Civic Intelligence

Sepp Housing Development Fund Corp DBA Wells Apartments

EIN 16-1241738 • 501(c)3 • Binghamton, NY

Profile

NONE

53 Front StreetBinghamton, NY 13905

n/A

Siviq Scores

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

Liabilities / Assets

79th percentile

1.36x

Higher debt load relative to assets than 79% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Source year 2025

Liabilities / Revenue

60th percentile

2.61x

Higher debt load relative to revenue than 60% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Source year 2025

Net Margin

81st percentile

24%

Higher net margin than 81% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Source year 2025

Top Officer Pay

73rd percentile

$186,845

Higher top officer pay than 73% of similar nonprofits.

Top officer pay equals 26.2% of source-year revenue.

NTEE L • $1M-$5M nonprofits • Source year 2025

Asset Growth

82nd percentile

10%

Faster asset growth than 82% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Annualized from 2024 to 2025

Revenue Growth

13th percentile

-19%

Faster revenue growth than 13% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets79th percentile

Assets

Up

$1,366,902

Up $127,599 (+10%) from 2024

Liabilities

Down

$1,860,389

Down $43,925 (-2.3%) from 2024

Net Assets

Up

-$493,487

Up $171,524 (+26%) from 2024

Operations
Liabilities / Revenue60th percentileNet Margin81st percentile

Revenue

Down

$713,632

Down $172,111 (-19%) from 2024

Expenses

Up

$542,108

Up $23,514 (+4.5%) from 2024

Net Income

Down

$171,524

Down $195,625 (-53%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth82nd percentile

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

$3.0M$2.0M$1.0M$0-$1.0M-$2.0MAssets 2012: $794,603Liabilities 2012: $2,051,069Net Assets 2012: -$1,256,4662012Assets 2013: $724,856Liabilities 2013: $2,027,266Net Assets 2013: -$1,302,4102013Assets 2014: $860,993Liabilities 2014: $2,340,678Net Assets 2014: -$1,479,6852014Assets 2015: $800,369Liabilities 2015: $2,257,797Net Assets 2015: -$1,457,4282015Assets 2016: $752,757Liabilities 2016: $2,223,830Net Assets 2016: -$1,471,0732016Assets 2017: $623,481Liabilities 2017: $2,138,297Net Assets 2017: -$1,514,8162017Assets 2018: $601,670Liabilities 2018: $2,111,455Net Assets 2018: -$1,509,7852018Assets 2019: $613,351Liabilities 2019: $2,097,761Net Assets 2019: -$1,484,4102019Assets 2020: $637,016Liabilities 2020: $2,056,932Net Assets 2020: -$1,419,9162020Assets 2021: $698,910Liabilities 2021: $2,019,515Net Assets 2021: -$1,320,6052021Assets 2022: $729,649Liabilities 2022: $1,979,636Net Assets 2022: -$1,249,9872022Assets 2023: $917,108Liabilities 2023: $1,949,268Net Assets 2023: -$1,032,1602023Assets 2024: $1,239,303Liabilities 2024: $1,904,314Net Assets 2024: -$665,0112024Assets 2025: $1,366,902Liabilities 2025: $1,860,389Net Assets 2025: -$493,4872025

Highlighted filing

2025

Assets$1,366,902
Liabilities$1,860,389
Net Assets-$493,487
Open 2025 Filing

Operations Trend

Revenue Growth13th percentile

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

$1.0M$500K$0-$500KExpenses 2012: $403,4612012Expenses 2013: $408,0572013Revenue 2014: $375,999Expenses 2014: $553,274Net Income 2014: -$177,2752014Revenue 2015: $404,912Expenses 2015: $382,655Net Income 2015: $22,2572015Revenue 2016: $396,971Expenses 2016: $410,616Net Income 2016: -$13,6452016Revenue 2017: $409,862Expenses 2017: $453,605Net Income 2017: -$43,7432017Revenue 2018: $403,180Expenses 2018: $398,149Net Income 2018: $5,0312018Revenue 2019: $414,106Expenses 2019: $388,731Net Income 2019: $25,3752019Revenue 2020: $433,403Expenses 2020: $368,909Net Income 2020: $64,4942020Revenue 2021: $492,755Expenses 2021: $393,444Net Income 2021: $99,3112021Revenue 2022: $457,018Expenses 2022: $386,400Net Income 2022: $70,6182022Revenue 2023: $658,446Expenses 2023: $440,619Net Income 2023: $217,8272023Revenue 2024: $885,743Expenses 2024: $518,594Net Income 2024: $367,1492024Revenue 2025: $713,632Expenses 2025: $542,108Net Income 2025: $171,5242025

