Civic Intelligence

Phipps Houses

990 • Fiscal year 2018 • EIN 11-1187480

Jan 01, 2018 to Dec 31, 2018 • Filed on Nov 15, 2019

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

24th percentile

0.10x

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

2018 filings • $250M-$1B nonprofits • Source year 2018

Liabilities / Revenue

70th percentile

1.10x

Higher debt load relative to revenue than 70% of similar nonprofits.

2018 filings • $250M-$1B nonprofits • Source year 2018

Net Margin

96th percentile

71%

Higher net margin than 96% of similar nonprofits.

2018 filings • $250M-$1B nonprofits • Source year 2018

Top Officer Pay

65th percentile

$975,884

Higher top officer pay than 65% of similar nonprofits.

Top officer pay equals 2.1% of source-year revenue.

2018 filings • $250M-$1B nonprofits • Source year 2018

Asset Growth

39th percentile

1.7%

Faster asset growth than 39% of similar nonprofits.

2018 filings • $250M-$1B nonprofits • Annualized from 2017 to 2018

Revenue Growth

11th percentile

-14%

Faster revenue growth than 11% of similar nonprofits.

2018 filings • $250M-$1B nonprofits • Annualized from 2017 to 2018

Balance Sheet
Liabilities / Assets24th percentile

Assets

Up

$525,804,145

Up $8,565,857 (+1.7%) from 2017

Net Assets

Down

$474,838,499

Down $99,301 (-0.0%) from 2017

Liabilities

Up

$50,965,646

Up $8,665,158 (+20%) from 2017

Revenue And Expenses
Liabilities / Revenue70th percentileNet Margin96th percentile

Revenue

Down

$46,318,158

Down $7,229,914 (-14%) from 2017

Expenses

Down

$13,328,505

Down $2,896,569 (-18%) from 2017

Net Income

Down

$32,989,653

Down $4,333,345 (-12%) from 2017

Historical Trend

Balance Sheet Trend

Asset Growth39th 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

2018

Assets$525,804,145
Liabilities$50,965,646
Net Assets$474,838,499
Open 2018 Filing

Operations Trend

Revenue Growth11th 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

2018

Revenue$46,318,158
Expenses$13,328,505
Net Income$32,989,653
Open 2018 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2018 to Dec 31, 2018
Signed
Nov 15, 2019
Return Version
2018v3.1
Gross Receipts
$138,865,825
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$247,147,240$230,449,791▼ $16,697,449
Land, Buildings, and Equipment, Net$67,058,178$88,154,840▲ $21,096,662
Accounts Receivable$54,489,735$61,787,210▲ $7,297,475
Investments Other Securities$46,834,350$51,836,221▲ $5,001,871
Savings and Temporary Cash Investments$60,884,397$38,187,365▼ $22,697,032
Other Notes and Loans Receivable, Net$16,876,338$29,624,810▲ $12,748,472
Prepaid Expenses and Deferred Charges$19,372,238$22,735,736▲ $3,363,498
Cash and Non-Interest-Bearing Accounts$4,575,812$3,028,172▼ $1,547,640
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$517,238,288$525,804,145▲ $8,565,857
Other Assets Total$0$0→ $0
Liabilities
Other Liabilities$26,950,941$26,416,307▼ $534,634
Deferred Revenue$119,427$9,815,658▲ $9,696,231
Accounts Payable and Accrued Expenses$7,589,822$7,706,634▲ $116,812
Mortgage Notes Payable Secured by Investment Property$7,640,298$7,027,047▼ $613,251
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$42,300,488$50,965,646▲ $8,665,158
Net Assets / Fund Balance
Unrestricted Net Assets$474,937,800$474,838,499▼ $99,301
Permanently Rstr Net Assets$0$0→ $0
Temporarily Rstr Net Assets$0$0→ $0
Total Net Assets Fund Balance$474,937,800$474,838,499▼ $99,301
Total Liabilities and Net Assets / Fund Balance$517,238,288$525,804,145▲ $8,565,857

Asset Categories

AssetBook ValueDepreciationBasis
Land$53,444,652-$53,444,652
Buildings$33,716,598$12,253,766$45,970,364
Equipment$778,474$2,601,980$3,380,454
Other Land Buildings$215,116$63,170$278,286
Other Securities$51,836,221--

Endowment Activity

PeriodBeginningContrib.Gain/LossOther UsesEnd
2018$308,005,591-▼ $20,887,695$18,510,000$268,607,896
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
Compensation and Service Providers
Top Officer Pay65th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Adam WeinsteinPresident/CEOFT$567,845$408,039$975,884
James Robert Pigott JrVice President and SecretaryFT$242,444$137,873$380,317
Matthew KellyVice PresidentFT$240,804$131,071$371,875
Brian BrickerTreasurerFT$218,378$128,473$346,851
Dianne MoralesVice President-$224,235$120,745$344,980
Michael WadmanVice PresidentFT$192,740$126,032$318,772
Ronald Richard HillVice PresidentFT$180,356$82,395$262,751
Carmelo TorresAssistant DirectorFT$108,147$59,139$167,286

