Civic Intelligence

Tr South Park Square C/O Capri Capital Partners LLC

990 • Fiscal year 2017 • EIN 27-1776065

Jul 01, 2016 to Jun 30, 2017 • Filed on May 14, 2018

875 North Michigan AVE Ste 3430Chicago, IL 60611

(312) 573-5300

Siviq Scores

Precomputed percentiles for this filing year versus similar nonprofits in the same peer cohort.

Liabilities / Assets

98th percentile

0.85x

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

2017 filings • 501(c)25 • $25M-$50M nonprofits • Source year 2017

Liabilities / Revenue

86th percentile

6.37x

Higher debt load relative to revenue than 86% of similar nonprofits.

2017 filings • 501(c)25 • $25M-$50M nonprofits • Source year 2017

Net Margin

31st percentile

45%

Higher net margin than 31% of similar nonprofits.

2017 filings • 501(c)25 • $25M-$50M nonprofits • Source year 2017

Top Officer Pay

95th percentile

$0

Higher top officer pay than 95% of similar nonprofits.

Top officer pay equals 0.0% of source-year revenue.

2017 filings • 501(c)25 • $25M-$50M nonprofits • Source year 2017

Asset Growth

64th percentile

3.2%

Faster asset growth than 64% of similar nonprofits.

2017 filings • 501(c)25 • $25M-$50M nonprofits • Annualized from 2016 to 2017

Revenue Growth

17th percentile

-2.7%

Faster revenue growth than 17% of similar nonprofits.

2017 filings • 501(c)25 • $25M-$50M nonprofits • Annualized from 2016 to 2017

Assets

Up

$32,599,166

Up $1,023,325 (+3.2%) from 2016

Net Assets

Up

$4,728,331

Up $990,811 (+27%) from 2016

Liabilities

Up

$27,870,835

Up $32,514 (+0.1%) from 2016

Revenue

Down

$4,375,111

Down $119,504 (-2.7%) from 2016

Expenses

Up

$2,398,291

Up $97,947 (+4.3%) from 2016

Net Income

Down

$1,976,820

Down $217,451 (-9.9%) from 2016

Historical Trend

Balance Sheet Trend

The highlighted filing sits inside the broader history for assets, liabilities, and net assets.

$40M$30M$20M$10M$0Assets 2011: $25,395,147Liabilities 2011: $13,014,762Net Assets 2011: $12,380,3852011Assets 2012: $26,294,464Liabilities 2012: $13,105,349Net Assets 2012: $13,189,1152012Assets 2013: $28,233,039Liabilities 2013: $13,720,998Net Assets 2013: $14,512,0412013Assets 2014: $28,709,749Liabilities 2014: $13,081,963Net Assets 2014: $15,627,7862014Assets 2015: $29,410,005Liabilities 2015: $27,650,671Net Assets 2015: $1,759,3342015Assets 2016: $31,575,841Liabilities 2016: $27,838,321Net Assets 2016: $3,737,5202016Assets 2017: $32,599,166Liabilities 2017: $27,870,835Net Assets 2017: $4,728,3312017Assets 2018: $33,567,533Liabilities 2018: $27,877,555Net Assets 2018: $5,689,9782018Assets 2019: $34,866,142Liabilities 2019: $28,089,905Net Assets 2019: $6,776,2372019Assets 2020: $0Liabilities 2020: $0Net Assets 2020: $02020

Highlighted filing

2017

Assets$32,599,166
Liabilities$27,870,835
Net Assets$4,728,331

Operations Trend

Revenue, expenses, and net income across loaded years, with this filing highlighted.

$6.0M$4.0M$2.0M$0Expenses 2011: $2,192,9942011Expenses 2012: $2,222,7292012Expenses 2013: $2,186,6112013Revenue 2014: $4,169,503Expenses 2014: $2,342,050Net Income 2014: $1,827,4532014Revenue 2015: $4,380,875Expenses 2015: $2,389,345Net Income 2015: $1,991,5302015Revenue 2016: $4,494,615Expenses 2016: $2,300,344Net Income 2016: $2,194,2712016Revenue 2017: $4,375,111Expenses 2017: $2,398,291Net Income 2017: $1,976,8202017Revenue 2018: $4,467,911Expenses 2018: $2,649,876Net Income 2018: $1,818,0352018Revenue 2019: $4,298,283Expenses 2019: $2,919,389Net Income 2019: $1,378,8942019Revenue 2020: $1,047,339Expenses 2020: $86,642Net Income 2020: $960,6972020

Highlighted filing

2017

Revenue$4,375,111
Expenses$2,398,291
Net Income$1,976,820
Jump To
Filing Snapshot
Filing Period
Jul 1, 2016 to Jun 30, 2017
Signed
May 14, 2018
Return Version
2016v3.1
Gross Receipts
$4,375,111
Mission and Program Overview

