Civic Intelligence

Brighton Properties Inc

EIN 31-1535241 • 501(c)3 • Newport, KY

Profile

To assist individuals and families in obtaining self-sufficiency by developing housing opportunities that bring stability to families, individuals, and communities.

PO Box 325Newport, KY 41072-0325

www.brightoncenter.com/brightonprop.htm

Siviq Scores

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

Liabilities / Assets

44th percentile

0.13x

Higher debt load relative to assets than 44% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2025

Liabilities / Revenue

82nd percentile

1.13x

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

501(c)3 • $10M-$25M nonprofits • Source year 2025

Net Margin

51st percentile

5.0%

Higher net margin than 51% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2025

Top Officer Pay

56th percentile

$176,542

Higher top officer pay than 56% of similar nonprofits.

Top officer pay equals 11.1% of source-year revenue.

501(c)3 • $10M-$25M nonprofits • Source year 2025

Asset Growth

64th percentile

9.8%

Faster asset growth than 64% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2022 to 2025

Revenue Growth

37th percentile

1.4%

Faster revenue growth than 37% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2022 to 2025

Assets

Up

$14,065,606

Up $3,445,047 (+32%) from 2022

Liabilities

Down

$1,788,931

Down $1,101,308 (-38%) from 2022

Net Assets

Up

$12,276,675

Up $4,546,355 (+59%) from 2022

Revenue

Up

$1,590,009

Up $67,196 (+4.4%) from 2022

Expenses

Up

$1,510,419

Up $197,411 (+15%) from 2022

Net Income

Down

$79,590

Down $130,215 (-62%) from 2022

Trend Graphs

Balance Sheet Trend

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

$15M$10M$5.0M$0Assets 2010: $3,819,561Liabilities 2010: $2,409,843Net Assets 2010: $1,409,7182010Assets 2011: $3,766,651Liabilities 2011: $2,240,039Net Assets 2011: $1,526,6122011Assets 2012: $3,760,362Liabilities 2012: $2,192,233Net Assets 2012: $1,568,1292012Assets 2013: $4,052,011Liabilities 2013: $2,366,102Net Assets 2013: $1,685,9092013Assets 2014: $3,949,762Liabilities 2014: $2,150,744Net Assets 2014: $1,799,0182014Assets 2016: $5,866,793Liabilities 2016: $1,935,535Net Assets 2016: $3,931,2582016Assets 2017: $5,563,318Liabilities 2017: $1,831,445Net Assets 2017: $3,731,8732017Assets 2018: $6,201,234Liabilities 2018: $1,737,388Net Assets 2018: $4,463,8462018Assets 2019: $6,807,259Liabilities 2019: $1,593,845Net Assets 2019: $5,213,4142019Assets 2020: $7,322,230Liabilities 2020: $1,450,894Net Assets 2020: $5,871,3362020Assets 2021: $9,073,645Liabilities 2021: $1,321,838Net Assets 2021: $7,751,8072021Assets 2022: $10,620,559Liabilities 2022: $2,890,239Net Assets 2022: $7,730,3202022Assets 2025: $14,065,606Liabilities 2025: $1,788,931Net Assets 2025: $12,276,6752025

Highlighted filing

2025

Assets$14,065,606
Liabilities$1,788,931
Net Assets$12,276,675

Operations Trend

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

$3.0M$2.0M$1.0M$0-$1.0MExpenses 2010: $1,181,5332010Expenses 2011: $1,060,8182011Expenses 2012: $908,8882012Expenses 2013: $1,178,8872013Revenue 2014: $1,512,985Expenses 2014: $1,399,876Net Income 2014: $113,1092014Revenue 2016: $2,485,275Expenses 2016: $1,024,331Net Income 2016: $1,460,9442016Revenue 2017: $1,064,484Expenses 2017: $1,118,297Net Income 2017: -$53,8132017Revenue 2018: $1,850,840Expenses 2018: $1,132,459Net Income 2018: $718,3812018Revenue 2019: $1,510,821Expenses 2019: $1,116,295Net Income 2019: $394,5262019Revenue 2020: $1,422,432Expenses 2020: $1,175,817Net Income 2020: $246,6152020Revenue 2021: $1,737,340Expenses 2021: $1,096,859Net Income 2021: $640,4812021Revenue 2022: $1,522,813Expenses 2022: $1,313,008Net Income 2022: $209,8052022Revenue 2025: $1,590,009Expenses 2025: $1,510,419Net Income 2025: $79,5902025

