Civic Intelligence

Hci Properties Nfp

EIN 20-3498601 • 501(c)2 • Elgin, IL

Profile

Hold title to affordable rental properties for the benefit of housing continuum, inc.

100 S Hawthorne StElgin, IL 60123

n/A

Siviq Scores

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

Liabilities / Assets

97th percentile

1.36x

Higher debt load relative to assets than 97% of similar nonprofits.

501(c)2 • $1M-$5M nonprofits • Source year 2022

Liabilities / Revenue

92nd percentile

12.45x

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

501(c)2 • $1M-$5M nonprofits • Source year 2022

Net Margin

22nd percentile

-27%

Higher net margin than 22% of similar nonprofits.

501(c)2 • $1M-$5M nonprofits • Source year 2022

Top Officer Pay

Score unavailable

No value available

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

Asset Growth

32nd percentile

-3.4%

Faster asset growth than 32% of similar nonprofits.

501(c)2 • $1M-$5M nonprofits • Annualized from 2021 to 2022

Revenue Growth

46th percentile

1.7%

Faster revenue growth than 46% of similar nonprofits.

501(c)2 • $1M-$5M nonprofits • Annualized from 2021 to 2022

Balance Sheet
Liabilities / Assets97th percentile

Assets

Down

$1,972,691

Down $79,484 (-3.9%) from 2023

Liabilities

Up

$2,863,813

Up $2,338 (+0.1%) from 2023

Net Assets

Down

-$891,122

Down $81,822 (-10%) from 2023

Operations
Liabilities / Revenue92nd percentileNet Margin22nd percentile

Revenue

Up

$258,080

Up $14,677 (+6.0%) from 2023

Expenses

Up

$339,902

Up $40,452 (+14%) from 2023

Net Income

Down

-$81,822

Down $25,775 (-46%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth32nd percentile

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

$3.0M$2.0M$1.0M$0-$1.0MAssets 2021: $2,171,496Liabilities 2021: $2,863,189Net Assets 2021: -$691,6932021Assets 2022: $2,097,769Liabilities 2022: $2,851,022Net Assets 2022: -$753,2532022Assets 2023: $2,052,175Liabilities 2023: $2,861,475Net Assets 2023: -$809,3002023Assets 2024: $1,972,691Liabilities 2024: $2,863,813Net Assets 2024: -$891,1222024

Highlighted filing

2024

Assets$1,972,691
Liabilities$2,863,813
Net Assets-$891,122
Open 2024 Filing

Operations Trend

Revenue Growth46th percentile

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

$400K$200K$0-$200KRevenue 2021: $225,182Expenses 2021: $273,212Net Income 2021: -$48,0302021Revenue 2022: $228,953Expenses 2022: $290,513Net Income 2022: -$61,5602022Revenue 2023: $243,403Expenses 2023: $299,450Net Income 2023: -$56,0472023Revenue 2024: $258,080Expenses 2024: $339,902Net Income 2024: -$81,8222024

Highlighted filing

2024

Revenue$258,080
Expenses$339,902
Net Income-$81,822
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$1,972,691
Liabilities
$2,863,813
Net assets
-$891,122
Revenue
$258,080
Expenses
$339,902
Net income
-$81,822
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$1.97$2.86$0.89$0.26$0.34$0.08
2023Detailed filing. Detailed filing data is available for this year.$2.05$2.86$0.81$0.24$0.30$0.06
2022Detailed filing. Detailed filing data is available for this year.$2.10$2.85$0.75$0.23$0.29$0.06
2021Detailed filing. Detailed filing data is available for this year.$2.17$2.86$0.69$0.23$0.27$0.05
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2023 to Jun 30, 2024
Signed
Apr 25, 2025
Return Version
2023v6.0
Gross Receipts
$258,080
Mission and Program Overview

Mission

Hold title to affordable rental properties for the benefit of housing continuum, inc.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,603,211$1,545,448▼ $57,763
Cash and Non-Interest-Bearing Accounts$168,708$125,982▼ $42,726
Prepaid Expenses and Deferred Charges$9,210$10,488▲ $1,278
Accounts Receivable$122$47▼ $75
Total Assets$2,052,175$1,972,691▼ $79,484
Other Assets Total$270,924$290,726▲ $19,802
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,702,782$2,676,466▼ $26,316
Other Liabilities$63,454$93,895▲ $30,441
Accounts Payable and Accrued Expenses$95,239$93,452▼ $1,787
Total Liabilities$2,861,475$2,863,813▲ $2,338
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-809,300$-891,122▼ $81,822
Total Net Assets Fund Balance$-809,300$-891,122▼ $81,822
Total Liabilities and Net Assets / Fund Balance$2,052,175$1,972,691▼ $79,484

