Civic Intelligence

Townsend Elderly Residences Inc

EIN 22-2619885 • 501(c)3 • Worcester, MA

Profile

To provide affordable residential housing for elderly persons in townsend, massachusetts.

191 May StreetWorcester, MA 01602

n/A

Siviq Scores

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

Liabilities / Assets

98th percentile

2.00x

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

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

Liabilities / Revenue

95th percentile

3.54x

Higher debt load relative to revenue than 95% of similar nonprofits.

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

Net Margin

47th percentile

3.2%

Higher net margin than 47% of similar nonprofits.

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

Top Officer Pay

92nd percentile

$240,515

Higher top officer pay than 92% of similar nonprofits.

Top officer pay equals 32.1% of source-year revenue.

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

Asset Growth

29th percentile

-3.0%

Faster asset growth than 29% of similar nonprofits.

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

Revenue Growth

43rd percentile

3.3%

Faster revenue growth than 43% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets98th percentile

Assets

Down

$1,323,830

Down $41,533 (-3.0%) from 2023

Liabilities

Down

$2,647,311

Down $65,678 (-2.4%) from 2023

Net Assets

Up

-$1,323,481

Up $24,145 (+1.8%) from 2023

Operations
Liabilities / Revenue95th percentileNet Margin47th percentile

Revenue

Up

$748,682

Up $23,963 (+3.3%) from 2023

Expenses

Up

$724,537

Up $48,187 (+7.1%) from 2023

Net Income

Down

$24,145

Down $24,224 (-50%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth29th percentile

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

$4.0M$2.0M$0-$2.0MAssets 2010: $2,722,373Liabilities 2010: $3,632,547Net Assets 2010: -$910,1742010Assets 2011: $2,641,231Liabilities 2011: $3,598,812Net Assets 2011: -$957,5812011Assets 2012: $2,556,285Liabilities 2012: $3,564,065Net Assets 2012: -$1,007,7802012Assets 2013: $2,307,454Liabilities 2013: $3,506,084Net Assets 2013: -$1,198,6302013Assets 2014: $2,113,868Liabilities 2014: $3,437,114Net Assets 2014: -$1,323,2462014Assets 2015: $2,068,985Liabilities 2015: $3,399,876Net Assets 2015: -$1,330,8912015Assets 2016: $1,989,067Liabilities 2016: $3,332,953Net Assets 2016: -$1,343,8862016Assets 2017: $1,865,028Liabilities 2017: $3,231,744Net Assets 2017: -$1,366,7162017Assets 2018: $1,770,349Liabilities 2018: $3,145,615Net Assets 2018: -$1,375,2662018Assets 2019: $1,714,716Liabilities 2019: $3,093,277Net Assets 2019: -$1,378,5612019Assets 2020: $1,629,422Liabilities 2020: $3,001,492Net Assets 2020: -$1,372,0702020Assets 2021: $1,555,194Liabilities 2021: $2,919,696Net Assets 2021: -$1,364,5022021Assets 2022: $1,433,455Liabilities 2022: $2,829,450Net Assets 2022: -$1,395,9952022Assets 2023: $1,365,363Liabilities 2023: $2,712,989Net Assets 2023: -$1,347,6262023Assets 2024: $1,323,830Liabilities 2024: $2,647,311Net Assets 2024: -$1,323,4812024

