Civic Intelligence

Empire Commons Student Housing Inc.

990 • Fiscal year 2018 • EIN 14-1832659

Jul 01, 2017 to Jun 30, 2018 • Filed on Nov 01, 2018

Organization ProfileN/A
1400 Washington Ave Unh 212Albany, NY 12222

(518) 956-8120

Siviq Scores

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

Liabilities / Assets

92nd percentile

0.82x

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

2018 filings • NTEE B • $50M-$100M nonprofits • Source year 2018

Liabilities / Revenue

89th percentile

2.95x

Higher debt load relative to revenue than 89% of similar nonprofits.

2018 filings • NTEE B • $50M-$100M nonprofits • Source year 2018

Net Margin

75th percentile

18%

Higher net margin than 75% of similar nonprofits.

2018 filings • NTEE B • $50M-$100M nonprofits • Source year 2018

Top Officer Pay

67th percentile

$403,126

Higher top officer pay than 67% of similar nonprofits.

Top officer pay equals 2.8% of source-year revenue.

2018 filings • NTEE B • $50M-$100M nonprofits • Source year 2018

Asset Growth

43rd percentile

1.0%

Faster asset growth than 43% of similar nonprofits.

2018 filings • NTEE B • $50M-$100M nonprofits • Annualized from 2017 to 2018

Revenue Growth

47th percentile

4.5%

Faster revenue growth than 47% of similar nonprofits.

2018 filings • NTEE B • $50M-$100M nonprofits • Annualized from 2017 to 2018

Balance Sheet
Liabilities / Assets92nd percentile

Assets

Up

$51,164,439

Up $512,551 (+1.0%) from 2017

Net Assets

Up

$9,095,849

Up $2,524,389 (+38%) from 2017

Liabilities

Down

$42,068,590

Down $2,011,838 (-4.6%) from 2017

Revenue And Expenses
Liabilities / Revenue89th percentileNet Margin75th percentile

Revenue

Up

$14,266,627

Up $613,512 (+4.5%) from 2017

Expenses

Down

$11,742,238

Down $810,969 (-6.5%) from 2017

Net Income

Up

$2,524,389

Up $1,424,481 (+130%) from 2017

Historical Trend

Balance Sheet Trend

Asset Growth43rd percentile

The highlighted filing sits inside the broader history for assets, liabilities, and net assets.

$60M$40M$20M$0-$20MAssets 2011: $55,276,948Liabilities 2011: $58,557,167Net Assets 2011: -$3,280,2192011Assets 2012: $54,643,351Liabilities 2012: $56,918,033Net Assets 2012: -$2,274,6822012Assets 2013: $55,160,018Liabilities 2013: $55,149,679Net Assets 2013: $10,3392013Assets 2014: $54,662,412Liabilities 2014: $53,054,776Net Assets 2014: $1,607,6362014Assets 2015: $54,467,909Liabilities 2015: $51,143,573Net Assets 2015: $3,324,3362015Assets 2016: $54,753,311Liabilities 2016: $49,281,759Net Assets 2016: $5,471,5522016Assets 2017: $50,651,888Liabilities 2017: $44,080,428Net Assets 2017: $6,571,4602017Assets 2018: $51,164,439Liabilities 2018: $42,068,590Net Assets 2018: $9,095,8492018Assets 2019: $52,801,983Liabilities 2019: $39,642,391Net Assets 2019: $13,159,5922019Assets 2020: $49,758,789Liabilities 2020: $36,347,935Net Assets 2020: $13,410,8542020Assets 2021: $46,326,558Liabilities 2021: $34,557,390Net Assets 2021: $11,769,1682021Assets 2022: $47,889,992Liabilities 2022: $32,416,267Net Assets 2022: $15,473,7252022Assets 2023: $48,469,411Liabilities 2023: $28,945,449Net Assets 2023: $19,523,9622023Assets 2024: $53,850,574Liabilities 2024: $29,698,969Net Assets 2024: $24,151,6052024Assets 2025: $53,381,435Liabilities 2025: $24,964,369Net Assets 2025: $28,417,0662025

Highlighted filing

2018

Assets$51,164,439
Liabilities$42,068,590
Net Assets$9,095,849
Open 2018 Filing

Operations Trend

Revenue Growth47th percentile

Revenue, expenses, and net income across loaded years, with this filing highlighted.

