Civic Intelligence

Phipps Houses

990 • Fiscal year 2020 • EIN 11-1187480

Jan 01, 2020 to Dec 31, 2020 • Filed on Feb 15, 2022

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

29th percentile

0.07x

Higher debt load relative to assets than 29% of similar nonprofits.

2020 filings • $250M-$1B nonprofits • Source year 2020

Liabilities / Revenue

53rd percentile

0.64x

Higher debt load relative to revenue than 53% of similar nonprofits.

2020 filings • $250M-$1B nonprofits • Source year 2020

Net Margin

96th percentile

75%

Higher net margin than 96% of similar nonprofits.

2020 filings • $250M-$1B nonprofits • Source year 2020

Top Officer Pay

68th percentile

$958,473

Higher top officer pay than 68% of similar nonprofits.

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

2020 filings • $250M-$1B nonprofits • Source year 2020

Asset Growth

59th percentile

10%

Faster asset growth than 59% of similar nonprofits.

2020 filings • $250M-$1B nonprofits • Annualized from 2019 to 2020

Revenue Growth

29th percentile

-4.7%

Faster revenue growth than 29% of similar nonprofits.

2020 filings • $250M-$1B nonprofits • Annualized from 2019 to 2020

Balance Sheet
Liabilities / Assets29th percentile

Assets

Up

$688,807,851

Up $64,318,106 (+10%) from 2019

Net Assets

Up

$637,706,906

Up $66,058,312 (+12%) from 2019

Liabilities

Down

$51,100,945

Down $1,740,206 (-3.3%) from 2019

Revenue And Expenses
Liabilities / Revenue53rd percentileNet Margin96th percentile

Revenue

Down

$79,703,796

Down $3,936,246 (-4.7%) from 2019

Expenses

Up

$19,582,333

Up $1,609,627 (+9.0%) from 2019

Net Income

Down

$60,121,463

Down $5,545,873 (-8.4%) from 2019

Historical Trend

Balance Sheet Trend

Asset Growth59th 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

2020

Assets$688,807,851
Liabilities$51,100,945
Net Assets$637,706,906
Open 2020 Filing

Operations Trend

Revenue Growth29th 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

2020

Revenue$79,703,796
Expenses$19,582,333
Net Income$60,121,463
Open 2020 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2020 to Dec 31, 2020
Signed
Feb 15, 2022
Return Version
2020v4.1
Gross Receipts
$182,004,121
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.

Balance Sheet Detail
LineBeginningEndChange
Assets
Investments in Publicly Traded Securities$243,890,142$248,071,387▲ $4,181,245
Accounts Receivable$108,460,546$136,663,700▲ $28,203,154
Other Notes and Loans Receivable, Net$64,853,346$98,480,655▲ $33,627,309
Land, Buildings, and Equipment, Net$73,845,317$73,194,663▼ $650,654
Prepaid Expenses and Deferred Charges$55,696,582$61,669,343▲ $5,972,761
Investments Other Securities$48,540,049$58,264,012▲ $9,723,963
Cash and Non-Interest-Bearing Accounts$16,076,967$9,226,411▼ $6,850,556
Savings and Temporary Cash Investments$13,126,796$3,237,680▼ $9,889,116
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$624,489,745$688,807,851▲ $64,318,106
Other Assets Total$0$0→ $0
Liabilities
Other Liabilities$25,648,263$25,957,618▲ $309,355
Deferred Revenue$9,819,840$9,887,701▲ $67,861
Accounts Payable and Accrued Expenses$10,715,804$8,126,184▼ $2,589,620
Mortgage Notes Payable Secured by Investment Property$6,657,244$7,129,442▲ $472,198
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$52,841,151$51,100,945▼ $1,740,206
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$571,648,594$637,706,906▲ $66,058,312
Net Assets With Donor Restrictions$0$0→ $0
Total Net Assets Fund Balance$571,648,594$637,706,906▲ $66,058,312
Total Liabilities and Net Assets / Fund Balance$624,489,745$688,807,851▲ $64,318,106

Asset Categories

AssetBook ValueDepreciationBasis
Land$47,162,714-$47,162,714
Buildings$23,474,125$15,801,425$39,275,550
Equipment$2,091,910$1,145,375$3,237,285
Other Land Buildings$242,658$72,059$314,717
Leasehold Improvements$223,256$72,099$295,355
Other Securities$58,264,012--

Endowment Activity

PeriodBeginningContrib.Gain/LossOther UsesEnd
2020$217,046,774-▲ $34,253,487-$251,300,261
2019$268,607,896-▼ $51,561,122-$217,046,774
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
Compensation and Service Providers
Top Officer Pay68th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Adam WeinsteinPresident/CEOFT$613,214$345,259$958,473
James Robert Pigott JrVice President and SecretaryFT$269,352$105,816$375,168
Matthew KellyVice PresidentFT$259,371$108,207$367,578
Brian BrickerTreasurerFT$226,186$95,713$341,399
Michael WadmanVice PresidentFT$239,825$101,122$321,447
Ronald Richard HillVice PresidentFT$194,242$66,939$261,181
Andre WhiteVice President-$155,322$22,797$178,119
Carmelo TorresAssistant DirectorFT$118,988$45,229$164,217
Dianne MoralesVICE PRESIDENT thru 01/03/2020-$37,816$6,918$44,734

