Civic Intelligence

Lago De Plata Inc

990 • Fiscal year 2015 • EIN 30-0137270

Jan 01, 2015 to Dec 31, 2015 • Filed on Mar 23, 2016

Organization ProfileN/A
5630 Dyer StreetDallas, TX 75206

(214) 750-8300

Siviq Scores

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

Liabilities / Assets

95th percentile

1.31x

Higher debt load relative to assets than 95% of similar nonprofits.

2015 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2015

Liabilities / Revenue

92nd percentile

3.14x

Higher debt load relative to revenue than 92% of similar nonprofits.

2015 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2015

Net Margin

20th percentile

-11%

Higher net margin than 20% of similar nonprofits.

2015 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2015

Top Officer Pay

35th percentile

$0

Higher top officer pay than 35% of similar nonprofits.

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

2015 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2015

Asset Growth

16th percentile

-7.4%

Faster asset growth than 16% of similar nonprofits.

2015 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2014 to 2015

Revenue Growth

46th percentile

1.7%

Faster revenue growth than 46% of similar nonprofits.

2015 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2014 to 2015

Balance Sheet
Liabilities / Assets95th percentile

Assets

Down

$3,315,555

Down $264,392 (-7.4%) from 2014

Net Assets

Down

-$1,038,873

Down $154,024 (-17%) from 2014

Liabilities

Down

$4,354,428

Down $110,368 (-2.5%) from 2014

Revenue And Expenses
Liabilities / Revenue92nd percentileNet Margin20th percentile

Revenue

Up

$1,385,414

Up $23,442 (+1.7%) from 2014

Expenses

Up

$1,543,145

Up $94,103 (+6.5%) from 2014

Net Income

Down

-$157,731

Down $70,661 (-81%) from 2014

Historical Trend

Balance Sheet Trend

Asset Growth16th percentile

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

$6.0M$4.0M$2.0M$0-$2.0MAssets 2010: $3,874,549Liabilities 2010: $4,354,754Net Assets 2010: -$480,2052010Assets 2011: $3,666,420Liabilities 2011: $4,265,171Net Assets 2011: -$598,7512011Assets 2012: $3,517,092Liabilities 2012: $4,227,652Net Assets 2012: -$710,5602012Assets 2013: $3,780,915Liabilities 2013: $4,523,705Net Assets 2013: -$742,7902013Assets 2014: $3,579,947Liabilities 2014: $4,464,796Net Assets 2014: -$884,8492014Assets 2015: $3,315,555Liabilities 2015: $4,354,428Net Assets 2015: -$1,038,8732015Assets 2016: $3,130,061Liabilities 2016: $4,300,558Net Assets 2016: -$1,170,4972016Assets 2017: $2,990,577Liabilities 2017: $4,213,161Net Assets 2017: -$1,222,5842017Assets 2018: $2,718,319Liabilities 2018: $4,151,376Net Assets 2018: -$1,433,0572018Assets 2019: $0Liabilities 2019: $0Net Assets 2019: $02019

Highlighted filing

2015

Assets$3,315,555
Liabilities$4,354,428
Net Assets-$1,038,873
Open 2015 Filing

Operations Trend

Revenue Growth46th percentile

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

$6.0M$4.0M$2.0M$0-$2.0MExpenses 2010: $1,314,3012010Expenses 2011: $1,352,1222011Expenses 2012: $1,436,5492012Revenue 2013: $1,391,669Expenses 2013: $1,385,559Net Income 2013: $6,1102013Revenue 2014: $1,361,972Expenses 2014: $1,449,042Net Income 2014: -$87,0702014Revenue 2015: $1,385,414Expenses 2015: $1,543,145Net Income 2015: -$157,7312015Revenue 2016: $1,406,293Expenses 2016: $1,537,853Net Income 2016: -$131,5602016Revenue 2017: $1,437,492Expenses 2017: $1,489,524Net Income 2017: -$52,0322017Revenue 2018: $1,446,140Expenses 2018: $1,656,571Net Income 2018: -$210,4312018Revenue 2019: $4,971,984Expenses 2019: $3,111,286Net Income 2019: $1,860,6982019

Highlighted filing

2015

Revenue$1,385,414
Expenses$1,543,145
Net Income-$157,731
Open 2015 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2015 to Dec 31, 2015
Signed
Mar 23, 2016
Return Version
2015v2.1
Gross Receipts
$1,385,414
Mission and Program Overview

