Civic Intelligence

Southbury Elderly Housing Inc

EIN 22-2515002 • 501(c)3 • North Haven, CT

Profile

Rental of low-income elderly housing - 48 units

Ehm 127 Washington Ave 5th FL EastNorth Haven, CT 06473-1715
Siviq Scores

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

Liabilities / Assets

96th percentile

1.42x

Higher debt load relative to assets than 96% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2023

Liabilities / Revenue

98th percentile

8.98x

Higher debt load relative to revenue than 98% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2023

Net Margin

6th percentile

-55%

Higher net margin than 6% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2023

Top Officer Pay

Score unavailable

No value available

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

Asset Growth

19th percentile

-7.1%

Faster asset growth than 19% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2022 to 2023

Revenue Growth

37th percentile

1.0%

Faster revenue growth than 37% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2022 to 2023

Balance Sheet
Liabilities / Assets96th percentile

Assets

Down

$2,466,756

Down $105,825 (-4.1%) from 2023

Liabilities

Up

$3,678,441

Up $19,099 (+0.5%) from 2023

Net Assets

Down

-$1,211,685

Down $124,924 (-11%) from 2023

Operations
Liabilities / Revenue98th percentileNet Margin6th percentile

Revenue

Up

$423,785

Up $16,502 (+4.1%) from 2023

Expenses

Down

$548,709

Down $81,497 (-13%) from 2023

Net Income

Up

-$124,924

Up $97,999 (+44%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth19th percentile

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

$4.0M$2.0M$0-$2.0MAssets 2011: $2,038,124Liabilities 2011: $2,256,240Net Assets 2011: -$218,1162011Assets 2012: $1,998,823Liabilities 2012: $2,239,778Net Assets 2012: -$240,9552012Assets 2013: $1,962,187Liabilities 2013: $2,217,765Net Assets 2013: -$255,5782013Assets 2014: $1,863,192Liabilities 2014: $2,194,603Net Assets 2014: -$331,4112014Assets 2015: $1,806,897Liabilities 2015: $2,179,579Net Assets 2015: -$372,6822015Assets 2016: $1,790,168Liabilities 2016: $2,197,671Net Assets 2016: -$407,5032016Assets 2017: $3,080,307Liabilities 2017: $3,608,187Net Assets 2017: -$527,8802017Assets 2018: $2,998,219Liabilities 2018: $3,602,885Net Assets 2018: -$604,6662018Assets 2019: $2,900,459Liabilities 2019: $3,603,528Net Assets 2019: -$703,0692019Assets 2020: $3,054,036Liabilities 2020: $3,610,142Net Assets 2020: -$556,1062020Assets 2021: $2,881,240Liabilities 2021: $3,619,507Net Assets 2021: -$738,2672021Assets 2022: $2,769,158Liabilities 2022: $3,632,818Net Assets 2022: -$863,6602022Assets 2023: $2,572,581Liabilities 2023: $3,659,342Net Assets 2023: -$1,086,7612023Assets 2024: $2,466,756Liabilities 2024: $3,678,441Net Assets 2024: -$1,211,6852024

Highlighted filing

2024

Assets$2,466,756
Liabilities$3,678,441
Net Assets-$1,211,685
Open 2024 Filing

Operations Trend

Revenue Growth37th percentile

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

$1.0M$500K$0-$500KExpenses 2011: $563,2642011Expenses 2012: $491,5562012Revenue 2013: $484,940Expenses 2013: $499,563Net Income 2013: -$14,6232013Revenue 2014: $487,789Expenses 2014: $563,622Net Income 2014: -$75,8332014Revenue 2015: $475,161Expenses 2015: $516,432Net Income 2015: -$41,2712015Revenue 2016: $391,188Expenses 2016: $426,009Net Income 2016: -$34,8212016Revenue 2017: $370,495Expenses 2017: $490,872Net Income 2017: -$120,3772017Revenue 2018: $376,716Expenses 2018: $453,502Net Income 2018: -$76,7862018Revenue 2019: $376,123Expenses 2019: $474,526Net Income 2019: -$98,4032019Revenue 2020: $654,269Expenses 2020: $507,306Net Income 2020: $146,9632020Revenue 2021: $378,956Expenses 2021: $561,117Net Income 2021: -$182,1612021Revenue 2022: $403,319Expenses 2022: $528,712Net Income 2022: -$125,3932022Revenue 2023: $407,283Expenses 2023: $630,206Net Income 2023: -$222,9232023Revenue 2024: $423,785Expenses 2024: $548,709Net Income 2024: -$124,9242024

