Civic Intelligence

Housing Opportunities Team

EIN 20-0845058 • 501(c)3 • Milwaukie, OR

Profile

Own and operate low income housing.

2316 SE Willard StreetMilwaukie, OR 97222

www.nwhousing.org

Siviq Scores

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

Liabilities / Assets

38th percentile

0.02x

Higher debt load relative to assets than 38% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Liabilities / Revenue

64th percentile

0.17x

Higher debt load relative to revenue than 64% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Net Margin

10th percentile

-30%

Higher net margin than 10% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Top Officer Pay

78th percentile

$132,041

Higher top officer pay than 78% of similar nonprofits.

Top officer pay equals 80.4% of source-year revenue.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Asset Growth

26th percentile

-4.2%

Faster asset growth than 26% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Revenue Growth

36th percentile

-0.1%

Faster revenue growth than 36% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets38th percentile

Assets

Down

$1,398,534

Down $61,225 (-4.2%) from 2023

Liabilities

Down

$28,575

Down $11,880 (-29%) from 2023

Net Assets

Down

$1,369,959

Down $49,345 (-3.5%) from 2023

Operations
Liabilities / Revenue64th percentileNet Margin10th percentile

Revenue

Down

$164,221

Down $98 (-0.1%) from 2023

Expenses

Up

$213,566

Up $7,670 (+3.7%) from 2023

Net Income

Down

-$49,345

Down $7,768 (-19%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth26th percentile

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

$2.0M$1.5M$1.0M$500K$0Assets 2011: $1,989,182Liabilities 2011: $6,305Net Assets 2011: $1,982,8772011Assets 2012: $1,940,528Liabilities 2012: $8,473Net Assets 2012: $1,932,0552012Assets 2013: $1,888,333Liabilities 2013: $12,443Net Assets 2013: $1,875,8902013Assets 2014: $1,840,321Liabilities 2014: $13,696Net Assets 2014: $1,826,6252014Assets 2015: $1,784,893Liabilities 2015: $17,126Net Assets 2015: $1,767,7672015Assets 2016: $1,733,503Liabilities 2016: $16,213Net Assets 2016: $1,717,2902016Assets 2017: $1,693,881Liabilities 2017: $19,062Net Assets 2017: $1,674,8192017Assets 2018: $1,646,458Liabilities 2018: $8,740Net Assets 2018: $1,637,7182018Assets 2019: $1,603,943Liabilities 2019: $16,017Net Assets 2019: $1,587,9262019Assets 2020: $1,556,810Liabilities 2020: $22,299Net Assets 2020: $1,534,5112020Assets 2021: $1,520,022Liabilities 2021: $17,163Net Assets 2021: $1,502,8592021Assets 2022: $1,484,963Liabilities 2022: $24,082Net Assets 2022: $1,460,8812022Assets 2023: $1,459,759Liabilities 2023: $40,455Net Assets 2023: $1,419,3042023Assets 2024: $1,398,534Liabilities 2024: $28,575Net Assets 2024: $1,369,9592024

Highlighted filing

2024

Assets$1,398,534
Liabilities$28,575
Net Assets$1,369,959
Open 2024 Filing

Operations Trend

Revenue Growth36th percentile

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

$300K$200K$100K$0-$100KExpenses 2011: $120,0722011Revenue 2012: $67,602Expenses 2012: $118,424Net Income 2012: -$50,8222012Revenue 2013: $69,917Expenses 2013: $126,082Net Income 2013: -$56,1652013Revenue 2014: $86,558Expenses 2014: $135,823Net Income 2014: -$49,2652014Revenue 2015: $92,504Expenses 2015: $151,362Net Income 2015: -$58,8582015Revenue 2016: $103,082Expenses 2016: $153,559Net Income 2016: -$50,4772016Revenue 2017: $111,382Expenses 2017: $153,853Net Income 2017: -$42,4712017Revenue 2018: $114,728Expenses 2018: $151,829Net Income 2018: -$37,1012018Revenue 2019: $114,447Expenses 2019: $164,239Net Income 2019: -$49,7922019Revenue 2020: $118,228Expenses 2020: $171,643Net Income 2020: -$53,4152020Revenue 2021: $145,621Expenses 2021: $177,273Net Income 2021: -$31,6522021Revenue 2022: $158,642Expenses 2022: $200,620Net Income 2022: -$41,9782022Revenue 2023: $164,319Expenses 2023: $205,896Net Income 2023: -$41,5772023Revenue 2024: $164,221Expenses 2024: $213,566Net Income 2024: -$49,3452024

Highlighted filing

2024

Revenue$164,221
Expenses$213,566
Net Income-$49,345
Open 2024 Filing

Filings

Most recent year

2024 • Form 990XML pending. An XML filing is linked for this year, but detailed extraction is still pending.

