Civic Intelligence

Downstreet Housing and Community

EIN 22-2843473 • 501(c)3 • Barre, VT

View Organization Page

Profile

Downstreet strengthens the communities of central vermont by engaging with people, providing affordable homes, and connecting people to the resources and services they need to thrive.

22 Keith Avenue Suite 100Barre, VT 05641-3709

www.downstreet.org

Siviq Scores

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

Liabilities / Assets

58th percentile

0.25x

Higher debt load relative to assets than 58% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Liabilities / Revenue

70th percentile

0.54x

Higher debt load relative to revenue than 70% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Net Margin

72nd percentile

18%

Higher net margin than 72% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Top Officer Pay

Score unavailable

No value available

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

Asset Growth

82nd percentile

22%

Faster asset growth than 82% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Revenue Growth

88th percentile

56%

Faster revenue growth than 88% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets58th percentile

Assets

Up

$22,761,697

Up $4,029,883 (+22%) from 2023

Liabilities

Up

$5,647,821

Up $1,892,099 (+50%) from 2023

Net Assets

Up

$17,113,876

Up $2,137,784 (+14%) from 2023

Operations
Liabilities / Revenue70th percentileNet Margin72nd percentile

Revenue

Up

$10,418,229

Up $3,752,299 (+56%) from 2023

Expenses

Up

$8,507,985

Up $3,056,635 (+56%) from 2023

Net Income

Up

$1,910,244

Up $695,664 (+57%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth82nd percentile

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

$30M$20M$10M$0Assets 2010: $9,182,530Liabilities 2010: $1,885,378Net Assets 2010: $7,297,1522010Assets 2011: $10,491,550Liabilities 2011: $1,767,335Net Assets 2011: $8,724,2152011Assets 2012: $12,193,961Liabilities 2012: $2,623,164Net Assets 2012: $9,570,7972012Assets 2013: $13,587,994Liabilities 2013: $3,659,237Net Assets 2013: $9,928,7572013Assets 2014: $13,743,675Liabilities 2014: $3,457,290Net Assets 2014: $10,286,3852014Assets 2015: $13,192,525Liabilities 2015: $3,203,173Net Assets 2015: $9,989,3522015Assets 2016: $13,569,489Liabilities 2016: $3,768,299Net Assets 2016: $9,801,1902016Assets 2017: $12,409,722Liabilities 2017: $2,802,781Net Assets 2017: $9,606,9412017Assets 2018: $12,931,112Liabilities 2018: $2,740,331Net Assets 2018: $10,190,7812018Assets 2019: $13,963,842Liabilities 2019: $2,789,885Net Assets 2019: $11,173,9572019Assets 2020: $14,666,248Liabilities 2020: $3,042,685Net Assets 2020: $11,623,5632020Assets 2021: $14,878,701Liabilities 2021: $2,720,658Net Assets 2021: $12,158,0432021Assets 2022: $17,964,468Liabilities 2022: $4,202,956Net Assets 2022: $13,761,5122022Assets 2023: $18,731,814Liabilities 2023: $3,755,722Net Assets 2023: $14,976,0922023Assets 2024: $22,761,697Liabilities 2024: $5,647,821Net Assets 2024: $17,113,8762024

Highlighted filing

2024

Assets$22,761,697
Liabilities$5,647,821
Net Assets$17,113,876
Open 2024 Filing

Operations Trend

Revenue Growth88th percentile

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

$15M$10M$5.0M$0-$5.0MExpenses 2010: $2,141,6672010Expenses 2011: $2,446,6262011Expenses 2012: $2,517,7062012Revenue 2013: $3,489,883Expenses 2013: $3,131,923Net Income 2013: $357,9602013Revenue 2014: $3,515,353Expenses 2014: $3,633,068Net Income 2014: -$117,7152014Revenue 2015: $3,353,099Expenses 2015: $3,649,897Net Income 2015: -$296,7982015Revenue 2016: $3,385,496Expenses 2016: $3,573,658Net Income 2016: -$188,1622016Revenue 2017: $3,333,622Expenses 2017: $3,528,138Net Income 2017: -$194,5162017Revenue 2018: $3,681,119Expenses 2018: $3,582,279Net Income 2018: $98,8402018Revenue 2019: $4,841,901Expenses 2019: $3,858,725Net Income 2019: $983,1762019Revenue 2020: $4,907,611Expenses 2020: $4,620,832Net Income 2020: $286,7792020Revenue 2021: $5,193,607Expenses 2021: $4,659,127Net Income 2021: $534,4802021Revenue 2022: $6,169,989Expenses 2022: $4,631,088Net Income 2022: $1,538,9012022Revenue 2023: $6,665,930Expenses 2023: $5,451,350Net Income 2023: $1,214,5802023Revenue 2024: $10,418,229Expenses 2024: $8,507,985Net Income 2024: $1,910,2442024