Highlighted filing

2024

Assets$1,323,830
Liabilities$2,647,311
Net Assets-$1,323,481
Open 2024 Filing

Operations Trend

Revenue Growth43rd percentile

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

$1.0M$500K$0-$500KExpenses 2010: $611,1042010Expenses 2011: $640,0702011Expenses 2012: $640,3112012Expenses 2013: $783,9032013Revenue 2014: $600,961Expenses 2014: $725,577Net Income 2014: -$124,6162014Revenue 2015: $634,009Expenses 2015: $641,654Net Income 2015: -$7,6452015Revenue 2016: $608,312Expenses 2016: $621,307Net Income 2016: -$12,9952016Revenue 2017: $623,433Expenses 2017: $646,263Net Income 2017: -$22,8302017Revenue 2018: $631,407Expenses 2018: $639,957Net Income 2018: -$8,5502018Revenue 2019: $648,919Expenses 2019: $652,214Net Income 2019: -$3,2952019Revenue 2020: $649,759Expenses 2020: $643,268Net Income 2020: $6,4912020Revenue 2021: $674,633Expenses 2021: $667,065Net Income 2021: $7,5682021Revenue 2022: $664,847Expenses 2022: $696,340Net Income 2022: -$31,4932022Revenue 2023: $724,719Expenses 2023: $676,350Net Income 2023: $48,3692023Revenue 2024: $748,682Expenses 2024: $724,537Net Income 2024: $24,1452024

Highlighted filing

2024

Revenue$748,682
Expenses$724,537
Net Income$24,145
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
$1,323,830
Liabilities
$2,647,311
Net assets
-$1,323,481
Revenue
$748,682
Expenses
$724,537
Net income
$24,145
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.32$2.65$1.32$0.75$0.72$0.02
2023Detailed filing. Detailed filing data is available for this year.$1.37$2.71$1.35$0.72$0.68$0.05
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.43$2.83$1.40$0.66$0.70$0.03
2021Detailed filing. Detailed filing data is available for this year.$1.56$2.92$1.36$0.67$0.67$0.01
2020Detailed filing. Detailed filing data is available for this year.$1.63$3.00$1.37$0.65$0.64$0.01
2019Detailed filing. Detailed filing data is available for this year.$1.71$3.09$1.38$0.65$0.65$0.00
2018Detailed filing. Detailed filing data is available for this year.$1.77$3.15$1.38$0.63$0.64$0.01
2017Detailed filing. Detailed filing data is available for this year.$1.87$3.23$1.37$0.62$0.65$0.02
2016Detailed filing. Detailed filing data is available for this year.$1.99$3.33$1.34$0.61$0.62$0.01
2015Detailed filing. Detailed filing data is available for this year.$2.07$3.40$1.33$0.63$0.64$0.01
2014Detailed filing. Detailed filing data is available for this year.$2.11$3.44$1.32$0.60$0.73$0.12
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.31$3.51$1.20$0.78
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.56$3.56$1.01$0.64
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.64$3.60$0.96$0.64
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.72$3.63$0.91$0.61
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Nov 1, 2023 to Oct 31, 2024
Signed
Sep 6, 2025
Return Version
2023v6.0
Gross Receipts
$748,682
Mission and Program Overview

Mission

To provide affordable residential housing for elderly persons in townsend, ma.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,094,350$1,000,277▼ $94,073
Cash and Non-Interest-Bearing Accounts$34,801$77,873▲ $43,072
Prepaid Expenses and Deferred Charges$37,266$43,575▲ $6,309
Accounts Receivable$5,529$6,457▲ $928
Total Assets$1,365,363$1,323,830▼ $41,533
Other Assets Total$193,417$195,648▲ $2,231
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,644,362$2,542,630▼ $101,732
Accounts Payable and Accrued Expenses$39,154$58,926▲ $19,772
Escrow Account Liability$21,857$23,298▲ $1,441
Other Liabilities$6,272$21,830▲ $15,558
Deferred Revenue$1,344$627▼ $717
Total Liabilities$2,712,989$2,647,311▼ $65,678
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-1,347,626$-1,323,481▲ $24,145
Total Net Assets Fund Balance$-1,347,626$-1,323,481▲ $24,145
Total Liabilities and Net Assets / Fund Balance$1,365,363$1,323,830▼ $41,533

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$908,243$3,069,138$3,977,381
Equipment$21,229$93,345$114,574
Land$69,924-$69,924
Other Land Buildings$881$20,124$21,005
Other Assets Org$28,796--
Compensation and Service Providers
Top Officer Pay92nd percentile

