Civic Intelligence

Phipps Houses

990 • Fiscal year 2024 • EIN 11-1187480

Jan 01, 2024 to Dec 31, 2024 • Filed on Dec 08, 2025

Organization ProfileWWW.PHIPPSNY.ORG

View Organization Page

257 Park Avenue South 12th FloorNew York, NY 10010

(212) 243-9090

Siviq Scores

Precomputed percentiles for this filing year versus similar nonprofits in the same peer cohort.

Liabilities / Assets

21st percentile

0.02x

Higher debt load relative to assets than 21% of similar nonprofits.

2024 filings • $250M-$1B nonprofits • Source year 2024

Liabilities / Revenue

31st percentile

0.20x

Higher debt load relative to revenue than 31% of similar nonprofits.

2024 filings • $250M-$1B nonprofits • Source year 2024

Net Margin

97th percentile

83%

Higher net margin than 97% of similar nonprofits.

2024 filings • $250M-$1B nonprofits • Source year 2024

Top Officer Pay

72nd percentile

$1,043,975

Higher top officer pay than 72% of similar nonprofits.

Top officer pay equals 0.9% of source-year revenue.

2024 filings • $250M-$1B nonprofits • Source year 2024

Asset Growth

83rd percentile

15%

Faster asset growth than 83% of similar nonprofits.

2024 filings • $250M-$1B nonprofits • Annualized from 2023 to 2024

Revenue Growth

77th percentile

27%

Faster revenue growth than 77% of similar nonprofits.

2024 filings • $250M-$1B nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets21st percentile

Assets

Up

$994,102,835

Up $131,892,817 (+15%) from 2023

Net Assets

Up

$972,139,840

Up $137,767,956 (+17%) from 2023

Liabilities

Down

$21,962,995

Down $5,875,139 (-21%) from 2023

Revenue And Expenses
Liabilities / Revenue31st percentileNet Margin97th percentile

Revenue

Up

$110,928,466

Up $23,552,603 (+27%) from 2023

Expenses

Up

$18,959,721

Up $639,760 (+3.5%) from 2023

Net Income

Up

$91,968,745

Up $22,912,843 (+33%) from 2023

Historical Trend

Balance Sheet Trend

Asset Growth83rd 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

2024

Assets$994,102,835
Liabilities$21,962,995
Net Assets$972,139,840
Open 2024 Filing

Operations Trend

Revenue Growth77th 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

2024

Revenue$110,928,466
Expenses$18,959,721
Net Income$91,968,745
Open 2024 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Dec 8, 2025
Return Version
2024v5.2
Gross Receipts
$181,382,398
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$263,274,086$289,060,325▲ $25,786,239
Investments in Publicly Traded Securities$154,559,893$213,303,537▲ $58,743,644
Other Notes and Loans Receivable, Net$132,072,157$144,347,709▲ $12,275,552
Prepaid Expenses and Deferred Charges$124,023,111$125,523,000▲ $1,499,889
Investments Other Securities$118,844,235$125,218,235▲ $6,374,000
Savings and Temporary Cash Investments$29,289,964$50,212,532▲ $20,922,568
Land, Buildings, and Equipment, Net$34,586,608$35,159,189▲ $572,581
Cash and Non-Interest-Bearing Accounts$1,666,706$6,031,162▲ $4,364,456
Total Assets$862,210,018$994,102,835▲ $131,892,817
Other Assets Total$3,893,258$5,247,146▲ $1,353,888
Liabilities
Accounts Payable and Accrued Expenses$10,500,780$10,588,173▲ $87,393
Deferred Revenue$9,872,638$9,801,265▼ $71,373
Other Liabilities$7,464,716$1,573,557▼ $5,891,159
Total Liabilities$27,838,134$21,962,995▼ $5,875,139
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$834,371,884$972,139,840▲ $137,767,956
Total Net Assets Fund Balance$834,371,884$972,139,840▲ $137,767,956
Total Liabilities and Net Assets / Fund Balance$862,210,018$994,102,835▲ $131,892,817

