Civic Intelligence

Collins Non-Profit Apartments Inc

EIN 22-2585796 • 501(c)3 • Warren, MI

Profile

To provide housing facilities for low income senior citizens.

8425 E Twelve Mile RoadWarren, MI 48093

www.csi.coop

Siviq Scores

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

Liabilities / Assets

99th percentile

2.01x

Higher debt load relative to assets than 99% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2025

Liabilities / Revenue

96th percentile

6.23x

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

501(c)3 • $5M-$10M nonprofits • Source year 2025

Net Margin

66th percentile

13%

Higher net margin than 66% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2025

Top Officer Pay

91st percentile

$368,043

Higher top officer pay than 91% of similar nonprofits.

Top officer pay equals 12.6% of source-year revenue.

501(c)3 • $5M-$10M nonprofits • Source year 2025

Asset Growth

42nd percentile

1.5%

Faster asset growth than 42% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Annualized from 2024 to 2025

Revenue Growth

44th percentile

4.0%

Faster revenue growth than 44% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets99th percentile

Assets

Up

$9,053,455

Up $135,174 (+1.5%) from 2024

Liabilities

Down

$18,182,785

Down $241,188 (-1.3%) from 2024

Net Assets

Up

-$9,129,330

Up $376,362 (+4.0%) from 2024

Operations
Liabilities / Revenue96th percentileNet Margin66th percentile

Revenue

Up

$2,917,410

Up $112,599 (+4.0%) from 2024

Expenses

Down

$2,541,048

Down $3,547,995 (-58%) from 2024

Net Income

Up

$376,362

Up $3,660,594 (+111%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth42nd percentile

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

$20M$10M$0-$10MAssets 2011: $3,297,239Liabilities 2011: $6,620,310Net Assets 2011: -$3,323,0712011Assets 2012: $3,264,853Liabilities 2012: $6,534,908Net Assets 2012: -$3,270,0552012Assets 2013: $3,273,003Liabilities 2013: $6,627,518Net Assets 2013: -$3,354,5152013Assets 2014: $3,135,452Liabilities 2014: $6,393,668Net Assets 2014: -$3,258,2162014Assets 2015: $3,083,218Liabilities 2015: $6,328,732Net Assets 2015: -$3,245,5142015Assets 2016: $3,041,565Liabilities 2016: $6,270,053Net Assets 2016: -$3,228,4882016Assets 2017: $2,980,785Liabilities 2017: $6,194,349Net Assets 2017: -$3,213,5642017Assets 2018: $2,937,309Liabilities 2018: $6,091,341Net Assets 2018: -$3,154,0322018Assets 2019: $2,908,562Liabilities 2019: $6,023,673Net Assets 2019: -$3,115,1112019Assets 2020: $2,862,158Liabilities 2020: $5,883,118Net Assets 2020: -$3,020,9602020Assets 2021: $2,800,062Liabilities 2021: $5,817,719Net Assets 2021: -$3,017,6572021Assets 2022: $2,648,968Liabilities 2022: $5,692,643Net Assets 2022: -$3,043,6752022Assets 2023: $12,815,894Liabilities 2023: $19,007,437Net Assets 2023: -$6,191,5432023Assets 2024: $8,918,281Liabilities 2024: $18,423,973Net Assets 2024: -$9,505,6922024Assets 2025: $9,053,455Liabilities 2025: $18,182,785Net Assets 2025: -$9,129,3302025

