Civic Intelligence

Harrisburg Realty Improvements Corp

EIN 23-2273665 • 501(c)4 • Harrisburg, PA

Profile

Assist its sole member to achieve its purposes of combating community deterioration and enhancing the quality of the social, cultural and economic life of the community and promoting community development and, in doing so, engage in any lawful business purpose which may be conducted on a not-for-profit basis, including but not limited to, planning and participating in, as developer, the redevelopment of the central business district of the city of harrisburg by, among other things, acquiring and holding property and constructing or causing structures and improvements to be constructed thereon, and holding, selling, leasing, managing, or otherwise disposing of and dealing with the same.

320 Market Street 273 EHarrisburg, PA 17101

n/A

Siviq Scores

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

Liabilities / Assets

91st percentile

0.70x

Higher debt load relative to assets than 91% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Source year 2024

Liabilities / Revenue

96th percentile

3.59x

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

501(c)4 • $1M-$5M nonprofits • Source year 2024

Net Margin

17th percentile

-12%

Higher net margin than 17% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Source year 2024

Top Officer Pay

96th percentile

$338,635

Higher top officer pay than 96% of similar nonprofits.

Top officer pay equals 45.0% of source-year revenue.

501(c)4 • $1M-$5M nonprofits • Source year 2024

Asset Growth

18th percentile

-7.4%

Faster asset growth than 18% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Revenue Growth

35th percentile

1.7%

Faster revenue growth than 35% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Assets

Down

$3,859,755

Down $309,125 (-7.4%) from 2023

Liabilities

Down

$2,707,709

Down $265,777 (-8.9%) from 2023

Net Assets

Down

$1,152,046

Down $43,348 (-3.6%) from 2023

Revenue

Up

$753,293

Up $12,546 (+1.7%) from 2023

Expenses

Up

$842,990

Up $28,450 (+3.5%) from 2023

Net Income

Down

-$89,697

Down $15,904 (-22%) from 2023

Trend Graphs

Balance Sheet Trend

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

$8.0M$6.0M$4.0M$2.0M$0Assets 2010: $1,523,092Liabilities 2010: $95,918Net Assets 2010: $1,427,1742010Assets 2011: $2,496,002Liabilities 2011: $742,011Net Assets 2011: $1,753,9912011Assets 2012: $6,287,502Liabilities 2012: $4,243,257Net Assets 2012: $2,044,2452012Assets 2013: $5,272,688Liabilities 2013: $3,431,489Net Assets 2013: $1,841,1992013Assets 2014: $5,171,889Liabilities 2014: $3,388,383Net Assets 2014: $1,783,5062014Assets 2015: $4,972,147Liabilities 2015: $3,316,617Net Assets 2015: $1,655,5302015Assets 2016: $4,705,293Liabilities 2016: $3,195,388Net Assets 2016: $1,509,9052016Assets 2017: $4,521,316Liabilities 2017: $3,057,240Net Assets 2017: $1,464,0762017Assets 2018: $4,448,651Liabilities 2018: $2,944,478Net Assets 2018: $1,504,1732018Assets 2019: $4,247,621Liabilities 2019: $3,025,767Net Assets 2019: $1,221,8542019Assets 2020: $3,836,496Liabilities 2020: $3,019,206Net Assets 2020: $817,2902020Assets 2021: $3,833,017Liabilities 2021: $2,784,463Net Assets 2021: $1,048,5542021Assets 2022: $4,466,572Liabilities 2022: $3,265,051Net Assets 2022: $1,201,5212022Assets 2023: $4,168,880Liabilities 2023: $2,973,486Net Assets 2023: $1,195,3942023Assets 2024: $3,859,755Liabilities 2024: $2,707,709Net Assets 2024: $1,152,0462024

Highlighted filing

2024

Assets$3,859,755
Liabilities$2,707,709
Net Assets$1,152,046

Operations Trend

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

$2.0M$1.0M$0-$1.0MExpenses 2010: $750,7682010Expenses 2011: $1,357,6362011Expenses 2012: $1,566,1162012Revenue 2013: $1,272,705Expenses 2013: $1,525,751Net Income 2013: -$253,0462013Revenue 2014: $1,186,403Expenses 2014: $1,394,096Net Income 2014: -$207,6932014Revenue 2015: $1,388,807Expenses 2015: $1,766,783Net Income 2015: -$377,9762015Revenue 2016: $1,555,566Expenses 2016: $1,601,191Net Income 2016: -$45,6252016Revenue 2017: $1,499,671Expenses 2017: $1,545,500Net Income 2017: -$45,8292017Revenue 2018: $1,657,392Expenses 2018: $1,617,295Net Income 2018: $40,0972018Revenue 2019: $1,905,973Expenses 2019: $1,738,292Net Income 2019: $167,6812019Revenue 2020: $653,990Expenses 2020: $1,072,024Net Income 2020: -$418,0342020Revenue 2021: $700,663Expenses 2021: $958,322Net Income 2021: -$257,6592021Revenue 2022: $759,086Expenses 2022: $832,343Net Income 2022: -$73,2572022Revenue 2023: $740,747Expenses 2023: $814,540Net Income 2023: -$73,7932023Revenue 2024: $753,293Expenses 2024: $842,990Net Income 2024: -$89,6972024

