Civic Intelligence

Village Housing Development Fund Corporation

EIN 31-1619096 • 501(c)3 • New York, NY

Profile

Vhdfc operates a medicaid assisted living, independent living, and enriched housing program. Services include assistance with activities of daily living, medication assistance, housekeeping, a dynamic activities program, and restaurant-style meals. In 2023, vhdfc provided housing, food, and care for over 30,655 resident days.

120 Broadway 2840New York, NY 10271

www.villagecare.org

Siviq Scores

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

Liabilities / Assets

82nd percentile

1.23x

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

NTEE L • $5M-$10M nonprofits • Source year 2024

Liabilities / Revenue

46th percentile

1.78x

Higher debt load relative to revenue than 46% of similar nonprofits.

NTEE L • $5M-$10M nonprofits • Source year 2024

Net Margin

54th percentile

0.6%

Higher net margin than 54% of similar nonprofits.

NTEE L • $5M-$10M nonprofits • Source year 2024

Top Officer Pay

99th percentile

$1,673,656

Higher top officer pay than 99% of similar nonprofits.

Top officer pay equals 27.8% of source-year revenue.

NTEE L • $5M-$10M nonprofits • Source year 2024

Asset Growth

25th percentile

-3.1%

Faster asset growth than 25% of similar nonprofits.

NTEE L • $5M-$10M nonprofits • Annualized from 2023 to 2024

Revenue Growth

44th percentile

2.8%

Faster revenue growth than 44% of similar nonprofits.

NTEE L • $5M-$10M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets82nd percentile

Assets

Down

$8,685,113

Down $274,762 (-3.1%) from 2023

Liabilities

Down

$10,722,161

Down $308,381 (-2.8%) from 2023

Net Assets

Up

-$2,037,048

Up $33,619 (+1.6%) from 2023

Operations
Liabilities / Revenue46th percentileNet Margin54th percentile

Revenue

Up

$6,023,121

Up $163,963 (+2.8%) from 2023

Expenses

Up

$5,989,502

Up $155,997 (+2.7%) from 2023

Net Income

Up

$33,619

Up $7,966 (+31%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth25th percentile

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

$20M$10M$0-$10MAssets 2010: $13,666,654Liabilities 2010: $17,708,923Net Assets 2010: -$4,042,2692010Assets 2011: $13,239,195Liabilities 2011: $13,866,758Net Assets 2011: -$627,5632011Assets 2012: $12,945,389Liabilities 2012: $14,542,971Net Assets 2012: -$1,597,5822012Assets 2013: $11,987,313Liabilities 2013: $14,215,559Net Assets 2013: -$2,228,2462013Assets 2014: $11,747,086Liabilities 2014: $13,250,724Net Assets 2014: -$1,503,6382014Assets 2015: $11,370,765Liabilities 2015: $13,128,756Net Assets 2015: -$1,757,9912015Assets 2016: $11,225,179Liabilities 2016: $13,296,719Net Assets 2016: -$2,071,5402016Assets 2017: $11,050,295Liabilities 2017: $13,586,888Net Assets 2017: -$2,536,5932017Assets 2019: $10,800,102Liabilities 2019: $12,896,422Net Assets 2019: -$2,096,3202019Assets 2020: $11,707,072Liabilities 2020: $13,803,392Net Assets 2020: -$2,096,3202020Assets 2021: $14,049,101Liabilities 2021: $16,145,421Net Assets 2021: -$2,096,3202021Assets 2022: $10,098,334Liabilities 2022: $12,194,654Net Assets 2022: -$2,096,3202022Assets 2023: $8,959,875Liabilities 2023: $11,030,542Net Assets 2023: -$2,070,6672023Assets 2024: $8,685,113Liabilities 2024: $10,722,161Net Assets 2024: -$2,037,0482024

Highlighted filing

2024

Assets$8,685,113
Liabilities$10,722,161
Net Assets-$2,037,048
Open 2024 Filing

Operations Trend

Revenue Growth44th percentile

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

$8.0M$6.0M$4.0M$2.0M$0-$2.0MExpenses 2010: $3,843,5132010Expenses 2011: $3,908,6552011Expenses 2012: $4,472,6052012Revenue 2013: $3,677,135Expenses 2013: $4,307,799Net Income 2013: -$630,6642013Revenue 2014: $3,872,784Expenses 2014: $4,469,216Net Income 2014: -$596,4322014Revenue 2015: $4,417,115Expenses 2015: $4,671,468Net Income 2015: -$254,3532015Revenue 2016: $4,505,246Expenses 2016: $4,818,795Net Income 2016: -$313,5492016Revenue 2017: $4,528,053Expenses 2017: $4,993,106Net Income 2017: -$465,0532017Revenue 2019: $6,317,200Expenses 2019: $5,133,178Net Income 2019: $1,184,0222019Revenue 2020: $6,596,699Expenses 2020: $6,596,699Net Income 2020: $02020Revenue 2021: $5,851,197Expenses 2021: $5,851,197Net Income 2021: $02021Revenue 2022: $5,912,679Expenses 2022: $5,912,679Net Income 2022: $02022Revenue 2023: $5,859,158Expenses 2023: $5,833,505Net Income 2023: $25,6532023Revenue 2024: $6,023,121Expenses 2024: $5,989,502Net Income 2024: $33,6192024

