Civic Intelligence

Phipps Houses

990 • Fiscal year 2023 • EIN 11-1187480

Jan 01, 2023 to Dec 31, 2023 • Filed on Nov 14, 2024

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

23rd percentile

0.03x

Higher debt load relative to assets than 23% of similar nonprofits.

2023 filings • $250M-$1B nonprofits • Source year 2023

Liabilities / Revenue

37th percentile

0.32x

Higher debt load relative to revenue than 37% of similar nonprofits.

2023 filings • $250M-$1B nonprofits • Source year 2023

Net Margin

97th percentile

79%

Higher net margin than 97% of similar nonprofits.

2023 filings • $250M-$1B nonprofits • Source year 2023

Top Officer Pay

70th percentile

$990,213

Higher top officer pay than 70% of similar nonprofits.

Top officer pay equals 1.1% of source-year revenue.

2023 filings • $250M-$1B nonprofits • Source year 2023

Asset Growth

49th percentile

4.2%

Faster asset growth than 49% of similar nonprofits.

2023 filings • $250M-$1B nonprofits • Annualized from 2022 to 2023

Revenue Growth

19th percentile

-14%

Faster revenue growth than 19% of similar nonprofits.

2023 filings • $250M-$1B nonprofits • Annualized from 2022 to 2023

Balance Sheet
Liabilities / Assets23rd percentile

Assets

Up

$862,210,018

Up $34,967,752 (+4.2%) from 2022

Net Assets

Up

$834,371,884

Up $45,428,301 (+5.8%) from 2022

Liabilities

Down

$27,838,134

Down $10,460,549 (-27%) from 2022

Revenue And Expenses
Liabilities / Revenue37th percentileNet Margin97th percentile

Revenue

Down

$87,375,863

Down $13,780,479 (-14%) from 2022

Expenses

Down

$18,319,961

Down $2,775,949 (-13%) from 2022

Net Income

Down

$69,055,902

Down $11,004,530 (-14%) from 2022

Historical Trend

Balance Sheet Trend

Asset Growth49th 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

2023

Assets$862,210,018
Liabilities$27,838,134
Net Assets$834,371,884
Open 2023 Filing

Operations Trend

Revenue Growth19th 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

2023

Revenue$87,375,863
Expenses$18,319,961
Net Income$69,055,902
Open 2023 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2023 to Dec 31, 2023
Signed
Nov 14, 2024
Return Version
2023v5.1
Gross Receipts
$204,443,649
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
Accounts Receivable$238,432,384$263,274,086▲ $24,841,702
Investments in Publicly Traded Securities$230,615,361$154,559,893▼ $76,055,468
Other Notes and Loans Receivable, Net$116,739,047$132,072,157▲ $15,333,110
Prepaid Expenses and Deferred Charges$105,910,852$124,023,111▲ $18,112,259
Investments Other Securities$58,768,898$118,844,235▲ $60,075,337
Land, Buildings, and Equipment, Net$34,665,757$34,586,608▼ $79,149
Savings and Temporary Cash Investments$37,414,545$29,289,964▼ $8,124,581
Cash and Non-Interest-Bearing Accounts$4,695,422$1,666,706▼ $3,028,716
Total Assets$827,242,266$862,210,018▲ $34,967,752
Other Assets Total$0$3,893,258▲ $3,893,258
Liabilities
Accounts Payable and Accrued Expenses$9,090,435$10,500,780▲ $1,410,345
Deferred Revenue$9,910,967$9,872,638▼ $38,329
Other Liabilities$13,040,877$7,464,716▼ $5,576,161
Mortgage Notes Payable Secured by Investment Property$6,256,404--
Total Liabilities$38,298,683$27,838,134▼ $10,460,549
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$788,943,583$834,371,884▲ $45,428,301
Total Net Assets Fund Balance$788,943,583$834,371,884▲ $45,428,301
Total Liabilities and Net Assets / Fund Balance$827,242,266$862,210,018▲ $34,967,752