Employees

NameTitleOtherTotal
Deborah FoleyClerk/resident Agent$83,817$83,817

Board Members and Trustees

NameTitle
Brian ScalesPresident/treasurer
Anne StevensDirector
Revenue and Support

Revenue Composition

Contributions and Grants
$484,640
Program Service Revenue
$260,638
Investment Income
$123
Other Revenue
$3,281
Change in Net Assets
$24,145

Audited Revenue Reconciliation

Revenue per Audited Statements
$748,682
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$748,682
Total Revenue per Form 990
$748,682
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$724,537
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
Occupancy$355,600--$355,600
Fees for Services Other$135,557--$135,557
Depreciation Depletion$104,363--$104,363
Fees for Services Management$5,000$50,483-$55,483
Office Expenses$18,236--$18,236
Fees for Services Accounting-$13,010-$13,010
Fees for Services Legal$7,395--$7,395
Other Expenses$515--$515
Conferences and Meetings$293--$293
Advertising$233--$233
Total Functional Expenses$661,044$63,493$0$724,537

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$724,537
Total Expenses per Audited Statements$724,537
Total Expenses per Form 990$724,537
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$0
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
Amount Due to Related Organization$21,830
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
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
Yes
Key decisions subject to board approval
No
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 3

“The corporation is affiliated with rcap solutions, inc. ("rcap"), a nonprofit corporation, is the sponsor corporation of the corporation. Rcap provides property management services to the residents of the dwelling and is reimbursed by the corporation for certain shared payroll and operating expenses. The corporation incurred and paid rcap a management fee of $50,483 during the year ended october 31, 2024. The management fee is equal to 6.75% of total rent collections plus authorized residual receipts account releases used to offset the hap subsidy. The agreement is in effect until canceled by hud, the corporation or rcap.”

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

“The ceo of the management company and the president work closely with the cpa firm and provide information necessary to complete the 990. The 990 is discussed with the townsend board, highlighting the importance of compliance with irs regulations as it is presented on the 990. The form is electronically sent to the board of directors once completed by the cpa firm.”

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

“The entity provides a packet of information to the board 3-4 weeks in advance of the board meeting. Included in the packet is the conflict of interest policy and disclosure form. The board members, in addition to deborah foley, complete and return the conflict of interest disclosure form to deb, who logs them in. If she does not receive these disclosure forms prior to the annual meeting, she will follow up and obtain them at the annual meeting.”

Form 990, Part VI, Section C, Line 19

“A copy of the governing documents and financial statements are made available to the public when requested in writing. Requests should be directed to the president of the board of the directors.”

Filing and Contact Details

Filer

Filer Name
Townsend Elderly Residences Inc
EIN
22-2619885
Phone
9786306600
Address
191 MAY STREET, WORCESTER, MA 01602

Signing Officer

Name
Brian Scales
Title
President/treasurer
Phone
9786306711
Signed
2025-09-06
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Brian Scales
Formed
1985
Legal Domicile
Ma
Voting Board Members
1
Independent Board Members
1
Employees
0
Volunteers
1

Preparer

Firm
Cohnreznick Advisory LLC
Address
350 GRANITE STREET SUITE 1200, BRAINTREE, MA 02184
Preparer
Jolanta Tuck
Phone
7813803520
Supplemental Narrative

Additional Explanations

Form 990, Part IX, Line 11G

“Management services: program service expenses 135,557. Management and general expenses 0. Fundraising expenses 0. Total expenses 135,557.”

Financial Statement Notes

PART IV, LINE 2B:

“The escrow liability amounts on form 990, part x, line 21 consist of tenant security deposits. The corporation has a policy to collect security deposits of up to one month's rent from tenants. The security deposits can be used to pay for damages caused by the tenant or used against unpaid receivables.”

