Civic Intelligence

Pacific Charter School Development

990 • Fiscal year 2018 • EIN 20-0696786

Jan 01, 2018 to Dec 31, 2018 • Filed on Sep 27, 2019

Organization ProfileWWW.PACIFICCHARTER.ORG

View Organization Page

600 Wilshire Blvd Suite 200Los Angeles, CA 90017

(213) 542-4700

Siviq Scores

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

Liabilities / Assets

78th percentile

0.70x

Higher debt load relative to assets than 78% of similar nonprofits.

2018 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2018

Liabilities / Revenue

92nd percentile

5.24x

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

2018 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2018

Net Margin

94th percentile

55%

Higher net margin than 94% of similar nonprofits.

2018 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2018

Top Officer Pay

Score unavailable

No value available

This filing does not contain officer compensation rows.

Source year 2018

Asset Growth

90th percentile

21%

Faster asset growth than 90% of similar nonprofits.

2018 filings • 501(c)3 • $100M-$250M nonprofits • Annualized from 2017 to 2018

Revenue Growth

95th percentile

101%

Faster revenue growth than 95% of similar nonprofits.

2018 filings • 501(c)3 • $100M-$250M nonprofits • Annualized from 2017 to 2018

Balance Sheet
Liabilities / Assets78th percentile

Assets

Up

$104,431,907

Up $17,809,298 (+21%) from 2017

Net Assets

Up

$31,097,008

Up $7,736,422 (+33%) from 2017

Liabilities

Up

$73,334,899

Up $10,072,876 (+16%) from 2017

Revenue And Expenses
Liabilities / Revenue92nd percentileNet Margin94th percentile

Revenue

Up

$13,993,917

Up $7,044,726 (+101%) from 2017

Expenses

Down

$6,257,495

Down $5,676,419 (-48%) from 2017

Net Income

Up

$7,736,422

Up $12,721,145 (+255%) from 2017

Historical Trend

Balance Sheet Trend

Asset Growth90th percentile

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

$150M$100M$50M$0Assets 2011: $58,951,301Liabilities 2011: $46,976,106Net Assets 2011: $11,975,1952011Assets 2012: $57,639,268Liabilities 2012: $44,552,127Net Assets 2012: $13,087,1412012Assets 2013: $56,986,674Liabilities 2013: $42,726,314Net Assets 2013: $14,260,3602013Assets 2014: $55,927,416Liabilities 2014: $42,099,649Net Assets 2014: $13,827,7672014Assets 2015: $62,320,087Liabilities 2015: $38,998,950Net Assets 2015: $23,321,1372015Assets 2016: $80,326,033Liabilities 2016: $51,980,725Net Assets 2016: $28,345,3082016Assets 2017: $86,622,609Liabilities 2017: $63,262,023Net Assets 2017: $23,360,5862017Assets 2018: $104,431,907Liabilities 2018: $73,334,899Net Assets 2018: $31,097,0082018Assets 2019: $102,800,134Liabilities 2019: $72,129,715Net Assets 2019: $30,670,4192019Assets 2020: $91,179,240Liabilities 2020: $59,842,318Net Assets 2020: $31,336,9222020Assets 2021: $90,744,360Liabilities 2021: $58,533,540Net Assets 2021: $32,210,8202021Assets 2022: $75,865,780Liabilities 2022: $37,320,910Net Assets 2022: $38,544,8702022Assets 2023: $103,218,587Liabilities 2023: $39,199,575Net Assets 2023: $64,019,0122023Assets 2024: $120,259,288Liabilities 2024: $48,649,714Net Assets 2024: $71,609,5742024

