Civic Intelligence

American Family Housing

EIN 33-0071782 • 501(c)3 • Midway City, CA

Profile

American family housing provides a continuum of housing and an array of services to support homeless and low-income families and adults to secure a stable home, to be an active part of their community, and to achieve a self-sustaining way of life.

15161 Jackson StMidway City, CA 92655

www.afhusa.org

Siviq Scores

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

Liabilities / Assets

91st percentile

0.96x

Higher debt load relative to assets than 91% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Liabilities / Revenue

92nd percentile

3.87x

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

501(c)3 • $50M-$100M nonprofits • Source year 2024

Net Margin

35th percentile

0.3%

Higher net margin than 35% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Top Officer Pay

38th percentile

$289,146

Higher top officer pay than 38% of similar nonprofits.

Top officer pay equals 1.2% of source-year revenue.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Asset Growth

46th percentile

4.9%

Faster asset growth than 46% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Revenue Growth

86th percentile

54%

Faster revenue growth than 86% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets91st percentile

Assets

Up

$98,048,565

Up $4,604,960 (+4.9%) from 2023

Liabilities

Up

$93,925,077

Up $4,485,026 (+5.0%) from 2023

Net Assets

Up

$4,123,488

Up $119,934 (+3.0%) from 2023

Operations
Liabilities / Revenue92nd percentileNet Margin35th percentile

Revenue

Up

$24,264,460

Up $8,474,960 (+54%) from 2023

Expenses

Up

$24,201,714

Up $7,793,198 (+47%) from 2023

Net Income

Up

$62,746

Up $681,762 (+110%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth46th percentile

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

$100M$50M$0Assets 2012: $21,578,564Liabilities 2012: $18,373,771Net Assets 2012: $3,204,7932012Assets 2013: $21,731,798Liabilities 2013: $18,392,530Net Assets 2013: $3,339,2682013Assets 2014: $22,828,022Liabilities 2014: $18,436,088Net Assets 2014: $4,391,9342014Assets 2015: $22,422,306Liabilities 2015: $18,218,940Net Assets 2015: $4,203,3662015Assets 2016: $26,203,662Liabilities 2016: $21,394,729Net Assets 2016: $4,808,9332016Assets 2017: $27,032,097Liabilities 2017: $22,448,676Net Assets 2017: $4,583,4212017Assets 2018: $27,423,125Liabilities 2018: $22,916,901Net Assets 2018: $4,506,2242018Assets 2019: $34,537,439Liabilities 2019: $30,172,614Net Assets 2019: $4,364,8252019Assets 2020: $36,157,071Liabilities 2020: $31,483,372Net Assets 2020: $4,673,6992020Assets 2021: $30,863,211Liabilities 2021: $25,611,693Net Assets 2021: $5,251,5182021Assets 2022: $31,362,788Liabilities 2022: $26,802,704Net Assets 2022: $4,560,0842022Assets 2023: $93,443,605Liabilities 2023: $89,440,051Net Assets 2023: $4,003,5542023Assets 2024: $98,048,565Liabilities 2024: $93,925,077Net Assets 2024: $4,123,4882024

Highlighted filing

2024

Assets$98,048,565
Liabilities$93,925,077
Net Assets$4,123,488
Open 2024 Filing

Operations Trend

Revenue Growth86th percentile

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

$30M$20M$10M$0-$10MExpenses 2012: $4,377,9172012Revenue 2013: $4,743,697Expenses 2013: $4,609,222Net Income 2013: $134,4752013Revenue 2014: $6,275,292Expenses 2014: $4,832,833Net Income 2014: $1,442,4592014Revenue 2015: $4,256,558Expenses 2015: $4,445,126Net Income 2015: -$188,5682015Revenue 2016: $4,412,313Expenses 2016: $3,875,498Net Income 2016: $536,8152016Revenue 2017: $5,057,141Expenses 2017: $5,282,653Net Income 2017: -$225,5122017Revenue 2018: $5,397,977Expenses 2018: $5,475,174Net Income 2018: -$77,1972018Revenue 2019: $6,965,435Expenses 2019: $7,106,834Net Income 2019: -$141,3992019Revenue 2020: $9,239,936Expenses 2020: $8,931,062Net Income 2020: $308,8742020Revenue 2021: $13,031,401Expenses 2021: $12,453,582Net Income 2021: $577,8192021Revenue 2022: $13,794,312Expenses 2022: $14,339,484Net Income 2022: -$545,1722022Revenue 2023: $15,789,500Expenses 2023: $16,408,516Net Income 2023: -$619,0162023Revenue 2024: $24,264,460Expenses 2024: $24,201,714Net Income 2024: $62,7462024

