Civic Intelligence

County Corp

EIN 31-0978908 • 501(c)3 • Dayton, OH

Profile

To improve our greater dayton-montgomery county community by offering affordable housing and economic programs for residents and small businesses.

130 W 2nd Street 1420Dayton, OH 45402

www.countycorp.com

Siviq Scores

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

Liabilities / Assets

69th percentile

0.39x

Higher debt load relative to assets than 69% of similar nonprofits.

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

Liabilities / Revenue

82nd percentile

1.11x

Higher debt load relative to revenue than 82% of similar nonprofits.

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

Net Margin

68th percentile

15%

Higher net margin than 68% of similar nonprofits.

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

Top Officer Pay

Score unavailable

No value available

No filing with officer rows is available for this organization yet.

Asset Growth

27th percentile

-1.5%

Faster asset growth than 27% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2022 to 2024

Revenue Growth

75th percentile

23%

Faster revenue growth than 75% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2022 to 2024

Assets

Down

$22,085,158

Down $1,104,466 (-4.8%) from 2023

Liabilities

Down

$8,580,693

Down $38,640 (-0.4%) from 2023

Net Assets

Down

$13,504,465

Down $1,065,826 (-7.3%) from 2023

Revenue

Up

$7,724,292

Up $2,122,838 (+38%) from 2023

Expenses

Down

$6,573,685

Down $346,012 (-5.0%) from 2023

Net Income

Up

$1,150,607

Up $2,468,850 (+187%) from 2023

Trend Graphs

Balance Sheet Trend

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

$30M$20M$10M$0Assets 2013: $19,433,362Liabilities 2013: $1,720,870Net Assets 2013: $17,712,4922013Assets 2014: $18,596,941Liabilities 2014: $1,486,848Net Assets 2014: $17,110,0932014Assets 2015: $17,904,969Liabilities 2015: $1,210,002Net Assets 2015: $16,694,9672015Assets 2016: $17,027,969Liabilities 2016: $1,130,480Net Assets 2016: $15,897,4892016Assets 2017: $16,874,124Liabilities 2017: $1,772,651Net Assets 2017: $15,101,4732017Assets 2018: $15,660,127Liabilities 2018: $1,591,275Net Assets 2018: $14,068,8522018Assets 2019: $15,853,704Liabilities 2019: $1,472,322Net Assets 2019: $14,381,3822019Assets 2020: $18,040,886Liabilities 2020: $3,095,930Net Assets 2020: $14,944,9562020Assets 2021: $17,636,660Liabilities 2021: $2,951,037Net Assets 2021: $14,685,6232021Assets 2022: $22,742,211Liabilities 2022: $6,860,796Net Assets 2022: $15,881,4152022Assets 2023: $23,189,624Liabilities 2023: $8,619,333Net Assets 2023: $14,570,2912023Assets 2024: $22,085,158Liabilities 2024: $8,580,693Net Assets 2024: $13,504,4652024

Highlighted filing

2024

Assets$22,085,158
Liabilities$8,580,693
Net Assets$13,504,465

Operations Trend

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

$10M$5.0M$0-$5.0MExpenses 2013: $3,057,2492013Revenue 2014: $1,944,319Expenses 2014: $2,546,718Net Income 2014: -$602,3992014Revenue 2015: $2,090,666Expenses 2015: $2,505,792Net Income 2015: -$415,1262015Revenue 2016: $1,542,724Expenses 2016: $2,340,202Net Income 2016: -$797,4782016Revenue 2017: $2,178,002Expenses 2017: $2,974,018Net Income 2017: -$796,0162017Revenue 2018: $2,031,389Expenses 2018: $3,064,010Net Income 2018: -$1,032,6212018Revenue 2019: $3,173,534Expenses 2019: $2,861,004Net Income 2019: $312,5302019Revenue 2020: $3,469,165Expenses 2020: $2,905,591Net Income 2020: $563,5742020Revenue 2021: $2,191,939Expenses 2021: $2,451,272Net Income 2021: -$259,3332021Revenue 2022: $5,088,251Expenses 2022: $3,892,459Net Income 2022: $1,195,7922022Revenue 2023: $5,601,454Expenses 2023: $6,919,697Net Income 2023: -$1,318,2432023Revenue 2024: $7,724,292Expenses 2024: $6,573,685Net Income 2024: $1,150,6072024

Highlighted filing

2024

Revenue$7,724,292
Expenses$6,573,685
Net Income$1,150,607

Filings

Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Oct 1, 2023 to Sep 30, 2024
Signed
Aug 15, 2025
Return Version
2023v6.0
Gross Receipts
$11,739,591
Mission and Program Overview

Mission

To improve our greater dayton-montgomery county community by offering affordable housing and economic programs for residents and small businesses.