Highlighted filing

2018

Assets$104,431,907
Liabilities$73,334,899
Net Assets$31,097,008
Open 2018 Filing

Operations Trend

Revenue Growth95th percentile

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

$40M$30M$20M$10M$0-$10MRevenue 2011: $7,511,123Expenses 2011: $6,833,231Net Income 2011: $677,8922011Expenses 2012: $4,561,4772012Revenue 2013: $6,193,752Expenses 2013: $5,054,910Net Income 2013: $1,138,8422013Revenue 2014: $7,558,183Expenses 2014: $7,990,776Net Income 2014: -$432,5932014Revenue 2015: $14,399,494Expenses 2015: $5,256,586Net Income 2015: $9,142,9082015Revenue 2016: $10,752,999Expenses 2016: $5,728,828Net Income 2016: $5,024,1712016Revenue 2017: $6,949,191Expenses 2017: $11,933,914Net Income 2017: -$4,984,7232017Revenue 2018: $13,993,917Expenses 2018: $6,257,495Net Income 2018: $7,736,4222018Revenue 2019: $6,746,064Expenses 2019: $7,172,653Net Income 2019: -$426,5892019Revenue 2020: $7,842,752Expenses 2020: $7,176,249Net Income 2020: $666,5032020Revenue 2021: $7,029,213Expenses 2021: $6,155,315Net Income 2021: $873,8982021Revenue 2022: $12,145,309Expenses 2022: $5,923,077Net Income 2022: $6,222,2322022Revenue 2023: $30,591,578Expenses 2023: $5,151,672Net Income 2023: $25,439,9062023Revenue 2024: $13,757,698Expenses 2024: $6,269,920Net Income 2024: $7,487,7782024

Highlighted filing

2018

Revenue$13,993,917
Expenses$6,257,495
Net Income$7,736,422
Open 2018 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2018 to Dec 31, 2018
Signed
Sep 27, 2019
Return Version
2018v3.1
Gross Receipts
$18,632,669
Mission and Program Overview

Mission

Pacific charter school development is a non-profit real estate development organization providing low-cost facilities to high-quality charter schools.

To support and facilitate the development of charter school facilities.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$44,493,177$57,612,830▲ $13,119,653
Savings and Temporary Cash Investments$21,957,764$26,557,300▲ $4,599,536
Other Notes and Loans Receivable, Net$10,802,623$13,939,441▲ $3,136,818
Pledges and Grants Receivable$753,125$4,170,000▲ $3,416,875
Cash and Non-Interest-Bearing Accounts$7,760,172$1,169,250▼ $6,590,922
Accounts Receivable$357,548$662,939▲ $305,391
Prepaid Expenses and Deferred Charges$34,099$134,041▲ $99,942
Total Assets$86,622,609$104,431,907▲ $17,809,298
Other Assets Total$464,101$186,106▼ $277,995
Liabilities
Unsecured Notes Loans Payable$36,330,000$30,330,000▼ $6,000,000
Mortgage Notes Payable Secured by Investment Property$16,385,492$23,994,729▲ $7,609,237
Tax Exempt Bond Liabilities-$10,000,000-
Other Liabilities$5,843,766$6,752,010▲ $908,244
Accounts Payable and Accrued Expenses$4,702,765$2,258,160▼ $2,444,605
Total Liabilities$63,262,023$73,334,899▲ $10,072,876
Net Assets / Fund Balance
Unrestricted Net Assets$21,188,009$23,870,433▲ $2,682,424
Temporarily Rstr Net Assets$2,172,577$7,226,575▲ $5,053,998
Total Net Assets Fund Balance$23,360,586$31,097,008▲ $7,736,422
Total Liabilities and Net Assets / Fund Balance$86,622,609$104,431,907▲ $17,809,298

Asset Categories

AssetBook ValueDepreciationBasis
Leasehold Improvements$31,627,345-$31,627,345
Land$10,678,437-$10,678,437
Other Land Buildings$8,651,911-$8,651,911
Buildings$6,655,137$530,132$7,185,269
Compensation and Service Providers
Top Officer PayScore unavailable

Employees

NameTitleFull / Part TimeBaseOtherTotal
John SunChief Executive OffiFT$221,202$67,590$288,792
Kahlmus EatmanVP OperationsFT$165,000$36,357$201,357
Scarlet SyChief Financial OffiPT$164,423$29,691$194,114
James HeugasRegional Director - WashingtonPT$154,490$33,447$187,937
Jennifer Afdahl-riceRegional Director - Bay AreaFT$154,327$32,128$186,455
Hope FangSenior Project ManagerFT$140,438$32,705$173,143
Joe WilsonProject Director, Los AngeFT$134,615$27,371$161,986

Board Members and Trustees

NameTitle
Brian GreenbergBoard Member
Eli KennedyBoard Member
Eric JohnsonBoard Member
Eric SussmanBoard Member
Paul HabibiBoard Member
Reggie GilyardBoard Member
Rich BillingsBoard Member

