Civic Intelligence

C E Ware Towers Incorporated

990 • Fiscal year 2025 • EIN 30-0134249

Jul 01, 2024 to Jun 30, 2025 • Filed on Oct 15, 2025

Organization Profile
2171 Judicial Drive Suite 200Germantown, TN 38138

(901) 759-1855

Siviq Scores

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

Liabilities / Assets

97th percentile

1.39x

Higher debt load relative to assets than 97% of similar nonprofits.

2025 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2025

Liabilities / Revenue

97th percentile

5.97x

Higher debt load relative to revenue than 97% of similar nonprofits.

2025 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2025

Net Margin

26th percentile

-4.7%

Higher net margin than 26% of similar nonprofits.

2025 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2025

Top Officer Pay

42nd percentile

$0

Higher top officer pay than 42% of similar nonprofits.

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

2025 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2025

Asset Growth

37th percentile

0.0%

Faster asset growth than 37% of similar nonprofits.

2025 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Revenue Growth

49th percentile

5.7%

Faster revenue growth than 49% of similar nonprofits.

2025 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets97th percentile

Assets

Up

$2,684,835

Up $762 (+0.0%) from 2024

Net Assets

Down

-$1,059,211

Down $29,620 (-2.9%) from 2024

Liabilities

Up

$3,744,046

Up $30,382 (+0.8%) from 2024

Revenue And Expenses
Liabilities / Revenue97th percentileNet Margin26th percentile

Revenue

Up

$627,621

Up $33,730 (+5.7%) from 2024

Expenses

Up

$657,241

Up $22,920 (+3.6%) from 2024

Net Income

Up

-$29,620

Up $10,810 (+27%) from 2024

Historical Trend

Balance Sheet Trend

Asset Growth37th percentile

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

$4.0M$2.0M$0-$2.0MAssets 2011: $3,280,876Liabilities 2011: $3,727,396Net Assets 2011: -$446,5202011Assets 2012: $3,259,094Liabilities 2012: $3,725,833Net Assets 2012: -$466,7392012Assets 2013: $3,168,944Liabilities 2013: $3,713,445Net Assets 2013: -$544,5012013Assets 2014: $3,117,602Liabilities 2014: $3,706,168Net Assets 2014: -$588,5662014Assets 2015: $3,081,021Liabilities 2015: $3,702,830Net Assets 2015: -$621,8092015Assets 2016: $3,040,166Liabilities 2016: $3,705,586Net Assets 2016: -$665,4202016Assets 2017: $2,988,105Liabilities 2017: $3,707,313Net Assets 2017: -$719,2082017Assets 2018: $2,936,613Liabilities 2018: $3,715,959Net Assets 2018: -$779,3462018Assets 2019: $2,903,407Liabilities 2019: $3,717,758Net Assets 2019: -$814,3512019Assets 2020: $2,898,696Liabilities 2020: $3,722,898Net Assets 2020: -$824,2022020Assets 2021: $2,873,817Liabilities 2021: $3,725,354Net Assets 2021: -$851,5372021Assets 2022: $2,788,144Liabilities 2022: $3,718,994Net Assets 2022: -$930,8502022Assets 2023: $2,726,868Liabilities 2023: $3,716,029Net Assets 2023: -$989,1612023Assets 2024: $2,684,073Liabilities 2024: $3,713,664Net Assets 2024: -$1,029,5912024Assets 2025: $2,684,835Liabilities 2025: $3,744,046Net Assets 2025: -$1,059,2112025

