Civic Intelligence

Primary Care Development Corporation

EIN 13-3711803 • 501(c)3 • New York, NY

Profile

Quality primary care is transformational and a cornerstone of healthy, thriving communities. The primary care development corporation (pcdc) catalyzes excellence in primary care through strategic community investment, capacity building, and policy initiatives to achieve health equity. By providing affordable capital for health facility renovation and expansion, changing how care is delivered, and advocating for greater public investment and favorable policies, pcdc strives to ensure that every family and community has the quality primary care it deserves.

39 Broadway Floor 31New York, NY 10006

www.pcdc.org

Siviq Scores

Precomputed percentiles relative to similar nonprofits. These scores are descriptive rather than judgmental.

Liabilities / Assets

53rd percentile

0.56x

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

NTEE E • $100M-$250M nonprofits • Source year 2025

Liabilities / Revenue

92nd percentile

3.37x

Higher debt load relative to revenue than 92% of similar nonprofits.

NTEE E • $100M-$250M nonprofits • Source year 2025

Net Margin

96th percentile

55%

Higher net margin than 96% of similar nonprofits.

NTEE E • $100M-$250M nonprofits • Source year 2025

Top Officer Pay

11th percentile

$423,890

Higher top officer pay than 11% of similar nonprofits.

Top officer pay equals 1.5% of source-year revenue.

NTEE E • $100M-$250M nonprofits • Source year 2025

Asset Growth

73rd percentile

15%

Faster asset growth than 73% of similar nonprofits.

NTEE E • $100M-$250M nonprofits • Annualized from 2024 to 2025

Revenue Growth

97th percentile

115%

Faster revenue growth than 97% of similar nonprofits.

NTEE E • $100M-$250M nonprofits • Annualized from 2024 to 2025

Assets

Up

$170,477,187

Up $22,256,978 (+15%) from 2024

Liabilities

Up

$95,225,564

Up $6,224,170 (+7.0%) from 2024

Net Assets

Up

$75,251,623

Up $16,032,808 (+27%) from 2024

Revenue

Up

$28,277,474

Up $15,096,500 (+115%) from 2024

Expenses

Down

$12,707,402

Down $2,010,478 (-14%) from 2024

Net Income

Up

$15,570,072

Up $17,106,978 (+1113%) from 2024

Trend Graphs

Balance Sheet Trend

Grouped bars show assets, liabilities, and net assets across loaded filings.

$200M$150M$100M$50M$0Assets 2011: $76,395,609Liabilities 2011: $37,612,965Net Assets 2011: $38,782,6442011Assets 2012: $74,464,393Liabilities 2012: $37,241,894Net Assets 2012: $37,222,4992012Assets 2013: $72,937,754Liabilities 2013: $36,805,558Net Assets 2013: $36,132,1962013Assets 2014: $58,751,171Liabilities 2014: $24,643,797Net Assets 2014: $34,107,3742014Assets 2015: $63,572,248Liabilities 2015: $28,285,415Net Assets 2015: $35,286,8332015Assets 2016: $62,689,180Liabilities 2016: $27,040,647Net Assets 2016: $35,648,5332016Assets 2017: $67,310,916Liabilities 2017: $28,919,352Net Assets 2017: $38,391,5642017Assets 2018: $87,991,929Liabilities 2018: $47,775,994Net Assets 2018: $40,215,9352018Assets 2019: $93,930,403Liabilities 2019: $51,153,798Net Assets 2019: $42,776,6052019Assets 2020: $100,477,628Liabilities 2020: $57,222,063Net Assets 2020: $43,255,5652020Assets 2021: $129,317,637Liabilities 2021: $74,204,461Net Assets 2021: $55,113,1762021Assets 2022: $131,968,263Liabilities 2022: $73,259,375Net Assets 2022: $58,708,8882022Assets 2023: $142,976,892Liabilities 2023: $82,542,525Net Assets 2023: $60,434,3672023Assets 2024: $148,220,209Liabilities 2024: $89,001,394Net Assets 2024: $59,218,8152024Assets 2025: $170,477,187Liabilities 2025: $95,225,564Net Assets 2025: $75,251,6232025

Highlighted filing

2025

Assets$170,477,187
Liabilities$95,225,564
Net Assets$75,251,623

Operations Trend

Revenue, expenses, and net income by year, with the latest filing highlighted.