Board Members and Trustees

NameTitle
Ronay MenschelChairman
Cathy PenningtonVice President
Josephine PerrellaVICE PRESIDENT thru 06/30/2020
Gennadiy TrakhtmanDirector of Mis
Colleen McauliffeHuman Resources Director
Boris GutinTrustee
Darcy StacomTrustee
Dita AmoryTrustee
Dr Felix Matos-rodriguezTrustee
Gary G KosterTrustee
Jay NeveloffTrustee
Nicole EisenbergerTrustee
Peter DuncanTrustee
Richard KesslerTrustee
Robert E SelsamTrustee
Scott PowellTrustee
Thomas CraigTrustee
Thomas OstermanTrustee
Victoria GuestTrustee
Andrew Sidamon-EristoffTrustee eff. 12/2020
Donald NoticeTRUSTEE eff. 12/2020
Oxiris BarbotTrustee Eff. 12/2020
Scott MetznerTrustee Thru 06/2020

Highest Paid Contractors

ContractorServicesLocationCompensation
Lettire Construction Corpconstruct/contractor334 East 110th Street, New York, NY 10029$10,512,232
Monadnock Construction Incconstruct/contractor155 3rd Street, Brooklyn, NY 11231$6,345,360
CA Rich Consultants IncEnvir. Remediation17 Dupont Street, Plainview, NY 11803$2,274,058
Dattner ArtchitectsArchitect Fees1385 Broadway 15th Floor, New York, NY 10018$1,368,569
Marvel Architects PLLCArchitect145 Hudson Street Floor 3, New York, NY 10013$687,578
Revenue and Support

Revenue Composition

Contributions and Grants
$2,276,485
Program Service Revenue
$47,437,056
Investment Income
$24,011,931
Other Revenue
$5,978,324
Change in Net Assets
$60,121,463
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$13,519,346
Salaries, Compensation, and Employee Benefits$5,990,487
Grants and Similar Amounts Paid$72,500
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$2,594,090$1,595,780-$4,189,870
Current Officers, Directors, Trustees, and Key Employees-$2,848,098-$2,848,098
Other Salaries and Wages$806,406$1,338,995-$2,145,401
Depreciation Depletion$563,398$631,199-$1,194,597
Office Expenses$269,851$302,039-$571,890
Pension Plan Contributions$357,842$109,549-$467,391
Fees for Services Management$418,461--$418,461
Other Employee Benefits$173,810$104,323-$278,133
Payroll Taxes$118,596$132,868-$251,464
Insurance$91,195$102,170-$193,365
Fees for Services Accounting$79,399$88,954-$168,353
Fees for Services Other$57,866$64,829-$122,695
Information Technology$45,243$50,512-$95,755
Other Expenses$36,243$40,604$0$76,847
Grants to Domestic Orgs$72,500--$72,500
All Other Expenses$55,326--$55,326
Fees for Services Legal$20,381$22,834-$43,215
Advertising$12,564$14,077-$26,641
Travel$4,710$5,277-$9,987
Conferences and Meetings$381$427-$808
Total Functional Expenses$8,802,984$10,779,349$0$19,582,333
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
New York Housing Conference IncNew York, NY501(c)(3)Annual Awards Fundraiser$15,000
Citizens Housing and Planning CouncilNew York, NY501(c)(3)CHPC Annual Luncheon$12,500
Enterprises Community Partners IncColumbia, MD501(c)(3)Project Parachute$10,000
Loisaida IncBronx, NY501(c)(3)Annual Contribution$10,000
MHANY Management IncBrooklyn, NY501(c)(3)March 5th Event$10,000
Settlement Housing Fund IncNew York, NY501(c)(3)Annual Spring Benefit$10,000
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$25,957,618
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Backup withholding compliance
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
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.”

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 2020, the phipps houses group had revenue in excess of $100 million and assets in excess of $1.5 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
2022-02-15
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Adam Weinstein
Formed
1905
Legal Domicile
Ny
Voting Board Members
18
Independent Board Members
18
Employees
17
Volunteers
19

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 medical plan benefits reported as Other Comprehensive Income (OCI) under GAAP ------------------------------------($97,581) Intercompany transactions primarily related to timing differences and elimination items -----------------------------------($2,302,985) total of Other Changes in Net Assets -----------------($2,400,566)”

Form 990, Part XII, Line 2B:

“The financial statement audit of Phipps Houses by independent accountants is currently in process. The accompanying Form 990 was prepared from unaudited financial data. Form 990 will be amended if the audited financial statements report financial data that is materially different from the accompanying Form 990.”

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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

2020 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$688,807,851
Liabilities
$51,100,945
Net assets
$637,706,906
Revenue
$79,703,796
Expenses
$19,582,333
Net income
$60,121,463
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

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