Highlighted filing

2025

Assets$9,053,455
Liabilities$18,182,785
Net Assets-$9,129,330
Open 2025 Filing

Operations Trend

Revenue Growth44th percentile

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

$10M$5.0M$0-$5.0MExpenses 2011: $1,492,4422011Expenses 2012: $1,404,2642012Expenses 2013: $1,530,4962013Revenue 2014: $1,480,875Expenses 2014: $1,384,576Net Income 2014: $96,2992014Revenue 2015: $1,495,794Expenses 2015: $1,483,092Net Income 2015: $12,7022015Revenue 2016: $1,487,394Expenses 2016: $1,470,368Net Income 2016: $17,0262016Revenue 2017: $1,525,879Expenses 2017: $1,510,955Net Income 2017: $14,9242017Revenue 2018: $1,562,791Expenses 2018: $1,503,259Net Income 2018: $59,5322018Revenue 2019: $1,587,198Expenses 2019: $1,548,277Net Income 2019: $38,9212019Revenue 2020: $1,602,561Expenses 2020: $1,508,410Net Income 2020: $94,1512020Revenue 2021: $1,536,365Expenses 2021: $1,533,062Net Income 2021: $3,3032021Revenue 2022: $1,573,013Expenses 2022: $1,599,031Net Income 2022: -$26,0182022Revenue 2023: $2,379,817Expenses 2023: $5,527,685Net Income 2023: -$3,147,8682023Revenue 2024: $2,804,811Expenses 2024: $6,089,043Net Income 2024: -$3,284,2322024Revenue 2025: $2,917,410Expenses 2025: $2,541,048Net Income 2025: $376,3622025

Highlighted filing

2025

Revenue$2,917,410
Expenses$2,541,048
Net Income$376,362
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$9,053,455
Liabilities
$18,182,785
Net assets
-$9,129,330
Revenue
$2,917,410
Expenses
$2,541,048
Net income
$376,362
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$9.05$18.2$9.13$2.92$2.54$0.38
2024Detailed filing. Detailed filing data is available for this year.$8.92$18.4$9.51$2.80$6.09$3.28
2023Detailed filing. Detailed filing data is available for this year.$12.8$19.0$6.19$2.38$5.53$3.15
2022Detailed filing. Detailed filing data is available for this year.$2.65$5.69$3.04$1.57$1.60$0.03
2021Detailed filing. Detailed filing data is available for this year.$2.80$5.82$3.02$1.54$1.53$0.00
2020Detailed filing. Detailed filing data is available for this year.$2.86$5.88$3.02$1.60$1.51$0.09
2019Detailed filing. Detailed filing data is available for this year.$2.91$6.02$3.12$1.59$1.55$0.04
2018Detailed filing. Detailed filing data is available for this year.$2.94$6.09$3.15$1.56$1.50$0.06
2017Detailed filing. Detailed filing data is available for this year.$2.98$6.19$3.21$1.53$1.51$0.01
2016Detailed filing. Detailed filing data is available for this year.$3.04$6.27$3.23$1.49$1.47$0.02
2015Detailed filing. Detailed filing data is available for this year.$3.08$6.33$3.25$1.50$1.48$0.01
2014Detailed filing. Detailed filing data is available for this year.$3.14$6.39$3.26$1.48$1.38$0.10
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.27$6.63$3.35$1.53
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.26$6.53$3.27$1.40
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.30$6.62$3.32$1.49
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Jan 14, 2026
Return Version
2024v5.5
Gross Receipts
$2,917,410
Mission and Program Overview

Mission

To provide housing facilities for low income senior citizens.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$5,867,906$5,819,016▼ $48,890
Investments Program Related$1,111,904$1,053,839▼ $58,065
Cash and Non-Interest-Bearing Accounts$602,971$940,433▲ $337,462
Intangible Assets$549,106$532,425▼ $16,681
Accounts Receivable$18,373$53,541▲ $35,168
Prepaid Expenses and Deferred Charges$24,116$23,353▼ $763
Total Assets$8,918,281$9,053,455▲ $135,174
Other Assets Total$743,905$630,848▼ $113,057
Liabilities
Mortgage Notes Payable Secured by Investment Property$18,206,315$17,926,076▼ $280,239
Other Liabilities$131,464$140,094▲ $8,630
Accounts Payable and Accrued Expenses$70,241$99,581▲ $29,340
Deferred Revenue$15,953$17,034▲ $1,081
Total Liabilities$18,423,973$18,182,785▼ $241,188
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-9,505,692$-9,129,330▲ $376,362
Total Net Assets Fund Balance$-9,505,692$-9,129,330▲ $376,362
Total Liabilities and Net Assets / Fund Balance$8,918,281$9,053,455▲ $135,174