Highest Paid Contractors

ContractorServicesLocationCompensation
Cahill Contractor Llc&r&&n&Construction425 CALIFORNIA ST STE 2200, San Francisco, CA 94101$4,602,347
Aaa Protective Security & ConsultingSecurity & Consulting249 N IRVING BLVD, Los Angeles, CA 90010$167,767
-Consulting3232 PADUA AVE, Claremont, CA 91711$142,247
Revenue and Support

Revenue Composition

Contributions and Grants
$9,008,386
Program Service Revenue
$4,923,106
Investment Income
$-89,224
Other Revenue
$151,649
All Other Contributions
$8,052,000
Change in Net Assets
$7,736,422

Audited Revenue Reconciliation

Revenue per Audited Statements
$13,993,917
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$13,993,917
Total Revenue per Form 990
$13,993,917
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Salaries, Compensation, and Employee Benefits$3,613,172
Other Expenses$2,644,323
Total Fundraising Expense$205,935
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$1,931,202$514,987$128,747$2,574,936
Interest$921,718--$921,718
Depreciation Depletion$651,446--$651,446
Current Officers, Directors, Trustees, and Key Employees$362,180$96,581$24,146$482,907
Fees for Services Other$366,649$6,452$1,613$374,714
Other Employee Benefits$196,328$52,354$13,089$261,771
Occupancy$172,526$46,007$11,502$230,035
Payroll Taxes$162,493$43,331$10,833$216,657
Travel$117,609$14,911$6,976$139,496
Insurance$101,376$25,344-$126,720
Office Expenses$90,979$21,489$2,829$115,297
Pension Plan Contributions$57,676$15,380$3,845$76,901
Other Expenses$24,940$3,796$760$29,496
Fees for Services Accounting$17,062$4,550$1,138$22,750
Fees for Services Legal$9,671$9,672-$19,343
Information Technology$4,874$1,829$457$7,160
Conferences and Meetings-$6,148-$6,148
Total Functional Expenses$5,188,729$862,831$205,935$6,257,495

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$6,257,495
Total Expenses per Audited Statements$6,257,495
Total Expenses per Form 990$6,257,495
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
Purchase Option Deposits$6,462,814
Security Deposits$289,196

Bond Issues

BondIssuerIssuedIssue PricePurpose
ACalifornia Statewide Communities Development Authority2018-03-22$9,985,000Financing charter school facilities

Bond Proceeds

BondTotal ProceedsSpentRetiredIssuance Costs
A$9,985,000--$101,108

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
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

“A draft of the form 990 is reviewed by all board members prior to filing.”

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

“Whenever there is a reason to believe that a potential conflict of interest exists, the board of directors reviews the issue to determine the appropriate response. If a potential conflict of interest involves an employee other than the president or ceo, the president and ceo are responsible for reviewing the matter, taking appropriate action and reporting the matter to the board chair with the results of any action taken. If a conflict of interest arises between pacific charter school development and an interested party, the organization shall refrain from acting until such a time as a proposed action, policy or transaction has been approved by the disinterested members of the board.”

Form 990, Part VI, Section B, Line 15

“Pcsd's top management, key employees and other officers have annual compensation reviews which are then followed by a written summary prepared by their direct supervisors and shared with each employee. The board approves compensation for these individuals.”

Form 990, Part VI, Section C, Line 19

“Pcsd's website allows interested parties to contact the president & ceo for governing documents, financial statements, tax returns and conflict of interest policies and procedures.”

Filing and Contact Details

Filer

Filer Name
Pacific Charter School Development
EIN
20-0696786
Phone
2135424700
Address
600 WILSHIRE BLVD SUITE 200, LOS ANGELES, CA 90017

Signing Officer

Name
John Sun
Title
Chief Executive Officer
Phone
2135424700
Signed
2019-09-27
Discuss with paid preparer
Yes

Organization Details

Principal Officer
John Sun
Formed
2004
Legal Domicile
CA
Voting Board Members
8
Independent Board Members
7
Employees
22
Volunteers
0

Preparer

Firm
Cliftonlarsonallen Llp
Address
2210 EAST ROUTE 66, GLENDORA, CA 91740
Preparer
Derrick De Bruyne
Phone
6268577300
Supplemental Narrative

Additional Explanations

FORM 990, PART XII, LINE 2C:

“The process has not changed from prior year.”