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,036,248$1,698,663$2,734,911
Land$509,200-$509,200
Other Assets Org$290,726--
Compensation and Service Providers
Top Officer PayScore unavailable

Board Members and Trustees

NameTitle
Volkman JeffPresident
Rio DougVice President
Erdmann BobbiDirector
Garcia MariaDirector
Nyman JeffDirector
Tosch LowellExecutive Director
Mescher TimSecretary/treasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$237,880
Investment Income
$14,403
Other Revenue
$5,797
Change in Net Assets
$-81,822
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$339,902
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---$114,098
Other Expenses---$36,907
Insurance---$30,105
Fees for Services Management---$16,652
Interest---$7,330
Fees for Services Other---$5,848
Office Expenses---$525
Total Functional Expenses$0$0$0$339,902
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
Subject to proxy tax
No
Insider Transactions and Loans

Interested-Person Transactions

Interested PartyRelationshipDescriptionShared RevenueAmount
Jeff VolkmanBoard PresidentInsurance Coverage Purchased Through Agency Owned by the Board PresidentNo$30,105
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Due to Affiliates$75,545
Tenant Security Deposits$18,350
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
Yes
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
No

Governance Explanations

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

“Form 990 is reviewed by the board prior to filing.”

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

“Signed statements are obtained from board members on an annual basis.”

Form 990, Part VI, Section C, Line 19

“Financial information is made available upon request. All information is available upon request.”

Filing and Contact Details

Filer

Filer Name
Hci Properties Nfp
EIN
20-3498601
Phone
8476978800
Address
100 S HAWTHORNE ST, ELGIN, IL 60123

Signing Officer

Name
Lowell Tosch
Title
Executive Director
Phone
8476978800
Signed
2025-04-25
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Lowell Tosch
Formed
2005
Legal Domicile
Il
Voting Board Members
6
Independent Board Members
5
Employees
0
Volunteers
6

Preparer

Firm
Sikich LLC
Address
1415 W DIEHL RD SUITE 400, NAPERVILLE, IL 60563-2349
Preparer
Heather Bonifas CPA
Phone
6305668400
Supplemental Narrative

Financial Statement Notes

PART X, LINE 2:

“The organization is a not-for-profit organization that is exempt from income taxes under sections 501(c)(3), 509(a)(1), and 170(b)(1)(a)(iv) of the internal revenue code (irc). The organization is not classified as a private foundation. The organization follows guidance issued by the financial accounting standards board (fasb) on accounting for income taxes and has evaluated its tax positions, expiring statutes of limitations, audits, proposed settlements, changes in tax law and new authoritative rulings, and believes that no provision for income taxes is necessary to cover any uncertain tax positions. The organization's return for tax years 2020 and later remain subject to examination by taxing authorities.”