$20M$15M$10M$5.0M$0-$5.0MRevenue 2011: $12,070,182Expenses 2011: $10,015,204Net Income 2011: $2,054,9782011Expenses 2012: $11,071,5892012Revenue 2013: $12,216,495Expenses 2013: $9,931,474Net Income 2013: $2,285,0212013Revenue 2014: $12,449,209Expenses 2014: $10,851,912Net Income 2014: $1,597,2972014Revenue 2015: $12,642,608Expenses 2015: $10,925,908Net Income 2015: $1,716,7002015Revenue 2016: $13,128,888Expenses 2016: $10,981,672Net Income 2016: $2,147,2162016Revenue 2017: $13,653,115Expenses 2017: $12,553,207Net Income 2017: $1,099,9082017Revenue 2018: $14,266,627Expenses 2018: $11,742,238Net Income 2018: $2,524,3892018Revenue 2019: $15,042,928Expenses 2019: $10,979,185Net Income 2019: $4,063,7432019Revenue 2020: $15,431,793Expenses 2020: $15,180,531Net Income 2020: $251,2622020Revenue 2021: $10,543,506Expenses 2021: $12,185,192Net Income 2021: -$1,641,6862021Revenue 2022: $16,000,956Expenses 2022: $12,296,399Net Income 2022: $3,704,5572022Revenue 2023: $16,481,159Expenses 2023: $12,430,922Net Income 2023: $4,050,2372023Revenue 2024: $17,376,400Expenses 2024: $12,748,757Net Income 2024: $4,627,6432024Revenue 2025: $17,352,513Expenses 2025: $13,087,052Net Income 2025: $4,265,4612025

Highlighted filing

2018

Revenue$14,266,627
Expenses$11,742,238
Net Income$2,524,389
Open 2018 Filing
Jump To
Filing Snapshot
Filing Period
Jul 1, 2017 to Jun 30, 2018
Signed
Nov 1, 2018
Return Version
2017v2.3
Gross Receipts
$14,266,925
Mission and Program Overview

Mission

TO CONSTRUCT AND OPERATE

To construct and operate dormitory facilities to be occupied by students attending the state university of new york at albany.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$30,028,389$29,891,852▼ $136,537
Savings and Temporary Cash Investments$19,451,061$20,079,675▲ $628,614
Accounts Receivable$512,361$588,392▲ $76,031
Intangible Assets$608,747$543,175▼ $65,572
Cash and Non-Interest-Bearing Accounts$51,330$61,345▲ $10,015
Total Assets$50,651,888$51,164,439▲ $512,551
Liabilities
Tax Exempt Bond Liabilities$40,485,106$39,506,218▼ $978,888
Accounts Payable and Accrued Expenses$2,338,886$2,562,372▲ $223,486
Mortgage Notes Payable Secured by Investment Property$1,256,436--
Total Liabilities$44,080,428$42,068,590▼ $2,011,838
Net Assets / Fund Balance
Unrestricted Net Assets$6,571,460$9,095,849▲ $2,524,389
Total Net Assets Fund Balance$6,571,460$9,095,849▲ $2,524,389
Total Liabilities and Net Assets / Fund Balance$50,651,888$51,164,439▲ $512,551

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$26,480,415$26,917,944$53,398,359
Equipment$3,411,437$2,380,266$5,791,703
Compensation and Service Providers
Top Officer Pay67th percentile

Employees

NameTitleFull / Part TimeOtherTotal
Leanne WirkkulaVice Preside-$403,126$403,126
Michael ChristakisAssoc. Exec.-$306,451$306,451
Kevin WilcoxExecutive DiPT$257,210$257,210
Bruce SzelestVice Preside-$252,007$252,007

Board Members and Trustees

NameTitle
Peter CosgrovePresident
Bruce SzelestVice President
Leanne WirkkulaVice President
Michael ChristakisAssoc. Exec. Director
Kevin WilcoxExecutive Director
Michael BossertSecretary

Highest Paid Contractors

ContractorServicesLocationCompensation
University At AlbanyManagement Srv1400 WASHINGTON AVE, Albany, NY 12222$3,752,823
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$14,150,136
Investment Income
$116,491
Other Revenue
$0
Change in Net Assets
$2,524,389

Audited Revenue Reconciliation

Revenue per Audited Statements
$14,266,627
Total Revenue per Audited Statements
$14,266,627
Total Revenue per Form 990
$14,266,627
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$11,742,238
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$2,524,038--$2,524,038
All Other Expenses$1,685,303$30,000-$1,715,303
Interest$1,445,190--$1,445,190
Occupancy$514,750--$514,750
Other Expenses$410,598--$410,598
Insurance$232,789--$232,789
Office Expenses$21,250--$21,250
Fees for Services Accounting-$15,700-$15,700
Fees for Service Investment Mgmnt Fees$13,600--$13,600
Conferences and Meetings$150--$150
Total Functional Expenses$11,696,538$45,700$0$11,742,238