Improve the quality of life for montgomery county residents through improved housing opportunities

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$10,006,711$7,800,503▼ $2,206,208
Other Notes and Loans Receivable, Net$5,648,186$6,121,286▲ $473,100
Accounts Receivable$2,361,981$1,905,247▼ $456,734
Pledges and Grants Receivable$750,499$1,739,828▲ $989,329
Cash and Non-Interest-Bearing Accounts$261,910$1,546,109▲ $1,284,199
Investments Program Related$1,228,247$1,436,330▲ $208,083
Savings and Temporary Cash Investments$1,623,937$866,552▼ $757,385
Prepaid Expenses and Deferred Charges$18,088$10,004▼ $8,084
Total Assets$23,189,624$22,085,158▼ $1,104,466
Other Assets Total$1,290,065$659,299▼ $630,766
Liabilities
Mortgage Notes Payable Secured by Investment Property$4,472,998$6,621,926▲ $2,148,928
Accounts Payable and Accrued Expenses$3,917,515$1,277,078▼ $2,640,437
Deferred Revenue$155,535$568,590▲ $413,055
Other Liabilities$73,285$113,099▲ $39,814
Total Liabilities$8,619,333$8,580,693▼ $38,640
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$13,317,878$12,485,996▼ $831,882
Net Assets With Donor Restrictions$1,252,413$1,018,469▼ $233,944
Total Net Assets Fund Balance$14,570,291$13,504,465▼ $1,065,826
Total Liabilities and Net Assets / Fund Balance$23,189,624$22,085,158▼ $1,104,466

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$7,002,419$3,191,577$10,193,996
Land$767,130-$767,130
Equipment$30,954$290,277$321,231
Investment Program Related Org$5,379--
Compensation and Service Providers

Employees

NameTitleFull / Part TimeBaseOtherTotal
Mike GrauwelmanExecutive Director Land Bank-$153,649$35,158$188,807
Stephen D NaasAsst. Secretary/presidentFT$146,118$30,563$176,681
Tracy L SchultzAssistant TreasurerFT$89,692$40,146$129,838
Raymond BlakeVP of HousingFT$102,692$23,040$125,732
Elizabeth BruneAssistant TreasurerFT$67,887$28,576$96,463

Board Members and Trustees

NameTitle
John F Kuntz IiiChair
Bonnie ParishImm. Past Chair
Val BeerbowerVice Chair
Angela Watson Gay Oct-aprTrustee
Anita Schmaltz Oct-aprTrustee
Charles CrawfordTrustee
Judith Thompson Oct-marTrustee
Jyl Hall SmithTrustee
Karlos MarshallTrustee
Lance DetrickTrustee
Marya Rutherford LongTrustee
Nathanael JohnsonTrustee
Stephan GaytkoTrustee
Tom KelleyTrustee
Walt HibnerTrustee
Amanda DavisTrustee (apr-sep)
Angela RahmanTrustee (apr-sep)
Frank PetrieTrustee (apr-sep)
Janet LuckieTrustee (apr-sep)
Karen DemasiTrustee (apr-sep)
Kristina LewisTrustee (apr-sep)
Keith BordersTrustee (jan-sep)
Latisha TaylorTRUSTEE; SEC. (JAN-SEP)
Dave VandercherSecretary (oct-apr)
Cynthia Hatton TepeTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
84 LumberConstruction2621 BRAHMS BLVDD, Dayton, OH 45449$331,693
Chad PurdonConstruction1019 ROUTE 519, Eighty Four, PA 15330$241,571
-Construction10558 FREDERICK PIKE, Vandalia, OH 45377$132,161
Revenue and Support

Revenue Composition

Contributions and Grants
$5,573,159
Program Service Revenue
$2,219,076
Investment Income
$-171,261
Other Revenue
$103,318
All Other Contributions
$2,527,612
Change in Net Assets
$1,150,607

Audited Revenue Reconciliation

Revenue per Audited Statements
$7,724,292
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$1,416,087
Total Revenue per Audited Statements
$9,140,379
Total Revenue per Form 990
$7,724,292
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$3,826,493
Salaries, Compensation, and Employee Benefits$1,537,643
Grants and Similar Amounts Paid$1,209,549
Total Fundraising Expense$30,560
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Grants to Domestic Individuals$1,209,549--$1,209,549
Other Salaries and Wages$757,727$230,586$25,451$1,013,764
Depreciation Depletion$377,070$10,565-$387,635
Current Officers, Directors, Trustees, and Key Employees$268,428--$268,428
Interest$225,540--$225,540
Pension Plan Contributions$145,666$32,775$3,642$182,083
All Other Expenses$171,011$6,429-$177,440
Office Expenses$46,046$93,865-$139,911
Fees for Services Other$62,462$54,370-$116,832
Occupancy$41,238$64,492-$105,730
Payroll Taxes$58,695$13,206$1,467$73,368
Fees for Services Accounting$6,300$58,257-$64,557
Insurance$697$42,688-$43,385
Conferences and Meetings$18,246$9,455-$27,701
Other Expenses$15,755--$15,755
Travel$15,233$149-$15,382
Advertising$11,687$1,169-$12,856
Fees for Services Legal$3,144$519-$3,663
Total Functional Expenses$5,924,600$618,525$30,560$6,573,685