Highlighted filing

2024

Revenue$24,264,460
Expenses$24,201,714
Net Income$62,746
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$98,048,565
Liabilities
$93,925,077
Net assets
$4,123,488
Revenue
$24,264,460
Expenses
$24,201,714
Net income
$62,746
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$98.0$93.9$4.12$24.3$24.2$0.06
2023Detailed filing. Detailed filing data is available for this year.$93.4$89.4$4.00$15.8$16.4$0.62
2022Detailed filing. Detailed filing data is available for this year.$31.4$26.8$4.56$13.8$14.3$0.55
2021Detailed filing. Detailed filing data is available for this year.$30.9$25.6$5.25$13.0$12.5$0.58
2020Detailed filing. Detailed filing data is available for this year.$36.2$31.5$4.67$9.24$8.93$0.31
2019Detailed filing. Detailed filing data is available for this year.$34.5$30.2$4.36$6.97$7.11$0.14
2018Detailed filing. Detailed filing data is available for this year.$27.4$22.9$4.51$5.40$5.48$0.08
2017Detailed filing. Detailed filing data is available for this year.$27.0$22.4$4.58$5.06$5.28$0.23
2016Detailed filing. Detailed filing data is available for this year.$26.2$21.4$4.81$4.41$3.88$0.54
2015Detailed filing. Detailed filing data is available for this year.$22.4$18.2$4.20$4.26$4.45$0.19
2014Detailed filing. Detailed filing data is available for this year.$22.8$18.4$4.39$6.28$4.83$1.44
2013Detailed filing. Detailed filing data is available for this year.$21.7$18.4$3.34$4.74$4.61$0.13
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$21.6$18.4$3.20$4.38
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 17, 2025
Return Version
2024v5.2
Gross Receipts
$24,564,229
Mission and Program Overview

Mission

To provide emergency, transitional and permanent housing, as well as education, consulting, and job training for homeless and low-income adults and families who want to work to improve their lives and become self-supporting members of society.

American family housing is a non-profit affordable housing developer with a continuum of services to ensure individuals and families attain and maintain permanent housing.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$82,411,191$80,557,027▼ $1,854,164
Cash and Non-Interest-Bearing Accounts$2,017,090$3,395,079▲ $1,377,989
Pledges and Grants Receivable$1,815,448$3,055,645▲ $1,240,197
Savings and Temporary Cash Investments$634,775$1,234,695▲ $599,920
Accounts Receivable$764,822$288,111▼ $476,711
Prepaid Expenses and Deferred Charges$407,182$235,601▼ $171,581
Other Notes and Loans Receivable, Net$0$0→ $0
Receivable From Disqualified Prsn$0$0→ $0
Receivables From Officers Etc$0$0→ $0
Investments Other Securities$0$0→ $0
Investments Program Related$0$0→ $0
Investments in Publicly Traded Securities$0$0→ $0
Intangible Assets$0$0→ $0
Inventories for Sale or Use$0$0→ $0
Loans From Officers Directors$0$0→ $0
Total Assets$92,022,596$98,048,565▲ $6,025,969
Other Assets Total$3,972,088$9,282,407▲ $5,310,319
Liabilities
Mortgage Notes Payable Secured by Investment Property$44,831,140$46,983,885▲ $2,152,745
Other Liabilities$40,382,335$42,079,389▲ $1,697,054
Accounts Payable and Accrued Expenses$2,502,030$4,861,803▲ $2,359,773
Deferred Revenue$246,349$0▼ $246,349
Grants Payable$0$0→ $0
Unsecured Notes Loans Payable$0$0→ $0
Escrow Account Liability$0$0→ $0
Tax Exempt Bond Liabilities$0$0→ $0
Total Liabilities$87,961,854$93,925,077▲ $5,963,223
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$3,980,742$3,043,488▼ $937,254
Net Assets With Donor Restrictions$80,000$1,080,000▲ $1,000,000
Total Net Assets Fund Balance$4,060,742$4,123,488▲ $62,746
Total Liabilities and Net Assets / Fund Balance$92,022,596$98,048,565▲ $6,025,969