Mission

Providing affordable housing through a 150 unit apartment complex

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$3,096,141$2,880,388▼ $215,753
Intangible Assets$76,118$66,701▼ $9,417
Prepaid Expenses and Deferred Charges$24,174$26,130▲ $1,956
Cash and Non-Interest-Bearing Accounts$76,957$14,364▼ $62,593
Accounts Receivable$773$0▼ $773
Total Assets$3,579,947$3,315,555▼ $264,392
Other Assets Total$305,784$327,972▲ $22,188
Liabilities
Mortgage Notes Payable Secured by Investment Property$4,295,707$4,223,860▼ $71,847
Other Liabilities$109,461$115,180▲ $5,719
Accounts Payable and Accrued Expenses$59,538$15,351▼ $44,187
Deferred Revenue$90$37▼ $53
Total Liabilities$4,464,796$4,354,428▼ $110,368
Net Assets / Fund Balance
Unrestricted Net Assets$-884,849$-1,038,873▼ $154,024
Total Net Assets Fund Balance$-884,849$-1,038,873▼ $154,024
Total Liabilities and Net Assets / Fund Balance$3,579,947$3,315,555▼ $264,392

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$2,420,388$2,002,916$4,423,304
Land$460,000-$460,000
Equipment$0$421,332$421,332
Other Land Buildings$0$4,919$4,919
Other Assets Org$301,918--
Compensation and Service Providers
Top Officer Pay35th percentile

Board Members and Trustees

NameTitle
Gail SpencerDirector
John G JacksonDirector
Peter J JacksonDirector
Revenue and Support

Revenue Composition

Contributions and Grants
$1,117,444
Program Service Revenue
$267,826
Investment Income
$144
Other Revenue
$0
Change in Net Assets
$-157,731

Audited Revenue Reconciliation

Revenue per Audited Statements
$1,385,414
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$53
Total Revenue per Audited Statements
$1,385,467
Total Revenue per Form 990
$1,385,414
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,252,419
Salaries, Compensation, and Employee Benefits$290,726
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$242,483--$242,483
Depreciation Depletion$225,170--$225,170
Interest$134,162--$134,162
Insurance$89,510--$89,510
Fees for Services Management$64,865--$64,865
All Other Expenses$53,215--$53,215
Other Employee Benefits$48,243--$48,243
Office Expenses$47,138--$47,138
Other Expenses$30,506--$30,506
Advertising$12,655--$12,655
Fees for Services Accounting$8,759--$8,759
Occupancy$5,400--$5,400
Fees for Services Legal$5,191--$5,191
Total Functional Expenses$1,543,145$0$0$1,543,145

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$1,543,146
Total Expenses per Audited Statements$1,543,146
Total Expenses per Form 990$1,543,146
Expenses Not Reported on Financial Statements$0
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
Insider Transactions and Loans

Interested-Person Transactions

Interested PartyRelationshipDescriptionShared RevenueAmount
-2 Directors Own Skyline PropertiesManagement FeesNo$64,865
-2 Directors Are Owners of DpcsBookkeeping FeesNo$9,000
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Notes Payable - current portion$71,847
Security Deposits$18,256
interest PAYABLE-CURRENT PORTION$11,097
Accrued Management Fee$7,328
accrued wages$6,652
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Audit committee
No
Backup withholding compliance
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
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, Part VI, Section A, line 2

“Two of the directors are siblings”

Form 990, Part VI, Section A, line 3

“Management of the property is delegated to skyline properties inc. Which is subject to approval of the us department of housing and urban development”

Form 990, Part VI, Section B, line 11

“The organizations tax return is reviewed by the director and property manager prior to filing.”

Form 990, Part VI, Section C, line 19

“Governing documents are made available to the public upon request through the property manager.”

Filing and Contact Details

Filer

Filer Name
Lago De Plata Inc
EIN
30-0137270
Phone
2147508300
Address
5630 DYER STREET, DALLAS, TX 75206

Signing Officer

Name
Peter Jackson
Title
Director
Phone
2147508300
Signed
2016-03-23
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Peter J Jackson
Formed
2002
Legal Domicile
TX
Voting Board Members
3
Independent Board Members
1
Employees
7
Volunteers
0

Preparer

Firm
Cornwell Jackson Pllc
Address
6865 WINDCREST DR SUITE 100, Plano, TX 75024
Preparer
Gary Jackson
Phone
9722028000
Supplemental Narrative

Additional Explanations

Form 990, Part XI, line 9:

“PREPAID RENT Revenue 53.”