Highlighted filing

2025

Assets$2,684,835
Liabilities$3,744,046
Net Assets-$1,059,211
Open 2025 Filing

Operations Trend

Revenue Growth49th percentile

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

$800K$600K$400K$200K$0-$200KExpenses 2011: $362,5112011Expenses 2012: $432,4272012Expenses 2013: $488,1042013Revenue 2014: $421,319Expenses 2014: $465,384Net Income 2014: -$44,0652014Revenue 2015: $442,047Expenses 2015: $475,290Net Income 2015: -$33,2432015Revenue 2016: $448,702Expenses 2016: $492,313Net Income 2016: -$43,6112016Revenue 2017: $450,895Expenses 2017: $504,683Net Income 2017: -$53,7882017Revenue 2018: $462,725Expenses 2018: $522,863Net Income 2018: -$60,1382018Revenue 2019: $486,788Expenses 2019: $521,793Net Income 2019: -$35,0052019Revenue 2020: $490,375Expenses 2020: $500,224Net Income 2020: -$9,8492020Revenue 2021: $505,786Expenses 2021: $533,121Net Income 2021: -$27,3352021Revenue 2022: $543,443Expenses 2022: $622,756Net Income 2022: -$79,3132022Revenue 2023: $557,788Expenses 2023: $616,099Net Income 2023: -$58,3112023Revenue 2024: $593,891Expenses 2024: $634,321Net Income 2024: -$40,4302024Revenue 2025: $627,621Expenses 2025: $657,241Net Income 2025: -$29,6202025

Highlighted filing

2025

Revenue$627,621
Expenses$657,241
Net Income-$29,620
Open 2025 Filing
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Oct 15, 2025
Return Version
2024v5.0
Gross Receipts
$627,621
Mission and Program Overview

Mission

To provide low income quality rental housing for the elderly

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,965,395$1,889,526▼ $75,869
Prepaid Expenses and Deferred Charges$28,949$28,914▼ $35
Cash and Non-Interest-Bearing Accounts$7,769$15,556▲ $7,787
Accounts Receivable$2,986$19▼ $2,967
Total Assets$2,684,073$2,684,835▲ $762
Other Assets Total$678,974$750,820▲ $71,846
Liabilities
Mortgage Notes Payable Secured by Investment Property$3,548,300$3,548,300→ $0
Other Liabilities$140,913$140,580▼ $333
Accounts Payable and Accrued Expenses$21,729$52,001▲ $30,272
Deferred Revenue$2,722$3,165▲ $443
Total Liabilities$3,713,664$3,744,046▲ $30,382
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-1,029,591$-1,059,211▼ $29,620
Total Net Assets Fund Balance$-1,029,591$-1,059,211▼ $29,620
Total Liabilities and Net Assets / Fund Balance$2,684,073$2,684,835▲ $762

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,814,526$1,772,994$3,587,520
Land$75,000-$75,000
Equipment-$30,325$30,325
Other Assets Org$17,398--
Compensation and Service Providers
Top Officer Pay42nd percentile

Board Members and Trustees

NameTitle
Audrey LarshaBoard Member
Bertha GarnerBoard Member
Cheryl EppengerBoard Member
Edward Earl GaskinBoard Member
Mary DanielsBoard Member
Alice HarrisSecretary
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$603,681
Investment Income
$23,940
Other Revenue
$0
Change in Net Assets
$-29,620

Audited Revenue Reconciliation

Revenue per Audited Statements
$627,621
Total Revenue per Audited Statements
$627,621
Total Revenue per Form 990
$627,621
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$566,668
Salaries, Compensation, and Employee Benefits$90,573
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$328,025--$328,025
Depreciation Depletion$91,375--$91,375
Other Salaries and Wages$68,971--$68,971
Fees for Services Management$27,375$41,062-$68,437
Office Expenses-$52,922-$52,922
Fees for Services Accounting-$19,702-$19,702
Other Employee Benefits$16,307--$16,307
Payroll Taxes$5,295--$5,295
Insurance$2,470--$2,470
Fees for Services Legal-$1,699-$1,699
Conferences and Meetings$1,076--$1,076
Advertising-$962-$962
Total Functional Expenses$540,894$116,347$0$657,241

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$657,241
Total Expenses per Audited Statements$657,241
Total Expenses per Form 990$657,241
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
Accrued Property Taxes$125,275
Tenant Security Deposits$15,165
Accrued Mgmt Fee Payable$140
Governance and Compliance

Governance Checklist

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

Governance Explanations

Form 990, Page 6, Part VI, Line 3

“The organization delegated day to day property management responsibilities to the management company, tesco properties, inc.”