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$5,141,239$4,459,507$9,600,746
Equipment$263,242$52,557$315,799
Land$300,000-$300,000
Leasehold Improvements$92,500$23,341$115,841
Other Land Buildings$22,035$2,754$24,789
Investment Program Related Org$141,707--
Other Assets Org$126--
Compensation and Service Providers
Top Officer Pay91st percentile

Board Members and Trustees

NameTitle
Annie MitchellFormer President
Sheryle MoreyPresident
Gloria ParrisFormer Vice President
Mary DalessandroVice President
Catherine PowellDirector
Deanie RobinsonDirector
Ethel YoungDirector
Gerald Mahom JrDirector
Gina CarterDirector
Gloria HarrisDirector
Judy RobertsFormer Director
Marietta MartinFormer Director
Anne SackrisonAssistant Secretary
Cindy LambAssistant Treasurer
Tim BraunscheidalChief Operations Officer
Mel HudsonNational Construction Manager
Diane SmithNational Development Manager
Darla HuttingerRegional Manager
Marguerite D AngeloRegional Manager
Jeri DraughonSecretary
Shirley MorelandTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Csi Support & Development ServicesManagement8425 E TWELVE MILE ROAD, Warren, MI 48093$112,782
Revenue and Support

Revenue Composition

Contributions and Grants
$2,316,056
Program Service Revenue
$521,910
Investment Income
$75,952
Other Revenue
$3,492
Change in Net Assets
$376,362

Audited Revenue Reconciliation

Revenue per Audited Statements
$2,917,410
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$2,917,410
Total Revenue per Form 990
$2,917,410
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$2,232,716
Grants and Similar Amounts Paid$308,332
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Interest$717,485--$717,485
Occupancy$654,051--$654,051
Grants to Domestic Orgs$308,332--$308,332
Depreciation Depletion$190,982--$190,982
Fees for Services Management-$112,782-$112,782
Insurance$109,273--$109,273
Other Expenses$80,845$126,138-$80,845
Office Expenses-$43,679-$43,679
Fees for Services Legal-$14,697-$14,697
Fees for Services Accounting-$12,280-$12,280
Conferences and Meetings-$1,484-$1,484
Advertising-$475-$475
Total Functional Expenses$2,229,513$311,535$0$2,541,048

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$2,541,048
Total Expenses per Audited Statements$2,541,048
Total Expenses per Form 990$2,541,048
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$0
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Csi Support & Development ServicesWarren, MI501(c)(3)To Assist on Low Income Housing Mission$308,332
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
Residual Rcpts Avail for Recapture$116,957
Tenant Security Deposits$16,216
Accrued Wages Payable$6,035
Accrued Payroll Taxes Payable$886
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
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
Yes
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
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 3

“The apartment project is managed by a related entity, csi support & development services. The management contract encompasses the day to day operations of the project including, but not limited to, collection of rents, maintenance of facilities, supervision of staff, and ongoing support for both the owners and tenants as needed in order to establish a safe, sanitary and affordable environment. Listed in part vii, section a, csi support & development services compensates all highest compensated employees along with 90% of anne sackrison's and 95% of cindy lamb's wages, respectively.”

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

“The form 990 is presented at a board of directors meeting before it is signed and submitted.”

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

“An annual conflict of interest statement is filled out by board members and upper management employees, then submitted. A control is maintained as to the receipt of this annual form.”

Form 990, Part VI, Section B, Line 15A

“The board periodically conducts compensation studies and determines the compensation of the general manager.”

Form 990, Part VI, Section C, Line 19

“The form 990 and all related financial and policy information are made available to the public upon written request.”

