Civic Intelligence

Bluestem Housing Partners Nfp

EIN 20-3311053 • 501(c)3 • Chicago, IL

Profile

Our mission is to live out our Christian faith by providing decent, safe, sanitary, and attractive affordable housing to low- and moderate-income households, with an emphasis on serving those with special needs.

8 South Michigan Ave Ste 1700Chicago, IL 60603

www.bluestemhousing.org

Siviq Scores

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

Liabilities / Assets

52nd percentile

0.07x

Higher debt load relative to assets than 52% of similar nonprofits.

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

Liabilities / Revenue

90th percentile

1.33x

Higher debt load relative to revenue than 90% of similar nonprofits.

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

Net Margin

6th percentile

-61%

Higher net margin than 6% of similar nonprofits.

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

Top Officer Pay

Score unavailable

No value available

No filing with officer rows is available for this organization yet.

Asset Growth

36th percentile

-0.4%

Faster asset growth than 36% of similar nonprofits.

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

Revenue Growth

19th percentile

-13%

Faster revenue growth than 19% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets52nd percentile

Assets

Down

$4,529,231

Down $20,146 (-0.4%) from 2023

Liabilities

Up

$332,295

Up $131,113 (+65%) from 2023

Net Assets

Down

$4,196,936

Down $151,259 (-3.5%) from 2023

Operations
Liabilities / Revenue90th percentileNet Margin6th percentile

Revenue

Down

$249,599

Down $35,701 (-13%) from 2023

Expenses

Up

$400,858

Up $8,156 (+2.1%) from 2023

Net Income

Down

-$151,259

Down $43,857 (-41%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth36th percentile

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

$10M$5.0M$0Assets 2011: $1,641,444Liabilities 2011: $1,131,191Net Assets 2011: $510,2532011Assets 2012: $4,485,693Liabilities 2012: $3,769,110Net Assets 2012: $716,5832012Assets 2013: $6,025,302Liabilities 2013: $24,695Net Assets 2013: $6,000,6072013Assets 2014: $9,598,059Liabilities 2014: $46,732Net Assets 2014: $9,551,3272014Assets 2015: $9,499,739Liabilities 2015: $191,446Net Assets 2015: $9,308,2932015Assets 2016: $9,171,363Liabilities 2016: $434,247Net Assets 2016: $8,737,1162016Assets 2017: $8,634,178Liabilities 2017: $215,074Net Assets 2017: $8,419,1042017Assets 2018: $8,482,188Liabilities 2018: $248,059Net Assets 2018: $8,234,1292018Assets 2019: $8,223,386Liabilities 2019: $221,003Net Assets 2019: $8,002,3832019Assets 2020: $7,893,452Liabilities 2020: $210,803Net Assets 2020: $7,682,6492020Assets 2021: $4,814,233Liabilities 2021: $175,403Net Assets 2021: $4,638,8302021Assets 2022: $4,677,583Liabilities 2022: $221,986Net Assets 2022: $4,455,5972022Assets 2023: $4,549,377Liabilities 2023: $201,182Net Assets 2023: $4,348,1952023Assets 2024: $4,529,231Liabilities 2024: $332,295Net Assets 2024: $4,196,9362024

Highlighted filing

2024

Assets$4,529,231
Liabilities$332,295
Net Assets$4,196,936
Open 2024 Filing

Operations Trend

Revenue Growth19th percentile

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

$4.0M$2.0M$0-$2.0M-$4.0MRevenue 2011: $291,323Expenses 2011: $39,316Net Income 2011: $252,0072011Revenue 2012: $296,320Expenses 2012: $89,990Net Income 2012: $206,3302012Revenue 2013: $399,013Expenses 2013: $344,144Net Income 2013: $54,8692013Revenue 2014: $3,967,571Expenses 2014: $538,945Net Income 2014: $3,428,6262014Revenue 2015: $286,920Expenses 2015: $532,165Net Income 2015: -$245,2452015Revenue 2016: $316,453Expenses 2016: $887,631Net Income 2016: -$571,1782016Revenue 2017: $319,778Expenses 2017: $637,790Net Income 2017: -$318,0122017Revenue 2018: $330,325Expenses 2018: $515,300Net Income 2018: -$184,9752018Revenue 2019: $311,885Expenses 2019: $543,631Net Income 2019: -$231,7462019Revenue 2020: $275,412Expenses 2020: $595,146Net Income 2020: -$319,7342020Revenue 2021: $241,048Expenses 2021: $3,284,867Net Income 2021: -$3,043,8192021Revenue 2022: $182,251Expenses 2022: $365,484Net Income 2022: -$183,2332022Revenue 2023: $285,300Expenses 2023: $392,702Net Income 2023: -$107,4022023Revenue 2024: $249,599Expenses 2024: $400,858Net Income 2024: -$151,2592024