Financial Statement Notes

Part XI, Line 2D - Other Adjustments:

“prepaid rent revenue”

Raw XML AppendixShowing 400 of 430 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/BookValueAmt019008
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt17046
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt2301918
IRS990ScheduleD/OtherAssetsOrgGrp/Desc0TENANT SECURITY DEPOSITS
IRS990ScheduleD/OtherAssetsOrgGrp/Desc1MIP ESCROW
IRS990ScheduleD/OtherAssetsOrgGrp/Desc2REPLACEMENT RESERVE
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt00
IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt04919
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt04919
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt011097
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt17328
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt218256
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt36652
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt471847
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0interest PAYABLE-CURRENT PORTION
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1ACCRUED MANAGEMENT FEE
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc2SECURITY DEPOSITS
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc3accrued wages
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc4Notes Payable - current portion
IRS990ScheduleD/OtherRevenueAmt053
IRS990ScheduleD/RevenueNotReportedAmt053
IRS990ScheduleD/RevenueNotReportedFinclStmtAmt00
IRS990ScheduleD/RevenueSubtotalAmt01385414
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0prepaid rent revenue
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0Part XI, Line 2d - Other Adjustments:
IRS990ScheduleD/TotalBookValueLandBuildingsAmt02880388
IRS990ScheduleD/TotalBookValueOtherAssetsAmt0327972
IRS990ScheduleD/TotalExpensesPerForm990Amt01543146
IRS990ScheduleD/TotalLiabilityAmt0115180
IRS990ScheduleD/TotalRevenuePerForm990Amt01385414
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt01385467
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt01543146
IRS990/ScheduleJRequiredInd00
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/NameOfInterested/BusinessName/BusinessNameLine1Txt0SKYLINE PROPERTIES INC
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/NameOfInterested/BusinessName/BusinessNameLine1Txt1DPCS INC
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/RelationshipDescriptionTxt02 DIRECTORS OWN SKYLINE PROPERTIES
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/RelationshipDescriptionTxt12 DIRECTORS ARE OWNERS OF DPCS
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/SharingOfRevenuesInd00
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/SharingOfRevenuesInd10
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/TransactionAmt064865
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/TransactionAmt19000
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/TransactionDesc0MANAGEMENT FEES
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/TransactionDesc1BOOKKEEPING FEES
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0TWO OF THE DIRECTORS ARE SIBLINGS
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1MANAGEMENT OF THE PROPERTY IS DELEGATED TO SKYLINE PROPERTIES INC. WHICH IS SUBJECT TO APPROVAL OF THE US DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE ORGANIZATIONS TAX RETURN IS REVIEWED BY THE DIRECTOR AND PROPERTY MANAGER PRIOR TO FILING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3GOVERNING DOCUMENTS ARE MADE AVAILABLE TO THE PUBLIC UPON REQUEST THROUGH THE PROPERTY MANAGER.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4PREPAID RENT Revenue 53.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0Form 990, Part VI, Section A, line 2
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1Form 990, Part VI, Section A, line 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2Form 990, Part VI, Section B, line 11
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3Form 990, Part VI, Section C, line 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4Form 990, Part XI, line 9:
IRS990ScheduleR/AssetExchangeInd00
IRS990ScheduleR/AssetPurchaseFromOtherOrgInd00
IRS990ScheduleR/AssetSaleToOtherOrgInd00
IRS990ScheduleR/DivRelatedOrganizationInd00
IRS990ScheduleR/GiftGrntCapContriFromOthOrgInd01
IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd00
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd00
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DirectControllingNACd0N/A
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt0URBAN DEVELOPMENT FOUNDATION
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/EIN0237028475