Raw XML Appendix395 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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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationRltdOrgsAmt05588
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm0TOSCH LOWELL
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt0EXECUTIVE DIRECTOR
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt0174709
IRS990ScheduleJ/SeverancePaymentInd00
IRS990ScheduleJ/SupplementalNonqualRtrPlanInd00
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/NameOfInterested/PersonNm0JEFF VOLKMAN
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/RelationshipDescriptionTxt0BOARD PRESIDENT
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/SharingOfRevenuesInd00
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/TransactionAmt030105
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/TransactionDesc0INSURANCE COVERAGE PURCHASED THROUGH AGENCY OWNED BY THE BOARD PRESIDENT
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0FORM 990 IS REVIEWED BY THE BOARD PRIOR TO FILING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1SIGNED STATEMENTS ARE OBTAINED FROM BOARD MEMBERS ON AN ANNUAL BASIS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2FINANCIAL INFORMATION IS MADE AVAILABLE UPON REQUEST. ALL INFORMATION IS AVAILABLE UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION B, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION C, LINE 19
IRS990ScheduleR/AssetExchangeInd00
IRS990ScheduleR/AssetPurchaseFromOtherOrgInd00
IRS990ScheduleR/AssetSaleToOtherOrgInd00
IRS990ScheduleR/DivRelatedOrganizationInd00
IRS990ScheduleR/GiftGrntCapContriFromOthOrgInd00
IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd00
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd00
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd10
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DirectControllingNACd1N/A
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt0HOUSING CONTINUUM INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt1COMMUNITY CONTACTS INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/EIN0363990758
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/EIN1362977001
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ExemptCodeSectionTxt0501(C)(3)
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ExemptCodeSectionTxt1501(C)(3)
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/LegalDomicileStateCd0IL
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/LegalDomicileStateCd1IL
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt0AFFORDABLE HOUSING
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt1AFFORDABLE HOUSING
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PublicCharityStatusTxt0LINE 7
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PublicCharityStatusTxt1LINE 7
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/AddressLine1Txt0100 S HAWTHORNE ST
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/AddressLine1Txt1100 S HAWTHORNE ST
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/CityNm0ELGIN
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/StateAbbreviationCd1IL
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/ZIPCd060123
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/ZIPCd160123
IRS990ScheduleR/LoansOrGuaranteesFromOthOrgInd00
IRS990ScheduleR/LoansOrGuaranteesToOtherOrgInd00
IRS990ScheduleR/PaidEmployeesSharingInd01
IRS990ScheduleR/PerformOfServicesByOtherOrgInd00
IRS990ScheduleR/PerformOfServicesForOthOrgInd00
IRS990ScheduleR/ReceiptOfIntAnntsRntsRyltsInd00
IRS990ScheduleR/ReimbursementPaidByOtherOrgInd01
IRS990ScheduleR/ReimbursementPaidToOtherOrgInd01
IRS990ScheduleR/RentalOfFacilitiesToOthOrgInd00
IRS990ScheduleR/RentalOfFcltsFromOthOrgInd00
IRS990ScheduleR/SharingOfFacilitiesInd01
IRS990ScheduleR/TransferFromOtherOrgInd00
IRS990ScheduleR/TransferToOtherOrgInd00
IRS990/SchoolOperatingInd00
IRS990/SignificantChangeInd00
IRS990/SignificantNewProgramSrvcInd00
IRS990/SubjectToExcsTaxNetInvstIncInd00
IRS990/SubjectToProxyTaxInd00
IRS990/SubjToTaxRmnrtnExPrchtPymtInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TerminateOperationsInd00
IRS990/TotalAssetsBOYAmt02052175
IRS990/TotalAssetsEOYAmt01972691
IRS990/TotalAssetsGrp/BOYAmt02052175
IRS990/TotalAssetsGrp/EOYAmt01972691
IRS990/TotalCompGreaterThan150KInd01
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/TotalAmt0339902
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt02861475
IRS990/TotalLiabilitiesEOYAmt02863813
IRS990/TotalLiabilitiesGrp/BOYAmt02861475
IRS990/TotalLiabilitiesGrp/EOYAmt02863813
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt0-809300
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt0-891122
IRS990/TotalOtherCompensationAmt024101
IRS990/TotalProgramServiceRevenueAmt0237880
IRS990/TotalReportableCompFromOrgAmt00
IRS990/TotalRevenueGrp/ExclusionAmt020200
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0237880
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0258080
IRS990/TotalRevenueGrp/UnrelatedBusinessRevenueAmt00
IRS990/TotalVolunteersCnt06
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt02052175
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt01972691
IRS990/TotReportableCompRltdOrgAmt0150608
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd00
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt0100 S HAWTHORNE ST
IRS990/USAddress/CityNm0ELGIN
IRS990/USAddress/StateAbbreviationCd0IL
IRS990/USAddress/ZIPCd060123
IRS990/VotingMembersGoverningBodyCnt06
IRS990/VotingMembersIndependentCnt05
IRS990/WebsiteAddressTxt0N/A
IRS990/WhistleblowerPolicyInd00
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd01
ReturnHeader/BusinessOfficerGrp/PersonNm0LOWELL TOSCH
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0EXECUTIVE DIRECTOR
ReturnHeader/BusinessOfficerGrp/PhoneNum08476978800
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-04-25
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0HCI PROPERTIES NFP
ReturnHeader/Filer/BusinessNameControlTxt0HCIP
ReturnHeader/Filer/EIN0203498601
ReturnHeader/Filer/PhoneNum08476978800
ReturnHeader/Filer/USAddress/AddressLine1Txt0100 S HAWTHORNE ST
ReturnHeader/Filer/USAddress/CityNm0ELGIN
ReturnHeader/Filer/USAddress/StateAbbreviationCd0IL
ReturnHeader/Filer/USAddress/ZIPCd060123
ReturnHeader/IRSResponsiblePrtyInfoCurrInd01
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0363168081
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0SIKICH LLC
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt01415 W DIEHL RD SUITE 400
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0NAPERVILLE
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0IL
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd0605632349
ReturnHeader/PreparerPersonGrp/PhoneNum06305668400
ReturnHeader/PreparerPersonGrp/PreparationDt02025-04-21
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0HEATHER BONIFAS CPA
ReturnHeader/ReturnTs02025-05-02T08:56:21-05:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02023-07-01
ReturnHeader/TaxPeriodEndDt02024-06-30
ReturnHeader/TaxYr02023

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