$30M$20M$10M$0-$10MRevenue 2011: $7,720,502Expenses 2011: $9,857,321Net Income 2011: -$2,136,8192011Revenue 2012: $8,688,790Expenses 2012: $10,599,394Net Income 2012: -$1,910,6042012Revenue 2013: $8,780,218Expenses 2013: $9,582,770Net Income 2013: -$802,5522013Revenue 2014: $8,464,093Expenses 2014: $9,995,517Net Income 2014: -$1,531,4242014Revenue 2015: $10,312,421Expenses 2015: $9,005,442Net Income 2015: $1,306,9792015Revenue 2016: $9,285,229Expenses 2016: $8,997,235Net Income 2016: $287,9942016Revenue 2017: $13,092,303Expenses 2017: $10,201,981Net Income 2017: $2,890,3222017Revenue 2018: $13,245,098Expenses 2018: $11,243,219Net Income 2018: $2,001,8792018Revenue 2019: $13,952,236Expenses 2019: $11,573,611Net Income 2019: $2,378,6252019Revenue 2020: $14,220,492Expenses 2020: $13,930,023Net Income 2020: $290,4692020Revenue 2021: $23,704,901Expenses 2021: $11,667,293Net Income 2021: $12,037,6082021Revenue 2022: $17,167,926Expenses 2022: $12,753,321Net Income 2022: $4,414,6052022Revenue 2023: $14,158,594Expenses 2023: $15,202,525Net Income 2023: -$1,043,9312023Revenue 2024: $13,180,974Expenses 2024: $14,717,880Net Income 2024: -$1,536,9062024Revenue 2025: $28,277,474Expenses 2025: $12,707,402Net Income 2025: $15,570,0722025

Highlighted filing

2025

Revenue$28,277,474
Expenses$12,707,402
Net Income$15,570,072

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$170$95.2$75.3$28.3$12.7$15.6
2024Detailed filing. Detailed filing data is available for this year.$148$89.0$59.2$13.2$14.7$1.54
2023Detailed filing. Detailed filing data is available for this year.$143$82.5$60.4$14.2$15.2$1.04
2022Detailed filing. Detailed filing data is available for this year.$132$73.3$58.7$17.2$12.8$4.41
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$129$74.2$55.1$23.7$11.7$12.0
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$100$57.2$43.3$14.2$13.9$0.29
2019Detailed filing. Detailed filing data is available for this year.$93.9$51.2$42.8$14.0$11.6$2.38
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$88.0$47.8$40.2$13.2$11.2$2.00
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$67.3$28.9$38.4$13.1$10.2$2.89
2016Detailed filing. Detailed filing data is available for this year.$62.7$27.0$35.6$9.29$9.00$0.29
2015Detailed filing. Detailed filing data is available for this year.$63.6$28.3$35.3$10.3$9.01$1.31
2014Detailed filing. Detailed filing data is available for this year.$58.8$24.6$34.1$8.46$10.00$1.53
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$72.9$36.8$36.1$8.78$9.58$0.80
2012Summary only. Only limited summary data is available for this year.$74.5$37.2$37.2$8.69$10.6$1.91
2011Summary only. Only limited summary data is available for this year.$76.4$37.6$38.8$7.72$9.86$2.14
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Feb 3, 2026
Return Version
2024v5.5
Gross Receipts
$32,784,176
Mission and Program Overview

Mission

High-quality primary care saves lives, is the foundation of strong communities, and is essential to achieving parity in health care. Primary care development corporation (pcdc) supports healthy, thriving communities across the country through capital financing, expertise, and advocacy. Pcdc partners with providers, practices and investors to identify health care needs, increase primary care capacity, and craft effective, evidence-based solutions. Timely, affordable, and continuous access to primary care saves lives, improves individual and community health, and reduces costs. By supporting primary care practices and providers and driving systems change through advocacy and analysis, our comprehensive approach helps make access to high-quality primary care a reality for communities across the country.

