Civic Intelligence

West Town Village Housing Development

EIN 16-1575986 • 501(c)3 • Rochester, NY

Profile

Operate a quality affordable housing to low income individuals and families.

1150 Buffalo RoadRochester, NY 14624

n/A

Siviq Scores

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

Liabilities / Assets

75th percentile

1.19x

Higher debt load relative to assets than 75% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Source year 2024

Liabilities / Revenue

72nd percentile

4.99x

Higher debt load relative to revenue than 72% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Source year 2024

Net Margin

17th percentile

-39%

Higher net margin than 17% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Source year 2024

Top Officer Pay

70th percentile

$161,123

Higher top officer pay than 70% of similar nonprofits.

Top officer pay equals 36.2% of source-year revenue.

NTEE L • $1M-$5M nonprofits • Source year 2024

Asset Growth

10th percentile

-10%

Faster asset growth than 10% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Annualized from 2023 to 2024

Revenue Growth

45th percentile

2.7%

Faster revenue growth than 45% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets75th percentile

Assets

Down

$1,862,423

Down $209,127 (-10%) from 2023

Liabilities

Down

$2,220,871

Down $33,858 (-1.5%) from 2023

Net Assets

Down

-$358,448

Down $175,269 (-96%) from 2023

Operations
Liabilities / Revenue72nd percentileNet Margin17th percentile

Revenue

Up

$445,416

Up $11,594 (+2.7%) from 2023

Expenses

Up

$620,685

Up $25,698 (+4.3%) from 2023

Net Income

Down

-$175,269

Down $14,104 (-8.8%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth10th percentile

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

$4.0M$3.0M$2.0M$1.0M$0-$1.0MAssets 2016: $3,344,379Liabilities 2016: $2,255,798Net Assets 2016: $1,088,5812016Assets 2017: $3,164,618Liabilities 2017: $2,236,032Net Assets 2017: $928,5862017Assets 2018: $2,954,018Liabilities 2018: $2,236,205Net Assets 2018: $717,8132018Assets 2019: $2,797,717Liabilities 2019: $2,235,043Net Assets 2019: $562,6742019Assets 2020: $2,581,216Liabilities 2020: $2,229,504Net Assets 2020: $351,7122020Assets 2021: $2,435,220Liabilities 2021: $2,255,860Net Assets 2021: $179,3602021Assets 2022: $2,215,250Liabilities 2022: $2,237,264Net Assets 2022: -$22,0142022Assets 2023: $2,071,550Liabilities 2023: $2,254,729Net Assets 2023: -$183,1792023Assets 2024: $1,862,423Liabilities 2024: $2,220,871Net Assets 2024: -$358,4482024

Highlighted filing

2024

Assets$1,862,423
Liabilities$2,220,871
Net Assets-$358,448
Open 2024 Filing

Operations Trend

Revenue Growth45th percentile

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

$1.0M$500K$0-$500KRevenue 2016: $180,050Expenses 2016: $297,184Net Income 2016: -$117,1342016Revenue 2017: $372,314Expenses 2017: $532,309Net Income 2017: -$159,9952017Revenue 2018: $359,878Expenses 2018: $547,578Net Income 2018: -$187,7002018Revenue 2019: $380,135Expenses 2019: $520,646Net Income 2019: -$140,5112019Revenue 2020: $382,076Expenses 2020: $567,138Net Income 2020: -$185,0622020Revenue 2021: $397,200Expenses 2021: $569,552Net Income 2021: -$172,3522021Revenue 2022: $395,963Expenses 2022: $597,337Net Income 2022: -$201,3742022Revenue 2023: $433,822Expenses 2023: $594,987Net Income 2023: -$161,1652023Revenue 2024: $445,416Expenses 2024: $620,685Net Income 2024: -$175,2692024

Highlighted filing

2024

Revenue$445,416
Expenses$620,685
Net Income-$175,269
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$1,862,423
Liabilities
$2,220,871
Net assets
-$358,448
Revenue
$445,416
Expenses
$620,685
Net income
-$175,269
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$1.86$2.22$0.36$0.45$0.62$0.18
2023Detailed filing. Detailed filing data is available for this year.$2.07$2.25$0.18$0.43$0.59$0.16
2022Detailed filing. Detailed filing data is available for this year.$2.22$2.24$0.02$0.40$0.60$0.20
2021Detailed filing. Detailed filing data is available for this year.$2.44$2.26$0.18$0.40$0.57$0.17
2020Detailed filing. Detailed filing data is available for this year.$2.58$2.23$0.35$0.38$0.57$0.19
2019Detailed filing. Detailed filing data is available for this year.$2.80$2.24$0.56$0.38$0.52$0.14
2018Detailed filing. Detailed filing data is available for this year.$2.95$2.24$0.72$0.36$0.55$0.19
2017Detailed filing. Detailed filing data is available for this year.$3.16$2.24$0.93$0.37$0.53$0.16
2016Summary only. Only limited summary data is available for this year.$3.34$2.26$1.09$0.18$0.30$0.12
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
May 2, 2025
Return Version
2024v5.1
Gross Receipts
$445,416
Mission and Program Overview

Mission

Operate a quality affordable housing to low income individuals and families.