Highlighted filing

2025

Revenue$1,590,009
Expenses$1,510,419
Net Income$79,590

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Facts available. Structured filing facts are available, but richer extracted sections are limited.$14.1$1.79$12.3$1.59$1.51$0.08
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$10.6$2.89$7.73$1.52$1.31$0.21
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.07$1.32$7.75$1.74$1.10$0.64
2020Facts available. Structured filing facts are available, but richer extracted sections are limited.$7.32$1.45$5.87$1.42$1.18$0.25
2019Facts available. Structured filing facts are available, but richer extracted sections are limited.$6.81$1.59$5.21$1.51$1.12$0.39
2018Facts available. Structured filing facts are available, but richer extracted sections are limited.$6.20$1.74$4.46$1.85$1.13$0.72
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$5.56$1.83$3.73$1.06$1.12$0.05
2016Detailed filing. Detailed filing data is available for this year.$5.87$1.94$3.93$2.49$1.02$1.46
2014Detailed filing. Detailed filing data is available for this year.$3.95$2.15$1.80$1.51$1.40$0.11
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.05$2.37$1.69$1.18
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.76$2.19$1.57$0.91
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.77$2.24$1.53$1.06
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.82$2.41$1.41$1.18
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Jan 27, 2026
Return Version
2024v5.5
Gross Receipts
$3,013,778
Mission and Program Overview

Mission

To assist individuals and families in obtaining self-sufficiency by developing housing opportunities that bring stability to families, individuals, and communities.

Balance Sheet Detail
LineBeginningEndChange
Assets
Investments Other Securities$6,614,704$6,147,508▼ $467,196
Land, Buildings, and Equipment, Net$4,395,578$4,286,007▼ $109,571
Cash and Non-Interest-Bearing Accounts$2,158,609$1,975,631▼ $182,978
Investments in Publicly Traded Securities$407,679$445,988▲ $38,309
Accounts Receivable$160,290$386,411▲ $226,121
Pledges and Grants Receivable$278,140$267,807▼ $10,333
Prepaid Expenses and Deferred Charges$5,758$6,834▲ $1,076
Total Assets$14,086,611$14,065,606▼ $21,005
Other Assets Total$65,853$549,420▲ $483,567
Liabilities
Mortgage Notes Payable Secured by Investment Property$1,818,135$1,677,026▼ $141,109
Accounts Payable and Accrued Expenses$68,522$111,905▲ $43,383
Total Liabilities$1,886,657$1,788,931▼ $97,726
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$11,610,593$11,432,371▼ $178,222
Net Assets With Donor Restrictions$589,361$844,304▲ $254,943
Total Net Assets Fund Balance$12,199,954$12,276,675▲ $76,721
Total Liabilities and Net Assets / Fund Balance$14,086,611$14,065,606▼ $21,005

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$3,498,208$3,278,147$6,776,355
Land$664,769-$664,769
Leasehold Improvements$113,020$6,570$119,590
Equipment$10,010$83,965$93,975
Other Land Buildings$0$62,490$62,490
Other Securities$1,643,337--
Compensation and Service Providers

Board Members and Trustees

NameTitle
Brian CreccoChair
Caroline WeltzerChair - Exit 06/24
Wonda WinklerPresident and CEO
Susan McDonaldVice Chair
Aaron AndersonDirector
Anthony BradfordDirector
Cheri PadgettDirector
Dawn GraceDirector
Julie SchoepfDirector
Kristie DieringDirector
Stephanie BogenschutzDirector
Billy SantosDirector - Start 07/24
June MillerCfao
Ken MuthSecretary
Robert ArnoldTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$428,875
Program Service Revenue
$1,529,762
Investment Income
$84,962
Other Revenue
$-453,590
All Other Contributions
$133,919
Change in Net Assets
$79,590