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$30,873,860$18,428,464$49,302,324
Land$3,576,801-$3,576,801
Equipment$327,744$3,221,519$3,549,263
Other Land Buildings$380,584$169,752$550,336
Leasehold Improvements$200$211,246$211,446
Other Securities$125,218,235--

Endowment Activity

PeriodBeginningContrib.Gain/LossOther UsesEnd
2024$183,849,857-▲ $78,523,500-$262,373,357
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
Compensation and Service Providers
Top Officer Pay72nd percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Adam WeinsteinPresident/CEOPT$713,534$330,441$1,043,975
James Robert Pigott JrVice President and SecretaPT$307,981$146,569$454,550
Michael WadmanVP Property DevelopmentPT$279,134$101,437$380,571
Lukeman OgunyinkaCFO/treasurerPT$276,041$91,164$367,205
Matthew WashingtonChief of StaffFT$221,362$98,686$320,048
Matthew KellyOutgoing VP Property DevelopmentPT$241,381$70,079$311,460
John Steven LovciVP Capital Projects & PreconstructionFT$252,292$23,473$275,765
John Steven LovciVP Capital Projects & Preconstructio-$186,710$89,055$275,765
Carmelo TorresAssistant DirectorFT$136,795$52,606$189,401

Board Members and Trustees

NameTitle
Jay NeveloffChairman
Andre WhiteVice President
Cathy PenningtonVice President
Gennadiy TrakhtmanDirector of Mis
Colleen McauliffeHuman Resources Director
Abbe BorokTrustee
Andrew Sidamon-eristoffTrustee
Boris GutinTrustee
Darcy StacomTrustee
Dita AmoryTrustee
Donald NoticeTrustee
Dr Felix Matos-rodriguezTrustee
Dr Oxiris BarbotTrustee
Peter DuncanTrustee
Richard KesslerTrustee
Ronay MenschelTrustee
Scott PowellTrustee
Sean McsweenyTrustee
Seray IncogluTrustee
Thomas CraigTrustee
Thomas OstermanTrustee

Highest Paid Contractors

ContractorServicesLocationCompensation
Dattner ArchitectsArchitect498 SEVENTH AVE 20TH FL, New York, NY 10018$1,739,136
Akrf INCEnvironmental Remediation440 PARK AVENUE SOUTH 7TH FLOOR, New York, NY 10016$1,146,081
V Cloud Painting And Contracting CorpContractor96-16 42ND AVE CORONA, Corona, NY 11368$735,308
Cornerstone GroupReal Estate Broker1384 BROADWAY SUITE 1904, New York, NY 10018$360,000
Magnusson Architecture & Planning PCArchitect42 W 39TH STREET 15TH FLOOR, New York, NY 10018$342,494
Revenue and Support