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$11,742,238
Total Expenses per Audited Statements$11,742,238
Total Expenses per Form 990$11,742,238
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

Bond Issues

BondIssuerIssuedIssue PricePurpose
ACity of Albany Capital Resource Cor2016-09-22$44,712,835REFUND OF A PRIOR ISSUE

Bond Proceeds

BondTotal ProceedsSpentRetiredIssuance Costs
A$44,712,835-$2,445,000$572,817

Bond Financing Compliance

No rebate due
No
Rebate not yet due
No
Form 8038-T filed
No
Gross proceeds invested
No
Gross proceeds invested in GIC
No
Exception to rebate
No
Corrective action procedures
Yes
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
No
Other officer compensation reviewed
No
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, Page 6, Part VI, Line 6

“The corporation has one member; the president or interim president of the university at albany, state university of new york. This member appoints all board members but has no control over board actions.”

Form 990, Page 6, Part VI, Line 7A

“University at albany, state university of new york appoints all board members but has no control over board actions.”

Form 990, Page 6, Part VI, Line 11B

“The corporation's compeleted form 990 is distributed to members prior to being filed with the irs. The form 990 is prepared by the independent auditor and reviewed by the controller, accounting manager and executive director prior to distribution to board members.”

Form 990, Page 6, Part VI, Line 12C

“Board members are given a questionnaire regarding potential conflicts of interest annually.”

Form 990, Page 6, Part VI, Line 19

“All governing documents, policies and financial statements are available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Empire Commons Student Housing Inc
EIN
14-1832659
Phone
5189568120
Address
1400 WASHINGTON AVE UNH 212, ALBANY, NY 12222

Signing Officer

Name
Kevin Wilcox
Title
Executive Director
Phone
5189568120
Signed
2018-11-01

Organization Details

Principal Officer
Kevin Wilcox
Formed
2001
Legal Domicile
Ny
Voting Board Members
3
Independent Board Members
2
Employees
0

Preparer

Firm
Cusack & Company Cpas LLC
Address
7 AIRPORT PARK BLVD, LATHAM, NY 12110
Preparer
Kenneth B Claflin CPA
Phone
5187863550
Supplemental Narrative

Additional Explanations

Form 990, Part IX, Line 24E

“Facility supplies, maint 287,747 0 0 water 265,702 0 0 ualbany staff resources 237,331 0 0 furniture/equip replacemt 182,045 0 0 facility turnover costs 176,378 0 0 wireless internet 141,093 0 0 billing and collection 134,370 0 0 ualbany overhead 75,449 0 0 cable tv 63,180 0 0 ualbany mailroom 63,135 0 0 telephone 52,000 0 0 personnel - accountant 0 30,000 0 miscellaneous 4,068 0 0 bank fees 2,183 0 0 dues & fees 622 0 0 total 1,685,303 30,000 0”

Financial Statement Notes

Schedule D, Page 3, Part X

“The asc requires entities to disclose in their financial statements the nature of any uncertainy in their tax position. The corporation has not recognized any benefits or liabilities from uncertain tax positions that will significantly increase or decrease net assets. Generally, federal and state authorities may examine the corporation's tax returns for three years from the date of filing; consequently, the income tax returns for the years prior to 2015 are no longer subject to examination by tax authorities.”