Highlighted filing

2024

Revenue$753,293
Expenses$842,990
Net Income-$89,697

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$3.86$2.71$1.15$0.75$0.84$0.09
2023Detailed filing. Detailed filing data is available for this year.$4.17$2.97$1.20$0.74$0.81$0.07
2022Detailed filing. Detailed filing data is available for this year.$4.47$3.27$1.20$0.76$0.83$0.07
2021Detailed filing. Detailed filing data is available for this year.$3.83$2.78$1.05$0.70$0.96$0.26
2020Detailed filing. Detailed filing data is available for this year.$3.84$3.02$0.82$0.65$1.07$0.42
2019Detailed filing. Detailed filing data is available for this year.$4.25$3.03$1.22$1.91$1.74$0.17
2018Detailed filing. Detailed filing data is available for this year.$4.45$2.94$1.50$1.66$1.62$0.04
2017Detailed filing. Detailed filing data is available for this year.$4.52$3.06$1.46$1.50$1.55$0.05
2016Detailed filing. Detailed filing data is available for this year.$4.71$3.20$1.51$1.56$1.60$0.05
2015Detailed filing. Detailed filing data is available for this year.$4.97$3.32$1.66$1.39$1.77$0.38
2014Detailed filing. Detailed filing data is available for this year.$5.17$3.39$1.78$1.19$1.39$0.21
2013Detailed filing. Detailed filing data is available for this year.$5.27$3.43$1.84$1.27$1.53$0.25
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$6.29$4.24$2.04$1.57
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.50$0.74$1.75$1.36
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.52$0.10$1.43$0.75
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 7, 2025
Return Version
2024v5.2
Gross Receipts
$753,293
Mission and Program Overview

Mission

Assist its sole member to achieve its purposes of combating community deterioration and enhancing the quality of the social, cultural and economic life of the community and promoting community development and, in doing so, engage in any lawful business purpose which may be conducted on a not-for-profit basis, including but not limited to, planning and participating in, as developer, the redevelopment of the central business district of the city of harrisburg by, among other things, acquiring and holding property and constructing or causing structures and improvements to be constructed thereon, and holding, selling, leasing, managing, or otherwise disposing of and dealing with the same.

Urban real estate development

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$3,492,563$3,377,378▼ $115,185
Cash and Non-Interest-Bearing Accounts$85,138$146,024▲ $60,886
Prepaid Expenses and Deferred Charges$48,193$38,387▼ $9,806
Other Notes and Loans Receivable, Net-$22,955-
Inventories for Sale or Use$4,907$4,907→ $0
Accounts Receivable$3,526$0▼ $3,526
Total Assets$4,168,880$3,859,755▼ $309,125
Other Assets Total$534,553$270,104▼ $264,449
Liabilities
Mortgage Notes Payable Secured by Investment Property$1,905,844$1,815,324▼ $90,520
Deferred Revenue$613,968$632,254▲ $18,286
Other Liabilities$437,722$229,149▼ $208,573
Accounts Payable and Accrued Expenses$15,952$30,982▲ $15,030
Total Liabilities$2,973,486$2,707,709▼ $265,777
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$1,195,394$1,152,046▼ $43,348
Total Net Assets Fund Balance$1,195,394$1,152,046▼ $43,348
Total Liabilities and Net Assets / Fund Balance$4,168,880$3,859,755▼ $309,125

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$2,537,251$3,977,180$6,514,431
Equipment$111,202$568,572$679,774
Other Land Buildings$74,069$494,210$568,279
Land$457,303-$457,303
Leasehold Improvements$197,553$42,217$239,770
Other Assets Org$50,635--
Compensation and Service Providers

Employees

NameTitleOtherTotal
Ashley JamesAsst. Secretary$86,200$86,200
Julie ShadeAsst. Secretary$83,296$83,296
Hannah Dowd McphelinVice President/general COU(end 3/24)$66,430$66,430
Denise TreasterAsst. Secretary (end 6/24)$63,148$63,148