Revenue Composition

Contributions and Grants
$25,294,386
Program Service Revenue
$41,286,080
Investment Income
$34,216,715
Other Revenue
$10,131,285
All Other Contributions
$60,000
Change in Net Assets
$91,968,745
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$10,688,782
Salaries, Compensation, and Employee Benefits$8,053,826
Grants and Similar Amounts Paid$217,113
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$4,230,388$599,789-$4,830,177
Other Salaries and Wages$641,041$3,845,024-$4,486,065
Current Officers, Directors, Trustees, and Key Employees-$2,877,809-$2,877,809
Depreciation Depletion$1,360,808$32,294-$1,393,102
Fees for Service Investment Mgmnt Fees-$983,546-$983,546
Fees for Services Management$547,982--$547,982
Interest-$399,127-$399,127
Payroll Taxes$116,585$236,582-$353,167
Insurance$238,919$38,476-$277,395
Other Employee Benefits$256,857$10,549-$267,406
Information Technology-$252,764-$252,764
Grants to Domestic Orgs$217,113--$217,113
Fees for Services Legal-$208,665-$208,665
Fees for Services Other$39,154$149,310-$188,464
All Other Expenses$4,709$182,616-$187,325
Office Expenses$40,779$80,939-$121,718
Pension Plan Contributions$46,863$22,516-$69,379
Fees for Services Accounting-$36,443-$36,443
Other Expenses$62,076$29,338-$29,338
Travel$271$23,988-$24,259
Conferences and Meetings-$7,803-$7,803
Advertising$2,450--$2,450
Total Functional Expenses$8,535,357$10,424,364$0$18,959,721
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Phipps NeighborhoodsNew York, NY501(c)(3)To Support the Organizations Mission.$117,786
Citizens Housing and Planning CouncilNew York, NY501(c)(3)2024 Luncheon Sponsorship$15,000
New York Housing Conference IncNew York, NY501(c)(3)Nyhc 51st Annual Awards Lunch$15,000
The Bronx DefendersBronx, NY501(c)(3)Annual Gala Sponsorship$10,000
New York UniversityNew York, NY501(c)(3)Nyu Furman Center Advisory Board Annual Contribution$7,500
Aia New YorkNew York, NY501(c)(3)Honors and Awards Luncheon 2024$5,500
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
Lobbying activity
No
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Accrued Post-retirement Benefit$1,573,557
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
Yes
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 A, Line 4

“The certificate of incorporation was amended to makes the organization's purposes exclusively charitable, so as to make it eligible for tax exemption under section 501(c)(3) of the internal revenue code.”

Form 990, Part VI, Section B, Line 11B

“Prior to submission, 990 is reviewed by senior management.”

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 fourth 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
257 PARK AVENUE SOUTH 12TH FLOOR, NEW YORK, NY 10010

Signing Officer

Name
Lukeman Ogunyinka
Title
Treasurer
Phone
2122439090
Signed
2025-12-08
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
27
Volunteers
17

Preparer

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

Additional Explanations

FORM 990, PART XI, LINE 9:

“Other components of net periodic pension costs 256,265. Postretirement benefit adjustment 5,828,214.”

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.”

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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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IRS990/Form990PartVIISectionAGrp/PersonNm18ANDRE WHITE
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IRS990/Form990PartVIISectionAGrp/PersonNm20JAMES ROBERT PIGOTT JR
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IRS990/Form990PartVIISectionAGrp/PersonNm22MATTHEW KELLY
IRS990/Form990PartVIISectionAGrp/PersonNm23MATTHEW WASHINGTON
IRS990/Form990PartVIISectionAGrp/PersonNm24MICHAEL WADMAN
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IRS990/Form990PartVIISectionAGrp/TitleTxt4TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt5TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt6TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt7TRUSTEE
IRS990/Form990PartVIISectionAGrp/TitleTxt8CHAIRMAN
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 SECRETA
IRS990/Form990PartVIISectionAGrp/TitleTxt21CFO/TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt22OUTGOING VP PROPERTY DEVELOPMENT
IRS990/Form990PartVIISectionAGrp/TitleTxt23CHIEF OF STAFF
IRS990/Form990PartVIISectionAGrp/TitleTxt24VP PROPERTY DEVELOPMENT
IRS990/Form990PartVIISectionAGrp/TitleTxt25HUMAN RESOURCES DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt26DIRECTOR OF MIS
IRS990/Form990PartVIISectionAGrp/TitleTxt27ASSISTANT DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt28VP CAPITAL PROJECTS & PRECONSTRUCTION
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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.
IRS990/MoreThan5000KToIndividualsInd00

Document Assets

No mirrored PDF or thumbnail assets are attached yet.

Filings

Displayed year

2024 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$994,102,835
Liabilities
$21,962,995
Net assets
$972,139,840
Revenue
$110,928,466
Expenses
$18,959,721
Net income
$91,968,745
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$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

Similar nonprofits based on the same Siviq industry and scale cohort. 2024 filings • 501(c)4 • $250M-$1B nonprofits