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$7,989,772
Expenses per Audited Statements$6,573,685
Total Expenses per Form 990$6,573,685
Expenses Not Reported on Form 990$1,416,087
Expenses Not Reported on Financial Statements$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
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Interest Payable$113,099
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 A, Line 1A

The organization's governing body has delegated authority to act on its behalf to the executive committee, which is made up of 5 members of the governing body, for the following items: 1) take any action which the board of trustees has specifically authorized, 2) review the performance of the president and recommend his or her compensation and other terms of employment, 3) authorize any expenditure of less than $10,000, and 4) exercise authority delegated by the board of trustees and act upon any other matters incidential to the functions of an executive committee.

Form 990, Part VI, Section A, Line 6

The organization has a single class of members all with equal voting rights. The members elect the members of the governing body, the county corp board of trustees.

Form 990, Part VI, Section A, Line 7A

The organization has a single class of members all with equal voting rights. The members elect the members of the governing body, the county corp board of trustees.

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

An independent accountant prepares form 990 and all required schedules. The return is signed by the president and provided to the board of trustees prior to being filed.

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

All county corp board of trustees and employees are required to read and sign a conflict of interest policy form upon appointment as a new trustee or upon hire as a new employee and annually thereafter. This policy states that the trustee or employee who has a conflict of interest with respect to a matter shall notify the corporation and other trustees present before discussion of such matter begins and abstain from voting in that particular matter. The organization also regularly and consistently monitors the affiliations its trustees and employees have as to assist the trustee or employee in reporting any conflict of interest they may have.

Form 990, Part VI, Section B, Line 15

The process for determining compensation for the organization's president is a function of the executive committee who has the authority to perform mid-year and annual reviews of the president and may award an increase within the parameters of a previously approved allotment for all employees of county corp. The executive committee reviews and recommends for approval to the county corp board of trustees an annual budget that may include an allotment for potential increases which may be disbursed on a merit basis. The personnel committee reviews salary studies and/or salary comparisons of similar organizations and approves any adjustment in salaries or salary ranges as needed for all employees of county corp. The president and managerial employees are responsible for completing mid-year and annual reviews for their employees and increases may be awarded within the parameters of a previously approved allotment for all employees based on merit.

Form 990, Part VI, Section C, Line 19

Documents are made available as required by law.

Filing and Contact Details

Filer

Filer Name
County Corp
EIN
31-0978908
Phone
9372256328
Address
130 W 2ND STREET 1420, DAYTON, OH 45402

Signing Officer

Name
Stephen Naas
Title
President
Phone
9372256328
Signed
2025-08-15
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Stephen Naas
Formed
1979
Legal Domicile
Oh
Voting Board Members
21
Independent Board Members
21
Employees
35
Volunteers
20

Preparer

Firm
Clark Schaefer Hackett & Co
Address
10100 INNOVATION DRIVE, DAYTON, OH 45342
Preparer
Annamarie B Reilly
Phone
9372260070
Supplemental Narrative

Additional Explanations

Form 990, Part III, Line 2

Related organizations, home ownership center and county corp development merged with county corp and county corp took over the execution of the programs.

Form 990, Part III, Line 3

County corp's disaster recovery program, approved by the federal home loan bank of cincinnati to aid homeowners affected by the 2019 memorial day tornadoes, has ended. The carillon home improvement program, funded by cdbg through the city of dayton and administered by county corp, supported exterior repairs and accessibility upgrades for low-income households. It aligned with the carillon-edgemont neighborhood plan's goals for housing stabilization. The program has since ended.

FORM 990, PART XI, LINE 9:

Cumulative change in accounting principle -2,216,433.

FORM 990, PART XII, LINE 2C:

County corp's audit committee is responsible for oversight of the independent audit and selection of the independent auditor. This process is consistent with the prior year.