PART X, LINE 2:

“Management has analyzed the tax positions taken by the corporation and has concluded that, as of october 31, 2024, there are no uncertain tax positions taken or expected to be taken that would require recognition of a liability (or asset) or disclosure in the financial statements. Accordingly, these financial statements do not reflect a provision for income taxes and the corporation has no other tax positions which must be considered for disclosure. Income tax returns filed by the corporation are subject to examination by the irs for a period of three years. While no income tax returns are currently being examined by the irs, fiscal years since 2021 remain open.”

Raw XML AppendixShowing 400 of 585 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/ProfessionalFundraisingInd00
IRS990/ProgramServiceRevenueGrp/BusinessCd0531110
IRS990/ProgramServiceRevenueGrp/Desc0RENTAL INCOME
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt0260638
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt0260638
IRS990/ProhibitedTaxShelterTransInd00
IRS990/PYBenefitsPaidToMembersAmt00
IRS990/PYContributionsGrantsAmt0470593
IRS990/PYExcessBenefitTransInd00
IRS990/PYGrantsAndSimilarPaidAmt00
IRS990/PYInvestmentIncomeAmt090
IRS990/PYOtherExpensesAmt0676350
IRS990/PYOtherRevenueAmt03269
IRS990/PYProgramServiceRevenueAmt0250767
IRS990/PYRevenuesLessExpensesAmt048369
IRS990/PYSalariesCompEmpBnftPaidAmt00
IRS990/PYTotalExpensesAmt0676350
IRS990/PYTotalProfFndrsngExpnsAmt00
IRS990/PYTotalRevenueAmt0724719
IRS990/QuidProQuoContributionsInd00
IRS990/RcvFndsToPayPrsnlBnftCntrctInd00
IRS990/ReconcilationRevenueExpnssAmt024145
IRS990/RegularMonitoringEnfrcInd01
IRS990/RelatedEntityInd01
IRS990/RelatedOrganizationCtrlEntInd00
IRS990/ReportInvestmentsOtherSecInd00
IRS990/ReportLandBuildingEquipmentInd01
IRS990/ReportOtherAssetsInd01
IRS990/ReportOtherLiabilitiesInd01
IRS990/ReportProgramRelatedInvstInd00
IRS990/RevenueAmt0263919
IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/TotalAmt00
IRS990ScheduleA/Form990ScheduleAPartVIGrp/ExplanationTxt0LAUNDRY INCOME - 2019 AMOUNT: $ 2,742. 2020 AMOUNT: $ 2,701. 2021 AMOUNT: $ 2,528. 2022 AMOUNT: $ 2,929. 2023 AMOUNT: $ 2,621. OTHER INCOME - 2019 AMOUNT: $ 19. 2020 AMOUNT: $ 3,737. 2021 AMOUNT: $ 654. 2022 AMOUNT: $ 340. 2023 AMOUNT: $ 660.
IRS990ScheduleA/Form990ScheduleAPartVIGrp/FormAndLineReferenceDesc0SCHEDULE A, PART III, LINE 12, EXPLANATION OF OTHER INCOME:
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearAmt0484640
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus1YearAmt0470593
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus2YearsAmt0411479
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus3YearsAmt0438514
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus4YearsAmt0423922
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/TotalAmt02229148
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearAmt0123
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus1YearAmt090
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus2YearsAmt045
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus3YearsAmt045
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus4YearsAmt056
IRS990ScheduleA/GrossInvestmentIncome509Grp/TotalAmt0359
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearAmt0260638
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus1YearAmt0250767
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus2YearsAmt0250141
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus3YearsAmt0229636
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus4YearsAmt0223020
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/TotalAmt01214202
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearAmt0123
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus1YearAmt090
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus2YearsAmt045
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus3YearsAmt045
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus4YearsAmt056