Mission

NONE

Title holding corporation for real property.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$30,539,166$31,416,741▲ $877,575
Rtn Earn Endowment Incm Other Fnds$3,737,520$4,728,331▲ $990,811
Cash and Non-Interest-Bearing Accounts$295,503$343,905▲ $48,402
Accounts Receivable$17,064$44,693▲ $27,629
Prepaid Expenses and Deferred Charges$34,648$30,574▼ $4,074
Savings and Temporary Cash Investments$0$0→ $0
Other Notes and Loans Receivable, Net$0$0→ $0
Pledges and Grants Receivable$0$0→ $0
Receivable From Disqualified Prsn$0$0→ $0
Receivables From Officers Etc$0$0→ $0
Investments Other Securities$0$0→ $0
Investments Program Related$0$0→ $0
Investments in Publicly Traded Securities$0$0→ $0
Pd in Cap Srpls Land Bldg Eqp Fund$0$0→ $0
Cap Stk Tr Prin Current Funds$0$0→ $0
Intangible Assets$0$0→ $0
Inventories for Sale or Use$0$0→ $0
Loans From Officers Directors$0$0→ $0
Total Assets$31,575,841$32,599,166▲ $1,023,325
Other Assets Total$689,460$763,253▲ $73,793
Liabilities
Mortgage Notes Payable Secured by Investment Property$27,300,000$27,300,000→ $0
Accounts Payable and Accrued Expenses$380,754$377,856▼ $2,898
Other Liabilities$157,567$192,979▲ $35,412
Grants Payable$0$0→ $0
Unsecured Notes Loans Payable$0$0→ $0
Deferred Revenue$0$0→ $0
Escrow Account Liability$0$0→ $0
Tax Exempt Bond Liabilities$0$0→ $0
Total Liabilities$27,838,321$27,870,835▲ $32,514
Net Assets / Fund Balance
Total Net Assets Fund Balance$3,737,520$4,728,331▲ $990,811
Total Liabilities and Net Assets / Fund Balance$31,575,841$32,599,166▲ $1,023,325

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$29,209,985--
Other Land Buildings$879,904--
Equipment$1,326,852--
Compensation and Service Providers

Board Members and Trustees

NameTitle
Quintin E Primo IiiChairman
Louis W HoyesPresident
Brian C FargoVice Chair/treas/sec
Jack BierwirthAssistant Vice President
Tyler RaineAssistant Vice President
Ann E MasticExecutive VICE PRESIDENT
Dori C NolanExecutive VICE PRESIDENT
Gwendolyn ButlerExecutive Vice President
Jason LewisExecutive VICE PRESIDENT
Bennet JohnsonVice President
Darrell WhiteVice President
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$3,877,616
Investment Income
$0
Other Revenue
$497,495
Change in Net Assets
$1,976,820
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$2,398,291
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---$1,003,914
Depreciation Depletion---$557,166
Fees for Services Management---$405,336
Fees for Service Investment Mgmnt Fees---$131,788
Advertising---$50,082
Insurance---$48,799
Office Expenses---$42,419
Fees for Services Accounting---$6,174
Fees for Services Other---$3,438
Fees for Services Legal---$2,885
Other Expenses---$1,890
Total Functional Expenses$0$0$0$2,398,291
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Direct Expenses$0
Fundraising Gross Income$0
Gaming Direct Expenses$0
Gaming Gross Income$0
Professional Fundraising Fees$0
Political and Lobbying Activity
Political campaign activity
No
Subject to proxy tax
No
Insider Transactions and Loans

Loans and Receivables

Line ItemBeginningEndChange
Loans from Officers, Directors, Trustees, and Key Employees$0$0→ $0
Receivables from Disqualified Persons$0$0→ $0
Receivables from Officers, Directors, Trustees, and Key Employees$0$0→ $0
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Tenant Security Deposits$176,310
Prepaid Rents$16,669
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Audit committee
Yes
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
No
Audited financial statements prepared
Yes
Key decisions subject to board approval
Yes
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Line 2

Family or Business Relationships The individuals who serve as the directors and officers of this entity are also employees of Capri Capital Partners, LLC ("Capri"). Capri was hired by the Teachers' Retirement System of the State of Illinois ("IL TRS", the 100% stockholder of this entity) to serve as an Investment Advisor pursuant to an agreement between IL TRS and Capri dated July 1, 2010. Form 990, Part VI, Line 3 Delegation of Control Over Management Duties The Teachers' Retirement System of the State of Illinois ("IL TRS", the 100% stockholder of this entity) hired Capri Capital Partners, LLC ("Capri") to serve as the investment advisor for this entity pursuant to an Investment Management Agreement between IL TRS and Capri dated July 1, 2010. Form 990, Part VI, Line 7a Election of Members of the Governing Body The Teachers' Retirement System of the State of Illinois ("IL TRS") is the 100% stockholder of this entity and IL TRS is responsible for electing the Board of Directors for this entity. Form 990, Part VI, Line 7b Decisions of Governing Body Subject to Approval The Teachers' Retirement System of the State of Illinois ("IL TRS") is the 100% stockholder of this entity and IL TRS must approve the sale of substantially all of the assets of this title holding entity as well as approve any plans to dissolve this entity. Form 990, Part VI, Line 11B Form 990 Provided to Governing Body The Form 990 is prepared by an independent accounting firm and is reviewed by the organization's controller before filing. Form 990, Part VI, Line 12a Written Conflict of Interest Policy While the entity does not have a conflict of interest policy, the Investment Management Agreement between IL TRS and Capri does contain a conflict of interest provision which governs Capri's responsibilities as Manager of the entity. Form 990, Part VI, Lines 15a & 15b Process for Determination of Compensation The procedures for determining the compensation for the positions identified in questions 15 a and b are governed pursuant to the Investment Management Agreement dated July 1, 2010 between the Teachers' Retirement System of the State of Illinois ("IL TRS"), the 100% stockholder of this entity, and Capri Capital Partners, LLC ("Capri"). None of the officers and/or directors of this entity receive compensation from the exempt entity itself. IL TRS pays Capri asset management fees to act as an Investor Advisor to IL TRS pursuant to the Investment Management Agreement. All compensation paid to Capri is made directly by IL TRS and not through this entity. Form 990, Part VI, Line 19 Governing Docs, Conflict of Interest Policy & Financial Stmts to Public The governing documents (through attachments to the entity's exemption application) and annual Form 990 returns are available to the public upon request, as required by Internal Revenue Code Section 6104. Form 990, Part XI, Line 9 Other Changes in Net Assets $290,062 Contributions $(1,276,071) Distributions $(986,009) Total