Financial Statement Notes

PART X, LINE 2:

“Pcsd is exempt from federal income taxes under section 501(c)(3) of the internal revenue code and exempt from california income taxes under the california revenue and taxation code section 23701d. The california llc subsidiaries qualify as tax exempt title holding companies under california revenue and taxation code section 23701x. Accordingly, no provision for income tax has been recorded. The organization has evaluated its tax positions and the certainty as to whether those positions will be sustained in the event of an audit by taxing authorities at the federal and state levels. The primary tax positions evaluated are related to the organization's continued qualification as a tax-exempt organization and whether there are unrelated business income activities conducted that would be taxable. Management has determined that all income tax positions are more likely than not of being sustained upon potential audit or examination; therefore, no disclosures of uncertain income tax positions are required. The organization is subject to income tax on net income that is derived from business activities that are unrelated to the exempt purposes. Pcsd files informational returns in the u.s. Federal jurisdiction and the state of california.”

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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/Desc0PACIFIC CHARTER SCHOOL DEVELOPMENT (PCSD) IS ACCELERATING THE PACE OF URBAN SCHOOL REFORM AS A NON-PROFIT DEVELOPER FOR PUBLIC CHARTER SCHOOL FACILITIES. BY PARTNERING WITH SOME OF THE NATION'S HIGHEST PERFORMING ORGANIZATIONS THAT OPERATE SCHOOLS SERVING LOW-INCOME STUDENTS, WE ARE HELPING THESE GROUPS EXPAND AND SERVE MORE FAMILIES. WE CREATE SMALL, ACADEMICALLY-FRIENDLY, SUSTAINABLE AND ENVIRONMENTALLY-RESPONSIBLE CHARTER SCHOOL CAMPUSES AT A FRACTION OF THE "COST-PER-SEAT" INCURRED BY TRADITIONAL PUBLIC SCHOOL SYSTEMS. IN OUR FIRST FOURTEEN YEARS OF SCHOOL OPENINGS, PCSD HAS SERVED 83 CAMPUSES, DEVELOPING 37,275 STUDENT SEATS. AT EACH PCSD CAMPUS EXCEPT ONE, AT LEAST 75% OF THE STUDENTS RECEIVE FREE OR REDUCED-PRICE MEALS THROUGH THE FEDERAL NATIONAL SCHOOL LUNCH PROGRAM. PCSD BUILDS PUBLIC CHARTER SCHOOLS THAT PROVIDE SMALLER, MORE CUSTOMIZED LEARNING ENVIRONMENTS THAT ARE YIELDING SUPERIOR ACADEMIC RESULTS. CHARTER SCHOOLS ARE FREE PUBLIC SCHOOLS. ADMISSION IS OPEN TO ALL AND DETERMINED BY AN UNBIASED LOTTERY OF THE APPLICANTS TO THE SCHOOL. THE DEMAND FOR CHARTER SCHOOLS CONTINUES TO GROW AS MORE PARENTS BECOME AWARE OF THIS OPPORTUNITY FOR THEIR CHILDREN. PCSD IS AT THE FOREFRONT OF MAKING THIS TRANSFORMATIVE CHANGE IN K-12 PUBLIC EDUCATION. VIA THE PROJECT DEVELOPMENT PROCESS, PCSD HELPS SCHOOLS OVERCOME TREMENDOUS BARRIERS TO FIND, FINANCE, ENTITLE, BUILD AND SECURE FACILITIES. PCSD'S DEVELOPMENT FEE, AT 5% OF PROJECT COST, IS BELOW MARKET. AS A LANDLORD, PCSD CHARGES A BELOW-MARKET RENT. WHEN EACH CHARTER SCHOOL TENANT REACHES A STATE OF MATURITY DEFINED BY METRICS INVOLVING ACADEMIC AND FINANCIAL PERFORMANCE AND COMMUNITY SUPPORT, PCSD WORKS WITH EACH SCHOOL'S LEADERSHIP TEAM TO SECURE LONG-TERM FINANCING TO SUPPORT THE PURCHASE OF THEIR CAMPUSES AT COST FROM PCSD. IN DOING SO, CHARTER SCHOOLS ACQUIRE REAL ASSETS AND LONG-TERM BALANCE SHEET STABILITY WHILE PCSD RECYCLES COMMITTED EQUITY SO EACH PHILANTHROPIC DOLLAR GENERATES ADDITIONAL CHARTER SCHOOL SEATS MANY TIMES OVER. PCSD'S PARTNERS CONTINUE TO INCLUDE SOME OF THE LEADING FOUNDATIONS INVOLVED IN URBAN EDUCATION REFORM: THE AHMANSON FOUNDATION, BROAD FOUNDATION, WALTON FAMILY FOUNDATION AND W.M. KECK FOUNDATION. THESE ORGANIZATIONS HAVE BEEN ABLE TO SEED THE ACTIVITIES OF PCSD WITH LARGE ENOUGH SUPPORT TO JUMPSTART PCSD'S CAPITAL INTENSIVE BUSINESS MODEL.
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IRS990/Form990PartVIISectionAGrp/TitleTxt6BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt7CHIEF EXECUTIVE OFFI
IRS990/Form990PartVIISectionAGrp/TitleTxt8CHIEF FINANCIAL OFFI
IRS990/Form990PartVIISectionAGrp/TitleTxt9VP OPERATIONS
IRS990/Form990PartVIISectionAGrp/TitleTxt10REGIONAL DIRECTOR - BAY AREA
IRS990/Form990PartVIISectionAGrp/TitleTxt11REGIONAL DIRECTOR - WASHINGTON
IRS990/Form990PartVIISectionAGrp/TitleTxt12SENIOR PROJECT MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt13PROJECT DIRECTOR, LOS ANGE
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IRS990/MissionDesc0PACIFIC CHARTER SCHOOL DEVELOPMENT IS A NON-PROFIT REAL ESTATE DEVELOPMENT ORGANIZATION PROVIDING LOW-COST FACILITIES TO HIGH-QUALITY CHARTER SCHOOLS.
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IRS990/OfficeExpensesGrp/ManagementAndGeneralAmt021489
IRS990/OfficeExpensesGrp/ProgramServicesAmt090979
IRS990/OfficeExpensesGrp/TotalAmt0115297
IRS990/OfficerMailingAddressInd00
IRS990/OnBehalfOfIssuerInd00
IRS990/OperateHospitalInd00
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IRS990/OtherAssetsTotalGrp/EOYAmt0186106
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IRS990/OtherEmployeeBenefitsGrp/ManagementAndGeneralAmt052354
IRS990/OtherEmployeeBenefitsGrp/ProgramServicesAmt0196328
IRS990/OtherEmployeeBenefitsGrp/TotalAmt0261771
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IRS990/OtherExpensesGrp/ManagementAndGeneralAmt03796
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IRS990/OtherExpensesGrp/TotalAmt029496
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IRS990/PensionPlanContributionsGrp/FundraisingAmt03845
IRS990/PensionPlanContributionsGrp/ManagementAndGeneralAmt015380
IRS990/PensionPlanContributionsGrp/ProgramServicesAmt057676
IRS990/PensionPlanContributionsGrp/TotalAmt076901
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IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt11498561
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IRS990ScheduleA/GrossReceiptsRltdActivitiesAmt04531750