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

“The form 990 was reviewed by the managament company, tesco properties, inc., prior to signing and filing.”

Form 990, Page 6, Part VI, Line 19

“The organization has the governing documents and financial statements available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
C E Ware Towers Inc
EIN
30-0134249
Phone
9017591855
Address
2171 JUDICIAL DRIVE SUITE 200, GERMANTOWN, TN 38138

Signing Officer

Name
Mary Daniels
Title
Board Member
Phone
9017591855
Signed
2025-10-15

Organization Details

Principal Officer
Mary Daniels
Formed
2003
Legal Domicile
Tn
Voting Board Members
6
Independent Board Members
6
Employees
3

Preparer

Firm
Rowland & Carter Cpas Pllc
Address
7953 STAGE HILLS BLVD STE 110, MEMPHIS, TN 38133-4010
Preparer
Patrick H Blair
Phone
9014323000
Raw XML Appendix351 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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IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt145508
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt217398
IRS990ScheduleD/OtherAssetsOrgGrp/Desc0REPLACEMENT RESERVE
IRS990ScheduleD/OtherAssetsOrgGrp/Desc1ESCROW DEPOSITS
IRS990ScheduleD/OtherAssetsOrgGrp/Desc2TENANT SECURITY DEPOSITS
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt0125275
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt115165
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt2140
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0ACCRUED PROPERTY TAXES
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1TENANT SECURITY DEPOSITS
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc2ACCRUED MGMT FEE PAYABLE
IRS990ScheduleD/RevenueSubtotalAmt0627621
IRS990ScheduleD/TotalBookValueLandBuildingsAmt01889526
IRS990ScheduleD/TotalBookValueOtherAssetsAmt0750820
IRS990ScheduleD/TotalExpensesPerForm990Amt0657241
IRS990ScheduleD/TotalLiabilityAmt0140580
IRS990ScheduleD/TotalRevenuePerForm990Amt0627621
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt0627621
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt0657241
IRS990/ScheduleJRequiredInd0false
IRS990/ScheduleORequiredInd0true
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE ORGANIZATION DELEGATED DAY TO DAY PROPERTY MANAGEMENT RESPONSIBILITIES TO THE MANAGEMENT COMPANY, TESCO PROPERTIES, INC.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE FORM 990 WAS REVIEWED BY THE MANAGAMENT COMPANY, TESCO PROPERTIES, INC., PRIOR TO SIGNING AND FILING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE ORGANIZATION HAS THE GOVERNING DOCUMENTS AND FINANCIAL STATEMENTS AVAILABLE TO THE PUBLIC UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PAGE 6, PART VI, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 19
IRS990/SchoolOperatingInd0false
IRS990/SignificantChangeInd0false
IRS990/SignificantNewProgramSrvcInd0false
IRS990/SubjectToExcsTaxNetInvstIncInd0false
IRS990/SubjectToProxyTaxInd0false
IRS990/SubjToTaxRmnrtnExPrchtPymtInd0false
IRS990/TaxablePartyNotificationInd0false
IRS990/TaxExemptBondsInd0false
IRS990/TerminateOperationsInd0false
IRS990/TotalAssetsBOYAmt02684073
IRS990/TotalAssetsEOYAmt02684835
IRS990/TotalAssetsGrp/BOYAmt02684073
IRS990/TotalAssetsGrp/EOYAmt02684835
IRS990/TotalCompGreaterThan150KInd0false
IRS990/TotalEmployeeCnt03
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt0116347
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt0540894
IRS990/TotalFunctionalExpensesGrp/TotalAmt0657241
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt03713664
IRS990/TotalLiabilitiesEOYAmt03744046
IRS990/TotalLiabilitiesGrp/BOYAmt03713664
IRS990/TotalLiabilitiesGrp/EOYAmt03744046
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt0-1029591
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt0-1059211
IRS990/TotalProgramServiceExpensesAmt0540894
IRS990/TotalProgramServiceRevenueAmt0603681
IRS990/TotalRevenueGrp/ExclusionAmt023940
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0603681
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0627621
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt02684073
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt02684835
IRS990/TrnsfrExmptNonChrtblRltdOrgInd0false
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd0false
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt02429 PERRY RD
IRS990/USAddress/CityNm0MEMPHIS
IRS990/USAddress/StateAbbreviationCd0TN
IRS990/USAddress/ZIPCd038106
IRS990/VotingMembersGoverningBodyCnt06
IRS990/VotingMembersIndependentCnt06
IRS990/WhistleblowerPolicyInd0false
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/PersonNm0MARY DANIELS
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0BOARD MEMBER
ReturnHeader/BusinessOfficerGrp/PhoneNum09017591855
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-10-15
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0C E WARE TOWERS INC
ReturnHeader/Filer/BusinessNameControlTxt0CEWA
ReturnHeader/Filer/EIN0300134249
ReturnHeader/Filer/PhoneNum09017591855
ReturnHeader/Filer/USAddress/AddressLine1Txt02171 JUDICIAL DRIVE SUITE 200
ReturnHeader/Filer/USAddress/CityNm0GERMANTOWN
ReturnHeader/Filer/USAddress/StateAbbreviationCd0TN
ReturnHeader/Filer/USAddress/ZIPCd038138
ReturnHeader/IRSResponsiblePrtyInfoCurrInd0true
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0621587083
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0ROWLAND & CARTER CPAS PLLC
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt07953 STAGE HILLS BLVD STE 110
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0MEMPHIS
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0TN
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd0381334010
ReturnHeader/PreparerPersonGrp/PhoneNum09014323000
ReturnHeader/PreparerPersonGrp/PreparationDt02025-11-14
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0PATRICK H BLAIR
ReturnHeader/PreparerPersonGrp/SelfEmployedInd0X
ReturnHeader/ReturnTs02025-11-17T12:30:17-05:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02024-07-01
ReturnHeader/TaxPeriodEndDt02025-06-30
ReturnHeader/TaxYr02024

