Civic Intelligence

Housing and Neighborhood

EIN 25-1209938 • 501(c)3 • Erie, PA

View Organization Page

Profile

Hands is the largest non-profit provider of high quality affordable housing in northwestern pennsylvania and currently oversees 1,092 apartment homes in over 43 housing communities in 5 counties. For over 50 years, hands has successfully developed more than 1,033 units of affordable rental housing in 9 counties across pennsylvania. Hands multifamily developments are among the best designed and constructed rental communities in pennsylvania. In addition, hands develops and builds single family homes for moderate to low income families who are often first time home buyers. Hands also provides support services to our resident families to enrich their experience and ensure a successful long term living arrangement.

7 East 7th StreetErie, PA 16501-1105

www.hands-erie.org

Siviq Scores

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

Liabilities / Assets

76th percentile

0.51x

Higher debt load relative to assets than 76% of similar nonprofits.

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

Liabilities / Revenue

89th percentile

2.06x

Higher debt load relative to revenue than 89% of similar nonprofits.

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

Net Margin

32nd percentile

-1.4%

Higher net margin than 32% of similar nonprofits.

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

Top Officer Pay

24th percentile

$110,559

Higher top officer pay than 24% of similar nonprofits.

Top officer pay equals 3.3% of source-year revenue.

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

Asset Growth

22nd percentile

-3.4%

Faster asset growth than 22% of similar nonprofits.

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

Revenue Growth

19th percentile

-10%

Faster revenue growth than 19% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets76th percentile

Assets

Down

$13,697,611

Down $485,053 (-3.4%) from 2023

Liabilities

Down

$7,007,146

Down $474,948 (-6.3%) from 2023

Net Assets

Down

$6,690,465

Down $10,105 (-0.2%) from 2023

Operations
Liabilities / Revenue89th percentileNet Margin32nd percentile

Revenue

Down

$3,393,692

Down $387,995 (-10%) from 2023

Expenses

Up

$3,440,055

Up $10,671 (+0.3%) from 2023

Net Income

Down

-$46,363

Down $398,666 (-113%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth22nd percentile

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

$15M$10M$5.0M$0Assets 2010: $7,959,944Liabilities 2010: $5,296,523Net Assets 2010: $2,663,4212010Assets 2011: $6,659,331Liabilities 2011: $3,740,481Net Assets 2011: $2,918,8502011Assets 2012: $8,585,422Liabilities 2012: $5,448,278Net Assets 2012: $3,137,1442012Assets 2013: $9,572,471Liabilities 2013: $4,914,154Net Assets 2013: $4,658,3172013Assets 2014: $9,179,104Liabilities 2014: $4,756,039Net Assets 2014: $4,423,0652014Assets 2015: $11,347,685Liabilities 2015: $6,556,838Net Assets 2015: $4,790,8472015Assets 2017: $12,171,233Liabilities 2017: $6,389,441Net Assets 2017: $5,781,7922017Assets 2018: $12,368,518Liabilities 2018: $6,604,778Net Assets 2018: $5,763,7402018Assets 2019: $14,657,815Liabilities 2019: $8,995,199Net Assets 2019: $5,662,6162019Assets 2020: $13,677,109Liabilities 2020: $7,711,131Net Assets 2020: $5,965,9782020Assets 2021: $14,050,825Liabilities 2021: $7,702,432Net Assets 2021: $6,348,3932021Assets 2022: $14,055,017Liabilities 2022: $7,867,610Net Assets 2022: $6,187,4072022Assets 2023: $14,182,664Liabilities 2023: $7,482,094Net Assets 2023: $6,700,5702023Assets 2024: $13,697,611Liabilities 2024: $7,007,146Net Assets 2024: $6,690,4652024