Noncash Contribution Practices

Property subject to holding requirements
No
Reviewed unusual noncash gifts
Yes
Third parties used for noncash contributions
No

Noncash Contributions

Contribution TypeContribution CountReported AmountValuation Method
Securities Publicly Traded1$100,992Cost
Total Noncash Contributions1$100,992-

Audited Revenue Reconciliation

Revenue per Audited Statements
$1,589,783
Revenue Not Reported on Financial Statements
$226
Revenue Not Reported on Form 990
$-18,087
Total Revenue per Audited Statements
$1,571,696
Total Revenue per Form 990
$1,590,009
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$807,671
Salaries, Compensation, and Employee Benefits$690,248
Grants and Similar Amounts Paid$12,500
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$523,254--$523,254
Depreciation Depletion$192,685--$192,685
Fees for Services Accounting-$167,586-$167,586
Occupancy$158,869$2,595-$161,464
Fees for Services Other$124,289$18,110-$142,399
Other Employee Benefits$97,918--$97,918
Interest$43,828$12-$43,840
Insurance$40,710$1,077-$41,787
Payroll Taxes$40,693$365-$41,058
Pension Plan Contributions$28,018--$28,018
Other Expenses$9,088$5,495-$14,583
Grants to Domestic Orgs$12,500--$12,500
Office Expenses$780$7,102-$7,882
Fees for Service Investment Mgmnt Fees-$226-$226
Total Functional Expenses$1,307,851$202,568$0$1,510,419

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$1,520,526
Total Expenses per Form 990$1,510,419
Expenses per Audited Statements$1,510,193
Expenses Not Reported on Form 990$10,333
Expenses Not Reported on Financial Statements$226
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Northern Kentucky Area Development DistrictFlorence, KY501c3Program related$12,500
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
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
No
Other officer compensation reviewed
No
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 7A

The board of directors for Brighton Properties, Inc. is appointed by the board of Brighton Center, Inc.

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

Before filing the IRS form 990, the Chief Financial and Administrative Officer sends the IRS form 990 to the board members for their review. Any concerns that the board members have regarding the 990 are addressed.

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

Annually, members of the board of directors complete an information form that includes listing their place of business, other board/organization affiliations, and disclosure of conflict of interest. New board members attend a board orientation meeting where all policies are reviewed. Board members are asked to abstain on any vote where a possible conflict of interest exists. Decisions that need full board approval are typically reviewed at the executive committee meeting that is held monthly; furthermore, the full board meets quarterly. The Board Chair and the President & CEO are present at the executive committee meetings where items that need board approval are discussed. The Board Chair or President & CEO may identify potential conflicts of interests of other board members during the discussion of the items that needs board approval. This conflict of interest will be stated during the full board meeting.

Form 990, Part VI, Section B, line 15

Employee evaluations are completed annually. Each employee is given a merit score based upon his/her performance. The Human Resources Director compiles a confidential report of all employees evaluations which is then given to the Chief Financial and Administrative Officer (CFAO). The CFAO will calculate percentage increases for employees using information from the evaluation report, the agency budget, and the employee's earnings during the fiscal year. The CFAO reviews the percentage increases with the President& CEO and the Vice President. The President & CEO, Vice President and CFAO approve the agency wide percentage increase and employees typically receive their salary increases on July 1 of each year. Typically, the Human Resources Director conducts an executive compensation comparison by reviewing wage and benefit survey reports from a third party. The Human Resources Director creates a confidential executive compensation comparison report for review by the Brighton Center Executive Committee. The Brighton Center Board Chair reports to the Brighton Center Executive Committee of the Board of Directors the compensation comparison review.

Form 990, Part VI, Section C, line 18

The 990 is available on Brighton Center's Website www.brightoncenter.com.

