Civic Intelligence

Tipton County Housing Corporation

EIN 31-0889504 • 501(c)4 • Tipton, IN

Profile

Provide low cost housing for low income senior citizens of tipton county

360 N Main StreetTipton, IN 46072

n/A

Siviq Scores

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

Liabilities / Assets

63rd percentile

0.06x

Higher debt load relative to assets than 63% of similar nonprofits.

501(c)4 • $500k-$1M nonprofits • Source year 2024

Liabilities / Revenue

73rd percentile

0.23x

Higher debt load relative to revenue than 73% of similar nonprofits.

501(c)4 • $500k-$1M nonprofits • Source year 2024

Net Margin

48th percentile

5.1%

Higher net margin than 48% of similar nonprofits.

501(c)4 • $500k-$1M nonprofits • Source year 2024

Top Officer Pay

73rd percentile

$0

Higher top officer pay than 73% of similar nonprofits.

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

501(c)4 • $500k-$1M nonprofits • Source year 2024

Asset Growth

35th percentile

-0.9%

Faster asset growth than 35% of similar nonprofits.

501(c)4 • $500k-$1M nonprofits • Annualized from 2023 to 2024

Revenue Growth

73rd percentile

23%

Faster revenue growth than 73% of similar nonprofits.

501(c)4 • $500k-$1M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets63rd percentile

Assets

Down

$958,068

Down $8,922 (-0.9%) from 2023

Liabilities

Down

$60,050

Down $22,185 (-27%) from 2023

Net Assets

Up

$898,018

Up $13,263 (+1.5%) from 2023

Operations
Liabilities / Revenue73rd percentileNet Margin48th percentile

Revenue

Up

$260,501

Up $49,560 (+23%) from 2023

Expenses

Up

$247,238

Up $7,469 (+3.1%) from 2023

Net Income

Up

$13,263

Up $42,091 (+146%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth35th percentile

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

$1.5M$1.0M$500K$0Assets 2010: $510,090Liabilities 2010: $313,829Net Assets 2010: $196,2612010Assets 2011: $492,687Liabilities 2011: $290,557Net Assets 2011: $202,1302011Assets 2012: $486,204Liabilities 2012: $280,568Net Assets 2012: $205,6362012Assets 2013: $458,986Liabilities 2013: $252,117Net Assets 2013: $206,8692013Assets 2014: $445,203Liabilities 2014: $234,329Net Assets 2014: $210,8742014Assets 2015: $429,308Liabilities 2015: $222,786Net Assets 2015: $206,5222015Assets 2016: $457,992Liabilities 2016: $200,491Net Assets 2016: $257,5012016Assets 2017: $1,197,682Liabilities 2017: $249,609Net Assets 2017: $948,0732017Assets 2018: $1,093,748Liabilities 2018: $165,855Net Assets 2018: $927,8932018Assets 2019: $1,075,175Liabilities 2019: $149,132Net Assets 2019: $926,0432019Assets 2020: $1,059,682Liabilities 2020: $138,082Net Assets 2020: $921,6002020Assets 2021: $1,051,259Liabilities 2021: $118,989Net Assets 2021: $932,2702021Assets 2022: $1,012,692Liabilities 2022: $99,777Net Assets 2022: $912,9152022Assets 2023: $966,990Liabilities 2023: $82,235Net Assets 2023: $884,7552023Assets 2024: $958,068Liabilities 2024: $60,050Net Assets 2024: $898,0182024

Highlighted filing

2024

Assets$958,068
Liabilities$60,050
Net Assets$898,018
Open 2024 Filing

Operations Trend

Revenue Growth73rd percentile

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

$800K$600K$400K$200K$0-$200KExpenses 2010: $63,2272010Expenses 2011: $62,2112011Expenses 2012: $60,5802012Revenue 2013: $77,841Expenses 2013: $76,608Net Income 2013: $1,2332013Revenue 2014: $41,119Expenses 2014: $36,738Net Income 2014: $4,3812014Revenue 2015: $32,706Expenses 2015: $37,058Net Income 2015: -$4,3522015Revenue 2016: $89,612Expenses 2016: $38,635Net Income 2016: $50,9772016Revenue 2017: $731,920Expenses 2017: $41,348Net Income 2017: $690,5722017Revenue 2018: $22,214Expenses 2018: $42,394Net Income 2018: -$20,1802018Revenue 2019: $40,727Expenses 2019: $42,577Net Income 2019: -$1,8502019Revenue 2020: $27,670Expenses 2020: $32,111Net Income 2020: -$4,4412020Revenue 2021: $42,495Expenses 2021: $31,832Net Income 2021: $10,6632021Revenue 2022: $28,287Expenses 2022: $31,188Net Income 2022: -$2,9012022Revenue 2023: $210,941Expenses 2023: $239,769Net Income 2023: -$28,8282023Revenue 2024: $260,501Expenses 2024: $247,238Net Income 2024: $13,2632024