Open filing
Assets
$1,398,534
Liabilities
$28,575
Net assets
$1,369,959
Revenue
$164,221
Expenses
$213,566
Net income
-$49,345
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.40$0.03$1.37$0.16$0.21$0.05
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.46$0.04$1.42$0.16$0.21$0.04
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.48$0.02$1.46$0.16$0.20$0.04
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.52$0.02$1.50$0.15$0.18$0.03
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.56$0.02$1.53$0.12$0.17$0.05
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.60$0.02$1.59$0.11$0.16$0.05
2018Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.65$0.01$1.64$0.11$0.15$0.04
2017Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.69$0.02$1.67$0.11$0.15$0.04
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.73$0.02$1.72$0.10$0.15$0.05
2015Detailed filing. Detailed filing data is available for this year.$1.78$0.02$1.77$0.09$0.15$0.06
2014Detailed filing. Detailed filing data is available for this year.$1.84$0.01$1.83$0.09$0.14$0.05
2013Detailed filing. Detailed filing data is available for this year.$1.89$0.01$1.88$0.07$0.13$0.06
2012Summary only. Only limited summary data is available for this year.$1.94$0.01$1.93$0.07$0.12$0.05
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.99$0.01$1.98$0.12
Latest Detailed Filing

The latest 2024 filing currently has linked XML that has not been fully parsed yet. Showing the latest detailed filing from 2022 below.

Jump To
Filing Snapshot
Filing Period
Jan 1, 2022 to Dec 31, 2022
Signed
Nov 11, 2023
Return Version
2022v5.0
Gross Receipts
$158,642
Mission and Program Overview

Mission

Own and operate low income housing.

Own and operate low income housing

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,408,814$1,366,526▼ $42,288
Prepaid Expenses and Deferred Charges$4,637$5,198▲ $561
Accounts Receivable-$5,181-
Cash and Non-Interest-Bearing Accounts$20,116$4,584▼ $15,532
Total Assets$1,520,022$1,484,963▼ $35,059
Other Assets Total$86,455$103,474▲ $17,019
Liabilities
Accounts Payable and Accrued Expenses$12,505$19,440▲ $6,935
Other Liabilities$4,522$4,642▲ $120
Deferred Revenue$136--
Total Liabilities$17,163$24,082▲ $6,919
Net Assets / Fund Balance
Net Assets With Donor Restrictions$1,799,642$1,799,642→ $0
Net Assets Without Donor Restrictions$-296,783$-338,761▼ $41,978
Total Net Assets Fund Balance$1,502,859$1,460,881▼ $41,978
Total Liabilities and Net Assets / Fund Balance$1,520,022$1,484,963▼ $35,059

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,131,345$767,443$1,898,788
Land$230,000-$230,000
Leasehold Improvements-$46,569$46,569
Other Land Buildings$5,181$5,264$10,445
Other Assets Org$4,388--
Compensation and Service Providers
Top Officer Pay78th percentile

Board Members and Trustees

NameTitle
John KerrPresident
Bill ZuberMember
Fred WallaceMember
Mary BinghamMember
Ivy ClevelandSecretary
Leah HollingsheadVice Preside
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$158,637
Investment Income
$5
Other Revenue
$0
Change in Net Assets
$-41,978

Audited Revenue Reconciliation

Revenue per Audited Statements
$158,642
Total Revenue per Audited Statements
$158,642
Total Revenue per Form 990
$158,642
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$200,620
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$48,632--$48,632
Other Expenses$12,981--$12,981
All Other Expenses$130--$130
Total Functional Expenses$200,620$0$0$200,620

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$200,620
Total Expenses per Audited Statements$200,620
Total Expenses per Form 990$200,620
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
Tenant Security Deposits$4,642
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
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
No
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
Yes

Governance Explanations

Form 990, Page 6, Part VI, Line 3

“The day-to-day operations of managing the apartment complex has been contracted with a management company. This is a standard and routine arrangement for this industry.”

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

“No review was or will be conducted.”

Form 990, Page 6, Part VI, Line 19

“Upon request information will be provided.”