Board Members and Trustees

NameTitle
John SiderChair
Bradley R JonesPresident
J Marc KurowskiVice Chair
Carol G RossiVice President
Julien GaudionVice President
Andrew S MccleafVice President/treasur
Daniel J AldermanDirector
Julia Coelho EsquireDirector
Karen Gunnison EsquireDirector
Kurt KnausDirector
Mary Webber WestonDirector
Thomas B Schmidt Iii EsquireDirector
Neal WestFormer Senior VP
Revenue and Support

Revenue Composition

Contributions and Grants
$20,625
Program Service Revenue
$732,664
Investment Income
$0
Other Revenue
$4
Change in Net Assets
$-89,697
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$842,990
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$556,660--$556,660
Depreciation Depletion$135,972--$135,972
Interest$67,392--$67,392
Fees for Services Management$28,737--$28,737
Fees for Services Legal-$6,092-$6,092
Insurance$4,288--$4,288
Fees for Services Accounting-$2,080-$2,080
Other Expenses$40,614$1,155-$1,155
Total Functional Expenses$833,663$9,327$0$842,990
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
Operating Lease Liability$218,739
Due to Affiliates$7,010
Deposits$3,400
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
Yes
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
Yes
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, Line 6

The organization's sole member is harristown development corporation.

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

The member harristown development corporation (hdc) elects the members of the board of directors

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

The form 990 is meticulously reviewed by the cfo before filing. After any necessary revisions are completed, the form 990 is coincidentally distributed to each director and officer prior to filing.

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

An annual questionnaire is distributed to all directors and officers. This questionnaire requests disclosure of all business interests of the individual and immediate family members. If a conflict is discovered, the matter is disclosed to the governing body and the conflicted individual recuses himself from approving the transaction.

Form 990, Part VI, Section B, Line 15

Compensation and benefits are provided by harristown enterprises, inc. (hei), an affiliate of the organization. Hei's human resources committee annually reviews the compensation of all employees of the organization and the components of the organization's benefit package. The committee is also responsible for approving the compensation of the chief executive officer. The chair of the committee subsequently writes a letter to the chief executive officer documenting the committee's approval of the chief executive officer's compensation and its review of the organization's total compensation and benefits package.

Form 990, Part VI, Section C, Line 19

The organization's governing documents, conflict of interest policy and financial statements are available for review upon request at its corporate offices.

Filing and Contact Details

Filer

Filer Name
Harrisburg Realty Improvements Corp
EIN
23-2273665
Phone
7172365061
Address
320 MARKET STREET 273 E, HARRISBURG, PA 17101

Signing Officer

Name
Andrew S Mccleaf
Title
Vice President and Treasurer
Phone
7172555061
Signed
2025-11-07
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Bradley Jones
Formed
1984
Legal Domicile
Pa
Voting Board Members
8
Independent Board Members
8
Employees
0
Volunteers
8

Preparer

Firm
Rkl Llp
Address
102 PICKERING WAY STE 300, EXTON, PA 19341
Preparer
Stephanie E Kane CPA
Phone
4848742200
Supplemental Narrative

Additional Explanations

Part V, Line 1C

The organization did not have any instances where backup withholding was required; however, if the situation would arise, the organization is aware of the reporting requirements and would handle it accordingly.

FORM 990, PART XI, LINE 9:

Interest rate swap -45,647. Intercompany transfer 92,000. Rounding -4.

Part XI, Line 2C

The organization's process for selecting an independent accountant has not changed from that of prior years.

Page 1, Item H(B)

Harristown development corporation is the sole member of this organization and is covered under the same group exemption number. Harristown development corporation files a separate form 990 series return of organization exempt from income tax.

Financial Statement Notes

PART X, LINE 2:

The group has evaluated its tax positions as of december 31, 2024 and 2023. A tax position is recognized as a benefit only if it is more-likely-than-not that the tax position would be sustained in a tax examination, with a tax examination being presumed to occur. The amount recognized is the largest amount of tax benefit that has a likelihood of being realized on examination of more than 50%. For tax positions not meeting the more-likely-than-not test, no tax benefit is recorded. Under the more-likely-than-not threshold guidelines, the group believes no significant uncertain tax positions exist, either individually or in the aggregate, that would result in recognition of a liability for unrecognized tax benefit or accrued interest and penalties as of december 31, 2024 and 2023. The federal and state income tax returns of the group for the years ended december 31, 2022, 2023, and 2024 are subject to examination by the internal revenue service and the pennsylvania department of revenue, generally for three years after the time period in which they have been filed.