Board Members and Trustees

NameTitle
Ronay MenschelChairman
Josephine PerrellaVice President
Gennadiy TrakhtmanDirector of Mis
Colleen McauliffeHuman Resources Director
Boris Gutin From 1018Trustee
Darcy StacomTrustee
David S ChaoTrustee
Dita AmoryTrustee
Dr Felix Matos-rodriguezTrustee
Gary G KosterTrustee
Jay NeveloffTrustee
MICHAEL CAMPBELL thru 618Trustee
Peter DuncanTrustee
Richard KesslerTrustee
Robert E SelsamTrustee
Scott MetznerTrustee
Scott PowellTrustee
Thomas CraigTrustee
Thomas OstermanTrustee
Victoria GuestTrustee

Highest Paid Contractors

ContractorServicesLocationCompensation
Curtis Ginsberg Architects LLPArchitectural Srvcs.299 Broadway Suite 1107, New York, NY 10007$2,546,569
Lettire Construction Corpconstruct/contractor334 East 110th Street, New York, NY 10029$2,539,160
Marvel Architects PLLCArchitectural Srvcs.145 Hudson Street 3RD FLOOR, New York, NY 10013$2,387,591
Mega Contracting Group LLCconstruct/contractor48-02 25th Avenue Suite 400, Astoria, NY 11103$1,441,080
Canido Basonas Construction Corpconstruct/contractor314 48th Street, Brooklyn, NY 11220$1,261,384
Revenue and Support

Revenue Composition

Contributions and Grants
$5,300,291
Program Service Revenue
$16,104,913
Investment Income
$15,119,651
Other Revenue
$9,793,303
Change in Net Assets
$32,989,653

Audited Revenue Reconciliation

Revenue per Audited Statements
$46,318,158
Revenue Not Reported on Form 990
$-30,051,561
Total Revenue per Audited Statements
$16,266,597
Total Revenue per Form 990
$46,318,158
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$7,824,106
Salaries, Compensation, and Employee Benefits$5,111,865
Grants and Similar Amounts Paid$392,534
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$3,391,756$513,066-$3,904,822
Current Officers, Directors, Trustees, and Key Employees-$3,001,430-$3,001,430
Other Salaries and Wages$753,637$938,597-$1,692,234
Depreciation Depletion$1,033,215$32,409-$1,065,624
Office Expenses$24,246$887,137-$911,383
Grants to Domestic Orgs$392,534--$392,534
Fees for Services Management$386,736--$386,736
Fees for Services Legal$57,957$173,860-$231,817
Payroll Taxes$55,522$141,465-$196,987
Fees for Services Accounting$21,880$166,990-$188,870
Information Technology$21,545$159,776-$181,321
Pension Plan Contributions$99,636$46,505-$146,141
Insurance$97,926$41,059-$138,985
All Other Expenses$-19,527$115,725-$96,198
Fees for Services Other$40,079$36,995-$77,074
Other Employee Benefits$171,441$-96,368-$75,073
Advertising$40,170--$40,170
Other Expenses$36,720$139,430-$36,720
Interest$30,990--$30,990
Travel$125$21,036-$21,161
Conferences and Meetings-$2,975-$2,975
Total Functional Expenses$6,745,114$6,583,391$0$13,328,505

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$14,930,787
Expenses per Audited Statements$13,328,505
Total Expenses per Form 990$13,328,505
Expenses Not Reported on Form 990$1,602,282
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
La Casa De Felicidad HdfcNew York, NY501(c)(4)Fund Capital$250,000
Phipps Neighborhoods IncNew York, NY501(c)(3)General Support$98,034
Via Verde Homes HdfcNew York, NY501(c)(4)Fund Flooring$23,000
Nyu School of Law FoundationNew York, NY501(c)(3)Advancing Research$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$26,416,307
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 2017, the phipps houses group had revenue of $180 million and assets of $1.3 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
2019-11-15
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
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 I, LINE 7B AND PART V, LINE 3A:

“Form 990-t was filed exclusively to report qualified transportation and parking fringe benefits, and any on-premises athletic facilities under section 512(a)(7).”

FORM 990, PART XI, LINE 9:

“Postretirement benefit adjustment........$(1,435,111).”

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

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Filings

Displayed year

2018 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$525,804,145
Liabilities
$50,965,646
Net assets
$474,838,499
Revenue
$46,318,158
Expenses
$13,328,505
Net income
$32,989,653
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
2018Detailed filing. Detailed filing data is available for this year.$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