Highlighted filing

2025

Revenue$713,632
Expenses$542,108
Net Income$171,524
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$1,366,902
Liabilities
$1,860,389
Net assets
-$493,487
Revenue
$713,632
Expenses
$542,108
Net income
$171,524
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$1.37$1.86$0.49$0.71$0.54$0.17
2024Detailed filing. Detailed filing data is available for this year.$1.24$1.90$0.67$0.89$0.52$0.37
2023Detailed filing. Detailed filing data is available for this year.$0.92$1.95$1.03$0.66$0.44$0.22
2022Detailed filing. Detailed filing data is available for this year.$0.73$1.98$1.25$0.46$0.39$0.07
2021Detailed filing. Detailed filing data is available for this year.$0.70$2.02$1.32$0.49$0.39$0.10
2020Detailed filing. Detailed filing data is available for this year.$0.64$2.06$1.42$0.43$0.37$0.06
2019Detailed filing. Detailed filing data is available for this year.$0.61$2.10$1.48$0.41$0.39$0.03
2018Detailed filing. Detailed filing data is available for this year.$0.60$2.11$1.51$0.40$0.40$0.01
2017Detailed filing. Detailed filing data is available for this year.$0.62$2.14$1.51$0.41$0.45$0.04
2016Detailed filing. Detailed filing data is available for this year.$0.75$2.22$1.47$0.40$0.41$0.01
2015Detailed filing. Detailed filing data is available for this year.$0.80$2.26$1.46$0.40$0.38$0.02
2014Detailed filing. Detailed filing data is available for this year.$0.86$2.34$1.48$0.38$0.55$0.18
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.72$2.03$1.30$0.41
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.79$2.05$1.26$0.40
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Jan 13, 2026
Return Version
2024v5.5
Gross Receipts
$713,632
Mission and Program Overview

Mission

LOW-INCOME HOUSING

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$711,248$729,056▲ $17,808
Cash and Non-Interest-Bearing Accounts$80,844$71,411▼ $9,433
Prepaid Expenses and Deferred Charges$3,665$3,875▲ $210
Intangible Assets-$0-
Total Assets$1,239,303$1,366,902▲ $127,599
Other Assets Total$443,546$562,560▲ $119,014
Liabilities
Mortgage Notes Payable Secured by Investment Property$1,854,573$1,811,310▼ $43,263
Accounts Payable and Accrued Expenses$34,899$33,377▼ $1,522
Other Liabilities$14,842$15,702▲ $860
Total Liabilities$1,904,314$1,860,389▼ $43,925
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-665,011$-493,487▲ $171,524
Total Net Assets Fund Balance$-665,011$-493,487▲ $171,524
Total Liabilities and Net Assets / Fund Balance$1,239,303$1,366,902▲ $127,599

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$337,910$2,605,773$2,943,683
Other Land Buildings$124,519$73,938$198,457
Land$175,309-$175,309
Equipment$91,318$20,113$111,431
Other Assets Org$15,702--
Compensation and Service Providers
Top Officer Pay73rd percentile

Board Members and Trustees

NameTitle
Thomas DellapennaChairperson
Kevin MclaughlinVice Chair
John BernardoExecutive Director
Alex MclaughlinMember
Benjamin FedermanMember
Christopher BarkerMember
David HarderMember
David HughesMember
Ethan CookMember
Jennifer YonkoskiMember
Jim HayesMember
John MauroMember
Julie SweetMember
Len BassoMember
Linda MacdonaldMember
Nagely ValerioMember
Peter MaciakMember
Ronald HartingMember
Ronald KeibelMember
Stacey DuncanMember
Susan BrownMember
Daniel SchofieldSecretary
Thomas AugostiniTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$41,029
Program Service Revenue
$669,861
Investment Income
$362
Other Revenue
$2,380
All Other Contributions
$17,359
Change in Net Assets
$171,524