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$30,232,053$17,278,299$47,510,352
Land$3,576,801-$3,576,801
Equipment$387,102$3,108,116$3,495,218
Other Land Buildings$390,652$131,530$522,182
Leasehold Improvements$0$211,446$211,446
Other Securities$118,844,235--

Endowment Activity

PeriodBeginningContrib.Gain/LossOther UsesEnd
2023$239,320,169-▼ $55,470,312-$183,849,857
2022$251,300,261-▼ $11,980,092-$239,320,169
2021$251,300,261---$251,300,261
2020$217,046,774-▲ $34,253,487-$251,300,261
2019$268,607,896-▼ $51,561,122-$217,046,774
Compensation and Service Providers
Top Officer Pay70th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Adam WeinsteinPresident/CEOPT$660,637$329,576$990,213
James Robert Pigott JrVice President and SecretaryPT$269,887$160,204$430,091
Matthew KellyVP Property DevelopmentPT$267,740$155,753$423,493
Michael WadmanVP Property DevelopmentPT$262,790$98,015$360,805
Lukeman OgunyinkaCFO/treasurerPT$224,320$112,804$337,124
Andre WhiteVice President-$263,351$65,935$329,286
Matthew WashingtonChief of StaffFT$231,432$58,299$289,731
Carmelo TorresAssistant DirectorFT$131,698$55,509$187,207

Board Members and Trustees

NameTitle
Jay NeveloffChairman
Cathy PenningtonVice President
Colleen McauliffeHuman Resources Director
Andrew Sidamon-eristoffTrustee
Boris GutinTrustee
Darcy StacomTrustee
Dita AmoryTrustee
Donald NoticeTrustee
Dr Felix Matos-rodriguezTrustee
Dr Oxiris BarbotTrustee
Peter DuncanTrustee
Richard KesslerTrustee
Robert E SelsamTrustee
Ronay MenschelTrustee
Scott PowellTrustee
Seray IncogluTrustee
Thomas CraigTrustee
Thomas OstermanTrustee
Victoria GuestTrustee

Highest Paid Contractors

ContractorServicesLocationCompensation
Akrf INCEnvironmental Remediation440 PARK AVENUE SOUTH 7TH FLOOR, New York, NY 10016$3,265,235
Celtic Services Nyc INCDemolition156 MT VERNON AVE SUITE 210, Mt Vernon, NY 10550$1,234,599
V Cloud Painting And Contracting CorpContractor96-16 42ND AVE CORONA, Corona, NY 11368$643,864
Mhg Artchitects PCArchitect15 EAST 32ND STREET, New York, NY 10016$523,049
Katten Muchin Rosenman LLPLegal Services525 WEST MONROE STREET, Chicago, IL 60661$407,093
Revenue and Support

Revenue Composition

Contributions and Grants
$20,586,914
Program Service Revenue
$53,442,086
Investment Income
$11,238,028
Other Revenue
$2,108,835
Change in Net Assets
$69,055,902
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$10,579,945
Salaries, Compensation, and Employee Benefits$7,504,977
Grants and Similar Amounts Paid$235,039
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$4,341,753$697,927-$5,039,680
Other Salaries and Wages$777,637$2,822,575-$3,600,212
Current Officers, Directors, Trustees, and Key Employees-$3,155,134-$3,155,134
Depreciation Depletion$1,334,500$23,901-$1,358,401
Fees for Services Management$555,673--$555,673
Other Employee Benefits$187,000$141,126-$328,126
Payroll Taxes$60,163$251,631-$311,794
Insurance$188,203$112,194-$300,397
All Other Expenses$57,645$235,430-$293,075
Interest$258,337$32,056-$290,393
Fees for Services Accounting-$270,477-$270,477
Information Technology-$255,746-$255,746
Grants to Domestic Orgs$235,039--$235,039
Fees for Service Investment Mgmnt Fees-$213,530-$213,530
Office Expenses$39,277$140,665-$179,942
Fees for Services Other$23,526$132,783-$156,309
Travel$341$123,480-$123,821
Pension Plan Contributions$31,527$78,184-$109,711
Other Expenses$71,913$31,348-$103,261
Fees for Services Legal-$100,512-$100,512
Advertising$9,625$49,196-$58,821
Conferences and Meetings-$9,491-$9,491
Total Functional Expenses$9,016,580$9,303,381$0$18,319,961
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Phipps NeighborhoodsNew York, NY501(c)(3)To Support the Organizations Mission.$216,539
New York UniversityNew York, NY501(c)(3)To Support the Organizations Mission.$7,500
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
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Accrued Post-retirement Benefit$7,464,716
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, Line 15