Highlighted filing

2024

Revenue$249,599
Expenses$400,858
Net Income-$151,259
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$4,529,231
Liabilities
$332,295
Net assets
$4,196,936
Revenue
$249,599
Expenses
$400,858
Net income
-$151,259
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.53$0.33$4.20$0.25$0.40$0.15
2023Summary only. Only limited summary data is available for this year.$4.55$0.20$4.35$0.29$0.39$0.11
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.68$0.22$4.46$0.18$0.37$0.18
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.81$0.18$4.64$0.24$3.28$3.04
2020Facts available. Structured filing facts are available, but richer extracted sections are limited.$7.89$0.21$7.68$0.28$0.60$0.32
2019Summary only. Only limited summary data is available for this year.$8.22$0.22$8.00$0.31$0.54$0.23
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$8.48$0.25$8.23$0.33$0.52$0.18
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$8.63$0.22$8.42$0.32$0.64$0.32
2016Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.17$0.43$8.74$0.32$0.89$0.57
2015Detailed filing. Detailed filing data is available for this year.$9.50$0.19$9.31$0.29$0.53$0.25
2014Detailed filing. Detailed filing data is available for this year.$9.60$0.05$9.55$3.97$0.54$3.43
2013Summary only. Only limited summary data is available for this year.$6.03$0.02$6.00$0.40$0.34$0.05
2012Summary only. Only limited summary data is available for this year.$4.49$3.77$0.72$0.30$0.09$0.21
2011Summary only. Only limited summary data is available for this year.$1.64$1.13$0.51$0.29$0.04$0.25
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 14, 2025
Return Version
2024v5.2
Gross Receipts
$249,599
Mission and Program Overview

Mission

Our mission is to live out our christian faith by providing decent, safe, sanitary, and attractive affordable housing to low- and moderate-income households, with an emphasis on serving those with special needs.

Develop affordable multifamily housing in illinois

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$3,616,628$3,553,342▼ $63,286
Savings and Temporary Cash Investments$211,056$211,056→ $0
Investments Program Related$105,297$105,297→ $0
Prepaid Expenses and Deferred Charges$65,050$75,708▲ $10,658
Cash and Non-Interest-Bearing Accounts$83,503$66,730▼ $16,773
Total Assets$4,549,377$4,529,231▼ $20,146
Other Assets Total$467,843$517,098▲ $49,255
Liabilities
Accounts Payable and Accrued Expenses$97,195$245,738▲ $148,543
Other Liabilities$103,987$86,557▼ $17,430
Total Liabilities$201,182$332,295▲ $131,113
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$4,348,195$4,196,936▼ $151,259
Total Net Assets Fund Balance$4,348,195$4,196,936▼ $151,259
Total Liabilities and Net Assets / Fund Balance$4,549,377$4,529,231▼ $20,146

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$3,553,342$1,321,908$4,875,250
Other Assets Org$89,059--
Compensation and Service Providers
Top Officer PayScore unavailable

Board Members and Trustees

NameTitle
Mark MchughPresident
Brittany NanryDirector
Julie DrexlerDirector
Mark MchughDirector
Mary K KrupkaDirector
Chris NordlohChief Financial Officer
Chrisonia ButlerSecretary
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$229,415
Investment Income
$20,184
Other Revenue
$0
Change in Net Assets
$-151,259
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$336,089
Salaries, Compensation, and Employee Benefits$64,769
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$159,844$3,000-$162,844
Depreciation Depletion$122,378--$122,378
Other Salaries and Wages$64,769--$64,769
Other Expenses$13,500$10,250-$23,750
Insurance$17,738$3,195-$20,933
Information Technology-$3,324-$3,324
Office Expenses-$2,860-$2,860
Total Functional Expenses$378,229$22,629$0$400,858
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Finley Housing DevelopmentLombard, IL---
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
Reserve Liability$77,115
Deposits Held$9,442
Governance and Compliance

Governance Checklist

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

Governance Explanations

Form 990 governing body review Part VI line 11

“FORM 990 was reviewed by the organizations Board of Directors and any questions were resolved prior to filing.”

Conflict of interest policy compliance Part VI line 12C

“Any potential conflict is resolved before a transaction is approved.”

CEO executive director top management comp Part VI line 15A

“There are no organization employees. Compensation is paid to persons employed by property managers.”

Other officer or key employee compensation Part VI line 15B

“There are no organization employees. Compensation is paid to persons employed by property managers.”

Governing documents etc available to public Part VI line 19

“Documents are available upon written request to the organizations Board of Directors.”