Highlighted filing

2024

Assets$13,697,611
Liabilities$7,007,146
Net Assets$6,690,465
Open 2024 Filing

Operations Trend

Revenue Growth19th percentile

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

$4.0M$2.0M$0-$2.0MExpenses 2010: $2,200,4652010Expenses 2011: $2,822,6882011Expenses 2012: $2,260,1972012Expenses 2013: $2,355,0732013Revenue 2014: $1,999,463Expenses 2014: $2,320,564Net Income 2014: -$321,1012014Revenue 2015: $2,542,193Expenses 2015: $2,110,567Net Income 2015: $431,6262015Revenue 2017: $2,613,247Expenses 2017: $2,230,233Net Income 2017: $383,0142017Revenue 2018: $2,131,239Expenses 2018: $2,201,276Net Income 2018: -$70,0372018Revenue 2019: $2,195,711Expenses 2019: $2,310,952Net Income 2019: -$115,2412019Revenue 2020: $3,195,449Expenses 2020: $2,876,006Net Income 2020: $319,4432020Revenue 2021: $2,837,679Expenses 2021: $2,904,313Net Income 2021: -$66,6342021Revenue 2022: $2,914,341Expenses 2022: $2,863,254Net Income 2022: $51,0872022Revenue 2023: $3,781,687Expenses 2023: $3,429,384Net Income 2023: $352,3032023Revenue 2024: $3,393,692Expenses 2024: $3,440,055Net Income 2024: -$46,3632024

Highlighted filing

2024

Revenue$3,393,692
Expenses$3,440,055
Net Income-$46,363
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$13,697,611
Liabilities
$7,007,146
Net assets
$6,690,465
Revenue
$3,393,692
Expenses
$3,440,055
Net income
-$46,363
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$13.7$7.01$6.69$3.39$3.44$0.05
2023Detailed filing. Detailed filing data is available for this year.$14.2$7.48$6.70$3.78$3.43$0.35
2022Detailed filing. Detailed filing data is available for this year.$14.1$7.87$6.19$2.91$2.86$0.05
2021Detailed filing. Detailed filing data is available for this year.$14.1$7.70$6.35$2.84$2.90$0.07
2020Detailed filing. Detailed filing data is available for this year.$13.7$7.71$5.97$3.20$2.88$0.32
2019Detailed filing. Detailed filing data is available for this year.$14.7$9.00$5.66$2.20$2.31$0.12
2018Detailed filing. Detailed filing data is available for this year.$12.4$6.60$5.76$2.13$2.20$0.07
2017Detailed filing. Detailed filing data is available for this year.$12.2$6.39$5.78$2.61$2.23$0.38
2015Detailed filing. Detailed filing data is available for this year.$11.3$6.56$4.79$2.54$2.11$0.43
2014Detailed filing. Detailed filing data is available for this year.$9.18$4.76$4.42$2.00$2.32$0.32
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.57$4.91$4.66$2.36
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$8.59$5.45$3.14$2.26
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$6.66$3.74$2.92$2.82
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$7.96$5.30$2.66$2.20
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2023 to Jun 30, 2024
Signed
May 15, 2025
Return Version
2023v6.0
Gross Receipts
$3,405,703
Mission and Program Overview

Mission

Hands is committed to making stronger and more vibrant neighborhoods in partnership with the communities it serves through the development and management of quality affordable housing. In addition to the new construction of affordable housing, hands has a tradition of selecting the ideal buildings to rehabilitate, creating unique living environments while keeping the monthly cost affordable for our residents.hands is committed to serving members of the community including those individuals living with disabilities, senior citizens and families or individuals who can benefit from the assistance of quality affordable housing.

Housing and neighborhood development service (hands) makes stronger and more vibrant neighborhoods in partnership with the communities it serves through the development and management of affordable housing.