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$47,459,652$10,791,129$58,250,781
Land$30,054,770-$28,844,048
Leasehold Improvements$2,091,747$872,863$2,964,610
Other Land Buildings$950,858$412,826$1,363,684
Other Assets Org$88,975--
Compensation and Service Providers
Top Officer Pay38th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Myles A Peinemann IIChief executive officerFT$273,029$16,117$289,146
Ryan LehmanSenior Director of Real EstateFT$240,702$12,373$253,075
Yelizaveta AvetikovaAssociate Vice President, ProgFT$177,150$12,413$189,563
Sean A TheileDirector of Property MgmtFT$143,371$9,561$152,932
Andrea LauSenior Project ManagerFT$146,517$5,611$152,128
Jose TorresProject ManagerFT$146,004$4,866$150,870
Jyothi sathyanCFO (start 7/2024)FT$98,630$3,217$101,847

Board Members and Trustees

NameTitle
Steve RenahanChair
Lauri RevelesVice Chair
Bryan WilbertDirector
Father Bill BarmanDirector
Glenn WilliamsDirector
Lauren EllermeyerDirector
Miguel Alatorre-MuozDirector
Oscar AlvaradoDirector
Terry PettyDirector
Yarmniz GarciaDirector
Elizabeth CasillasDirector (till 12/31/2024)
Mark HooverDirector (till 12/31/2024)
Michael S AimolaDirector (till 12/31/2024)
Nimish PatelDirector (till 12/31/2024)
Patty GomezDirector (till 12/31/2024)
Tamara M KurtzmanDirector (till 12/31/2024)
Mike PaleoSecretary
Mike MurphyTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$17,792,351
Program Service Revenue
$6,082,765
Investment Income
$425,647
Other Revenue
$-36,303
All Other Contributions
$4,102,436
Change in Net Assets
$62,746

Noncash Contribution Practices

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

Noncash Contributions

Contribution TypeContribution CountReported AmountValuation Method
Clothing and Household Goods-$152,599Fair Market Value (FMV)
Other Non Cash Contri Table155$7,3500
Total Noncash Contributions155$159,949-

Audited Revenue Reconciliation

Revenue per Audited Statements
$24,037,962
Revenue Not Reported on Financial Statements
$226,498
Revenue Not Reported on Form 990
$70,050
Other Revenue Adjustments
$226,498
Total Revenue per Audited Statements
$24,108,012
Total Revenue per Form 990
$24,264,460
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$15,625,500
Salaries, Compensation, and Employee Benefits$8,576,214
Total Fundraising Expense$12,722
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$7,616,563--$7,616,563
Other Salaries and Wages$4,691,939$2,062,839-$6,754,778
Depreciation Depletion$1,860,559--$1,860,559
All Other Expenses$894,647$450,795-$1,345,442
Interest$922,008--$922,008
Other Employee Benefits$581,991--$581,991
Payroll Taxes$544,297--$544,297
Insurance$470,272--$470,272
Current Officers, Directors, Trustees, and Key Employees$277,492$113,501-$390,993
Pension Plan Contributions$304,155--$304,155
Information Technology-$277,087-$277,087
Fees for Services Legal-$273,933-$273,933
Other Expenses$225,600--$225,600
Fees for Services Other-$203,932-$203,932
Travel$85,830$69,893-$155,723
Office Expenses$6,491$101,834-$108,325
Fees for Services Accounting-$95,914-$95,914
Advertising--$12,722$12,722
Total Functional Expenses$20,539,264$3,649,728$12,722$24,201,714

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Form 990$24,201,714
Total Expenses per Audited Statements$24,045,266
Expenses per Audited Statements$23,975,216
Expenses Not Reported on Financial Statements$226,498
Other Expense Adjustments$226,498
Expenses Not Reported on Form 990$70,050
Fundraising, Events, and Gaming
Fundraising activities
Yes
Gaming activities
No
Professional fundraiser used
Yes

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Direct Expenses$70,050
Fundraising Gross Income$33,747
Gaming Direct Expenses$0
Gaming Gross Income$0
Professional Fundraising Fees$0

Fundraising Events

EventGross ReceiptsGross RevenueDirect ExpensesNet Income
Golf Tournament$33,747$33,747$70,050$-36,303
Total Events$33,747$33,747$70,050$-36,303
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
Funds Held for Development or$40,074,192
Reserve and Other Long Term Li$1,012,160
Debt$900,000
Operating Lease Liability$93,037
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
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

FORM 990, PART VI, SECTION B, LINE 11B:

“The organization's board of directors reviews the form 990 and communicates any issues to management and the tax preparer, if necessary. The board receives a final copy of the 990 prior to its filing.”

FORM 990, PART VI, SECTION B, LINE 12C:

“Policy is provided to the board of directors annually, and each board member signs a new conflict of interest form stating whether there are any conflicts. The organization maintains the signed forms, and the board monitors and enforces compliance.”

