Civic Intelligence

Reef Union Park 6 Inc

990 • Fiscal year 2017 • EIN 20-8092313

Jan 01, 2017 to Dec 31, 2017 • Filed on Nov 09, 2018

1200 Sixth Ave No 700Seattle, WA 98101

(206) 382-0825

Siviq Scores

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

Liabilities / Assets

24th percentile

0.01x

Higher debt load relative to assets than 24% of similar nonprofits.

2017 filings • $10M-$25M nonprofits • Source year 2017

Liabilities / Revenue

32nd percentile

0.08x

Higher debt load relative to revenue than 32% of similar nonprofits.

2017 filings • $10M-$25M nonprofits • Source year 2017

Net Margin

84th percentile

37%

Higher net margin than 84% of similar nonprofits.

2017 filings • $10M-$25M nonprofits • Source year 2017

Top Officer Pay

20th percentile

$0

Higher top officer pay than 20% of similar nonprofits.

Top officer pay equals 0.0% of source-year revenue.

2017 filings • $10M-$25M nonprofits • Source year 2017

Asset Growth

43rd percentile

2.5%

Faster asset growth than 43% of similar nonprofits.

2017 filings • $10M-$25M nonprofits • Annualized from 2016 to 2017

Revenue Growth

43rd percentile

2.8%

Faster revenue growth than 43% of similar nonprofits.

2017 filings • $10M-$25M nonprofits • Annualized from 2016 to 2017

Assets

Up

$18,544,129

Up $454,531 (+2.5%) from 2016

Net Assets

Up

$18,372,005

Up $473,475 (+2.6%) from 2016

Liabilities

Down

$172,124

Down $18,944 (-9.9%) from 2016

Revenue

Up

$2,287,702

Up $63,023 (+2.8%) from 2016

Expenses

Down

$1,444,227

Down $417,922 (-22%) from 2016

Net Income

Up

$843,475

Up $480,945 (+133%) from 2016

Historical Trend

Balance Sheet Trend

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

$20M$15M$10M$5.0M$0Assets 2010: $18,731,462Liabilities 2010: $10,314,149Net Assets 2010: $8,417,3132010Assets 2011: $18,773,008Liabilities 2011: $10,087,102Net Assets 2011: $8,685,9062011Assets 2012: $18,401,178Liabilities 2012: $9,814,469Net Assets 2012: $8,586,7092012Assets 2013: $18,033,876Liabilities 2013: $9,575,037Net Assets 2013: $8,458,8392013Assets 2014: $17,773,376Liabilities 2014: $9,294,644Net Assets 2014: $8,478,7322014Assets 2015: $17,993,207Liabilities 2015: $9,029,859Net Assets 2015: $8,963,3482015Assets 2016: $18,089,598Liabilities 2016: $191,068Net Assets 2016: $17,898,5302016Assets 2017: $18,544,129Liabilities 2017: $172,124Net Assets 2017: $18,372,0052017Assets 2018: $19,062,010Liabilities 2018: $193,316Net Assets 2018: $18,868,6942018Assets 2019: $499,786Liabilities 2019: $218,912Net Assets 2019: $280,8742019Assets 2020: $0Liabilities 2020: $0Net Assets 2020: $02020

Highlighted filing

2017

Assets$18,544,129
Liabilities$172,124
Net Assets$18,372,005

Operations Trend

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

$10M$5.0M$0-$5.0MExpenses 2010: $1,807,3152010Revenue 2011: $1,834,986Expenses 2011: $1,881,093Net Income 2011: -$46,1072011Expenses 2012: $1,846,6302012Revenue 2013: $1,838,344Expenses 2013: $1,906,214Net Income 2013: -$67,8702013Revenue 2014: $1,875,769Expenses 2014: $1,855,876Net Income 2014: $19,8932014Revenue 2015: $2,018,234Expenses 2015: $1,865,618Net Income 2015: $152,6162015Revenue 2016: $2,224,679Expenses 2016: $1,862,149Net Income 2016: $362,5302016Revenue 2017: $2,287,702Expenses 2017: $1,444,227Net Income 2017: $843,4752017Revenue 2018: $2,514,158Expenses 2018: $1,717,468Net Income 2018: $796,6902018Revenue 2019: $8,306,836Expenses 2019: $1,763,323Net Income 2019: $6,543,5132019Revenue 2020: $0Expenses 2020: $0Net Income 2020: $02020