Highlighted filing

2024

Revenue$260,501
Expenses$247,238
Net Income$13,263
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$958,068
Liabilities
$60,050
Net assets
$898,018
Revenue
$260,501
Expenses
$247,238
Net income
$13,263
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$0.96$0.06$0.90$0.26$0.25$0.01
2023Detailed filing. Detailed filing data is available for this year.$0.97$0.08$0.88$0.21$0.24$0.03
2022Detailed filing. Detailed filing data is available for this year.$1.01$0.10$0.91$0.03$0.03$0.00
2021Detailed filing. Detailed filing data is available for this year.$1.05$0.12$0.93$0.04$0.03$0.01
2020Detailed filing. Detailed filing data is available for this year.$1.06$0.14$0.92$0.03$0.03$0.00
2019Detailed filing. Detailed filing data is available for this year.$1.08$0.15$0.93$0.04$0.04$0.00
2018Detailed filing. Detailed filing data is available for this year.$1.09$0.17$0.93$0.02$0.04$0.02
2017Detailed filing. Detailed filing data is available for this year.$1.20$0.25$0.95$0.73$0.04$0.69
2016Detailed filing. Detailed filing data is available for this year.$0.46$0.20$0.26$0.09$0.04$0.05
2015Detailed filing. Detailed filing data is available for this year.$0.43$0.22$0.21$0.03$0.04$0.00
2014Detailed filing. Detailed filing data is available for this year.$0.45$0.23$0.21$0.04$0.04$0.00
2013Detailed filing. Detailed filing data is available for this year.$0.46$0.25$0.21$0.08$0.08$0.00
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.49$0.28$0.21$0.06
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.49$0.29$0.20$0.06
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.51$0.31$0.20$0.06
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Jun 18, 2025
Return Version
2024v5.1
Gross Receipts
$260,501
Mission and Program Overview

Mission

Provide low cost housing for low income senior citizens of Tipton County

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$901,815$858,304▼ $43,511
Cash and Non-Interest-Bearing Accounts$7,958$38,009▲ $30,051
Accounts Receivable$769$1,261▲ $492
Total Assets$966,990$958,068▼ $8,922
Other Assets Total$56,448$60,494▲ $4,046
Liabilities
Mortgage Notes Payable Secured by Investment Property$56,813$42,503▼ $14,310
Other Liabilities$15,601$12,584▼ $3,017
Accounts Payable and Accrued Expenses$9,821$4,963▼ $4,858
Total Liabilities$82,235$60,050▼ $22,185
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$884,755$898,018▲ $13,263
Total Net Assets Fund Balance$884,755$898,018▲ $13,263
Total Liabilities and Net Assets / Fund Balance$966,990$958,068▼ $8,922

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$787,731$991,048$1,778,779
Equipment$9,073$56,984$66,057
Land$61,500-$61,500
Other Assets Org$48,239--
Compensation and Service Providers
Top Officer Pay73rd percentile

Board Members and Trustees

NameTitle
Dan StraubPresident
David VorisVice-president
Lavella BillsBoard Member
Mike AtkissonBoard Member
Ralph KauffmanBoard Member
Rex BoyerBoard Member
Tim HensleyBoard Member
Tom DolesalSecretary
Nancy NicholsonTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$251,169
Investment Income
$22
Other Revenue
$9,310
Change in Net Assets
$13,263
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$216,978
Salaries, Compensation, and Employee Benefits$30,260
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$43,511--$43,511
Occupancy$42,606--$42,606
Fees for Services Management-$39,760-$39,760
Other Salaries and Wages$27,937--$27,937
Insurance$20,696--$20,696
Office Expenses-$7,414-$7,414
All Other Expenses$4,790$1,364-$6,154
Other Expenses$4,962--$4,962
Fees for Services Accounting-$4,750-$4,750
Payroll Taxes$2,295--$2,295
Interest$490--$490
Other Employee Benefits$28--$28
Total Functional Expenses$193,950$53,288$0$247,238
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
Tenant Security Deposits$11,600
Tenant Prepaid Rent$950
Accrued Interest$34
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
Yes
Audit committee
No
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, Part VI, Section A, Line 3

“The apartments are managed by justus property management, inc.”