Highlighted filing

2024

Revenue$10,418,229
Expenses$8,507,985
Net Income$1,910,244
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$22,761,697
Liabilities
$5,647,821
Net assets
$17,113,876
Revenue
$10,418,229
Expenses
$8,507,985
Net income
$1,910,244
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$22.8$5.65$17.1$10.4$8.51$1.91
2023Detailed filing. Detailed filing data is available for this year.$18.7$3.76$15.0$6.67$5.45$1.21
2022Detailed filing. Detailed filing data is available for this year.$18.0$4.20$13.8$6.17$4.63$1.54
2021Detailed filing. Detailed filing data is available for this year.$14.9$2.72$12.2$5.19$4.66$0.53
2020Detailed filing. Detailed filing data is available for this year.$14.7$3.04$11.6$4.91$4.62$0.29
2019Detailed filing. Detailed filing data is available for this year.$14.0$2.79$11.2$4.84$3.86$0.98
2018Detailed filing. Detailed filing data is available for this year.$12.9$2.74$10.2$3.68$3.58$0.10
2017Detailed filing. Detailed filing data is available for this year.$12.4$2.80$9.61$3.33$3.53$0.19
2016Detailed filing. Detailed filing data is available for this year.$13.6$3.77$9.80$3.39$3.57$0.19
2015Summary only. Only limited summary data is available for this year.$13.2$3.20$9.99$3.35$3.65$0.30
2014Detailed filing. Detailed filing data is available for this year.$13.7$3.46$10.3$3.52$3.63$0.12
2013Detailed filing. Detailed filing data is available for this year.$13.6$3.66$9.93$3.49$3.13$0.36
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$12.2$2.62$9.57$2.52
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$10.5$1.77$8.72$2.45
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.18$1.89$7.30$2.14
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 14, 2025
Return Version
2024v5.0
Gross Receipts
$10,462,907
Mission and Program Overview

Mission

Downstreet strengthens the communities of central vermont by engaging with people, providing affordable homes, and connecting people to the resources and services they need to thrive.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$8,613,672$10,138,326▲ $1,524,654
Savings and Temporary Cash Investments$3,080,610$4,656,826▲ $1,576,216
Other Notes and Loans Receivable, Net$4,345,701$4,624,107▲ $278,406
Pledges and Grants Receivable$541,091$1,031,253▲ $490,162
Cash and Non-Interest-Bearing Accounts$670,824$635,655▼ $35,169
Accounts Receivable$332,398$293,921▼ $38,477
Investments Program Related$60,175$60,175→ $0
Prepaid Expenses and Deferred Charges$63,603$22,854▼ $40,749
Total Assets$18,731,814$22,761,697▲ $4,029,883
Other Assets Total$1,023,740$1,298,580▲ $274,840
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,445,937$3,684,795▲ $1,238,858
Other Liabilities$813,379$835,278▲ $21,899
Deferred Revenue$216,839$716,839▲ $500,000
Accounts Payable and Accrued Expenses$228,331$361,400▲ $133,069
Escrow Account Liability$51,236$49,509▼ $1,727
Total Liabilities$3,755,722$5,647,821▲ $1,892,099
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$11,109,597$12,949,515▲ $1,839,918
Net Assets With Donor Restrictions$3,866,495$4,164,361▲ $297,866
Total Net Assets Fund Balance$14,976,092$17,113,876▲ $2,137,784
Total Liabilities and Net Assets / Fund Balance$18,731,814$22,761,697▲ $4,029,883

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$7,709,155$3,671,754$11,380,909
Land$1,895,826-$1,895,826
Other Land Buildings$382,665-$382,665
Equipment$35,897$340,735$376,632
Leasehold Improvements$114,783$67,643$182,426
Other Assets Org$269,722--
Compensation and Service Providers
Top Officer PayScore unavailable

Employees

NameTitleFull / Part TimeBaseOtherTotal
Angie HarbinExecutive DiFT$134,026$13,128$147,154
Schuyler AndersonCFOFT$116,922$14,616$131,538

Board Members and Trustees

NameTitle
Kevin EllisPresident
Chelsea Boston Left July 2024Director
Daphne MakinsonDirector
Debbie HillDirector
Emmanuel Riby WilliamsDirector
Hanna GaleDirector
Jim AlvarezDirector
Johanna ThibaultDirector
Polly NicholDirector
Priscilla GilbertDirector
Rubin BennettDirector
Sarah Copeland HanzasDirector
Terri JordanDirector
Pegeen MulhernSecretary
Samantha AbareTreasurer
Lori BeldingVice Preside

Highest Paid Contractors

ContractorServicesLocationCompensation
Randall Contracting INCConstruction153 E COBBLE HILL RD, Barre, VT 05641$191,482
Jonah RichardConstruction404 ROUTE 5N, Fairlee, VT 05045$105,624
Revenue and Support