Highlighted filing

2017

Revenue$2,287,702
Expenses$1,444,227
Net Income$843,475
Jump To
Filing Snapshot
Filing Period
Jan 1, 2017 to Dec 31, 2017
Signed
Nov 9, 2018
Return Version
2017v2.3
Gross Receipts
$2,287,702
Mission and Program Overview

Mission

The entity is organized as a title-holding company, organized solely for the limited purpose of acquiring, owning, improving, leasing, managing, operating and holding real estate for investment purposes.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$17,576,991$17,851,896▲ $274,905
Cap Stk Tr Prin Current Funds$17,411,928$17,041,928▼ $370,000
Rtn Earn Endowment Incm Other Fnds$486,602$1,330,077▲ $843,475
Intangible Assets$296,738$530,423▲ $233,685
Cash and Non-Interest-Bearing Accounts$200,806$134,054▼ $66,752
Prepaid Expenses and Deferred Charges$14,992$14,954▼ $38
Accounts Receivable$71$12,781▲ $12,710
Pd in Cap Srpls Land Bldg Eqp Fund$0$0→ $0
Total Assets$18,089,598$18,544,129▲ $454,531
Other Assets Total$0$21▲ $21
Liabilities
Other Liabilities$191,068$171,044▼ $20,024
Deferred Revenue$0$1,080▲ $1,080
Total Liabilities$191,068$172,124▼ $18,944
Net Assets / Fund Balance
Total Net Assets Fund Balance$17,898,530$18,372,005▲ $473,475
Total Liabilities and Net Assets / Fund Balance$18,089,598$18,544,129▲ $454,531

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$14,005,456$5,276,619$19,282,075
Leasehold Improvements$2,243,905$242,022$2,485,927
Land$1,602,535-$1,602,535
Compensation and Service Providers

Board Members and Trustees

NameTitle
Patrick S MalleyChief Executive Officer/president
Cory a CarlsonVice President
James HummerVice President
Jenny GageVice President
Peter BuryVice President
Tup FisherVice President Until 12/17
Robert KovecsSecretary/CFO/treasurer
Russell SmithSecretary/treasurer/CFO Until 12/17
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$2,287,702
Investment Income
$0
Other Revenue
$0
Change in Net Assets
$843,475
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,444,227
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---$678,579
Occupancy---$645,711
Fees for Services Management---$95,247
Insurance---$21,531
Fees for Services Other---$3,000
Advertising---$159
Total Functional Expenses$0$0$0$1,444,227
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
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Security Deposits Held$171,044
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 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
No
Key decisions subject to board approval
Yes
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, Line 2

Cory carlson, robert kovecs, patrick malley, james hummer, peter bury, jenny gage, tup fisher, and russell smith are all employed as part of the investment team of washington capital management.

Form 990, Part VI, Section A, Line 6

The organization is a title-holding company, organized and operated for the benefit of its sole stockholder/member. Washington capital joint master trust, the sole member of the title holding company, is a group trust as described in revenue ruling 81-100 and is exempt under internal revenue code section 501(a) for the funds that equitably belong to its participating trusts that qualify under internal revenue code section 401(a). The trust is also tax exempt under irc section 408(e) for funds that equitably belong to its participating individual retirement accounts that qualify under irc section 408. Washington capital joint master trust is established for the exclusive purpose of holding in trust one or more collective funds with the objective of obtaining various economies and greater diversification by pooling individual trust assets.

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

The taxpayer authorized and issued only one class of shares of stock and issued 100,000 shares to the bank of new york trust company, n.a. In its capacity as directed trustee for the washington capital joint master trust. The holder of the stock is entitled to one vote per share. The initial directors were named in the articles of incorporation. Directors are elected by the sole shareholder at each annual meeting to hold office until the next annual meeting. Any one or more members of the board (including the entire board) may be removed, with or without cause, by a vote of the sole shareholder. Therefore, washington capital joint master trust appoints and can remove the board of directors of the title holding company by vote, with or without cause.

Form 990, Part VI, Section A, Line 7B

All powers are exercised by and under the authority of the board. The organization's business and affairs are managed under the direction of the board and since washington capital joint master trust appoints the board and has the right to remove any or all members of the board, any decisions are subject to the approval of the sole member. Any one or more members of the board (including the entire board) may be removed, with or without cause, by a vote of the sole shareholder.