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ExemptCodeSectionTxt0501(c)(3)
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/LegalDomicileStateCd0TX
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt0hOUSING AND cOMMUNITY DEVELOPMENT
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PublicCharityStatusTxt0Line 7
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/AddressLine1Txt05630 DYER STREET
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/CityNm0DALLAS
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/StateAbbreviationCd0TX
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/ZIPCd075206
IRS990ScheduleR/LoansOrGuaranteesFromOthOrgInd00
IRS990ScheduleR/LoansOrGuaranteesToOtherOrgInd00
IRS990ScheduleR/PaidEmployeesSharingInd00
IRS990ScheduleR/PerformOfServicesByOtherOrgInd00
IRS990ScheduleR/PerformOfServicesForOthOrgInd00
IRS990ScheduleR/ReceiptOfIntAnntsRntsRyltsInd00
IRS990ScheduleR/ReimbursementPaidByOtherOrgInd00
IRS990ScheduleR/ReimbursementPaidToOtherOrgInd00
IRS990ScheduleR/RentalOfFacilitiesToOthOrgInd00
IRS990ScheduleR/RentalOfFcltsFromOthOrgInd00
IRS990ScheduleR/SharingOfFacilitiesInd00
IRS990ScheduleR/TransactionsRelatedOrgGrp/MethodOfAmountDeterminationTxt0cash
IRS990ScheduleR/TransactionsRelatedOrgGrp/OtherOrganizationName/BusinessNameLine1Txt0Urban development foundation
IRS990ScheduleR/TransactionsRelatedOrgGrp/TransactionTypeTxt0C
IRS990ScheduleR/TransferFromOtherOrgInd00
IRS990ScheduleR/TransferToOtherOrgInd00
IRS990/SchoolOperatingInd00
IRS990/SignificantChangeInd00
IRS990/SignificantNewProgramSrvcInd00
IRS990/SubjectToProxyTaxInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TempOrPermanentEndowmentsInd00
IRS990/TerminateOperationsInd00
IRS990/TotalAssetsBOYAmt03579947
IRS990/TotalAssetsEOYAmt03315555
IRS990/TotalAssetsGrp/BOYAmt03579947
IRS990/TotalAssetsGrp/EOYAmt03315555
IRS990/TotalCompGreaterThan150KInd00
IRS990/TotalContributionsAmt01117444
IRS990/TotalEmployeeCnt07
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt00
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt01543145
IRS990/TotalFunctionalExpensesGrp/TotalAmt01543145
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt04464796
IRS990/TotalLiabilitiesEOYAmt04354428
IRS990/TotalLiabilitiesGrp/BOYAmt04464796
IRS990/TotalLiabilitiesGrp/EOYAmt04354428
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt0-884849
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt0-1038873
IRS990/TotalOtherCompensationAmt00
IRS990/TotalProgramServiceExpensesAmt01543145
IRS990/TotalProgramServiceRevenueAmt0267826
IRS990/TotalReportableCompFromOrgAmt00
IRS990/TotalRevenueGrp/ExclusionAmt0144
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0267826
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt01385414
IRS990/TotalRevenueGrp/UnrelatedBusinessRevenueAmt00
IRS990/TotalVolunteersCnt00
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt03579947
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt03315555
IRS990/TotReportableCompRltdOrgAmt00
IRS990/TrnsfrExmptNonChrtblRltdOrgInd00
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd00
IRS990/UnrestrictedNetAssetsGrp/BOYAmt0-884849
IRS990/UnrestrictedNetAssetsGrp/EOYAmt0-1038873
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt05630 DYER STREET
IRS990/USAddress/CityNm0DALLAS
IRS990/USAddress/StateAbbreviationCd0TX
IRS990/USAddress/ZIPCd075206
IRS990/VotingMembersGoverningBodyCnt03

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Filings

Displayed year

2015 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$3,315,555
Liabilities
$4,354,428
Net assets
-$1,038,873
Revenue
$1,385,414
Expenses
$1,543,145
Net income
-$157,731
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2019Detailed filing. Detailed filing data is available for this year.$0.00$0.00$0.00$4.97$3.11$1.86
2018Detailed filing. Detailed filing data is available for this year.$2.72$4.15$1.43$1.45$1.66$0.21
2017Detailed filing. Detailed filing data is available for this year.$2.99$4.21$1.22$1.44$1.49$0.05
2016Detailed filing. Detailed filing data is available for this year.$3.13$4.30$1.17$1.41$1.54$0.13
2015Detailed filing. Detailed filing data is available for this year.$3.32$4.35$1.04$1.39$1.54$0.16
2014Detailed filing. Detailed filing data is available for this year.$3.58$4.46$0.88$1.36$1.45$0.09
2013Detailed filing. Detailed filing data is available for this year.$3.78$4.52$0.74$1.39$1.39$0.01
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.52$4.23$0.71$1.44
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.67$4.27$0.60$1.35
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.87$4.35$0.48$1.31