FORM 990, PART IX, LINES 7, 9, 10 24E & SCHEDULE R, PART V, CODE Q:

Part ix, lines 7, 9, & 10 of form 990 reports the aggregate wages and benefits of county corp and its related organization homestart. The allocated payroll on part ix, line 24e represents the portion of the joint wage and benefit costs that were initially paid by county corp and allocated amongst the organization and related organization for repayment. During 2023, homestart reimbursed county corp for its share of allocated wages and benefits $159,673 .

Financial Statement Notes

PART X, LINE 2:

The organization is exempt from federal income tax under section 501(c)(3) of the internal revenue code. The activities of the organization's single member limited liability companies are included with the activity of the organization for federal tax reporting purposes. Management has determined that any provision for income taxes would not be material.

PART XI, LINE 2D - OTHER ADJUSTMENTS:

Loss on sale of properties grouped with expenses 599,673.

PART XII, LINE 2D - OTHER ADJUSTMENTS:

Loss on sale of properties grouped with expenses 599,673.

SCHEDULE D, PART IV, LINE 9:

County corp answered "yes" to form 990, part iv, line 9 because the organization provides credit counseling services as part of its tax exempt mission. The organization does not have an escrow or custodial account liability neither does the organization serve as a custodian for amounts not listed on its balance sheet in part x.

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IRS990/Desc0HOME OWNERSHIP OPPORTUNITY PROGRAM: COUNTY CORP FACILITATED THE TORNADO SURVIVORS' PATHWAY TO HOMEOWNERSHIP PROGRAM (PATHWAYS). PATHWAYS EVOLVED OUT OF THE MIAMI VALLEY LONG TERM RECOVERY OPERATIONS GROUP'S WORK OF REPAIRING AND REBUILDING HOMES DAMAGED BY THE MEMORIAL DAY 2019 TORNADOES. WORKING CLOSELY WITH MONTGOMERY COUNTY, JURISDICTIONAL LEADERS, VOLUNTEER BUILD TEAMS, AND MANY OTHERS, AN OPPORTUNITY AROSE THAT RESULTED IN CONSTRUCTION AND/OR REHAB OF HOMES FOR OWNER OCCUPANCY. ELIGIBLE APPLICANTS ARE SURVIVORS OF THE 2019 MEMORIAL DAY TORNADOES WHO ARE AT OR BELOW 120% OF THE AREA MEDIAN INCOME (AMI) WITH PRIORITY TO THOSE AT 80% AMI. HOMEOWNERS ARE RECRUITED FROM THE CASE MANAGEMENT FILES OF MIAMI VALLEY LONG-TERM RECOVERY OPERATIONS GROUP TO THE PROGRAM. THESE POTENTIAL HOMEOWNERS DOCUMENT THEIR LOSS OF RENTAL HOUSING IN THE AFTERMATH OF THE 2019 MEMORIAL DAY TORNADOES. COUNTY CORP MARKETS THESE HOMES TO THESE SURVIVORS. IF, AFTER ATTEMPTING TO MARKET THESE HOMES TO THESE SURVIVORS FROM INCEPTION AND UP TO 60 DAYS AFTER OBTAINING AN OCCUPANCY PERMIT, COUNTY CORP WILL MARKET THE HOMES TO ANY INCOME ELIGIBLE HOUSEHOLD AND/OR PURCHASER. THE HOMES ARE LOCATED WITHIN THE TORNADO IMPACTED JURISDICTIONS OF THE CITIES OF DAYTON AND TROTWOOD AND WITHIN HARRISON TOWNSHIP. THE ORGANIZATION PURCHASED OR RECEIVED DONATED LOTS FOR THIS PROGRAM AND COMPLETED CONSTRUCTION OR REHAB ON 19 UNITS TO DATE. ALL HOMES HAD BEEN SOLD BY THE END OF THE FISCAL YEAR ENDED 9/30/2024.COUNTY CORP ALSO ESTABLISHED DAYTON CENTURY HOMES LLC AS A SINGLE PURPOSE ENTITY TO ACQUIRE 100 SINGLE FAMILY HOMES AND THREE UNIMPROVED RESIDENTIAL LOTS, ALL LOCATED WITHIN THE CITY OF DAYTON. THESE HOMES WERE ORIGINALLY DEVELOPED BY THE PRIOR OWNER AS A LOW-INCOME HOUSING TAX CREDIT FUNDED LEASE-TO-PURCHASE COMMUNITY PROVIDING HOMEOWNERSHIP OPPORTUNITIES FOR THE RESIDENTS. THOSE RESIDENTS THAT DO NOT PURSUE HOMEOWNERSHIP WILL REMAIN AS TENANTS.DURING THE FISCAL YEAR ENDED 9/30/2024, FOUR (4) OF THESE HOMES WERE SOLD TO QUALIFYING FIRST-TIME-HOMEBUYER TENANTS.
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