Highlighted filing

2024

Revenue$423,785
Expenses$548,709
Net Income-$124,924
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
$2,466,756
Liabilities
$3,678,441
Net assets
-$1,211,685
Revenue
$423,785
Expenses
$548,709
Net income
-$124,924
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.47$3.68$1.21$0.42$0.55$0.12
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.57$3.66$1.09$0.41$0.63$0.22
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.77$3.63$0.86$0.40$0.53$0.13
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.88$3.62$0.74$0.38$0.56$0.18
2020Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.05$3.61$0.56$0.65$0.51$0.15
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.90$3.60$0.70$0.38$0.47$0.10
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.00$3.60$0.60$0.38$0.45$0.08
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.08$3.61$0.53$0.37$0.49$0.12
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.79$2.20$0.41$0.39$0.43$0.03
2015Detailed filing. Detailed filing data is available for this year.$1.81$2.18$0.37$0.48$0.52$0.04
2014Detailed filing. Detailed filing data is available for this year.$1.86$2.19$0.33$0.49$0.56$0.08
2013Detailed filing. Detailed filing data is available for this year.$1.96$2.22$0.26$0.48$0.50$0.01
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.00$2.24$0.24$0.49
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.04$2.26$0.22$0.56
Latest Detailed Filing

The latest 2024 filing currently has linked XML that has not been fully parsed yet. Showing the latest detailed filing from 2020 below.

Jump To
Filing Snapshot
Filing Period
Jan 1, 2020 to Dec 31, 2020
Signed
May 11, 2021
Return Version
2020v4.1
Gross Receipts
$654,269
Mission and Program Overview

Mission

Rental of low-income elderly housing - 48 units

The corporation owns and operates 48 low-income elderly housing units which are subsidized by u.s. Dept. Of agriculture, rural development.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,362,168$1,685,903▲ $323,735
Savings and Temporary Cash Investments$1,521,291$1,350,422▼ $170,869
Accounts Receivable$10,114$10,345▲ $231
Prepaid Expenses and Deferred Charges$6,886$7,366▲ $480
Total Assets$2,900,459$3,054,036▲ $153,577
Liabilities
Mortgage Notes Payable Secured by Investment Property$3,497,720$3,484,515▼ $13,205
Other Liabilities$89,391$114,883▲ $25,492
Accounts Payable and Accrued Expenses$16,417$10,744▼ $5,673
Total Liabilities$3,603,528$3,610,142▲ $6,614
Net Assets / Fund Balance
Net Assets With Donor Restrictions$377,180$377,180→ $0
Net Assets Without Donor Restrictions$-1,080,249$-933,286▲ $146,963
Total Net Assets Fund Balance$-703,069$-556,106▲ $146,963
Total Liabilities and Net Assets / Fund Balance$2,900,459$3,054,036▲ $153,577

Asset Categories

AssetBook ValueDepreciationBasis
Leasehold Improvements$1,683,167$1,913,736$3,596,903
Equipment$2,736$52,538$55,274
Compensation and Service Providers
Top Officer PayScore unavailable