Filing and Contact Details

Filer

Filer Name
TR South Park Square
EIN
27-1776065
In Care Of
% CAPRI CAPITAL PARTNERS LLC
Phone
3125735300
Address
875 North Michigan AVE Ste 3430, Chicago, IL 60611

Signing Officer

Name
Ann Mastic
Title
EXEC Vice President
Phone
3125735300
Signed
2018-05-14
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Brian C Fargo
Legal Domicile
Il
Voting Board Members
3
Independent Board Members
3
Employees
0
Volunteers
0

Preparer

Firm
Ernst & Young US Llp
Address
111 MONUMENT CIR STE 4000, INDIANAPOLIS, IN 46204
Preparer
benjamin pitchkites
Phone
3176807000
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0Family or Business Relationships The individuals who serve as the directors and officers of this entity are also employees of Capri Capital Partners, LLC ("Capri"). Capri was hired by the Teachers' Retirement System of the State of Illinois ("IL TRS", the 100% stockholder of this entity) to serve as an Investment Advisor pursuant to an agreement between IL TRS and Capri dated July 1, 2010. Form 990, Part VI, Line 3 Delegation of Control Over Management Duties The Teachers' Retirement System of the State of Illinois ("IL TRS", the 100% stockholder of this entity) hired Capri Capital Partners, LLC ("Capri") to serve as the investment advisor for this entity pursuant to an Investment Management Agreement between IL TRS and Capri dated July 1, 2010. Form 990, Part VI, Line 7a Election of Members of the Governing Body The Teachers' Retirement System of the State of Illinois ("IL TRS") is the 100% stockholder of this entity and IL TRS is responsible for electing the Board of Directors for this entity. Form 990, Part VI, Line 7b Decisions of Governing Body Subject to Approval The Teachers' Retirement System of the State of Illinois ("IL TRS") is the 100% stockholder of this entity and IL TRS must approve the sale of substantially all of the assets of this title holding entity as well as approve any plans to dissolve this entity. Form 990, Part VI, Line 11B Form 990 Provided to Governing Body The Form 990 is prepared by an independent accounting firm and is reviewed by the organization's controller before filing. Form 990, Part VI, Line 12a Written Conflict of Interest Policy While the entity does not have a conflict of interest policy, the Investment Management Agreement between IL TRS and Capri does contain a conflict of interest provision which governs Capri's responsibilities as Manager of the entity. Form 990, Part VI, Lines 15a & 15b Process for Determination of Compensation The procedures for determining the compensation for the positions identified in questions 15 a and b are governed pursuant to the Investment Management Agreement dated July 1, 2010 between the Teachers' Retirement System of the State of Illinois ("IL TRS"), the 100% stockholder of this entity, and Capri Capital Partners, LLC ("Capri"). None of the officers and/or directors of this entity receive compensation from the exempt entity itself. IL TRS pays Capri asset management fees to act as an Investor Advisor to IL TRS pursuant to the Investment Management Agreement. All compensation paid to Capri is made directly by IL TRS and not through this entity. Form 990, Part VI, Line 19 Governing Docs, Conflict of Interest Policy & Financial Stmts to Public The governing documents (through attachments to the entity's exemption application) and annual Form 990 returns are available to the public upon request, as required by Internal Revenue Code Section 6104. Form 990, Part XI, Line 9 Other Changes in Net Assets $290,062 Contributions $(1,276,071) Distributions $(986,009) Total
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0Form 990, Part VI, Line 2
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt0TR SONSRENA CORPORATION
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt1TRM MEREDITH PARK CORPORATION
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt2TR BRYSON SQUARE CORPORATION
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt3TR LIMERICK CORPORATION
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt4TR STONEGATE CORPORATION
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt5TR PARK PLACE CORPORATION
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt6TR LANDMARK APARTMENTS CORP
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt0REAL ESTATE
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