Since 1993, primary care development corporation (pcdc) supports healthy, thriving communities across the country through primary care investment, expertise, and advocacy. We improve and expand access to primary care, delivering evidence-based solutions and increasing access to care for people who need it most.

Balance Sheet Detail
LineBeginningEndChange
Assets
Investments Program Related$101,530,315$123,146,042▲ $21,615,727
Investments in Publicly Traded Securities$18,599,132$23,855,540▲ $5,256,408
Savings and Temporary Cash Investments$23,240,103$15,457,399▼ $7,782,704
Accounts Receivable$919,082$1,436,983▲ $517,901
Pledges and Grants Receivable$1,071,114$541,962▼ $529,152
Prepaid Expenses and Deferred Charges$155,452$208,371▲ $52,919
Land, Buildings, and Equipment, Net$137,206$187,552▲ $50,346
Total Assets$148,220,209$170,477,187▲ $22,256,978
Other Assets Total$2,567,805$5,643,338▲ $3,075,533
Liabilities
Unsecured Notes Loans Payable$50,692,211$53,613,640▲ $2,921,429
Other Liabilities$22,847,529$25,984,811▲ $3,137,282
Mortgage Notes Payable Secured by Investment Property$14,441,396$14,296,218▼ $145,178
Accounts Payable and Accrued Expenses$1,020,258$1,320,395▲ $300,137
Deferred Revenue$0$10,500▲ $10,500
Total Liabilities$89,001,394$95,225,564▲ $6,224,170
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$58,893,815$74,573,623▲ $15,679,808
Net Assets With Donor Restrictions$325,000$678,000▲ $353,000
Total Net Assets Fund Balance$59,218,815$75,251,623▲ $16,032,808
Total Liabilities and Net Assets / Fund Balance$148,220,209$170,477,187▲ $22,256,978

Asset Categories

AssetBook ValueDepreciationBasis
Equipment$139,153$85,039$224,192
Leasehold Improvements$48,399$1,536$49,935
Investment Program Related Org$123,127,531--
Compensation and Service Providers

Employees

NameTitleFull / Part TimeBaseOtherTotal
Louise CohenCEOFT$363,996$59,894$423,890
WILLIAM O'BRIENChief Lending OfficerFT$247,945$70,061$318,006
Isaac KastenbaumVP CQPFT$232,076$85,200$317,276
Cynthia SummersManaging Director Spa Thru Nov. 2024FT$242,738$24,163$266,901
Nancy LagerDir, Capital InvestmentFT$199,102$45,982$245,084
Shuk Han LeungSr. Director of FinanceFT$183,413$54,301$237,714
Julie SchilzSenior DirectorFT$197,296$26,635$223,931
Anne GeggieSr. Dir., Portfolio ManagementFT$178,744$41,768$220,512
Christina LindstromDirector of AdministrationFT$199,375$20,486$219,861
Shereen SantalesaHuman Resources DirectorFT$156,130$26,046$182,176
Assunta RosaInterim CFO Thru Aug. 2024FT$156,195$9,227$165,422
Ana Prado-sanchoCFO as of July 2024FT$96,786$10,771$107,557

Board Members and Trustees

NameTitle
Yvette P TeofanChair
Carol RaphaelVice Chair
Alan BransonBoard Member
Christopher KollerBoard Member
Cyrus BathejaBoard Member
Diana MasonBoard Member
Dudley BenoitBoard Member
Gerrelda DavisBoard Member
Helen Arteaga LandaverdeBoard Member
John HoldsclawBoard Member
Jonathan ChampmanBoard Member
Jorge R PetitBoard Member
Lori ScottBoard Member
Marlene ZurackBoard Member
Matt SieglerBoard Member
Pablo BravoBoard Member
Terrie SterlingBoard Member
Udai TambarBoard Member
Whitney PhelpsBoard Member
John RuggeSecretary
Scott MorganTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Mccarter & English LLPLegal ServicesFOUR GATEWAY CENTER 100 MULBERRY ST, Newark, NJ 07102-4056$154,009
Duane MorrisLegal Services30 SOUTH 17TH STREET, Philadelphia, PA 19103-4196$107,901
Revenue and Support