Audited Revenue Reconciliation

Revenue per Audited Statements
$713,632
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$713,632
Total Revenue per Form 990
$713,632
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$405,612
Salaries, Compensation, and Employee Benefits$136,496
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$48,432$74,256-$122,688
Interest$76,360--$76,360
Fees for Services Other$59,612$8,750-$68,362
Occupancy$67,077--$67,077
Fees for Services Management-$56,973-$56,973
Depreciation Depletion$56,250--$56,250
Insurance$15,290--$15,290
All Other Expenses$5,470$5,538-$11,008
Payroll Taxes-$7,436-$7,436
Other Employee Benefits$6,372--$6,372
Office Expenses-$4,775-$4,775
Other Expenses$8,241$4,200-$4,200
Fees for Services Accounting-$4,200-$4,200
Advertising-$916-$916
Conferences and Meetings-$706-$706
Fees for Services Legal-$103-$103
Total Functional Expenses$374,255$167,853$0$542,108

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$542,108
Total Expenses per Audited Statements$542,108
Total Expenses per Form 990$542,108
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$0
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
TENANTS' SECURITY DEPOSITS$15,702
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
No
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
No
Other officer compensation reviewed
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 3

“Management duties are performed by sepp, inc.”

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

“The form 990 is reviewed by the treasurer before filing, then distributed by email to the board of directors. Copies of the returns are also available for review in the company's business office.”

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

“The board of directors complies with the conflict of interest policy of sepp management company, inc., a related organization. Sepp housing development fund corporation, inc. Is in the process of developing and implementing its own conflict of interest policy.”

Form 990, Part VI, Section C, Line 19

“The governing body of the organization makes its documents available to the public upon request in the form of a hardcopy kept at the place of business.”

Filing and Contact Details

Filer

Filer Name
Sepp Housing Development Fund Corp
EIN
16-1241738
Phone
6077238989
Address
53 FRONT STREET, BINGHAMTON, NY 13905
Doing Business As
Wells Apartments

Signing Officer

Name
John Bernardo
Title
Executive Director
Phone
6077238989
Signed
2026-01-13
Discuss with paid preparer
Yes

Organization Details

Principal Officer
John Bernardo
Formed
1987
Legal Domicile
Ny
Voting Board Members
22
Independent Board Members
22
Employees
0
Volunteers
0

Preparer

Firm
Efpr Advisory LLC
Address
6390 MAIN STREET SUITE 200, WILLIAMSVILLE, NY 14221
Preparer
David a Urban CPA
Phone
7166340700
Supplemental Narrative

Additional Explanations

Form 990, Part IX, Line 11G

“Audit expense: program service expenses 0. Management and general expenses 8,750. Fundraising expenses 0. Total expenses 8,750. Maintenance contracts: program service expenses 59,612. Management and general expenses 0. Fundraising expenses 0. Total expenses 59,612.”

FORM 990, PART XII, LINE 2C:

“No changes have taken place during the fiscal year ended june 30, 2025.”

Financial Statement Notes

PART X, LINE 2:

“The corporation is exempt from income taxes under section 501(c)(3) of the internal revenue code (the code); therefore, no provision for income taxes is reflected in the financial statements. The corporation has been classified as a publicly supported organization that is not a private foundation under section 509(a) of the code. The corporation presently discloses or recognizes income tax positions based on management's estimate of whether it is reasonably possible or probable that a liability has been incurred for unrecognized income taxes. Management has concluded that the corporation has taken no uncertain tax positions that require adjustment in its financial statements. U.s. Forms 990 filed by the corporation are subject to examination by taxing authorities.”

Raw XML AppendixShowing 400 of 658 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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