Filing and Contact Details

Filer

Filer Name
Housing Opportunities Team
EIN
20-0845058
Phone
5036541007
Address
2316 SE WILLARD STREET, MILWAUKIE, OR 97222
Doing Business As
Meadowlark Apartments

Signing Officer

Name
John Kerr
Title
President
Phone
5036541007
Signed
2023-11-11
Discuss with paid preparer
Yes

Organization Details

Principal Officer
John Kerr
Formed
2002
Legal Domicile
Or
Voting Board Members
6
Independent Board Members
6
Employees
0

Preparer

Firm
LOVERIDGE HUNT & CO CPA'S
Address
14725 SE 36TH ST STE 401, BELLEVUE, WA 98006-1682
Preparer
Craig T Leong
Phone
4254532088
Raw XML Appendix368 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/BackupWthldComplianceInd0true
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IRS990/CYContributionsGrantsAmt00
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IRS990/DepreciationDepletionGrp/ProgramServicesAmt048632
IRS990/DepreciationDepletionGrp/TotalAmt048632
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IRS990ScheduleA/Total509Grp/TotalAmt0651599
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IRS990ScheduleD/OtherAssetsOrgGrp/Desc1RESIDUAL RECEIPTS RESERVE
IRS990ScheduleD/OtherAssetsOrgGrp/Desc2SPECIAL REPLACEMENT RESERVE
IRS990ScheduleD/OtherAssetsOrgGrp/Desc3TENANT SECURITY DEPOSITS
IRS990ScheduleD/OtherAssetsOrgGrp/Desc4MORTGAGE ESCROWS
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IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0TENANT SECURITY DEPOSITS
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IRS990ScheduleD/TotalBookValueOtherAssetsAmt0103474
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE DAY-TO-DAY OPERATIONS OF MANAGING THE APARTMENT COMPLEX HAS BEEN CONTRACTED WITH A MANAGEMENT COMPANY. THIS IS A STANDARD AND ROUTINE ARRANGEMENT FOR THIS INDUSTRY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1NO REVIEW WAS OR WILL BE CONDUCTED.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2UPON REQUEST INFORMATION WILL BE PROVIDED.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PAGE 6, PART VI, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 19
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IRS990/TotalFunctionalExpensesGrp/TotalAmt0200620
IRS990/TotalGrossUBIAmt00
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IRS990/TotalLiabilitiesEOYAmt024082
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IRS990/TotalLiabilitiesGrp/EOYAmt024082
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IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt01460881
IRS990/TotalProgramServiceExpensesAmt0200620
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IRS990/TotalRevenueGrp/ExclusionAmt05
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IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0158642
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IRS990/USAddress/CityNm0MILWAUKIE
IRS990/USAddress/StateAbbreviationCd0OR
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IRS990/WebsiteAddressTxt0WWW.NWHOUSING.ORG
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ReturnHeader/BuildTS02023-04-26 12:10:37Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd0true
ReturnHeader/BusinessOfficerGrp/PersonNm0JOHN KERR
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0PRESIDENT
ReturnHeader/BusinessOfficerGrp/PhoneNum05036541007
ReturnHeader/BusinessOfficerGrp/SignatureDt02023-11-11
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0HOUSING OPPORTUNITIES TEAM
ReturnHeader/Filer/BusinessNameControlTxt0HOUS
ReturnHeader/Filer/EIN0200845058
ReturnHeader/Filer/PhoneNum05036541007
ReturnHeader/Filer/USAddress/AddressLine1Txt02316 SE WILLARD STREET
ReturnHeader/Filer/USAddress/CityNm0MILWAUKIE
ReturnHeader/Filer/USAddress/StateAbbreviationCd0OR
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ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0911347576
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0LOVERIDGE HUNT & CO CPA'S
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt014725 SE 36TH ST STE 401
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0BELLEVUE
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0WA
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd0980061682
ReturnHeader/PreparerPersonGrp/PhoneNum04254532088
ReturnHeader/PreparerPersonGrp/PreparationDt02023-11-11
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0CRAIG T LEONG
ReturnHeader/ReturnTs02023-11-10T11:42:04-05:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/SigningOfficerGrp/PersonFullName/PersonFirstNm0JOHN
ReturnHeader/SigningOfficerGrp/PersonFullName/PersonLastNm0KERR
ReturnHeader/TaxPeriodBeginDt02022-01-01
ReturnHeader/TaxPeriodEndDt02022-12-31
ReturnHeader/TaxYr02022

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