Civic Intelligence

Phipps Houses

990 • Fiscal year 2016 • EIN 11-1187480

Jan 01, 2016 to Dec 31, 2016 • Filed on Nov 14, 2017

Organization ProfileWWW.PHIPPSNY.ORG

View Organization Page

902 Broadway 13th FloorNew 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

22nd percentile

0.09x

Higher debt load relative to assets than 22% of similar nonprofits.

2016 filings • $250M-$1B nonprofits • Source year 2016

Liabilities / Revenue

24th percentile

0.23x

Higher debt load relative to revenue than 24% of similar nonprofits.

2016 filings • $250M-$1B nonprofits • Source year 2016

Net Margin

99th percentile

93%

Higher net margin than 99% of similar nonprofits.

2016 filings • $250M-$1B nonprofits • Source year 2016

Top Officer Pay

63rd percentile

$887,863

Higher top officer pay than 63% of similar nonprofits.

Top officer pay equals 0.5% of source-year revenue.

2016 filings • $250M-$1B nonprofits • Source year 2016

Asset Growth

98th percentile

66%

Faster asset growth than 98% of similar nonprofits.

2016 filings • $250M-$1B nonprofits • Annualized from 2015 to 2016

Revenue Growth

99th percentile

228%

Faster revenue growth than 99% of similar nonprofits.

2016 filings • $250M-$1B nonprofits • Annualized from 2015 to 2016

Balance Sheet
Liabilities / Assets22nd percentile

Assets

Up

$452,931,845

Up $180,537,156 (+66%) from 2015

Net Assets

Up

$410,727,264

Up $177,744,466 (+76%) from 2015

Liabilities

Up

$42,204,581

Up $2,792,690 (+7.1%) from 2015

Revenue And Expenses
Liabilities / Revenue24th percentileNet Margin99th percentile

Revenue

Up

$181,779,157

Up $126,426,339 (+228%) from 2015

Expenses

Down

$12,043,928

Down $236,503 (-1.9%) from 2015

Net Income

Up

$169,735,229

Up $126,662,842 (+294%) from 2015

Historical Trend

Balance Sheet Trend

Asset Growth98th 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

2016

Assets$452,931,845
Liabilities$42,204,581
Net Assets$410,727,264
Open 2016 Filing

Operations Trend

Revenue Growth99th 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

2016

Revenue$181,779,157
Expenses$12,043,928
Net Income$169,735,229
Open 2016 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2016 to Dec 31, 2016
Signed
Nov 14, 2017
Return Version
2016v3.1
Gross Receipts
$193,797,350
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
Cash and Non-Interest-Bearing Accounts$17,284,959$147,109,326▲ $129,824,367
Investments in Publicly Traded Securities$83,030,377$88,824,188▲ $5,793,811
Land, Buildings, and Equipment, Net$53,068,433$64,330,809▲ $11,262,376
Accounts Receivable$56,993,236$56,676,629▼ $316,607
Investments Other Securities$36,882,249$40,543,384▲ $3,661,135
Savings and Temporary Cash Investments$207,068$25,213,220▲ $25,006,152
Other Notes and Loans Receivable, Net$16,467,995$16,502,426▲ $34,431
Prepaid Expenses and Deferred Charges$8,460,372$13,731,863▲ $5,271,491
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$272,394,689$452,931,845▲ $180,537,156
Other Assets Total$0$0→ $0
Liabilities
Other Liabilities$27,276,008$25,896,597▼ $1,379,411
Accounts Payable and Accrued Expenses$3,748,785$8,180,747▲ $4,431,962
Mortgage Notes Payable Secured by Investment Property$8,342,718$7,997,280▼ $345,438
Deferred Revenue$44,380$129,957▲ $85,577
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$39,411,891$42,204,581▲ $2,792,690
Net Assets / Fund Balance
Unrestricted Net Assets$232,982,798$410,727,264▲ $177,744,466
Permanently Rstr Net Assets$0$0→ $0
Temporarily Rstr Net Assets$0$0→ $0
Total Net Assets Fund Balance$232,982,798$410,727,264▲ $177,744,466
Total Liabilities and Net Assets / Fund Balance$272,394,689$452,931,845▲ $180,537,156

Asset Categories

AssetBook ValueDepreciationBasis
Land$46,549,671-$46,549,671
Buildings$14,678,614$10,519,364$25,197,978
Equipment$2,883,474$2,341,594$5,225,068
Other Land Buildings$219,050$55,142$274,192
Other Securities$40,543,384--

Endowment Activity

PeriodBeginningContrib.Gain/LossOther UsesEnd
2016$83,234,859$25,000,000▲ $5,801,887-$114,036,746
2015$104,987,377-▼ $2,552,518$19,200,000$83,234,859
2014$85,692,727$18,600,000▲ $694,650-$104,987,377
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
Compensation and Service Providers
Top Officer Pay63rd percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Adam WeinsteinPresident/CEOFT$540,980$346,883$887,863
James Robert Pigott JrVice President and SecretaryFT$226,561$150,213$376,774
Matthew KellyVice PresidentFT$226,037$141,188$367,225
Dianne MoralesVice President-$224,147$121,905$346,052
Brian BrickerTreasurerFT$191,669$146,225$337,894
Michael WadmanVice PresidentFT$159,101$145,577$304,678
Ronald Richard HillVice PresidentFT$168,207$91,333$259,540
Preston Stockman Thru 316ControllerPT-$44,426$44,426