Revenue Composition

Contributions and Grants
$7,272,609
Program Service Revenue
$2,962,447
Investment Income
$77,810
Other Revenue
$105,363
All Other Contributions
$1,300,564
Change in Net Assets
$1,910,244

Noncash Contribution Practices

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

Noncash Contributions

Contribution TypeContribution CountReported AmountValuation Method
Securities Publicly Traded1$55,699Fair Market Value
Total Noncash Contributions1$55,699-

Audited Revenue Reconciliation

Revenue per Audited Statements
$10,418,229
Revenue Not Reported on Form 990
$44,678
Total Revenue per Audited Statements
$10,462,907
Total Revenue per Form 990
$10,418,229
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Grants and Similar Amounts Paid$3,441,017
Other Expenses$2,563,734
Salaries, Compensation, and Employee Benefits$2,503,234
Total Fundraising Expense$71,232
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Grants to Domestic Individuals$1,910,129--$1,910,129
Other Salaries and Wages$1,532,236$251,214$25,293$1,808,743
Grants to Domestic Orgs$1,530,888--$1,530,888
Depreciation Depletion$450,579$14,726-$465,305
Other Employee Benefits$229,500$80,178$489$310,167
Occupancy$266,010$3,198$84$269,292
Payroll Taxes$168,449$25,536$669$194,654
Office Expenses$156,959$1,147$3,382$161,488
Current Officers, Directors, Trustees, and Key Employees$133,910$8,829$4,415$147,154
Interest$114,415$11,654-$126,069
Fees for Services Management$116,785--$116,785
Fees for Services Other$57,692$24,992$29,213$111,897
Insurance$79,837$26,117$1,044$106,998
Pension Plan Contributions$29,226$13,596$-306$42,516
Travel$33,651$3,599$634$37,884
Fees for Services Accounting-$32,888-$32,888
Fees for Services Legal$21,953-$716$22,669
Advertising$18,856$2,458$415$21,729
Conferences and Meetings$14,727$3,789-$18,516
Other Expenses$9,324$26,450$4,831$9,324
Total Functional Expenses$7,888,119$548,634$71,232$8,507,985

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$8,552,663
Expenses per Audited Statements$8,507,985
Total Expenses per Form 990$8,507,985
Expenses Not Reported on Form 990$44,678
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Fox RunBerlin, VT--$1,440,888
Marsh HouseWaterbury, VT--$90,000
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
Financing Liability$835,278
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
No

Governance Explanations

Form 990, Page 6, Part VI, Line 11B

“The 990 draft is reviewed by management then provided to the fiduciary committee for review, then to the full board for a vote of approval.”

Form 990, Page 6, Part VI, Line 15A

“The board conducts an annual review of the executive director's performance and approves annual compensation. The board chair provides the cfo with approval of the executive director's salary.”

Form 990, Page 6, Part VI, Line 19

“The organization's governing documents, conflict of interest policy, and financial statements are made available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Downstreet Housing and Community
EIN
22-2843473
Phone
8024764493
Address
22 KEITH AVENUE SUITE 100, BARRE, VT 05641-3709

Signing Officer

Name
Angie Harbin
Title
Executive Director
Phone
8024764493
Signed
2025-11-14
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Angie Harbin
Formed
1987
Legal Domicile
Vt
Voting Board Members
15
Independent Board Members
15
Employees
50
Volunteers
16

Preparer

Firm
Jmm & Associates Pc
Address
463 MOUNTAIN VIEW DR STE 403, COLCHESTER, VT 05446
Preparer
Randall L Sargent CPA
Phone
8026555665
Supplemental Narrative

Additional Explanations

Form 990, Page 2, Part III, Line 4D

“Project development - accounts for all operations of downstreet for rehabilitation and development of affordable housing.”

Form 990, Part XI, Line 9

“Mrm holdings llc and hubbard street llc, both disregarded single-member llcs, were added to the 990 this year. Their opening net assets were not in ultratax, so the prior balances were entered as other increases to include these entities in total net assets.”

Financial Statement Notes

Schedule D, Page 3, Part X

“The organization believes it has appropriate support for any tax positions taken, and, as such, does not have any uncertain tax positions that are material to the financial statements.”

Schedule D, Page 4, Part XI, Line 2D

“Rental property expenses 44,678”

Schedule D, Page 4, Part XII, Line 2D

“Rental property expenses 44,678”

Raw XML AppendixShowing 400 of 1,111 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/TitleTxt1CFO
IRS990/Form990PartVIISectionAGrp/TitleTxt2PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt3VICE PRESIDE
IRS990/Form990PartVIISectionAGrp/TitleTxt4SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt5TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt10DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt12DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt13DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt14DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt15DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt16DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt17DIRECTOR
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