Highlighted filing

2024

Revenue$6,023,121
Expenses$5,989,502
Net Income$33,619
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$8,685,113
Liabilities
$10,722,161
Net assets
-$2,037,048
Revenue
$6,023,121
Expenses
$5,989,502
Net income
$33,619
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$8.69$10.7$2.04$6.02$5.99$0.03
2023Detailed filing. Detailed filing data is available for this year.$8.96$11.0$2.07$5.86$5.83$0.03
2022Detailed filing. Detailed filing data is available for this year.$10.1$12.2$2.10$5.91$5.91$0.00
2021Detailed filing. Detailed filing data is available for this year.$14.0$16.1$2.10$5.85$5.85$0.00
2020Detailed filing. Detailed filing data is available for this year.$11.7$13.8$2.10$6.60$6.60$0.00
2019Detailed filing. Detailed filing data is available for this year.$10.8$12.9$2.10$6.32$5.13$1.18
2017Detailed filing. Detailed filing data is available for this year.$11.1$13.6$2.54$4.53$4.99$0.47
2016Detailed filing. Detailed filing data is available for this year.$11.2$13.3$2.07$4.51$4.82$0.31
2015Detailed filing. Detailed filing data is available for this year.$11.4$13.1$1.76$4.42$4.67$0.25
2014Detailed filing. Detailed filing data is available for this year.$11.7$13.3$1.50$3.87$4.47$0.60
2013Detailed filing. Detailed filing data is available for this year.$12.0$14.2$2.23$3.68$4.31$0.63
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$12.9$14.5$1.60$4.47
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$13.2$13.9$0.63$3.91
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$13.7$17.7$4.04$3.84
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 14, 2025
Return Version
2024v5.1
Gross Receipts
$6,023,121
Mission and Program Overview

Mission

Vhdfc operates a medicaid assisted living, independent living, and enriched housing program. Services include assistance with activities of daily living, medication assistance, housekeeping, a dynamic activities program, and restaurant-style meals. In 2020, vhdfc provided housing, food, and care for over 30,000 resident days.

Village housing development fund corporation (vhdfc) operates a medicaid assisted living, independent living, and enriched housing program.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$7,639,539$7,218,315▼ $421,224
Accounts Receivable$248,582$340,745▲ $92,163
Pledges and Grants Receivable$163,132$98,314▼ $64,818
Cash and Non-Interest-Bearing Accounts$48,032$49,252▲ $1,220
Prepaid Expenses and Deferred Charges$5,795$4,636▼ $1,159
Receivable From Disqualified Prsn$0$0→ $0
Receivables From Officers Etc$0$0→ $0
Investments Other Securities$0--
Investments Program Related$0--
Loans From Officers Directors$0$0→ $0
Total Assets$8,959,875$8,685,113▼ $274,762
Other Assets Total$854,795$973,851▲ $119,056
Liabilities
Tax Exempt Bond Liabilities$5,917,014$5,585,931▼ $331,083
Mortgage Notes Payable Secured by Investment Property$4,558,000$4,535,600▼ $22,400
Accounts Payable and Accrued Expenses$532,508$517,406▼ $15,102
Deferred Revenue$23,020$61,157▲ $38,137
Other Liabilities$0$22,067▲ $22,067
Total Liabilities$11,030,542$10,722,161▼ $308,381
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-2,070,667$-2,037,048▲ $33,619
Total Net Assets Fund Balance$-2,070,667$-2,037,048▲ $33,619
Total Liabilities and Net Assets / Fund Balance$8,959,875$8,685,113▼ $274,762

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$5,488,791$11,122,260$16,611,051
Land$1,600,000-$1,600,000
Equipment$129,524$699,374$828,898
Other Assets Org$334,079--
Compensation and Service Providers
Top Officer Pay99th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Sandy D FreelandSVP of Program OperationsPT$265,853$87,876$353,729
Nicole Elaine McKenzieALP Nurse ManagerFT$133,021$11,268$144,289
Darryl HallProgram Services CoordinatorFT$114,584$16,540$131,124

Board Members and Trustees

NameTitle
John W BehreChair
Emma DevitoPresident and CEO
Daniel M FoxDirector
Eleanor S ApplewhaiteDirector
Jim J GardinerDirector
Debra TiradoCFO
Judy ChoiTreasurer
Mary CaracappaTreasurer
Joel LeviVP and General Counsel

Highest Paid Contractors

ContractorServicesLocationCompensation
Atlas Search Health Solutions LLCTemp Agency1540 Broadway, 10th Floor, New York, NY 10036-
Revenue and Support