Operate a housing project for low income individuals in the Town of Henrietta.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,595,262$1,419,235▼ $176,027
Savings and Temporary Cash Investments$415,397$394,163▼ $21,234
Prepaid Expenses and Deferred Charges$17,840$17,367▼ $473
Accounts Receivable$2,031$3,141▲ $1,110
Cash and Non-Interest-Bearing Accounts$10,163$1,420▼ $8,743
Total Assets$2,071,550$1,862,423▼ $209,127
Other Assets Total$30,857$27,097▼ $3,760
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,091,095$2,084,478▼ $6,617
Other Liabilities$108,104$75,789▼ $32,315
Accounts Payable and Accrued Expenses$24,510$29,268▲ $4,758
Escrow Account Liability$30,857$27,097▼ $3,760
Deferred Revenue$163$4,239▲ $4,076
Total Liabilities$2,254,729$2,220,871▼ $33,858
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-183,179$-358,448▼ $175,269
Total Net Assets Fund Balance$-183,179$-358,448▼ $175,269
Total Liabilities and Net Assets / Fund Balance$2,071,550$1,862,423▼ $209,127

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,143,309$4,176,512$5,319,821
Land$275,926-$275,926
Equipment$0$134,423$134,423
Compensation and Service Providers
Top Officer Pay70th percentile

Employees

NameTitleOtherTotal
Mark GreisbergerPresident$68,690$68,690

Board Members and Trustees

NameTitle
Helen BianchiSecretary
Dan SturgisTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$444,109
Investment Income
$209
Other Revenue
$1,098
Change in Net Assets
$-175,269

Audited Revenue Reconciliation

Revenue per Audited Statements
$445,416
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$445,416
Total Revenue per Form 990
$445,416
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$620,685
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$176,028--$176,028
Occupancy$150,407--$150,407
Fees for Services Other$118,987$5,205-$124,192
Fees for Services Management-$64,083-$64,083
Insurance$53,802--$53,802
Interest$21,283--$21,283
All Other Expenses$3,704$9,863-$13,567
Office Expenses$2,379$7,746-$10,125
Fees for Services Accounting-$7,080-$7,080
Other Expenses-$118-$118
Total Functional Expenses$526,590$94,095$0$620,685

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$620,685
Total Expenses per Audited Statements$620,685
Total Expenses per Form 990$620,685
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
Accrued Expenses - Affiliates$75,789
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
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
Yes

Governance Explanations

Form 990, Part VI, Section A, line 3

“The Organization is managed by Providence Housing Development Corporation, the supported organization.”

Form 990, Part VI, Section A, line 6

“Providence Housing Development Corporation is the sole member of the Organization.”

Form 990, Part VI, Section A, line 7A

“Providence Housing Development Corporation has the right to appoint members of the Organization's Board of Directors.”

Form 990, Part VI, Section A, line 8B

“There are no other committees besides the full board.”

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

“The draft 990 report was sent electronically to all board members. Responses were received and evaluated if there were questions prior to filing the report.”

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

“Employee compliance with the conflict of interest policy is reviewed annually with all employees of the parent organization at a general meeting. Each employee signs a form to reaffirm his/her understanding of the policy. Board members are asked to acknowledge their compliance annually with forms returned to the Secretary of the Board rather than management.”

Form 990, Part VI, Section B, line 15

“West Town Village Housing Development Fund Company, Inc. does not have any direct compensation expense since all employees are officially employed by the parent company, Providence Housing Development Corporation. The wages and benefits of all top management employees are determined by the board of the parent company, Providence Housing Development Corporation. The process includes independent review, comparability data, and deliberation by the board.”

Form 990, Part VI, Section C, line 19

“All documents will be made available for public inspection based on the requirements of applicable law.”

Filing and Contact Details

Filer

Filer Name
West Town Village Housing Development
EIN
16-1575986
Phone
5855299555
Address
1150 Buffalo Road, Rochester, NY 14624

Signing Officer

Name
Dan Sturgis
Title
Treasurer
Phone
5855299555
Signed
2025-05-02
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Dan Sturgis
Formed
1999
Legal Domicile
Ny
Voting Board Members
3
Independent Board Members
0
Employees
0
Volunteers
3

Preparer

Firm
Heveron & Company CPAs PLLC
Address
260 Plymouth Avenue South, Rochester, NY 14608
Preparer
Daniel O'Dea
Phone
5852322956
Supplemental Narrative

Additional Explanations

Form 990, Part IX, line 11G

“Contracted Program Management : Program service expenses 118,987. Management and general expenses 0. Fundraising expenses 0. Total expenses 118,987. Other : Program service expenses 0. Management and general expenses 5,205. Fundraising expenses 0. Total expenses 5,205.”