Revenue Composition

Contributions and Grants
$16,673,455
Program Service Revenue
$10,141,912
Investment Income
$1,474,203
Other Revenue
$-12,096
All Other Contributions
$15,967,071
Change in Net Assets
$15,570,072

Audited Revenue Reconciliation

Revenue per Audited Statements
$28,277,474
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$520,236
Total Revenue per Audited Statements
$28,797,710
Total Revenue per Form 990
$28,277,474
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Salaries, Compensation, and Employee Benefits$7,576,198
Other Expenses$5,131,204
Total Fundraising Expense$40,319
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$3,502,046$1,123,353$3,940$4,629,339
Interest$1,851,922--$1,851,922
Current Officers, Directors, Trustees, and Key Employees$921,012$704,057-$1,625,069
Fees for Services Other$475,804$69,683$23,994$569,481
Other Employee Benefits$482,776$83,678$462$566,916
Occupancy$386,546$166,707$258$553,511
Payroll Taxes$338,819$143,428$316$482,563
Fees for Services Legal$259,695$143,411-$403,106
Information Technology$198,888$102,032$4,561$305,481
Pension Plan Contributions$173,445$98,668$198$272,311
Insurance$195$160,121-$160,316
Travel$98,240$40,921$212$139,373
Office Expenses$75,528$26,467$1,469$103,464
Depreciation Depletion$73,285$25,334$38$98,657
Fees for Services Accounting-$75,954-$75,954
Other Expenses$60,577$12,201$108$72,886
Conferences and Meetings$63,490$4,829-$68,319
Fees for Services Lobbying$60,000--$60,000
Total Functional Expenses$9,471,496$3,195,587$40,319$12,707,402

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$12,764,902
Expenses per Audited Statements$12,707,402
Total Expenses per Form 990$12,707,402
Expenses Not Reported on Form 990$57,500
Expenses Not Reported on Financial Statements$0
Fundraising, Events, and Gaming
Fundraising activities
Yes
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Direct Expenses$57,500
Fundraising Gross Income$45,320
Professional Fundraising Fees$0

Fundraising Events

EventGross ReceiptsGross RevenueDirect ExpensesNet Income
Gala$301,704$45,320-$45,320
Total Events$301,704$45,320$57,500$-12,180
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
Yes
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Due to Third Party$19,972,030
Reserves and Deposits Payable$2,770,720
Operating Lease Liability$2,554,421
Other Liabilities$439,447
Due to New York City$248,193
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
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
Yes
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

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

The form 990 is prepared by an outside accounting firm. The 990 is then reviewed by the finance committee. Upon approval of the finance committee, the 990 is presented to the board of directors. The return is circulated to the board of directors in advance of the meeting. Once the board has approved the return it is filed with the internal revenue service.

Form 990, Part VI, Section B, Line 12C

Each year board members review pcdc's written policy and attest that they have read and will abide by the policy by signing an annual affirmation of policy on interested directors. When a director of pcdc has an interest in a pcdc matter, that director discloses their interest to the board prior to any discussion or vote regarding the matter; and the interested director absents him or herself from the discussion and/or votes concerning the matter. Conflicts are reported in the board minutes. A list of board matters is compiled annually for board members to review and reaffirm their disclosure(s) during the year. Similarly, all employees of pcdc annually review pcdc's confidentiality and conflict of interest policies and sign a statement acknowledging they have received, read and will abide by the policies. Any conflict of interests are required to be immediately disclosed to the chief executive officer. Employees also annually reaffirm in writing any conflict(s), and disclosure(s) thereof, during the prior year.

Form 990, Part VI, Section B, Line 15

Compensation comparable data is compiled, either internally or by an independent consultant, on the chief executive officer (ceo), chief financial officer (cfo) and key employees and is reviewed by the governance committee (gc). The comparable compensation data is based on market analysis and comparison of 990s from other organizations with similar missions, programs, balance sheets, and budgets. Recommendation of ceo's and cfo's compensation is made by the gc to the board for its discussion and approval. The gc proposes compensation and determines the reasonableness of compensation in a process that includes performance appraisals and the review of comparative compensation data. The board makes the final decision in an executive session with no staff present. Key employee compensation is determined by the ceo annually based primarily on performance appraisals and comparable compensation data and is reviewed by the gc.