“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 2021.”

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, the phipps houses group has annual revenue in excess of over $100 million and assets currently of almost $2 billion.”

Filing and Contact Details

Filer

Filer Name
Phipps Houses
EIN
11-1187480
Phone
2122439090
Address
902 BROADWAY 13TH FLOOR, NEW YORK, NY 10010-6033

Signing Officer

Name
Lukeman Ogunyinka
Title
Treasurer
Phone
2122439090
Signed
2024-11-14
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Adam Weinstein
Formed
1905
Legal Domicile
Ny
Voting Board Members
17
Independent Board Members
17
Employees
25
Volunteers
17

Preparer

Firm
Cohnreznick Llp
Address
14 SYLVAN WAY, PARSIPPANY, NJ 07054-3801
Preparer
Lori Rothe Yokobosky CPA
Phone
9732283500
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Other components of net periodic pension costs -428,131. Postretirement benefit adjustment 4,106,789.”

FORM 990, PART IV, LINE 12B:

“As of the date of filing the audit has not yet been finalized. Form 990 has been prepared based on the best information available. Should information substantially change upon completion of the audit, appropriate action will be taken.”

Raw XML AppendixShowing 400 of 2,969 raw XML fields

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/PersonNm8PETER DUNCAN
IRS990/Form990PartVIISectionAGrp/PersonNm9RICHARD KESSLER
IRS990/Form990PartVIISectionAGrp/PersonNm10ROBERT E SELSAM
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IRS990/Form990PartVIISectionAGrp/PersonNm15THOMAS OSTERMAN
IRS990/Form990PartVIISectionAGrp/PersonNm16VICTORIA GUEST
IRS990/Form990PartVIISectionAGrp/PersonNm17ADAM WEINSTEIN
IRS990/Form990PartVIISectionAGrp/PersonNm18ANDRE WHITE
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IRS990/Form990PartVIISectionAGrp/PersonNm20JAMES ROBERT PIGOTT JR
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IRS990/Form990PartVIISectionAGrp/TitleTxt0TRUSTEE
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IRS990/Form990PartVIISectionAGrp/TitleTxt2TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt3TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt4TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt5TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt6TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt7CHAIRMAN
IRS990/Form990PartVIISectionAGrp/TitleTxt8TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt9TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt10TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt11TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt12TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt13TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt14TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt15TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt16TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt17PRESIDENT/CEO
IRS990/Form990PartVIISectionAGrp/TitleTxt18VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt19VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt20VICE PRESIDENT AND SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt21CFO/TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt22VP PROPERTY DEVELOPMENT
IRS990/Form990PartVIISectionAGrp/TitleTxt23CHIEF OF STAFF
IRS990/Form990PartVIISectionAGrp/TitleTxt24VP PROPERTY DEVELOPMENT
IRS990/Form990PartVIISectionAGrp/TitleTxt25HUMAN RESOURCES DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt26ASSISTANT 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 (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.
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Document Assets

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Filings

Displayed year

2023 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$862,210,018
Liabilities
$27,838,134
Net assets
$834,371,884
Revenue
$87,375,863
Expenses
$18,319,961
Net income
$69,055,902
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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