Document Assets

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Filings

Displayed year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$2,684,835
Liabilities
$3,744,046
Net assets
-$1,059,211
Revenue
$627,621
Expenses
$657,241
Net income
-$29,620
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$2.68$3.74$1.06$0.63$0.66$0.03
2024Detailed filing. Detailed filing data is available for this year.$2.68$3.71$1.03$0.59$0.63$0.04
2023Detailed filing. Detailed filing data is available for this year.$2.73$3.72$0.99$0.56$0.62$0.06
2022Detailed filing. Detailed filing data is available for this year.$2.79$3.72$0.93$0.54$0.62$0.08
2021Detailed filing. Detailed filing data is available for this year.$2.87$3.73$0.85$0.51$0.53$0.03
2020Detailed filing. Detailed filing data is available for this year.$2.90$3.72$0.82$0.49$0.50$0.01
2019Detailed filing. Detailed filing data is available for this year.$2.90$3.72$0.81$0.49$0.52$0.04
2018Detailed filing. Detailed filing data is available for this year.$2.94$3.72$0.78$0.46$0.52$0.06
2017Detailed filing. Detailed filing data is available for this year.$2.99$3.71$0.72$0.45$0.50$0.05
2016Detailed filing. Detailed filing data is available for this year.$3.04$3.71$0.67$0.45$0.49$0.04
2015Detailed filing. Detailed filing data is available for this year.$3.08$3.70$0.62$0.44$0.48$0.03
2014Detailed filing. Detailed filing data is available for this year.$3.12$3.71$0.59$0.42$0.47$0.04
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.17$3.71$0.54$0.49
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.26$3.73$0.47$0.43
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.28$3.73$0.45$0.36