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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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IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0THE ASC REQUIRES ENTITIES TO DISCLOSE IN THEIR FINANCIAL STATEMENTS THE NATURE OF ANY UNCERTAINY IN THEIR TAX POSITION. THE CORPORATION HAS NOT RECOGNIZED ANY BENEFITS OR LIABILITIES FROM UNCERTAIN TAX POSITIONS THAT WILL SIGNIFICANTLY INCREASE OR DECREASE NET ASSETS. GENERALLY, FEDERAL AND STATE AUTHORITIES MAY EXAMINE THE CORPORATION'S TAX RETURNS FOR THREE YEARS FROM THE DATE OF FILING; CONSEQUENTLY, THE INCOME TAX RETURNS FOR THE YEARS PRIOR TO 2015 ARE NO LONGER SUBJECT TO EXAMINATION BY TAX AUTHORITIES.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0SCHEDULE D, PAGE 3, PART X
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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm0LEANNE WIRKKULA
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm1KEVIN WILCOX
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm2MICHAEL CHRISTAKIS
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm3BRUCE SZELEST
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt0VICE PRESIDENT
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt1EXECUTIVE DIRECTOR
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt2ASSOC. EXEC. DIR.
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt3VICE PRESIDENT
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE CORPORATION HAS ONE MEMBER; THE PRESIDENT OR INTERIM PRESIDENT OF THE UNIVERSITY AT ALBANY, STATE UNIVERSITY OF NEW YORK. THIS MEMBER APPOINTS ALL BOARD MEMBERS BUT HAS NO CONTROL OVER BOARD ACTIONS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1UNIVERSITY AT ALBANY, STATE UNIVERSITY OF NEW YORK APPOINTS ALL BOARD MEMBERS BUT HAS NO CONTROL OVER BOARD ACTIONS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE CORPORATION'S COMPELETED FORM 990 IS DISTRIBUTED TO MEMBERS PRIOR TO BEING FILED WITH THE IRS. THE FORM 990 IS PREPARED BY THE INDEPENDENT AUDITOR AND REVIEWED BY THE CONTROLLER, ACCOUNTING MANAGER AND EXECUTIVE DIRECTOR PRIOR TO DISTRIBUTION TO BOARD MEMBERS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3BOARD MEMBERS ARE GIVEN A QUESTIONNAIRE REGARDING POTENTIAL CONFLICTS OF INTEREST ANNUALLY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4ALL GOVERNING DOCUMENTS, POLICIES AND FINANCIAL STATEMENTS ARE AVAILABLE TO THE PUBLIC UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5FACILITY SUPPLIES, MAINT 287,747 0 0 WATER 265,702 0 0 UALBANY STAFF RESOURCES 237,331 0 0 FURNITURE/EQUIP REPLACEMT 182,045 0 0 FACILITY TURNOVER COSTS 176,378 0 0 WIRELESS INTERNET 141,093 0 0 BILLING AND COLLECTION 134,370 0 0 UALBANY OVERHEAD 75,449 0 0 CABLE TV 63,180 0 0 UALBANY MAILROOM 63,135 0 0 TELEPHONE 52,000 0 0 PERSONNEL - ACCOUNTANT 0 30,000 0 MISCELLANEOUS 4,068 0 0 BANK FEES 2,183 0 0 DUES & FEES 622 0 0 TOTAL 1,685,303 30,000 0
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PAGE 6, PART VI, LINE 6
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 6, PART VI, LINE 7A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PAGE 6, PART VI, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5FORM 990, PART IX, LINE 24E
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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
$51,164,439
Liabilities
$42,068,590
Net assets
$9,095,849
Revenue
$14,266,627
Expenses
$11,742,238
Net income
$2,524,389
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$53.4$25.0$28.4$17.4$13.1$4.27
2024Detailed filing. Detailed filing data is available for this year.$53.9$29.7$24.2$17.4$12.7$4.63
2023Detailed filing. Detailed filing data is available for this year.$48.5$28.9$19.5$16.5$12.4$4.05
2022Detailed filing. Detailed filing data is available for this year.$47.9$32.4$15.5$16.0$12.3$3.70
2021Detailed filing. Detailed filing data is available for this year.$46.3$34.6$11.8$10.5$12.2$1.64
2020Detailed filing. Detailed filing data is available for this year.$49.8$36.3$13.4$15.4$15.2$0.25
2019Detailed filing. Detailed filing data is available for this year.$52.8$39.6$13.2$15.0$11.0$4.06
2018Detailed filing. Detailed filing data is available for this year.$51.2$42.1$9.10$14.3$11.7$2.52
2017Detailed filing. Detailed filing data is available for this year.$50.7$44.1$6.57$13.7$12.6$1.10
2016Detailed filing. Detailed filing data is available for this year.$54.8$49.3$5.47$13.1$11.0$2.15
2015Detailed filing. Detailed filing data is available for this year.$54.5$51.1$3.32$12.6$10.9$1.72
2014Detailed filing. Detailed filing data is available for this year.$54.7$53.1$1.61$12.4$10.9$1.60
2013Summary only. Only limited summary data is available for this year.$55.2$55.1$0.01$12.2$9.93$2.29
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$54.6$56.9$2.27$11.1
2011Summary only. Only limited summary data is available for this year.$55.3$58.6$3.28$12.1$10.0$2.05