Form 990, Part VI, Section C, Line 19

The organization makes its form 990 available for public inspection as required under section 6104 of the internal revenue code. The return is available on guidestar.org and other similar types of websites. In addition, the financial statements, articles of incorporation, form 990, conflict of interest policy, and by-laws are also available upon written request.

Filing and Contact Details

Filer

Filer Name
Primary Care Development Corporation
EIN
13-3711803
Phone
2124373940
Address
39 BROADWAY FLOOR 31, NEW YORK, NY 10006

Signing Officer

Name
Louise Cohen
Title
CEO
Phone
2124373940
Signed
2026-02-03
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Louise Cohen
Formed
1993
Legal Domicile
Ny
Voting Board Members
21
Independent Board Members
21
Employees
60
Volunteers
21

Preparer

Firm
PKF O'CONNOR DAVIES ADVISORY LLC
Address
500 MAMARONECK AVENUE SUITE 301, HARRISON, NY 10528-1633
Preparer
Melissa Modelson
Phone
9143818900
Supplemental Narrative

Additional Explanations

FORM 990, PART XII, LINE 2C:

The organization has a committee that is responsible for the oversight of the audit of its financial statements and selection of an independent accountant. The process has not changed from the prior year.

Financial Statement Notes

PART X, LINE 2:

Primary care development corporation may recognize the tax benefit from an uncertain tax position only if it is more likely than not that the tax position will be sustained on examination by taxing authorities based on the technical merits of the position. Management has analyzed the tax positions taken by the organization and has concluded that, as of june 30, 2025 and 2024, there were no uncertain tax positions taken or expected to be taken that would require recognition of a liability (or asset) or disclosure in the financial statements.

PART XI, LINE 2D - OTHER ADJUSTMENTS:

Reclass of special event expenses to part viii, line 8b 57,500.

PART XII, LINE 2D - OTHER ADJUSTMENTS:

Reclass of special event expenses to part viii, line 8b 57,500.

Raw XML AppendixShowing 400 of 1,471 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.

Path#Value
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IRS990/AccountsReceivableGrp/EOYAmt01436983
IRS990/ActivitiesConductedPrtshpInd00
IRS990/ActivityOrMissionDesc0SINCE 1993, PRIMARY CARE DEVELOPMENT CORPORATION (PCDC) SUPPORTS HEALTHY, THRIVING COMMUNITIES ACROSS THE COUNTRY THROUGH PRIMARY CARE INVESTMENT, EXPERTISE, AND ADVOCACY. WE IMPROVE AND EXPAND ACCESS TO PRIMARY CARE, DELIVERING EVIDENCE-BASED SOLUTIONS AND INCREASING ACCESS TO CARE FOR PEOPLE WHO NEED IT MOST.
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IRS990/CreditCounselingInd00
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IRS990/CYContributionsGrantsAmt016673455
IRS990/CYGrantsAndSimilarPaidAmt00
IRS990/CYInvestmentIncomeAmt01474203
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IRS990/CYOtherRevenueAmt0-12096
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IRS990/DepreciationDepletionGrp/ProgramServicesAmt073285
IRS990/DepreciationDepletionGrp/TotalAmt098657
IRS990/Desc0CAPITAL INVESTMENT: PCDC PROVIDES FLEXIBLE FINANCING AND TECHNICAL EXPERTISE TO SUPPORT THE DEVELOPMENT AND MODERNIZATION OF COMMUNITY-BASED PRIMARY CARE FACILITIES, WITH A FOCUS ON COMMUNITIES WITH LIMITED ACCESS TO SERVICES. TO DATE, PCDC HAS FINANCED AROUND 260 PROJECTS TOTALING NEARLY $1.8 BILLION, SUPPORTING CAPACITY FOR APPROXIMATELY 5.3 MILLION MEDICAL VISITS ANNUALLY SERVING MORE THAN 1.5 MILLION PATIENTS NATIONWIDE. PCDC HAS EXPERIENCED NO LOAN LOSSES AND HOLDS AN AERIS AA+ FINANCIAL STRENGTH RATING AND A FOUR-STAR IMPACT MANAGEMENT RATING.
IRS990/DescribedInSection501c3Ind01
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