Board Members and Trustees

NameTitle
Fredrick McgeePresident
Gerald KleinVice President
H Rudolf ZeidlerDirector
John Jack MuscolinoDirector
Joseph HochheiserDirector
June BennettDirector
Rev Marston PriceDirector
Helena JedlinskySecretary
Mark BurnsTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$282,183
Program Service Revenue
$370,334
Investment Income
$1,752
Other Revenue
$0
All Other Contributions
$277,683
Change in Net Assets
$146,963

Noncash Contribution Practices

Property subject to holding requirements
No
Reviewed unusual noncash gifts
No
Third parties used for noncash contributions
No

Noncash Contributions

Contribution TypeContribution CountReported AmountValuation Method
Other Non Cash Contri Table1$277,683Fair Market Value
Total Noncash Contributions1$277,683-

Audited Revenue Reconciliation

Revenue per Audited Statements
$654,269
Total Revenue per Audited Statements
$654,269
Total Revenue per Form 990
$654,269
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$406,364
Salaries, Compensation, and Employee Benefits$100,942
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$92,893$1,697-$94,590
Interest$80,248--$80,248
Other Salaries and Wages$66,556$11,443-$77,999
Fees for Services Management-$40,115-$40,115
Insurance$26,823$408-$27,231
Other Employee Benefits$15,367$2,642-$18,009
Office Expenses-$7,262-$7,262
Fees for Services Accounting-$6,758-$6,758
Other Expenses$110,370$6,584-$6,584
Payroll Taxes$4,210$724-$4,934
Fees for Services Legal-$724-$724
Conferences and Meetings-$390-$390
Advertising-$345-$345
Total Functional Expenses$427,897$79,409$0$507,306

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$507,306
Total Expenses per Audited Statements$507,306
Total Expenses per Form 990$507,306
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
Tenants Security Deposits$88,412
Federal income taxes$26,471
Deferred Mortgage Interest Payments-
Governance and Compliance

Governance Checklist

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

Governance Explanations

Form 990, Part VI, Section A, Line 3

“The corporation has contracted with elderly housing management, inc. Ehm to provide property management services for the project. All employees are employees of ehm. Salaries, other employee benefits, and payroll taxes shown on the form 990 represent reimbursements to ehm for employees who work on-site at the corporations apartment complex. Ehm provides management, accounting, and other services to the property.”

Form 990, Part VI, Section A, Line 6

“The corporation shall have one class of members. Members may be individuals or organizations. Any legally competent person of good reputation who resides in the town of southbury or in the surrounding trade area shall be eligible for membership.”

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

“Each member shall be entitled to one vote on each matter submitted to a vote of the members including the election of directors.”

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

“A draft copy of form 990 was provided to the management company, the corporation, and its president, for review and comments prior to filing.”

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

“Each board member is required to accept and sign a code of conduct that requires them to disclose any conflicts of interest as they occur, and it requires them to recluse themselves if a conflict exists. At the board meetings when any bids or contracts for maintenance service or for capital improvements are presented for their consideration, the terms of their conflict of interest policy are re-iterated.”

Form 990, Part VI, Section C, Line 19

“The corporation will make its financial statements and other information available upon written request.”

Filing and Contact Details

Filer

Filer Name
Southbury Elderly Housing Inc
EIN
22-2515002
Phone
2032304809
Address
EHM 127 WASHINGTON AVE 5TH FL EAST, NORTH HAVEN, CT 06473-1715
Doing Business As
Grace Meadows

Signing Officer

Name
Fredrick Mcgee
Title
President
Signed
2021-05-11
Discuss with paid preparer
No

Organization Details

Principal Officer
Fredrick Mcgee
Formed
1983
Legal Domicile
Ct
Voting Board Members
9
Independent Board Members
9
Employees
0
Volunteers
9

Preparer

Firm
Alan J Tucker CPA
Address
26 HONEY HILL RD, NORWALK, CT 06851
Preparer
Alan J Tucker CPA
Phone
2038471323
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.

