Civic Intelligence

Phipps Houses

990 • Fiscal year 2017 • EIN 11-1187480

Jan 01, 2017 to Dec 31, 2017 • Filed on Nov 13, 2018

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

0.08x

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

2017 filings • $250M-$1B nonprofits • Source year 2017

Liabilities / Revenue

61st percentile

0.79x

Higher debt load relative to revenue than 61% of similar nonprofits.

2017 filings • $250M-$1B nonprofits • Source year 2017

Net Margin

96th percentile

70%

Higher net margin than 96% of similar nonprofits.

2017 filings • $250M-$1B nonprofits • Source year 2017

Top Officer Pay

64th percentile

$909,835

Higher top officer pay than 64% of similar nonprofits.

Top officer pay equals 1.7% of source-year revenue.

2017 filings • $250M-$1B nonprofits • Source year 2017

Asset Growth

80th percentile

14%

Faster asset growth than 80% of similar nonprofits.

2017 filings • $250M-$1B nonprofits • Annualized from 2016 to 2017

Revenue Growth

1st percentile

-71%

Faster revenue growth than 1% of similar nonprofits.

2017 filings • $250M-$1B nonprofits • Annualized from 2016 to 2017

Balance Sheet
Liabilities / Assets22nd percentile

Assets

Up

$517,238,288

Up $64,306,443 (+14%) from 2016

Net Assets

Up

$474,937,800

Up $64,210,536 (+16%) from 2016

Liabilities

Up

$42,300,488

Up $95,907 (+0.2%) from 2016

Revenue And Expenses
Liabilities / Revenue61st percentileNet Margin96th percentile

Revenue

Down

$53,548,072

Down $128,231,085 (-71%) from 2016

Expenses

Up

$16,225,074

Up $4,181,146 (+35%) from 2016

Net Income

Down

$37,322,998

Down $132,412,231 (-78%) from 2016

Historical Trend

Balance Sheet Trend

Asset Growth80th 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

2017

Assets$517,238,288
Liabilities$42,300,488
Net Assets$474,937,800
Open 2017 Filing

Operations Trend

Revenue Growth1st 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

2017

Revenue$53,548,072
Expenses$16,225,074
Net Income$37,322,998
Open 2017 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2017 to Dec 31, 2017
Signed
Nov 13, 2018
Return Version
2017v2.3
Gross Receipts
$69,524,533
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$88,824,188$247,147,240▲ $158,323,052
Land, Buildings, and Equipment, Net$64,330,809$67,058,178▲ $2,727,369
Savings and Temporary Cash Investments$25,213,220$60,884,397▲ $35,671,177
Accounts Receivable$56,676,629$54,489,735▼ $2,186,894
Investments Other Securities$40,543,384$46,834,350▲ $6,290,966
Prepaid Expenses and Deferred Charges$13,731,863$19,372,238▲ $5,640,375
Other Notes and Loans Receivable, Net$16,502,426$16,876,338▲ $373,912
Cash and Non-Interest-Bearing Accounts$147,109,326$4,575,812▼ $142,533,514
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$452,931,845$517,238,288▲ $64,306,443
Other Assets Total$0$0→ $0
Liabilities
Other Liabilities$25,896,597$26,950,941▲ $1,054,344
Mortgage Notes Payable Secured by Investment Property$7,997,280$7,640,298▼ $356,982
Accounts Payable and Accrued Expenses$8,180,747$7,589,822▼ $590,925
Deferred Revenue$129,957$119,427▼ $10,530
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$42,204,581$42,300,488▲ $95,907
Net Assets / Fund Balance
Unrestricted Net Assets$410,727,264$474,937,800▲ $64,210,536
Permanently Rstr Net Assets$0$0→ $0
Temporarily Rstr Net Assets$0$0→ $0
Total Net Assets Fund Balance$410,727,264$474,937,800▲ $64,210,536
Total Liabilities and Net Assets / Fund Balance$452,931,845$517,238,288▲ $64,306,443

Asset Categories

AssetBook ValueDepreciationBasis
Land$44,470,198-$44,470,198
Buildings$18,878,977$11,379,293$30,258,270
Equipment$3,494,481$2,463,900$5,958,381
Other Land Buildings$214,522$59,670$274,192
Other Securities$46,834,350--

Endowment Activity

PeriodBeginningContrib.Gain/LossOther UsesEnd
2017$114,036,746$165,100,000▲ $28,868,845-$308,005,591
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
Compensation and Service Providers
Top Officer Pay64th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Adam WeinsteinPresident/CEOFT$558,670$351,165$909,835
James Robert Pigott JrVice President and SecretaryFT$232,815$151,704$384,519
Matthew KellyVice PresidentFT$233,443$139,392$372,835
Dianne MoralesVice President-$215,986$139,517$355,503
Brian BrickerTreasurerFT$210,166$135,104$345,270
Michael WadmanVice PresidentFT$181,245$134,837$316,082
Ronald Richard HillVice PresidentFT$172,957$88,524$261,481
Carmelo TorresAssistant DirectorFT$102,492$92,709$195,201