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

Financial transactions related to form 990 are reviewed continuously during the year by a member of the governing body. At a minimum, the form 990 is reviewed by at least one member of the governing body but not always by the entire body.

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

Directors and officers are required annually to submit a written statement showing their compliance with the conflict of interest policy. This statement is reviewed by a compliance officer.

Form 990, Part VI, Section B, Line 15

The organization does not pay compensation and therefore does not have a process for review and approval.

Form 990, Part VI, Section C, Line 18

Forms 990 and the form 1024 are available upon written or in-person request

Form 990, Part VI, Section C, Line 19

The organization's governing documents are available to the public upon written or in-person request.

Filing and Contact Details

Filer

Filer Name
Reef Union Park 6 Inc
EIN
20-8092313
Phone
2063820825
Address
1200 SIXTH AVE NO 700, SEATTLE, WA 98101

Signing Officer

Name
Cory Carlson
Title
Vice President
Phone
2063820825
Signed
2018-11-09
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Cory Carlson
Formed
2006
Legal Domicile
Wa
Voting Board Members
3
Independent Board Members
3
Employees
0
Volunteers
8

Preparer

Firm
Moss Adams Llp
Address
999 THIRD AVENUE SUITE 2800, SEATTLE, WA 98104
Preparer
Emina O Cresswell CPA
Phone
2063026500
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

Distributions to washington capital joint master trust -510,000. Contributions from washington capital joint master trust 140,000.