Balance Sheet Detail
LineBeginningEndChange
Assets
Other Notes and Loans Receivable, Net$4,539,496$4,781,097▲ $241,601
Land, Buildings, and Equipment, Net$3,636,117$3,522,353▼ $113,764
Investments in Publicly Traded Securities$2,287,530$2,526,516▲ $238,986
Accounts Receivable$2,881,274$1,872,047▼ $1,009,227
Cash and Non-Interest-Bearing Accounts$46,707$187,178▲ $140,471
Prepaid Expenses and Deferred Charges$14,512$18,253▲ $3,741
Total Assets$14,182,664$13,697,611▼ $485,053
Other Assets Total$777,028$790,167▲ $13,139
Liabilities
Mortgage Notes Payable Secured by Investment Property$6,819,103$6,238,023▼ $581,080
Accounts Payable and Accrued Expenses$633,614$649,727▲ $16,113
Deferred Revenue$16,283$107,528▲ $91,245
Escrow Account Liability$13,094$11,868▼ $1,226
Total Liabilities$7,482,094$7,007,146▼ $474,948
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$6,700,570$6,690,465▼ $10,105
Total Net Assets Fund Balance$6,700,570$6,690,465▼ $10,105
Total Liabilities and Net Assets / Fund Balance$14,182,664$13,697,611▼ $485,053

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$2,456,496$1,127,312$3,583,808
Leasehold Improvements$734,515$623,022$1,357,537
Land$256,767-$256,767
Equipment$74,575$100,543$175,118
Other Assets Org$55,693--

Endowment Activity

PeriodBeginningContrib.Gain/LossOther UsesEnd
2023$482,310-▲ $56,168-$531,868
2022$478,351-▲ $27,248-$482,310
2021$517,002-▼ $13,350-$478,351
2020$426,717$10,000▲ $120,667-$517,002
2019$427,045-▲ $4,344-$426,717
Compensation and Service Providers
Top Officer Pay24th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Matthew GoodPresident/CEOFT$102,993$7,566$110,559

Board Members and Trustees

NameTitle
Melissa GruczaChair
Joe BloomstineVice Chair
Cecelia ShatemDirector
Doug MasseyDirector
John VantasselDirector
John VillaDirector
Michelle HarkinsDirector
Mike JaruszewiczDirector
Rick SherbondyDirector
Sharon RichardsonDirector
Almitra ClerkinDirector Until April 2024
Bill StegerDirector Until Dec. 2024
Jane KirkDirector Until Nov. 2024
Sister Marianne StuckertSecretary
Cindy StoneTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$292,057
Program Service Revenue
$957,556
Investment Income
$127,111
Other Revenue
$2,016,968
All Other Contributions
$81,566
Change in Net Assets
$-46,363

Audited Revenue Reconciliation

Revenue per Audited Statements
$3,369,514
Revenue Not Reported on Financial Statements
$24,178
Revenue Not Reported on Form 990
$237,030
Other Revenue Adjustments
$4,261
Total Revenue per Audited Statements
$3,606,544
Total Revenue per Form 990
$3,393,692
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Salaries, Compensation, and Employee Benefits$1,905,467
Other Expenses$1,534,588
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$1,350,234$98,914-$1,449,148
Office Expenses$182,464$15,523-$197,987
Depreciation Depletion$188,237$3,831-$192,068
Occupancy$167,835$5,309-$173,144
Other Employee Benefits$132,489$18,769-$151,258
Payroll Taxes$112,787$15,979-$128,766
Interest$18,833$97,147-$115,980
Current Officers, Directors, Trustees, and Key Employees$15,659$96,191-$111,850
Pension Plan Contributions$58,846$5,599-$64,445
Information Technology$58,150--$58,150
Fees for Services Accounting$1,902$54,906-$56,808
Fees for Services Other$48,355--$48,355
Insurance$41,459$1,551-$43,010
Advertising$24,151--$24,151
Fees for Services Legal$671$19,383-$20,054
Fees for Service Investment Mgmnt Fees-$19,917-$19,917
Travel$19,324--$19,324
Conferences and Meetings$6,184--$6,184
Other Expenses$5,200$5,430-$5,200
All Other Expenses$4,476--$4,476
Total Functional Expenses$2,981,606$458,449$0$3,440,055

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Form 990$3,440,055
Expenses per Audited Statements$3,420,138
Total Expenses per Audited Statements$3,420,138
Expenses Not Reported on Financial Statements$19,917
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
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
Yes
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, Part VI, Section B, Line 11B

“The organization has provided a complete copy of this form 990 to all members of its governing body for review before filing the form.”