Form 990, Part VI, Section C, line 19

All staff and board members have access to governing documents, conflict of interest policy, and financial statements at all times. Brighton Center publicizes an annual report that includes the year end program and financial results. This annual report is distributed to the general public. The audited financial statements are sent to funders and the Better Business Bureau. The 990 is available on Brighton Center's Website www.brightoncenter.com.

Filing and Contact Details

Filer

Filer Name
Brighton Properties Inc
EIN
31-1535241
Phone
8594918303
Address
PO Box 325, Newport, KY 41072-0325

Signing Officer

Name
Wonda Winkler
Title
President & CEO
Phone
8594918303
Signed
2026-01-27
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Wonda Winkler
Formed
1997
Legal Domicile
Ky
Voting Board Members
12
Independent Board Members
12
Employees
14
Volunteers
151

Preparer

Firm
Barnes Dennig & Co LTD
Address
2617 Legends Way Suite 100, Crestview Hills, KY 41017
Preparer
Paula Hume
Phone
8593446400
Supplemental Narrative

Additional Explanations

Form 990, Part XI, line 9:

Change in limited partnership interest -42,112. Transfer of Net Assets from related party 25,551.

Form 990, Part XII, Line 2C:

The organization did not change its oversight or selection process during the current tax year.

Financial Statement Notes

Part X, Line 2:

Brighton Properties is exempt from income taxes under Section 501 of the Internal Revenue Code and a similar provision of Kentucky law. However, the Organization is subject to federal income tax on any unrelated business taxable income. Brighton Properties's IRS Form 990 is subject to review and examination by federal and state authorities. The Organization believes it has appropriate support for any tax positions taken, and therefore, does not have any uncertain income tax positions that are material to the financial statements.

Part XI, Line 2D - Other Adjustments:

Change in limited partnership interest -42,112.

Raw XML AppendixShowing 400 of 786 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/Desc0PROPERTY MANAGEMENT effectively manages rental properties that ensure decent, safe, high-quality, income-aligned, and accessible living conditions; and develops and maintains quality service environments that assist Brighton Center in achieving its mission. Brighton Properties owns and maintains 9 service facilities housing Brighton Center programs ranging from emergency assistance to emergency shelter, 8 properties with a total of 101 housing units for individuals and families and those with disabilities and oversees 3 additional multi-family properties with a total of 207 units for older adults.
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IRS990/Form990PartVIISectionAGrp/PersonNm2Stephanie Bogenschutz
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IRS990/Form990PartVIISectionAGrp/TitleTxt2Director
IRS990/Form990PartVIISectionAGrp/TitleTxt3Director
IRS990/Form990PartVIISectionAGrp/TitleTxt4Director
IRS990/Form990PartVIISectionAGrp/TitleTxt5Director
IRS990/Form990PartVIISectionAGrp/TitleTxt6Director
IRS990/Form990PartVIISectionAGrp/TitleTxt7Director - Start 07/24
IRS990/Form990PartVIISectionAGrp/TitleTxt8Secretary
IRS990/Form990PartVIISectionAGrp/TitleTxt9Treasurer
IRS990/Form990PartVIISectionAGrp/TitleTxt10Vice Chair
IRS990/Form990PartVIISectionAGrp/TitleTxt11Chair
IRS990/Form990PartVIISectionAGrp/TitleTxt12Chair - Exit 06/24
IRS990/Form990PartVIISectionAGrp/TitleTxt13President and CEO
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IRS990/ProgSrvcAccomActy2Grp/Desc0HOUSING DEVELOPMENT is active in convening regional partners to create a strategic response to address housing needs at all income levels, developing housing for both rental and purchase that is income-aligned targeting low to moderate income households, as well as rehabilitating existing housing.
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IRS990ScheduleD/DonatedServicesUseFcltsAmt010333
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IRS990ScheduleD/LeaseholdImprovementsGrp/OtherCostOrOtherBasisAmt0119590
IRS990ScheduleD/NetUnrealizedGainsInvstAmt024025

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