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/TotalAmt0359
IRS990ScheduleA/InvestmentIncomeCYPct00.00010
IRS990ScheduleA/InvestmentIncomePYPct00.00010
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearAmt03281
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearMinus1YearAmt03269
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearMinus2YearsAmt03182
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearMinus3YearsAmt06438
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearMinus4YearsAmt02761
IRS990ScheduleA/OtherIncome509Grp/TotalAmt018931
IRS990ScheduleA/PubliclySupportedOrg509a2Ind0X
IRS990ScheduleA/PublicSupportCY509Pct00.99440
IRS990ScheduleA/PublicSupportPY509Pct00.99440
IRS990ScheduleA/PublicSupportTotal509Amt03443350
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/TotalAmt00
IRS990ScheduleA/SubstantialContributorsAmtGrp/TotalAmt00
IRS990ScheduleA/ThirtyThrPctSuprtTestsCY509Ind0X
IRS990ScheduleA/Total509Grp/CurrentTaxYearAmt0745278
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus1YearAmt0721360
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus2YearsAmt0661620
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus3YearsAmt0668150
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus4YearsAmt0646942
IRS990ScheduleA/Total509Grp/TotalAmt03443350
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearAmt0748682
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus1YearAmt0724719
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus2YearsAmt0664847
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus3YearsAmt0674633
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus4YearsAmt0649759
IRS990ScheduleA/TotalSupportCalendarYearGrp/TotalAmt03462640
IRS990ScheduleB/ContributorInformationGrp/ContributorBusinessName/BusinessNameLine10RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorNum0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine10RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine20RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/City0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/State0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/ZIPCode0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/TotalContributionsAmt0RESTRICTED
IRS990/ScheduleBRequiredInd01
IRS990ScheduleD/AgentTrusteeEtcInd00
IRS990ScheduleD/BuildingsGrp/BookValueAmt0908243
IRS990ScheduleD/BuildingsGrp/DepreciationAmt03069138
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt03977381
IRS990ScheduleD/EquipmentGrp/BookValueAmt021229
IRS990ScheduleD/EquipmentGrp/DepreciationAmt093345
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt0114574
IRS990ScheduleD/ExpensesNotReportedAmt00
IRS990ScheduleD/ExpensesNotRptFinclStmtAmt00
IRS990ScheduleD/ExpensesSubtotalAmt0724537
IRS990ScheduleD/ExplanationProvidedInd0X
IRS990ScheduleD/FootnoteTextInd0X
IRS990ScheduleD/InclEscrowCustodialAcctLiabInd01
IRS990ScheduleD/LandGrp/BookValueAmt069924
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt069924
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt023298
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt110539
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt2133015
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt328796
IRS990ScheduleD/OtherAssetsOrgGrp/Desc0TENANT SECURITY DEPOSITS
IRS990ScheduleD/OtherAssetsOrgGrp/Desc1MORTGAGE ESCROW DEPOSITS
IRS990ScheduleD/OtherAssetsOrgGrp/Desc2REPLACEMENT RESERVE
IRS990ScheduleD/OtherAssetsOrgGrp/Desc3RESIDUAL RECEIPTS RESERVE
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt0881
IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt020124
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt021005
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt021830
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0AMOUNT DUE TO RELATED ORGANIZATION
IRS990ScheduleD/RevenueNotReportedAmt00
IRS990ScheduleD/RevenueNotReportedFinclStmtAmt00
IRS990ScheduleD/RevenueSubtotalAmt0748682