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

“All employees are given the annual conflict of interest statement where they disclose any conflicts they may have.”

Form 990, Part VI, Section B, Line 15

“The board of directors approves the salary of the president/ceo of the organziation on an annual basis.”

Form 990, Part VI, Section C, Line 19

“The organization makes its governing documents, conflict of interest policy and financial statements available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Housing and Neighborhood
EIN
25-1209938
Phone
8144533333
Address
7 EAST 7TH STREET, ERIE, PA 16501-1105

Signing Officer

Name
Matthew Good
Title
President/CEO
Phone
8144533333
Signed
2025-05-15
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Matthew Good
Formed
1966
Legal Domicile
Pa
Voting Board Members
15
Independent Board Members
15
Employees
43
Volunteers
15

Preparer

Firm
Mcgill Power Bell & Associates Llp
Address
2402 W 8TH STREET, ERIE, PA 16505-4935
Preparer
Shawn P Emerson
Phone
8144536594
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Unrealized loss on derivative instrument -4,261.”

Financial Statement Notes

PART IV, LINE 2B:

“Liabilities associated with security and other deposits that are held in trust on behalf of rental tenants.”

PART V, LINE 4:

“A plan of intended use has not yet been established.”

PART X, LINE 2:

“The organization is exempt from federal income taxes under section 501(c)(3) of the internal revenue code as a charitable organization, whereby only unrelated business income, as defined by section 509(a)(1) of the code, is subject to federal income tax. The organization had unrelated business income resulting from the leasing of a portion of its office building for the years ended june 30, 2024 and 2023. Activity from 7e7, llc, edinboro family homes l.p., boston store, llc, and chestnut housing partnership, l.p., wholly-owned entities of the organization, are subject to the applicable taxes. Interest and penalties related to income tax reporting would be recognized if incurred and would be included as an expense in the consolidated statements of activities and changes in net assets. The organization's returns are subject to audit by various taxing authorities. The organization follows the topic of income taxes from the fasb asc with regard to the accounting and recognition of income tax positions taken or expected to be taken in the organization's tax returns.”

PART XI, LINE 4B - OTHER ADJUSTMENTS:

“Unrealized loss on derivative instrument 4,261.”