Form 990, Part VI, Section A, Line 8B

“There are no committees, only board of directors.”

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

“Organization's process to review form 990 the return was reveiwed by the treasurer”

Form 990, Part VI, Section C, Line 19

“Governing documents disclosure explanation there are no policies.”

Filing and Contact Details

Filer

Filer Name
Tipton County Housing Corporation
EIN
31-0889504
Phone
3178344756
Address
360 N MAIN STREET, TIPTON, IN 46072

Signing Officer

Name
Nancy Nicholson
Title
Treasurer
Phone
3178344756
Signed
2025-06-18
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Nancy Nicholson
Formed
1974
Legal Domicile
In
Voting Board Members
9
Independent Board Members
9
Employees
0
Volunteers
9

Preparer

Firm
AGRESTA STORMS & O'LEARY PC
Address
5140 COMMERCE CIRCLE, INDIANAPOLIS, IN 46237
Preparer
Jennifer Laplante CPA
Phone
3177809850
Raw XML Appendix381 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/PayrollTaxesGrp/ProgramServicesAmt02295
IRS990/PayrollTaxesGrp/TotalAmt02295
IRS990/PoliticalCampaignActyInd00
IRS990/PrincipalOfficerNm0NANCY NICHOLSON
IRS990/ProfessionalFundraisingInd00
IRS990/ProgramServiceRevenueGrp/BusinessCd0531110
IRS990/ProgramServiceRevenueGrp/BusinessCd1531110
IRS990/ProgramServiceRevenueGrp/Desc0RENTAL INCOME
IRS990/ProgramServiceRevenueGrp/Desc1RENTAL ASSISTANCE
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt0218825
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt132344
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt0218825
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt132344
IRS990/ProhibitedTaxShelterTransInd00
IRS990/PYBenefitsPaidToMembersAmt00
IRS990/PYContributionsGrantsAmt00
IRS990/PYExcessBenefitTransInd00
IRS990/PYGrantsAndSimilarPaidAmt00
IRS990/PYInvestmentIncomeAmt027
IRS990/PYOtherExpensesAmt0215918
IRS990/PYOtherRevenueAmt0931
IRS990/PYProgramServiceRevenueAmt0209983
IRS990/PYRevenuesLessExpensesAmt0-28828
IRS990/PYSalariesCompEmpBnftPaidAmt023851
IRS990/PYTotalExpensesAmt0239769
IRS990/PYTotalProfFndrsngExpnsAmt00
IRS990/PYTotalRevenueAmt0210941
IRS990/QuidProQuoContributionsInd00
IRS990/ReconcilationRevenueExpnssAmt013263
IRS990/RelatedEntityInd00
IRS990/RelatedOrganizationCtrlEntInd00
IRS990/ReportInvestmentsOtherSecInd00
IRS990/ReportLandBuildingEquipmentInd01
IRS990/ReportOtherAssetsInd01
IRS990/ReportOtherLiabilitiesInd01
IRS990/ReportProgramRelatedInvstInd00
IRS990/RevenueAmt0260479
IRS990/ScheduleBRequiredInd00
IRS990ScheduleD/BuildingsGrp/BookValueAmt0787731
IRS990ScheduleD/BuildingsGrp/DepreciationAmt0991048
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt01778779
IRS990ScheduleD/EquipmentGrp/BookValueAmt09073
IRS990ScheduleD/EquipmentGrp/DepreciationAmt056984
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt066057
IRS990ScheduleD/LandGrp/BookValueAmt061500
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt061500
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt012255
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt148239
IRS990ScheduleD/OtherAssetsOrgGrp/Desc0SECURITY DEPOSITS
IRS990ScheduleD/OtherAssetsOrgGrp/Desc1RESTRICTED DEPOSITS AND RESERVES
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt011600
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt1950
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt234
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0TENANT SECURITY DEPOSITS
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1TENANT PREPAID RENT
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc2ACCRUED INTEREST
IRS990ScheduleD/TotalBookValueLandBuildingsAmt0858304
IRS990ScheduleD/TotalBookValueOtherAssetsAmt060494
IRS990ScheduleD/TotalLiabilityAmt012584
IRS990/ScheduleJRequiredInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE APARTMENTS ARE MANAGED BY JUSTUS PROPERTY MANAGEMENT, INC.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THERE ARE NO COMMITTEES, ONLY BOARD OF DIRECTORS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2ORGANIZATION'S PROCESS TO REVIEW FORM 990 THE RETURN WAS REVEIWED BY THE TREASURER