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0THE ESCROW LIABILITY AMOUNTS ON FORM 990, PART X, LINE 21 CONSIST OF TENANT SECURITY DEPOSITS. THE CORPORATION HAS A POLICY TO COLLECT SECURITY DEPOSITS OF UP TO ONE MONTH'S RENT FROM TENANTS. THE SECURITY DEPOSITS CAN BE USED TO PAY FOR DAMAGES CAUSED BY THE TENANT OR USED AGAINST UNPAID RECEIVABLES.
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt1MANAGEMENT HAS ANALYZED THE TAX POSITIONS TAKEN BY THE CORPORATION AND HAS CONCLUDED THAT, AS OF OCTOBER 31, 2024, THERE ARE NO UNCERTAIN TAX POSITIONS TAKEN OR EXPECTED TO BE TAKEN THAT WOULD REQUIRE RECOGNITION OF A LIABILITY (OR ASSET) OR DISCLOSURE IN THE FINANCIAL STATEMENTS. ACCORDINGLY, THESE FINANCIAL STATEMENTS DO NOT REFLECT A PROVISION FOR INCOME TAXES AND THE CORPORATION HAS NO OTHER TAX POSITIONS WHICH MUST BE CONSIDERED FOR DISCLOSURE. INCOME TAX RETURNS FILED BY THE CORPORATION ARE SUBJECT TO EXAMINATION BY THE IRS FOR A PERIOD OF THREE YEARS. WHILE NO INCOME TAX RETURNS ARE CURRENTLY BEING EXAMINED BY THE IRS, FISCAL YEARS SINCE 2021 REMAIN OPEN.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0PART IV, LINE 2B:
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc1PART X, LINE 2:
IRS990ScheduleD/TotalBookValueLandBuildingsAmt01000277
IRS990ScheduleD/TotalBookValueOtherAssetsAmt0195648
IRS990ScheduleD/TotalExpensesPerForm990Amt0724537
IRS990ScheduleD/TotalLiabilityAmt021830
IRS990ScheduleD/TotalRevenuePerForm990Amt0748682
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt0748682
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt0724537
IRS990ScheduleJ/AnyNonFixedPaymentsInd00
IRS990ScheduleJ/CompBasedOnRevenueOfFlngOrgInd00
IRS990ScheduleJ/CompBsdNetEarnsFlngOrgInd00
IRS990ScheduleJ/CompBsdNetEarnsRltdOrgsInd00
IRS990ScheduleJ/CompBsdOnRevRelatedOrgsInd00
IRS990ScheduleJ/EquityBasedCompArrngmInd00
IRS990ScheduleJ/InitialContractExceptionInd00
IRS990/ScheduleJRequiredInd01
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BaseCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusFilingOrganizationAmount00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusRelatedOrganizationsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompensationBasedOnRltdOrgsAmt0216745
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990FilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990RltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompensationFlngOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompRltdOrgsAmt013038
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsRltdOrgsAmt01532
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationRltdOrgsAmt09200
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm0BRIAN SCALES
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt0PRESIDENT/TREASURER
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt0240515
IRS990ScheduleJ/SeverancePaymentInd00
IRS990ScheduleJ/SupplementalInformationDetail/ExplanationTxt0ANY INDIVIDUALS THAT RECEIVED COMPENSATION ON SCHEDULE J, PART II WERE COMPENSATED BY A RELATED ORGANIZATION DURING CALENDAR YEAR 2023. THE RELATED ORGANIZATION USED THE FOLLOWING METHODS TO ESTABLISH COMPENSATION: -COMPENSATION COMMITTEE -INDEPENDENT COMPENSATION CONSULTANT -FORM 990 OF OTHER ORGANIZATIONS -COMPENSATION SURVEY OR STUDY -APPROVAL BY THE BOARD OR COMPENSATION COMMITTEE
IRS990ScheduleJ/SupplementalInformationDetail/FormAndLineReferenceDesc0PART I, LINE 3
IRS990ScheduleJ/SupplementalNonqualRtrPlanInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE CORPORATION IS AFFILIATED WITH RCAP SOLUTIONS, INC. ("RCAP"), A NONPROFIT CORPORATION, IS THE SPONSOR CORPORATION OF THE CORPORATION. RCAP PROVIDES PROPERTY MANAGEMENT SERVICES TO THE RESIDENTS OF THE DWELLING AND IS REIMBURSED BY THE CORPORATION FOR CERTAIN SHARED PAYROLL AND OPERATING EXPENSES. THE CORPORATION INCURRED AND PAID RCAP A MANAGEMENT FEE OF $50,483 DURING THE YEAR ENDED OCTOBER 31, 2024. THE MANAGEMENT FEE IS EQUAL TO 6.75% OF TOTAL RENT COLLECTIONS PLUS AUTHORIZED RESIDUAL RECEIPTS ACCOUNT RELEASES USED TO OFFSET THE HAP SUBSIDY. THE AGREEMENT IS IN EFFECT UNTIL CANCELED BY HUD, THE CORPORATION OR RCAP.