Filing and Contact Details

Filer

Filer Name
Bluestem Housing Partners Nfp
EIN
20-3311053
In Care Of
% CHRIS NORDLOH
Phone
3122310759
Address
8 SOUTH MICHIGAN AVE STE 1700, Chicago, IL 60603

Signing Officer

Name
Chris Nordloh
Title
Chief Financial Officer
Phone
3123466230
Signed
2025-11-14
Discuss with paid preparer
No

Organization Details

Principal Officer
Mark Mchugh
Formed
2004
Legal Domicile
Il
Voting Board Members
7
Independent Board Members
7
Employees
0

Preparer

Firm
Balderson & Company
Address
203 N LaSalle Street Ste 2100, Chicago, IL 60601
Preparer
Andrew Balderson
Phone
3128547014
Raw XML AppendixShowing 400 of 469 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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IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearAmt020184
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IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus2YearsAmt04501
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IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus3YearsAmt0241048
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IRS990ScheduleD/BuildingsGrp/DepreciationAmt01321908
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt04875250
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt0428039
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt189059
IRS990ScheduleD/OtherAssetsOrgGrp/Desc0RESTRICTED RESERVES
IRS990ScheduleD/OtherAssetsOrgGrp/Desc1UNAMORTIZED DEBT ISSUANCE COSTS
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IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt19442
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0RESERVE LIABILITY
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1DEPOSITS HELD
IRS990ScheduleD/TotalBookValueLandBuildingsAmt03553342
IRS990ScheduleD/TotalBookValueOtherAssetsAmt0517098
IRS990ScheduleD/TotalLiabilityAmt086557
IRS990ScheduleI/GrantRecordsMaintainedInd0true
IRS990ScheduleI/RecipientTable/NonCashAssistanceDesc012 UNIT APARTMENT PROJECTLOMBARD IL
IRS990ScheduleI/RecipientTable/RecipientBusinessName/BusinessNameLine1Txt0FINLEY HOUSING DEVELOPMENT
IRS990ScheduleI/RecipientTable/RecipientEIN0872576398
IRS990ScheduleI/RecipientTable/USAddress/AddressLine1Txt01151 S FINLEY ROAD
IRS990ScheduleI/RecipientTable/USAddress/CityNm0Lombard
IRS990ScheduleI/RecipientTable/USAddress/StateAbbreviationCd0IL
IRS990ScheduleI/RecipientTable/USAddress/ZIPCd060148
IRS990ScheduleI/RecipientTable/ValuationMethodUsedDesc0APPRAISAL
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IRS990/ScheduleORequiredInd0true
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0FORM 990 was reviewed by the organizations Board of Directors and any questions were resolved prior to filing.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1Any potential conflict is resolved before a transaction is approved.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2There are no organization employees. Compensation is paid to persons employed by property managers.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3There are no organization employees. Compensation is paid to persons employed by property managers.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4Documents are available upon written request to the organizations Board of Directors.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0Form 990 governing body review Part VI line 11
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1Conflict of interest policy compliance Part VI line 12c
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2CEO executive director top management comp Part VI line 15a
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3Other officer or key employee compensation Part VI line 15b
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4Governing documents etc available to public Part VI line 19
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IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd0false
IRS990ScheduleR/IdDisregardedEntitiesGrp/DirectControllingEntityName/BusinessNameLine1Txt0BLUESTEM HOUSING
IRS990ScheduleR/IdDisregardedEntitiesGrp/DisregardedEntityName/BusinessNameLine1Txt0HOPE HOUSING PARTNERS LLC
IRS990ScheduleR/IdDisregardedEntitiesGrp/EIN0273738255
IRS990ScheduleR/IdDisregardedEntitiesGrp/LegalDomicileStateCd0IL
IRS990ScheduleR/IdDisregardedEntitiesGrp/PrimaryActivitiesTxt0AFFORDABLE HOUSING
IRS990ScheduleR/IdDisregardedEntitiesGrp/USAddress/AddressLine1Txt0CO BLUESTEM HOUSING
IRS990ScheduleR/IdDisregardedEntitiesGrp/USAddress/CityNm0Downers Grove
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IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt1BLUESTEM HOUSING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingEntityName/BusinessNameLine1Txt2BLUESTEM HOUSING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/EIN0208025611
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/EIN1262347722
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/EIN2262838521
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/EntityTypeTxt0C Corp
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/EntityTypeTxt1C Corp
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/EntityTypeTxt2C Corp
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IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/LegalDomicileStateCd1IL
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/LegalDomicileStateCd2IL
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IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/OwnershipPct11.00000
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/OwnershipPct21.00000
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt0AFFORDABLE HOUSING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt1AFFORDABLE HOUSING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt2AFFORDABLE HOUSING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt0DOUGLAS COUNTY HOUSING PARTNERS NFP
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt1COTTAGE HOUSING PARTNERS NFP
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt2HUNTERS HOUSING PARTNERS INC
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/AddressLine1Txt0CO BLUESTEM
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/AddressLine1Txt1CO BLUESTEM HOUSING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/AddressLine1Txt2CO BLUESTEM HOUSING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/CityNm0Downers Grove
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/CityNm1Downers Grove
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/CityNm2Downers Grove
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IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/ZIPCd160515
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/ZIPCd260515
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/DirectControllingEntityName/BusinessNameLine1Txt0PART IV LINE1
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IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt0DOUGLAS COUNTY APARTMENTS
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/USAddress/AddressLine1Txt0CO BLUESTEM
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