FORM 990, PART VII, SECTION A, LINE 1A, COLUMN B:

“Description of hours worked for related organizations all of the officers, directors, and employees listed in part vii, section a perform similar duties and have similar responsibilities for related organizations as they do for this organization. Their total hours worked per week for this organization are similar to their hours worked for related organizations both in terms of number of hours and type of work performed.”

Filing and Contact Details

Filer

Filer Name
Collins Non-profit Apartments Inc
EIN
22-2585796
Phone
5867539002
Address
8425 E TWELVE MILE ROAD, WARREN, MI 48093

Signing Officer

Name
Cindy Lamb
Title
Assistant Treasurer
Phone
5867539002
Signed
2026-01-14
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Cindy Lamb
Formed
1984
Legal Domicile
Ma
Voting Board Members
10
Independent Board Members
10
Employees
0
Volunteers
23

Preparer

Firm
DAUBY O'CONNOR & ZALESKI LLC
Address
501 CONGRESSIONAL BLVD 300, CARMEL, IN 46032
Preparer
Lucas Autry
Phone
3178485700
Supplemental Narrative

Additional Explanations

FORM 990, PAGE 12, PART XII, LINE 2C:

“Overview of audit function the audit committee assumes responsibility for oversight of the audit of its financial statements and selection of an independent accountant.”

Financial Statement Notes

PART X, LINE 2:

“The corporation is exempt from federal income tax under section 501(c)(3) of the internal revenue code and state income tax and has been classified as an other than private foundation. Accordingly, no provision for federal and state taxes on revenue and income has been recognized in the accompanying financial statements. Generally, the federal and state tax returns are subject to examinations for the three years after the later of the original or extended due date or the date filed with the applicable tax authority.”

Raw XML AppendixShowing 400 of 1,828 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/Desc0COLLINS NON-PROFIT APARTMENTS, INC., IS A MASSACHUSETTS NON-PROFIT HOUSING CORPORATION ORGANIZED ON A NON-STOCK BASIS BY COOPERATIVE SERVICES, INC., A MICHIGAN NON-PROFIT COOPERATIVE. THE CORPORATION WAS FORMED IN JANUARY 1984 TO ACQUIRE AN INTEREST IN REAL PROPERTY LOCATED IN CHELSEA, MASSACHUSETTS AND TO CONSTRUCT AND OPERATE THEREON AN APARTMENT PROJECT OF 100 UNITS. THE HOUSING IS PROVIDED TO LOW INCOME SENIORS IN COOPERATION WITH THE US DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT. IN AUGUST 2022, COLLINS NON-PROFIT APARTMENTS, INC., TRANSFERRED ITS LAND, REAL AND PERSONAL PROPERTY AND ALL OTHER ASSETS TO COLLINS NON-PROFIT APARTMENTS LIMITED PARTERSHIP, A WHOLLY OWNED SUBSIDIARY OF COLLINS NON-PROFIT APARTMENTS, INC.
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IRS990/Form990PartVIISectionAGrp/PersonNm15MEL HUDSON
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IRS990/Form990PartVIISectionAGrp/TitleTxt0PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt1VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt2SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt3TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt4ASSISTANT TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt5ASSISTANT SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt10DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt12REGIONAL MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt13REGIONAL MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt14NATIONAL DEVELOPMENT MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt15NATIONAL CONSTRUCTION MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt16CHIEF OPERATIONS OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt17FORMER PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt18FORMER VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt19FORMER DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt20FORMER DIRECTOR
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IRS990ScheduleA/Form990ScheduleAPartVIGrp/ExplanationTxt0MISCELLANEOUS INCOME CONSISTS OF LAUNDRY AND VENDING CHARGES PROVIDED FOR THE CONVENIENCE OF THE TENANTS.
IRS990ScheduleA/Form990ScheduleAPartVIGrp/FormAndLineReferenceDesc0SCHEDULE A, PART III, LINE 12:
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