Board Members and Trustees

NameTitle
Ronay MenschelChairman
Josephine PerrellaVice President
Colleen McauliffeHuman Resources Director
Carlyle BurkeManagment Info Sys Director
Darcy Starcom From 1217Trustee
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

Highest Paid Contractors

ContractorServicesLocationCompensation
Marvel Architects PllcArchitectural Srvcs.145 HUDSON STREET, New York, NY 10013$2,163,002
Dattner ArchitectsArchitectural Srvcs.1385 BROADWAY 15TH FLOOR, New York, NY 10018$1,346,716
Curtis Ginsberg Architects LLPArchitectural Srvcs.299 BROADWAY 107, New York, NY 10007$1,269,786
Akrf INCEnviron. Consultants440 PARK AVENUE SOUTH 7TH FLOOR, New York, NY 10016$676,835
H A of NEW YORK LLPEngineering ServicesPO BOX 843044, Boston, MA 02284$414,448
Revenue and Support

Revenue Composition

Contributions and Grants
$21,083,503
Program Service Revenue
$8,546,032
Investment Income
$7,212,033
Other Revenue
$16,706,504
Change in Net Assets
$37,322,998

Audited Revenue Reconciliation

Revenue per Audited Statements
$53,087,925
Revenue Not Reported on Financial Statements
$460,147
Revenue Not Reported on Form 990
$27,253,541
Other Revenue Adjustments
$460,147
Total Revenue per Audited Statements
$80,341,466
Total Revenue per Form 990
$53,548,072
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$8,594,924
Salaries, Compensation, and Employee Benefits$7,303,727
Grants and Similar Amounts Paid$326,423
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$3,177,497$563,551-$3,741,048
Current Officers, Directors, Trustees, and Key Employees-$2,945,525-$2,945,525
Pension Plan Contributions$115,449$2,219,803-$2,335,252
Other Salaries and Wages$707,379$944,453-$1,651,832
Depreciation Depletion$1,023,612$22,013-$1,045,625
Office Expenses$25,987$537,800-$563,787
Fees for Services Management$372,010--$372,010
Fees for Services Legal$38,493$328,075-$366,568
Information Technology$44,009$287,115-$331,124
Grants to Domestic Orgs$326,423--$326,423
Other Employee Benefits$253,426$-64,640-$188,786
Payroll Taxes$49,172$133,160-$182,332
All Other Expenses$97,484$57,391-$154,875
Fees for Services Accounting$19,915$112,380-$132,295
Fees for Services Other$49,079$69,288-$118,367
Insurance$96,705$7,851-$104,556
Other Expenses$73,479$126,291-$73,479
Interest$30,990--$30,990
Travel$382$18,734-$19,116
Conferences and Meetings-$3,863-$3,863
Advertising-$900-$900
Total Functional Expenses$6,502,002$9,723,072$0$16,225,074

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$17,171,679
Total Expenses per Form 990$16,225,074
Expenses per Audited Statements$15,764,927
Expenses Not Reported on Form 990$1,406,752
Expenses Not Reported on Financial Statements$460,147
Other Expense Adjustments$460,147
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
710 East 9th Street AssociationNew York, NY501(c)(4)General Support$115,298
Phipps Neighborhoods IncNew York, NY501(c)(3)General Support$97,402
Ayuda Puerto Rico IncNew York, NY501(c)(4)General Support$25,000
Via Verde Homes HdfcNew York, NY501(c)(3)General Support$19,523
Loisaida IncBronx, NY501(c)(3)General Support$15,000
Public InterestSanta Monica, CA-General Support$10,000
Nyu School of LawNew York, NY-General Support$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$26,950,941
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. A comparative compensation survey was completed in 2017.”

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 2016, the phipps houses group had revenue of $172 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
2018-11-13
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Adam Weinstein
Formed
1905
Legal Domicile
Ny
Voting Board Members
16
Independent Board Members
16
Employees
13
Volunteers
16

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........$1,040,749.”

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

2017 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$517,238,288
Liabilities
$42,300,488
Net assets
$474,937,800
Revenue
$53,548,072
Expenses
$16,225,074
Net income
$37,322,998
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
2017Detailed filing. Detailed filing data is available for this year.$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. 2017 filings • 501(c)4 • $250M-$1B nonprofits