FORM 990, PART VI, SECTION B, LINE 15:

“The compensation for the ceo is determined and approved by the independent board of directors. The board uses a comparability study to determine reasonable compensation. The process for determining the compensation is documented in the board minutes.”

FORM 990, PART VI, SECTION C, LINE 19:

“The organization's governing documents, conflict of interest policy, and financial statements are available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
American Family Housing
EIN
33-0071782
In Care Of
% THE ORGANIZATION
Phone
7148973221
Address
15161 JACKSON ST, MIDWAY CITY, CA 92655

Signing Officer

Name
Myles a Peinemann Ii
Title
CEO
Phone
7148973221
Signed
2025-11-17
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Myles a Peinemann Ii
Formed
1985
Legal Domicile
CA
Voting Board Members
12
Independent Board Members
12
Employees
129
Volunteers
95

Preparer

Firm
Withumsmithbrownpc
Address
100 SPECTRUM CENTER DRIVE STE 1000, IRVINE, CA 92618
Preparer
Richard Ruvelson
Phone
9492612808
Supplemental Narrative

Additional Explanations

FORM 990, PART XII, LINE 2C:

“The organization has not changed either its oversight process or selection process during the tax year.”

Financial Statement Notes

PART X, LINE 2:

“The organization is exempt from federal income taxes under irc sec. 501(c)(3) and state income tax under section 23701(d) of the california revenue and taxation code. The organization is classified by the internal revenue service as an other-than-private foundation. Accordingly, no provision for federal or state income taxes is made in the accompanying financial statements. The organization's forms 990, return of organization exempt from income tax, are subject to examination by the irs, generally for three to four years after they were filed.”

PART XI, LINE 2D:

“Fundraising expenses $70,050”

PART XI, LINE 4B:

“Miscellaneous expense $226,496”

PART XII, LINE 2D:

“Fundraising expenses $70,050”

PART XII, LINE 4B:

“Miscellaneous expense $226,496”

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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/Form990PartVIISectionAGrp/PersonNm0Myles A Peinemann II
IRS990/Form990PartVIISectionAGrp/PersonNm1Ryan Lehman
IRS990/Form990PartVIISectionAGrp/PersonNm2Yelizaveta Avetikova
IRS990/Form990PartVIISectionAGrp/PersonNm3Sean A Theile
IRS990/Form990PartVIISectionAGrp/PersonNm4Andrea Lau
IRS990/Form990PartVIISectionAGrp/PersonNm5Jose Torres
IRS990/Form990PartVIISectionAGrp/PersonNm6Jyothi sathyan
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IRS990/Form990PartVIISectionAGrp/PersonNm10Mike Paleo
IRS990/Form990PartVIISectionAGrp/PersonNm11Michael S Aimola
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IRS990/Form990PartVIISectionAGrp/PersonNm13Oscar Alvarado
IRS990/Form990PartVIISectionAGrp/PersonNm14Father Bill Barman
IRS990/Form990PartVIISectionAGrp/PersonNm15Elizabeth Casillas
IRS990/Form990PartVIISectionAGrp/PersonNm16Lauren Ellermeyer
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IRS990/Form990PartVIISectionAGrp/PersonNm18Patty Gomez
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IRS990/Form990PartVIISectionAGrp/PersonNm21Nimish Patel
IRS990/Form990PartVIISectionAGrp/PersonNm22Terry Petty
IRS990/Form990PartVIISectionAGrp/PersonNm23Bryan Wilbert
IRS990/Form990PartVIISectionAGrp/PersonNm24Glenn Williams
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IRS990/Form990PartVIISectionAGrp/TitleTxt0Chief executive officer
IRS990/Form990PartVIISectionAGrp/TitleTxt1Senior Director of Real Estate
IRS990/Form990PartVIISectionAGrp/TitleTxt2Associate Vice President, Prog
IRS990/Form990PartVIISectionAGrp/TitleTxt3Director of Property Mgmt
IRS990/Form990PartVIISectionAGrp/TitleTxt4Senior Project Manager
IRS990/Form990PartVIISectionAGrp/TitleTxt5Project Manager
IRS990/Form990PartVIISectionAGrp/TitleTxt6CFO (start 7/2024)
IRS990/Form990PartVIISectionAGrp/TitleTxt7CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt8VICE CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt9TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt10SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR (TILL 12/31/2024)
IRS990/Form990PartVIISectionAGrp/TitleTxt12DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt13DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt14DIRECTOR
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IRS990/Form990PartVIISectionAGrp/TitleTxt16DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt17DIRECTOR
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