Financial Statement Notes

Part IV, Line 2B:

“The escrow represents security deposits held for the Organization's tenants.”

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IRS990ScheduleA/SupportedOrgInformationGrp/SupportAmt00
IRS990ScheduleA/SupportedOrgInformationGrp/SupportedOrganizationName/BusinessNameLine1Txt0Providence Housing Development Fund Corporation
IRS990ScheduleA/SupportingOrganization509a3Ind0X
IRS990ScheduleA/SupportingOrgType1Ind0X
IRS990ScheduleA/SupportSumAmt00
IRS990/ScheduleBRequiredInd00
IRS990ScheduleD/AgentTrusteeEtcInd00
IRS990ScheduleD/BuildingsGrp/BookValueAmt01143309
IRS990ScheduleD/BuildingsGrp/DepreciationAmt04176512
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt05319821
IRS990ScheduleD/EquipmentGrp/BookValueAmt00
IRS990ScheduleD/EquipmentGrp/DepreciationAmt0134423
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt0134423
IRS990ScheduleD/ExpensesNotReportedAmt00
IRS990ScheduleD/ExpensesNotRptFinclStmtAmt00
IRS990ScheduleD/ExpensesSubtotalAmt0620685
IRS990ScheduleD/ExplanationProvidedInd0X
IRS990ScheduleD/InclEscrowCustodialAcctLiabInd01
IRS990ScheduleD/LandGrp/BookValueAmt0275926
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt0275926
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt075789
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0Accrued Expenses - Affiliates
IRS990ScheduleD/RevenueNotReportedAmt00
IRS990ScheduleD/RevenueNotReportedFinclStmtAmt00
IRS990ScheduleD/RevenueSubtotalAmt0445416
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0The escrow represents security deposits held for the Organization's tenants.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0Part IV, Line 2b:
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IRS990ScheduleD/TotalLiabilityAmt075789
IRS990ScheduleD/TotalRevenuePerForm990Amt0445416
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt0445416
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt0620685
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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationRltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationRltdOrgsAmt10
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm0Dan Sturgis
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm1Helen Bianchi
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt0Treasurer
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt1Secretary
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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationFilingOrgAmt10
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt0161123
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt1159974
IRS990ScheduleJ/SeverancePaymentInd00
IRS990ScheduleJ/SupplementalInformationDetail/ExplanationTxt0West Town Village Housing Development Fund Company, Inc. does not have any direct compensation expense since all employees are officially employed by the parent company, Providence Housing Development Corporation. The wages and benefits of all top management employees are determined by the board of the parent company, Providence Housing Development Corporation. The process includes independent review, comparability data, and deliberation by the board.
IRS990ScheduleJ/SupplementalInformationDetail/FormAndLineReferenceDesc0Part I, Line 3
IRS990ScheduleJ/SupplementalNonqualRtrPlanInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0The Organization is managed by Providence Housing Development Corporation, the supported organization.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1Providence Housing Development Corporation is the sole member of the Organization.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2Providence Housing Development Corporation has the right to appoint members of the Organization's Board of Directors.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3There are no other committees besides the full board.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4The draft 990 report was sent electronically to all board members. Responses were received and evaluated if there were questions prior to filing the report.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5Employee compliance with the conflict of interest policy is reviewed annually with all employees of the parent organization at a general meeting. Each employee signs a form to reaffirm his/her understanding of the policy. Board members are asked to acknowledge their compliance annually with forms returned to the Secretary of the Board rather than management.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt6West Town Village Housing Development Fund Company, Inc. does not have any direct compensation expense since all employees are officially employed by the parent company, Providence Housing Development Corporation. The wages and benefits of all top management employees are determined by the board of the parent company, Providence Housing Development Corporation. The process includes independent review, comparability data, and deliberation by the board.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt7All documents will be made available for public inspection based on the requirements of applicable law.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt8Contracted Program Management : Program service expenses 118,987. Management and general expenses 0. Fundraising expenses 0. Total expenses 118,987. Other : Program service expenses 0. Management and general expenses 5,205. Fundraising expenses 0. Total expenses 5,205.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0Form 990, Part VI, Section A, line 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1Form 990, Part VI, Section A, line 6
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2Form 990, Part VI, Section A, line 7a
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3Form 990, Part VI, Section A, line 8b
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4Form 990, Part VI, Section B, line 11b
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5Form 990, Part VI, Section B, line 12c
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc6Form 990, Part VI, Section B, line 15
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc7Form 990, Part VI, Section C, line 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc8Form 990, Part IX, line 11g
IRS990ScheduleR/AssetExchangeInd00
IRS990ScheduleR/AssetPurchaseFromOtherOrgInd00
IRS990ScheduleR/AssetSaleToOtherOrgInd00
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IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd00
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IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt0Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt1Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt2Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt3Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt4Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt5Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt6Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt7Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt8Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt9Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt10Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt11Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt12Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt13Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt14Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt15Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt16Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt17Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt18Providence Housing Development Corporation
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt19Providence Housing Development Corporation
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