Board Members and Trustees

NameTitle
Ronay MenschelChairman
Josephine PerrellaVice President
Colleen McauliffeHuman Resources Director
Carlyle BurkeManagment Info Sys Director
Adam Spies Thru 1016Trustee
David S ChaoTrustee
Dita AmoryTrustee
Dr Felix Matos-rodriguezTrustee
Gary G KosterTrustee
Jay NeveloffTrustee
Michael CampbellTrustee
Peter DuncanTrustee
Richard KesslerTrustee
Robert E SelsamTrustee
Scott MetznerTrustee
Scott PowellTrustee
Thomas CraigTrustee
Thomas OstermanTrustee
Victoria GuestTrustee
Dr Roscoe C Brown JrTrustee (thru 7/16)

Highest Paid Contractors

ContractorServicesLocationCompensation
Dattner ArchitectsArchitectural Srvcs.1385 BROADWAY 15TH FLOOR, New York, NY 10018$2,070,902
Titan Industrial Services CorpContracting66-00 LONG ISLAND EXPRESSWAY, Maspeth, NY 11378$1,195,942
Monadnock Construction INCConstruction155 3RD STREET, Brooklyn, NY 11231$872,421
V Cloud Painting And ContractingContractor96-16 42ND AVENUE, Corona, NY 11368$733,773
New York Insulation INCAsbestos Abatement58-48 59TH STREET, Maspeth, NY 11378$561,600
Revenue and Support

Revenue Composition

Contributions and Grants
$16,571,080
Program Service Revenue
$9,678,509
Investment Income
$2,433,129
Other Revenue
$153,096,439
Change in Net Assets
$169,735,229

Audited Revenue Reconciliation

Revenue per Audited Statements
$181,575,385
Revenue Not Reported on Financial Statements
$203,772
Revenue Not Reported on Form 990
$8,235,931
Total Revenue per Audited Statements
$189,811,316
Total Revenue per Form 990
$181,779,157
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$7,187,045
Salaries, Compensation, and Employee Benefits$4,580,807
Grants and Similar Amounts Paid$276,076
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$3,016,107$470,124-$3,486,231
Current Officers, Directors, Trustees, and Key Employees-$2,880,026-$2,880,026
Other Salaries and Wages$719,039$420,740-$1,139,779
Depreciation Depletion$958,030$13,226-$971,256
Fees for Services Management$357,702--$357,702
Pension Plan Contributions$114,737$183,436-$298,173
Grants to Domestic Orgs$276,076--$276,076
Information Technology$45,202$229,973-$275,175
Fees for Services Legal$66,335$151,394-$217,729
Fees for Service Investment Mgmnt Fees-$203,772-$203,772
Payroll Taxes$50,950$114,274-$165,224
Fees for Services Other$44,012$113,303-$157,315
All Other Expenses$105,912$26,095-$132,007
Office Expenses$24,809$99,486-$124,295
Insurance$90,847$8,302-$99,149
Other Employee Benefits$295,221$-197,616-$97,605
Fees for Services Accounting$18,940$75,510-$94,450
Other Expenses$445$69,940-$69,940
Interest$30,990--$30,990
Travel-$19,430-$19,430
Advertising-$10,914-$10,914
Conferences and Meetings-$1,422-$1,422
Total Functional Expenses$6,251,006$5,792,922$0$12,043,928

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$13,319,707
Total Expenses per Form 990$12,043,928
Expenses per Audited Statements$11,840,156
Expenses Not Reported on Form 990$1,479,551
Expenses Not Reported on Financial Statements$203,772
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Henry Phipps Plaza South HdfcNew York, NY501(c)(3)General$147,146
Phipps Neighborhoods IncNew York, NY501(c)(3)General$88,430
Loisaida IncNew York, NY501(c)(3)General$15,000
Nyu School of LawNew York, NY501(c)(3)General$7,500
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Direct Expenses$0
Fundraising Gross Income$0
Gaming Direct Expenses$0
Gaming Gross Income$0
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$25,896,597
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, directors, and key employees 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. This process was last performed in November 2013. A comparative compensation survey is in the process of being completed at this time.”

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, SECTION A:

“The compensation of the president, vice presidents, secretary and treasurer reflects their contributions to not only phipps houses but to all of its affiliated entities. On a consolidated basis, in 2015, the phipps houses group had revenue of $175 million and assets of $1.098 billion.”

Filing and Contact Details

Filer

Filer Name
Phipps Houses
EIN
11-1187480
In Care Of
% BRIAN BRICKER
Phone
2122439090
Address
902 BROADWAY 13TH FLOOR, NEW YORK, NY 10010-6033

Signing Officer

Name
Brian Bricker
Title
Treasurer
Phone
2122439090
Signed
2017-11-14
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Adam Weinstein
Formed
1905
Legal Domicile
Ny
Voting Board Members
15
Independent Board Members
15
Employees
13
Volunteers
17

Preparer

Firm
Bdo USA Llp
Address
100 PARK AVENUE, NEW YORK, NY 10017-5001
Preparer
Paul Hammerschmidt
Phone
2128858000
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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Document Assets

No mirrored PDF or thumbnail assets are attached yet.

Filings

Displayed year

2016 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$452,931,845
Liabilities
$42,204,581
Net assets
$410,727,264
Revenue
$181,779,157
Expenses
$12,043,928
Net income
$169,735,229
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
2016Detailed filing. Detailed filing data is available for this year.$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. 2016 filings • 501(c)4 • $250M-$1B nonprofits