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Filings

Displayed year

2018 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$104,431,907
Liabilities
$73,334,899
Net assets
$31,097,008
Revenue
$13,993,917
Expenses
$6,257,495
Net income
$7,736,422
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$120$48.6$71.6$13.8$6.27$7.49
2023Summary only. Only limited summary data is available for this year.$103$39.2$64.0$30.6$5.15$25.4
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$75.9$37.3$38.5$12.1$5.92$6.22
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$90.7$58.5$32.2$7.03$6.16$0.87
2020Facts available. Structured filing facts are available, but richer extracted sections are limited.$91.2$59.8$31.3$7.84$7.18$0.67
2019Summary only. Only limited summary data is available for this year.$103$72.1$30.7$6.75$7.17$0.43
2018Detailed filing. Detailed filing data is available for this year.$104$73.3$31.1$14.0$6.26$7.74
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$86.6$63.3$23.4$6.95$11.9$4.98
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$80.3$52.0$28.3$10.8$5.73$5.02
2015Summary only. Only limited summary data is available for this year.$62.3$39.0$23.3$14.4$5.26$9.14
2014Detailed filing. Detailed filing data is available for this year.$55.9$42.1$13.8$7.56$7.99$0.43
2013Detailed filing. Detailed filing data is available for this year.$57.0$42.7$14.3$6.19$5.05$1.14
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$57.6$44.6$13.1$4.56
2011Summary only. Only limited summary data is available for this year.$59.0$47.0$12.0$7.51$6.83$0.68
Peer Organizations

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