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3GOVERNING DOCUMENTS DISCLOSURE EXPLANATION THERE ARE NO POLICIES.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION A, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION A, LINE 8B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PART VI, SECTION C, LINE 19
IRS990/SchoolOperatingInd00
IRS990/SignificantChangeInd00
IRS990/SignificantNewProgramSrvcInd00
IRS990/StatesWhereCopyOfReturnIsFldCd0IN
IRS990/SubjectToExcsTaxNetInvstIncInd00
IRS990/SubjectToProxyTaxInd00
IRS990/SubjToTaxRmnrtnExPrchtPymtInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TerminateOperationsInd00
IRS990/TotalAssetsBOYAmt0966990
IRS990/TotalAssetsEOYAmt0958068
IRS990/TotalAssetsGrp/BOYAmt0966990
IRS990/TotalAssetsGrp/EOYAmt0958068
IRS990/TotalCompGreaterThan150KInd00
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt053288
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt0193950
IRS990/TotalFunctionalExpensesGrp/TotalAmt0247238
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt082235
IRS990/TotalLiabilitiesEOYAmt060050
IRS990/TotalLiabilitiesGrp/BOYAmt082235
IRS990/TotalLiabilitiesGrp/EOYAmt060050
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt0884755
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt0898018
IRS990/TotalOtherCompensationAmt00
IRS990/TotalProgramServiceExpensesAmt0193950
IRS990/TotalProgramServiceRevenueAmt0251169
IRS990/TotalReportableCompFromOrgAmt00
IRS990/TotalRevenueGrp/ExclusionAmt022
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0260479
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0260501
IRS990/TotalRevenueGrp/UnrelatedBusinessRevenueAmt00
IRS990/TotalVolunteersCnt09
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt0966990
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt0958068
IRS990/TotReportableCompRltdOrgAmt00
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd00
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt0360 N MAIN STREET
IRS990/USAddress/CityNm0TIPTON
IRS990/USAddress/StateAbbreviationCd0IN
IRS990/USAddress/ZIPCd046072
IRS990/VotingMembersGoverningBodyCnt09
IRS990/VotingMembersIndependentCnt09
IRS990/WebsiteAddressTxt0N/A
IRS990/WhistleblowerPolicyInd00
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd01
ReturnHeader/BusinessOfficerGrp/PersonNm0NANCY NICHOLSON
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0TREASURER
ReturnHeader/BusinessOfficerGrp/PhoneNum03178344756
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-06-18
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0TIPTON COUNTY HOUSING CORPORATION
ReturnHeader/Filer/BusinessNameControlTxt0TIPT
ReturnHeader/Filer/EIN0310889504
ReturnHeader/Filer/PhoneNum03178344756
ReturnHeader/Filer/USAddress/AddressLine1Txt0360 N MAIN STREET
ReturnHeader/Filer/USAddress/CityNm0TIPTON
ReturnHeader/Filer/USAddress/StateAbbreviationCd0IN
ReturnHeader/Filer/USAddress/ZIPCd046072
ReturnHeader/IRSResponsiblePrtyInfoCurrInd01
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0562353893
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0AGRESTA STORMS & O'LEARY PC
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt05140 COMMERCE CIRCLE
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0INDIANAPOLIS
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0IN
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd046237
ReturnHeader/PreparerPersonGrp/PhoneNum03177809850
ReturnHeader/PreparerPersonGrp/PreparationDt02025-06-18
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0JENNIFER LAPLANTE CPA
ReturnHeader/ReturnTs02025-06-19T10:15:51-05:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02024-01-01
ReturnHeader/TaxPeriodEndDt02024-12-31
ReturnHeader/TaxYr02024

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