Path#Value
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IRS990/BooksInCareOfDetail/USAddress/AddressLine1Txt0127 WASHINGTON AVE 5TH FL EAST
IRS990/BooksInCareOfDetail/USAddress/CityNm0NORTH HAVEN
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IRS990/DepreciationDepletionGrp/ProgramServicesAmt092893
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IRS990/Form990PartVIISectionAGrp/PersonNm0FREDRICK MCGEE
IRS990/Form990PartVIISectionAGrp/PersonNm1MARK BURNS
IRS990/Form990PartVIISectionAGrp/PersonNm2REV MARSTON PRICE
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IRS990/Form990PartVIISectionAGrp/TitleTxt2DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt3DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt4DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt5VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt6SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
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IRS990/PrincipalOfficerNm0FREDRICK MCGEE
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IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc2DEFERRED MORTGAGE INTEREST PAYMENTS
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IRS990ScheduleM/OtherNonCashContriTableGrp/Desc0SEE PART II
IRS990ScheduleM/OtherNonCashContriTableGrp/MethodOfDeterminingRevenuesTxt0FAIR MARKET VALUE
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IRS990ScheduleM/SupplementalInformationDetail/ExplanationTxt0ENERGY EFFICIENT HEAT PUMPS, WINDOWS AND LIGHTING.
IRS990ScheduleM/SupplementalInformationDetail/FormAndLineReferenceDesc0Part I Line 25
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IRS990/ScheduleORequiredInd0true
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE CORPORATION HAS CONTRACTED WITH ELDERLY HOUSING MANAGEMENT, INC. EHM TO PROVIDE PROPERTY MANAGEMENT SERVICES FOR THE PROJECT. ALL EMPLOYEES ARE EMPLOYEES OF EHM. SALARIES, OTHER EMPLOYEE BENEFITS, AND PAYROLL TAXES SHOWN ON THE FORM 990 REPRESENT REIMBURSEMENTS TO EHM FOR EMPLOYEES WHO WORK ON-SITE AT THE CORPORATIONS APARTMENT COMPLEX. EHM PROVIDES MANAGEMENT, ACCOUNTING, AND OTHER SERVICES TO THE PROPERTY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE CORPORATION SHALL HAVE ONE CLASS OF MEMBERS. MEMBERS MAY BE INDIVIDUALS OR ORGANIZATIONS. ANY LEGALLY COMPETENT PERSON OF GOOD REPUTATION WHO RESIDES IN THE TOWN OF SOUTHBURY OR IN THE SURROUNDING TRADE AREA SHALL BE ELIGIBLE FOR MEMBERSHIP.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2EACH MEMBER SHALL BE ENTITLED TO ONE VOTE ON EACH MATTER SUBMITTED TO A VOTE OF THE MEMBERS INCLUDING THE ELECTION OF DIRECTORS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3A DRAFT COPY OF FORM 990 WAS PROVIDED TO THE MANAGEMENT COMPANY, THE CORPORATION, AND ITS PRESIDENT, FOR REVIEW AND COMMENTS PRIOR TO FILING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4EACH BOARD MEMBER IS REQUIRED TO ACCEPT AND SIGN A CODE OF CONDUCT THAT REQUIRES THEM TO DISCLOSE ANY CONFLICTS OF INTEREST AS THEY OCCUR, AND IT REQUIRES THEM TO RECLUSE THEMSELVES IF A CONFLICT EXISTS. AT THE BOARD MEETINGS WHEN ANY BIDS OR CONTRACTS FOR MAINTENANCE SERVICE OR FOR CAPITAL IMPROVEMENTS ARE PRESENTED FOR THEIR CONSIDERATION, THE TERMS OF THEIR CONFLICT OF INTEREST POLICY ARE RE-ITERATED.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5THE CORPORATION WILL MAKE ITS FINANCIAL STATEMENTS AND OTHER INFORMATION AVAILABLE UPON WRITTEN REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0Form 990, Part VI, Section A, Line 3
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 B, Line 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4Form 990, Part VI, Section B, Line 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5Form 990, Part VI, Section C, Line 19
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