Raw XML AppendixShowing 400 of 1,313 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/ActivityOrMissionDesc0HOUSING AND NEIGHBORHOOD DEVELOPMENT SERVICE (HANDS) MAKES STRONGER AND MORE VIBRANT NEIGHBORHOODS IN PARTNERSHIP WITH THE COMMUNITIES IT SERVES THROUGH THE DEVELOPMENT AND MANAGEMENT OF AFFORDABLE HOUSING.
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IRS990/Desc0HANDS IS THE LARGEST NON-PROFIT PROVIDER OF HIGH QUALITY AFFORDABLE HOUSING IN NORTHWESTERN PENNSYLVANIA AND CURRENTLY OVERSEES 1,092 APARTMENT HOMES IN OVER 43 HOUSING COMMUNITIES IN 5 COUNTIES. FOR OVER 50 YEARS, HANDS HAS SUCCESSFULLY DEVELOPED MORE THAN 1,033 UNITS OF AFFORDABLE RENTAL HOUSING IN 9 COUNTIES ACROSS PENNSYLVANIA. HANDS MULTIFAMILY DEVELOPMENTS ARE AMONG THE BEST DESIGNED AND CONSTRUCTED RENTAL COMMUNITIES IN PENNSYLVANIA. IN ADDITION, HANDS DEVELOPS AND BUILDS SINGLE FAMILY HOMES FOR MODERATE TO LOW INCOME FAMILIES WHO ARE OFTEN FIRST TIME HOME BUYERS. HANDS ALSO PROVIDES SUPPORT SERVICES TO OUR RESIDENT FAMILIES TO ENRICH THEIR EXPERIENCE AND ENSURE A SUCCESSFUL LONG TERM LIVING ARRANGEMENT.
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IRS990/Form990PartVIISectionAGrp/PersonNm0SHARON RICHARDSON
IRS990/Form990PartVIISectionAGrp/PersonNm1SISTER MARIANNE STUCKERT
IRS990/Form990PartVIISectionAGrp/PersonNm2MIKE JARUSZEWICZ
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IRS990/Form990PartVIISectionAGrp/PersonNm6MICHELLE HARKINS
IRS990/Form990PartVIISectionAGrp/PersonNm7JOHN VILLA
IRS990/Form990PartVIISectionAGrp/PersonNm8JOHN VANTASSEL
IRS990/Form990PartVIISectionAGrp/PersonNm9CECELIA SHATEM
IRS990/Form990PartVIISectionAGrp/PersonNm10DOUG MASSEY
IRS990/Form990PartVIISectionAGrp/PersonNm11RICK SHERBONDY
IRS990/Form990PartVIISectionAGrp/PersonNm12JANE KIRK
IRS990/Form990PartVIISectionAGrp/PersonNm13BILL STEGER
IRS990/Form990PartVIISectionAGrp/PersonNm14ALMITRA CLERKIN
IRS990/Form990PartVIISectionAGrp/PersonNm15MATTHEW GOOD
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt90
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt100
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt110
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt120
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt140
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt150
IRS990/Form990PartVIISectionAGrp/TitleTxt0DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt1SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt2DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt3TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt4VICE CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt5CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt10DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt12DIRECTOR UNTIL NOV. 2024
IRS990/Form990PartVIISectionAGrp/TitleTxt13DIRECTOR UNTIL DEC. 2024
IRS990/Form990PartVIISectionAGrp/TitleTxt14DIRECTOR UNTIL APRIL 2024
IRS990/Form990PartVIISectionAGrp/TitleTxt15PRESIDENT/CEO
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IRS990/InsuranceGrp/TotalAmt043010
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IRS990/MinutesOfCommitteesInd01
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IRS990/MissionDesc0HANDS IS THE LARGEST NON-PROFIT PROVIDER OF HIGH QUALITY AFFORDABLE HOUSING IN NORTHWESTERN PENNSYLVANIA AND CURRENTLY OVERSEES 1,092 APARTMENT HOMES IN OVER 43 HOUSING COMMUNITIES IN 5 COUNTIES. FOR OVER 50 YEARS, HANDS HAS SUCCESSFULLY DEVELOPED MORE THAN 1,033 UNITS OF AFFORDABLE RENTAL HOUSING IN 9 COUNTIES ACROSS PENNSYLVANIA. HANDS MULTIFAMILY DEVELOPMENTS ARE AMONG THE BEST DESIGNED AND CONSTRUCTED RENTAL COMMUNITIES IN PENNSYLVANIA. IN ADDITION, HANDS DEVELOPS AND BUILDS SINGLE FAMILY HOMES FOR MODERATE TO LOW INCOME FAMILIES WHO ARE OFTEN FIRST TIME HOME BUYERS. HANDS ALSO PROVIDES SUPPORT SERVICES TO OUR RESIDENT FAMILIES TO ENRICH THEIR EXPERIENCE AND ENSURE A SUCCESSFUL LONG TERM LIVING ARRANGEMENT.
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IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt1170817
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IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt2105150
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IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus3YearsAmt02271018
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus4YearsAmt02037444

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