Raw XML AppendixShowing 400 of 754 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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IRS990/Form990PartVIISectionAGrp/TitleTxt6VICE PRESIDENT UNTIL 12/17
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IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0CORY CARLSON, ROBERT KOVECS, PATRICK MALLEY, JAMES HUMMER, PETER BURY, JENNY GAGE, TUP FISHER, AND RUSSELL SMITH ARE ALL EMPLOYED AS PART OF THE INVESTMENT TEAM OF WASHINGTON CAPITAL MANAGEMENT.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE ORGANIZATION IS A TITLE-HOLDING COMPANY, ORGANIZED AND OPERATED FOR THE BENEFIT OF ITS SOLE STOCKHOLDER/MEMBER. WASHINGTON CAPITAL JOINT MASTER TRUST, THE SOLE MEMBER OF THE TITLE HOLDING COMPANY, IS A GROUP TRUST AS DESCRIBED IN REVENUE RULING 81-100 AND IS EXEMPT UNDER INTERNAL REVENUE CODE SECTION 501(A) FOR THE FUNDS THAT EQUITABLY BELONG TO ITS PARTICIPATING TRUSTS THAT QUALIFY UNDER INTERNAL REVENUE CODE SECTION 401(A). THE TRUST IS ALSO TAX EXEMPT UNDER IRC SECTION 408(E) FOR FUNDS THAT EQUITABLY BELONG TO ITS PARTICIPATING INDIVIDUAL RETIREMENT ACCOUNTS THAT QUALIFY UNDER IRC SECTION 408. WASHINGTON CAPITAL JOINT MASTER TRUST IS ESTABLISHED FOR THE EXCLUSIVE PURPOSE OF HOLDING IN TRUST ONE OR MORE COLLECTIVE FUNDS WITH THE OBJECTIVE OF OBTAINING VARIOUS ECONOMIES AND GREATER DIVERSIFICATION BY POOLING INDIVIDUAL TRUST ASSETS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE TAXPAYER AUTHORIZED AND ISSUED ONLY ONE CLASS OF SHARES OF STOCK AND ISSUED 100,000 SHARES TO THE BANK OF NEW YORK TRUST COMPANY, N.A. IN ITS CAPACITY AS DIRECTED TRUSTEE FOR THE WASHINGTON CAPITAL JOINT MASTER TRUST. THE HOLDER OF THE STOCK IS ENTITLED TO ONE VOTE PER SHARE. THE INITIAL DIRECTORS WERE NAMED IN THE ARTICLES OF INCORPORATION. DIRECTORS ARE ELECTED BY THE SOLE SHAREHOLDER AT EACH ANNUAL MEETING TO HOLD OFFICE UNTIL THE NEXT ANNUAL MEETING. ANY ONE OR MORE MEMBERS OF THE BOARD (INCLUDING THE ENTIRE BOARD) MAY BE REMOVED, WITH OR WITHOUT CAUSE, BY A VOTE OF THE SOLE SHAREHOLDER. THEREFORE, WASHINGTON CAPITAL JOINT MASTER TRUST APPOINTS AND CAN REMOVE THE BOARD OF DIRECTORS OF THE TITLE HOLDING COMPANY BY VOTE, WITH OR WITHOUT CAUSE.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3ALL POWERS ARE EXERCISED BY AND UNDER THE AUTHORITY OF THE BOARD. THE ORGANIZATION'S BUSINESS AND AFFAIRS ARE MANAGED UNDER THE DIRECTION OF THE BOARD AND SINCE WASHINGTON CAPITAL JOINT MASTER TRUST APPOINTS THE BOARD AND HAS THE RIGHT TO REMOVE ANY OR ALL MEMBERS OF THE BOARD, ANY DECISIONS ARE SUBJECT TO THE APPROVAL OF THE SOLE MEMBER. ANY ONE OR MORE MEMBERS OF THE BOARD (INCLUDING THE ENTIRE BOARD) MAY BE REMOVED, WITH OR WITHOUT CAUSE, BY A VOTE OF THE SOLE SHAREHOLDER.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4FINANCIAL TRANSACTIONS RELATED TO FORM 990 ARE REVIEWED CONTINUOUSLY DURING THE YEAR BY A MEMBER OF THE GOVERNING BODY. AT A MINIMUM, THE FORM 990 IS REVIEWED BY AT LEAST ONE MEMBER OF THE GOVERNING BODY BUT NOT ALWAYS BY THE ENTIRE BODY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5DIRECTORS AND OFFICERS ARE REQUIRED ANNUALLY TO SUBMIT A WRITTEN STATEMENT SHOWING THEIR COMPLIANCE WITH THE CONFLICT OF INTEREST POLICY. THIS STATEMENT IS REVIEWED BY A COMPLIANCE OFFICER.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt6THE ORGANIZATION DOES NOT PAY COMPENSATION AND THEREFORE DOES NOT HAVE A PROCESS FOR REVIEW AND APPROVAL.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt7FORMS 990 AND THE FORM 1024 ARE AVAILABLE UPON WRITTEN OR IN-PERSON REQUEST
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt8THE ORGANIZATION'S GOVERNING DOCUMENTS ARE AVAILABLE TO THE PUBLIC UPON WRITTEN OR IN-PERSON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt9DISTRIBUTIONS TO WASHINGTON CAPITAL JOINT MASTER TRUST -510,000. CONTRIBUTIONS FROM WASHINGTON CAPITAL JOINT MASTER TRUST 140,000.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION A, LINE 2
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 7B
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 18
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc8FORM 990, PART VI, SECTION C, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc9FORM 990, PART XI, LINE 9:
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IRS990ScheduleR/AssetSaleToOtherOrgInd00
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IRS990ScheduleR/GiftGrntCapContriFromOthOrgInd00
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IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt0TITLE HOLDING COMPANY
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt1TITLE HOLDING COMPANY
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IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt5TITLE HOLDING COMPANY
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt6TITLE HOLDING COMPANY
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt7TITLE HOLDING COMPANY
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt8TITLE HOLDING COMPANY
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt9TITLE HOLDING COMPANY
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt10TITLE HOLDING COMPANY
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt11TITLE HOLDING COMPANY
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt12TITLE HOLDING COMPANY
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt13TITLE HOLDING COMPANY
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt14TITLE HOLDING COMPANY
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IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt30TITLE HOLDING COMPANY
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt0EMERALD POLK LLC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt13303 SCOTT BOULEVARD LLC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt2COBBLESTONE VENTURE LLC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt3GALAXY VENTURE LLC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt410721 JASMINE LLC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt5BLAKE STREET INVESTMENTS LLC (LODO)
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt6MALT AVENUE INVESTORS LLC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt7MIRA SORRENTO VENTURE LLC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt8ST JOHNS IVANHOE LLC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt9TATUM VENTURE LLC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt10WENATCHEE DEVELOPMENT PARTNERS LLC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt11SF BEAVERTON LLC

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