Revenue Composition

Contributions and Grants
$1,500,706
Program Service Revenue
$4,488,792
Investment Income
$33,623
Other Revenue
$0
All Other Contributions
$41,289
Change in Net Assets
$33,619

Audited Revenue Reconciliation

Revenue per Audited Statements
$6,023,121
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$25,356
Other Revenue Adjustments
$0
Total Revenue per Audited Statements
$6,048,477
Total Revenue per Form 990
$6,023,121
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$3,583,284
Salaries, Compensation, and Employee Benefits$2,406,218
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$1,469,697$196,863-$1,666,560
Fees for Services Other$1,427,004$17,172$0$1,444,176
Depreciation Depletion$641,039$14,420-$655,459
Occupancy$470,994--$470,994
Office Expenses$310,532$88,999-$399,531
Interest$357,362--$357,362
Current Officers, Directors, Trustees, and Key Employees$353,729--$353,729
Other Employee Benefits$153,102$20,325-$173,427
Payroll Taxes$136,594$15,177-$151,771
Fees for Services Management-$80,000-$80,000
Fees for Services Legal-$79,558-$79,558
Other Expenses-$65,177-$65,177
Pension Plan Contributions$52,475$8,256-$60,731
Information Technology-$25,911-$25,911
Fees for Services Accounting-$5,076-$5,076
Conferences and Meetings-$40-$40
Total Functional Expenses$5,372,528$616,974$0$5,989,502

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$6,014,858
Expenses per Audited Statements$5,989,502
Total Expenses per Form 990$5,989,502
Expenses Not Reported on Form 990$25,356
Expenses Not Reported on Financial Statements$0
Other Expense Adjustments$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

Loans and Receivables

Line ItemBeginningEndChange
Loans from Officers, Directors, Trustees, and Key Employees$0$0→ $0
Receivables from Disqualified Persons$0$0→ $0
Receivables from Officers, Directors, Trustees, and Key Employees$0$0→ $0
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Federal Income Taxes$22,067
Due to Third Parties-
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
Yes
Backup withholding compliance
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
Yes
Audited financial statements prepared
Yes
Key decisions subject to board approval
Yes
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Line 6 Classes of members or stockholders

“Village care of new york (vcny) is the sole member of the organization.”

Form 990, Part VI, Line 7A Members or stockholders electing members of governing body

“Village care of new york, as the sole member of the organization has the power to appoint the board of directors.”

Form 990, Part VI, Line 7B Decisions requiring approval by members or stockholders

“Village care of new york, as the sole member of the organization has the power to remove directors with or without cause.”

Form 990, Part VI, Line 11B Review of form 990 by governing body

“The form 990 is distributed to the audit committee and the full board for review and comment prior to filing with the irs. Any issues are resolved prior to filing.”

Form 990, Part VI, Line 12C Conflict of interest policy

“Each board member, principal officer, and member of a committee with board delegating power shall annually sign a conflict of interest statement. The statement is disclosed to village care of new york (vcny) and subsidiaries corporate compliance officer who would report the findings to the vcny board executive committee. If a conflict were to be found, the conflicted person would be recused from matters relating to his/her possible conflict.”

Form 990, Part VI, Line 19 Required documents available to the public

“The village housing development fund corp. Makes available its governing documents, conflict of interest policy and financials statements to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Village Housing Development Fund Corporation
EIN
31-1619096
Phone
2123375710
Address
120 Broadway 2840, New York, NY 10271

Signing Officer

Name
Emma Devito
Title
President and CEO
Phone
2123375710
Signed
2025-11-14
Discuss with paid preparer
Yes

Organization Details

Formed
1998
Legal Domicile
Ny
Voting Board Members
7
Independent Board Members
6
Employees
41
Volunteers
6

Preparer

Firm
Forvis Mazars LLP
Address
135 West 50th Street, New York, NY 10020
Preparer
Aaron Shapiro
Phone
2128127000
Supplemental Narrative

Additional Explanations

Form 990, Part IX, Line 11G Other Fees

“Dietary Services - Total Expense: 925135, Program Service Expense: 925135, Management and General Expenses: , Fundraising Expenses: ; Other - Total Expense: 519041, Program Service Expense: 501869, Management and General Expenses: 17172, Fundraising Expenses: ;”

Financial Statement Notes

Schedule D, Part X, Line 2 ASC 740 Footnotes

“Management has evaluated their income tax positions under the guidance included in asc 740. Based on their review, management has not identitfied any material uncertain tax positions to be recorded or disclosed in the financial statements.”

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IRS990/ActivityOrMissionDesc0VILLAGE HOUSING DEVELOPMENT FUND CORPORATION (VHDFC) OPERATES A MEDICAID ASSISTED LIVING, INDEPENDENT LIVING, AND ENRICHED HOUSING PROGRAM.
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