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IRS990/Form990PartVIISectionAGrp/PersonNm10JULIEN GAUDION
IRS990/Form990PartVIISectionAGrp/PersonNm11ANDREW S MCCLEAF
IRS990/Form990PartVIISectionAGrp/PersonNm12CAROL G ROSSI
IRS990/Form990PartVIISectionAGrp/PersonNm13JULIE SHADE
IRS990/Form990PartVIISectionAGrp/PersonNm14ASHLEY JAMES
IRS990/Form990PartVIISectionAGrp/PersonNm15DENISE TREASTER
IRS990/Form990PartVIISectionAGrp/PersonNm16NEAL WEST
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt00
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt20
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt30
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt40
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt50
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt80
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt90
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt100
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt110
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt150
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt1371879
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IRS990/Form990PartVIISectionAGrp/TitleTxt0CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt1VICE CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt2DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt3DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt4DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt5DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt9VICE PRESIDENT/GENERAL COU(END 3/24)
IRS990/Form990PartVIISectionAGrp/TitleTxt10VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt11VICE PRESIDENT/TREASUR
IRS990/Form990PartVIISectionAGrp/TitleTxt12VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt13ASST. SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt14ASST. SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt15ASST. SECRETARY (END 6/24)
IRS990/Form990PartVIISectionAGrp/TitleTxt16FORMER SENIOR VP
IRS990/Form990ProvidedToGvrnBodyInd01
IRS990/FormationYr01984
IRS990/FormerOfcrEmployeesListedInd01
IRS990/FSAuditedInd00
IRS990/FundraisingActivitiesInd00
IRS990/GamingActivitiesInd00
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IRS990/GrantsToIndividualsInd00
IRS990/GrantsToOrganizationsInd00
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IRS990/MissionDesc0ASSIST ITS SOLE MEMBER TO ACHIEVE ITS PURPOSES OF COMBATING COMMUNITY DETERIORATION AND ENHANCING THE QUALITY OF THE SOCIAL, CULTURAL AND ECONOMIC LIFE OF THE COMMUNITY AND PROMOTING COMMUNITY DEVELOPMENT AND, IN DOING SO, ENGAGE IN ANY LAWFUL BUSINESS PURPOSE WHICH MAY BE CONDUCTED ON A NOT-FOR-PROFIT BASIS, INCLUDING BUT NOT LIMITED TO, PLANNING AND PARTICIPATING IN, AS DEVELOPER, THE REDEVELOPMENT OF THE CENTRAL BUSINESS DISTRICT OF THE CITY OF HARRISBURG BY, AMONG OTHER THINGS, ACQUIRING AND HOLDING PROPERTY AND CONSTRUCTING OR CAUSING STRUCTURES AND IMPROVEMENTS TO BE CONSTRUCTED THEREON, AND HOLDING, SELLING, LEASING, MANAGING, OR OTHERWISE DISPOSING OF AND DEALING WITH THE SAME.
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IRS990/Organization501cInd0X
IRS990/OrganizationFollowsFASB117Ind0X
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IRS990ScheduleD/OtherAssetsOrgGrp/Desc2SWAP CONTRACT
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IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0DEPOSITS
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1DUE TO AFFILIATES
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc2OPERATING LEASE LIABILITY
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0THE GROUP HAS EVALUATED ITS TAX POSITIONS AS OF DECEMBER 31, 2024 AND 2023. A TAX POSITION IS RECOGNIZED AS A BENEFIT ONLY IF IT IS MORE-LIKELY-THAN-NOT THAT THE TAX POSITION WOULD BE SUSTAINED IN A TAX EXAMINATION, WITH A TAX EXAMINATION BEING PRESUMED TO OCCUR. THE AMOUNT RECOGNIZED IS THE LARGEST AMOUNT OF TAX BENEFIT THAT HAS A LIKELIHOOD OF BEING REALIZED ON EXAMINATION OF MORE THAN 50%. FOR TAX POSITIONS NOT MEETING THE MORE-LIKELY-THAN-NOT TEST, NO TAX BENEFIT IS RECORDED. UNDER THE MORE-LIKELY-THAN-NOT THRESHOLD GUIDELINES, THE GROUP BELIEVES NO SIGNIFICANT UNCERTAIN TAX POSITIONS EXIST, EITHER INDIVIDUALLY OR IN THE AGGREGATE, THAT WOULD RESULT IN RECOGNITION OF A LIABILITY FOR UNRECOGNIZED TAX BENEFIT OR ACCRUED INTEREST AND PENALTIES AS OF DECEMBER 31, 2024 AND 2023. THE FEDERAL AND STATE INCOME TAX RETURNS OF THE GROUP FOR THE YEARS ENDED DECEMBER 31, 2022, 2023, AND 2024 ARE SUBJECT TO EXAMINATION BY THE INTERNAL REVENUE SERVICE AND THE PENNSYLVANIA DEPARTMENT OF REVENUE, GENERALLY FOR THREE YEARS AFTER THE TIME PERIOD IN WHICH THEY HAVE BEEN FILED.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0PART X, LINE 2:
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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990FilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990FilingOrgAmt10

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