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE CEO OF THE MANAGEMENT COMPANY AND THE PRESIDENT WORK CLOSELY WITH THE CPA FIRM AND PROVIDE INFORMATION NECESSARY TO COMPLETE THE 990. THE 990 IS DISCUSSED WITH THE TOWNSEND BOARD, HIGHLIGHTING THE IMPORTANCE OF COMPLIANCE WITH IRS REGULATIONS AS IT IS PRESENTED ON THE 990. THE FORM IS ELECTRONICALLY SENT TO THE BOARD OF DIRECTORS ONCE COMPLETED BY THE CPA FIRM.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE ENTITY PROVIDES A PACKET OF INFORMATION TO THE BOARD 3-4 WEEKS IN ADVANCE OF THE BOARD MEETING. INCLUDED IN THE PACKET IS THE CONFLICT OF INTEREST POLICY AND DISCLOSURE FORM. THE BOARD MEMBERS, IN ADDITION TO DEBORAH FOLEY, COMPLETE AND RETURN THE CONFLICT OF INTEREST DISCLOSURE FORM TO DEB, WHO LOGS THEM IN. IF SHE DOES NOT RECEIVE THESE DISCLOSURE FORMS PRIOR TO THE ANNUAL MEETING, SHE WILL FOLLOW UP AND OBTAIN THEM AT THE ANNUAL MEETING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3A COPY OF THE GOVERNING DOCUMENTS AND FINANCIAL STATEMENTS ARE MADE AVAILABLE TO THE PUBLIC WHEN REQUESTED IN WRITING. REQUESTS SHOULD BE DIRECTED TO THE PRESIDENT OF THE BOARD OF THE DIRECTORS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4MANAGEMENT SERVICES: PROGRAM SERVICE EXPENSES 135,557. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 135,557.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION A, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION B, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PART VI, SECTION C, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PART IX, LINE 11G
IRS990ScheduleR/AssetExchangeInd00
IRS990ScheduleR/AssetPurchaseFromOtherOrgInd00
IRS990ScheduleR/AssetSaleToOtherOrgInd00
IRS990ScheduleR/DivRelatedOrganizationInd00
IRS990ScheduleR/GiftGrntCapContriFromOthOrgInd00
IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd00
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/ControlledOrganizationInd00
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingNACd0N/A
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/EIN0010688835
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/EntityTypeTxt0C
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/LegalDomicileStateCd0MA
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt0LOW INCOME HOUSING RENTAL
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt0ATHOL HOUSING ASSOCIATES
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/AddressLine1Txt0191 MAY STREET
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/CityNm0WORCESTER
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/StateAbbreviationCd0MA
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/ZIPCd001602
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/DirectControllingNACd0N/A
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/DisproportionateAllocationsInd00
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/EIN0010688838
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/GeneralOrManagingPartnerInd00
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/LegalDomicileStateCd0MA
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt0LOW INCOME HOUSING RENTAL
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt0HAPCO LLC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/USAddress/AddressLine1Txt0191 MAY STREET
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/USAddress/CityNm0WORCESTER
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/USAddress/StateAbbreviationCd0MA
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/USAddress/ZIPCd001602
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd00
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd10
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd20
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd30
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd40

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