871$693,853-$1,399,724
Depreciation Depletion$604,393$38,126-$642,519
Fees for Services Management$317,996--$317,996
Pension Plan Contributions$90,058$143,979-$234,037
Other Employee Benefits$202,440$16,350-$218,790
Information Technology$50,886$143,893-$194,779
Fees for Service Investment Mgmnt Fees-$171,530-$171,530
Payroll Taxes$49,564$106,103-$155,667
Fees for Services Other$88,634$52,479-$141,113
All Other Expenses$45,961$79,934-$125,895
Grants to Domestic Orgs$122,718--$122,718
Office Expenses$22,987$81,693-$104,680
Fees for Services Legal$42,670$47,146-$89,816
Insurance$79,594$9,806-$89,400
Fees for Services Accounting$17,300$67,200-$84,500
Other Expenses$46,003$81,096$0$46,003
Travel$211$19,332-$19,543
Advertising-$9,454-$9,454
Interest-$9,237-$9,237
Conferences and Meetings$1,962$5,658-$7,620
Total Functional Expenses$5,447,121$5,107,690$0$10,554,811

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$11,165,717
Expenses per Audited Statements$10,554,811
Total Expenses per Form 990$10,554,811
Expenses Not Reported on Form 990$610,906
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
13-2707665-501(c)(3)General$116,218
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
Subject to proxy tax
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
Benefit$14,643,438
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 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
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

FORM 990, PART VI, SECTION B, LINE 11B:

“The executive committee of the organization's board receives a copy of form 990 prior to submission. The executive committee reviews and approves form 990 and reports the results of their review to the entire board of trustees.”

FORM 990, PART VI, SECTION B, LINE 12C:

“Officers and directors must complete and certify annually a list of conflicts of interest.”

FORM 990, PART VI, SECTION B, LINES 15A AND 15B:

“Every third year, outside consultants are hired to conduct a comparative compensation survey. Additionally, various salary studies and Form 990's of comparable organizations are reviewed on an annual basis. After review of aforementioned and further deliberation, the Compensation Committee approves compensation for all officers and key employees.”

FORM 990, PART VI, SECTION C, LINE 19:

“The organization makes its governing documents, conflict of interest policy, and financial statements available to the public upon request.”

FORM 990, PART VII:

“The compensation of the president and ceo reflects his contributions to not only phipps houses but to all of its affiliated entities. On a consolidated basis, in 2012, the phipps houses group had revenue of $137 million and assets of $942 million.”

Filing and Contact Details

Filer

EIN
11-1187480
In Care Of
% BRIAN BRICKER
Phone
2122439090

Signing Officer

Name
Brian Bricker
Title
Treasurer
Phone
2122439090
Signed
2014-11-13
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Adam Weinstein
Formed
1905
Legal Domicile
Ny
Voting Board Members
19
Independent Board Members
19
Employees
28
Volunteers
23

Preparer

Preparer
Paul Hammerschmidt
Phone
2122439090
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Postretirement benefit adjustment”

Financial Statement Notes

PART XI, LINE 2D AND PART XII, LINE 2D:

“Rental expenses deducted on form 990, part viii, line 6b.”

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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/TitleTxt14TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt15TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt16TRUSTEE (FROM 3/13)
IRS990/Form990PartVIISectionAGrp/TitleTxt17TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt18TRUSTEE
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IRS990/Form990PartVIISectionAGrp/TitleTxt22TRUSTEE
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IRS990/Form990PartVIISectionAGrp/TitleTxt25VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt26VICE PRESIDENT AND SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt27VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt28VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt29VICE PRESIDENT
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IRS990/Form990PartVIISectionAGrp/TitleTxt32FINANCIAL SERVICES DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt33MANAGMENT INFO SYS DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt34HUMAN RESOURCES DIRECTOR
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IRS990/MissionDesc0PHIPPS HOUSES WAS FOUNDED BY HENRY PHIPPS IN 1905 TO PROVIDE AFFORDABLE AND WELL-DESIGNED HOUSING FOR WORKING CLASS NEW YORKERS. PHIPPS HOUSES, A NOT-FOR-PROFIT CORPORATION, IS NEW YORK CITY'S OLDEST AND LARGEST NOT-FOR-PROFIT DEVELOPER, SPONSOR AND OWNER OF HOUSING FOR LOW AND MODERATE-INCOME FAMILIES. THE MISSION OF PHIPPS HOUSES IS THE CREATION OF ENDURING COMMUNITIES FOR SUCH FAMILIES, THROUGH HOUSING DEVELOPMENT, RELATED PROPERTY MANAGEMENT AND SOCIAL SERVICES.
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Document Assets

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Filings

Displayed year

2013 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$214,117,945
Liabilities
$26,847,355
Net assets
$187,270,590
Revenue
$62,609,208
Expenses
$10,554,811
Net income
$52,054,397
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$994$22.0$972$111$19.0$92.0
2023Detailed filing. Detailed filing data is available for this year.$862$27.8$834$87.4$18.3$69.1
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$827$38.3$789$101$21.1$80.1
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$755$45.7$709$88.0$21.5$66.5
2020Detailed filing. Detailed filing data is available for this year.$689$51.1$638$79.7$19.6$60.1
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$624$52.8$572$83.6$18.0$65.7
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$526$51.0$475$46.3$13.3$33.0
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$517$42.3$475$53.5$16.2$37.3
2016Import issue. A filing source exists for this year, but detailed import did not complete cleanly.$453$42.2$411$182$12.0$170
2015Detailed filing. Detailed filing data is available for this year.$272$39.4$233$55.4$12.3$43.1
2014Detailed filing. Detailed filing data is available for this year.$236$41.5$195$39.6$11.3$28.3
2013Detailed filing. Detailed filing data is available for this year.$214$26.8$187$62.6$10.6$52.1
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$157$30.5$126$9.95
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$136$29.8$106$9.85
2010Summary only. Only limited summary data is available for this year.$120$22.2$97.6$24.4$9.70$14.7
Peer Organizations

Similar nonprofits based on the same Siviq industry and scale cohort. 2013 filings • 501(c)4 • $100M-$250M nonprofits