Civic Intelligence

Community Housing Works

990 • Fiscal year 2014 • EIN 33-0317950

Jan 01, 2014 to Dec 31, 2014 • Filed on Aug 20, 2015

Organization Profilecommunityhousingworks.org

View Organization Page

2815 Camino Del Rio SouthSan Diego, CA 92108

(619) 282-6647

Siviq Scores

Precomputed percentiles for this filing year versus similar nonprofits in the same peer cohort.

Liabilities / Assets

77th percentile

0.65x

Higher debt load relative to assets than 77% of similar nonprofits.

2014 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2014

Liabilities / Revenue

93rd percentile

5.17x

Higher debt load relative to revenue than 93% of similar nonprofits.

2014 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2014

Net Margin

76th percentile

19%

Higher net margin than 76% of similar nonprofits.

2014 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2014

Top Officer Pay

21st percentile

$190,166

Higher top officer pay than 21% of similar nonprofits.

Top officer pay equals 2.3% of source-year revenue.

2014 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2014

Asset Growth

92nd percentile

30%

Faster asset growth than 92% of similar nonprofits.

2014 filings • 501(c)3 • $50M-$100M nonprofits • Annualized from 2013 to 2014

Revenue Growth

13th percentile

-14%

Faster revenue growth than 13% of similar nonprofits.

2014 filings • 501(c)3 • $50M-$100M nonprofits • Annualized from 2013 to 2014

Balance Sheet
Liabilities / Assets77th percentile

Assets

Up

$64,457,998

Up $14,838,857 (+30%) from 2013

Net Assets

Up

$22,428,616

Up $5,619,155 (+33%) from 2013

Liabilities

Up

$42,029,382

Up $9,219,702 (+28%) from 2013

Revenue And Expenses
Liabilities / Revenue93rd percentileNet Margin76th percentile

Revenue

Down

$8,132,837

Down $1,371,291 (-14%) from 2013

Expenses

Down

$6,569,750

Down $24,434 (-0.4%) from 2013

Net Income

Down

$1,563,087

Down $1,346,857 (-46%) from 2013

Historical Trend

Balance Sheet Trend

Asset Growth92nd percentile

The highlighted filing sits inside the broader history for assets, liabilities, and net assets.

$150M$100M$50M$0Assets 2010: $13,603,960Liabilities 2010: $3,879,016Net Assets 2010: $9,724,9442010Assets 2011: $20,684,244Liabilities 2011: $8,258,534Net Assets 2011: $12,425,7102011Assets 2012: $20,524,354Liabilities 2012: $6,625,037Net Assets 2012: $13,899,3172012Assets 2013: $49,619,141Liabilities 2013: $32,809,680Net Assets 2013: $16,809,4612013Assets 2014: $64,457,998Liabilities 2014: $42,029,382Net Assets 2014: $22,428,6162014Assets 2015: $51,553,846Liabilities 2015: $23,954,017Net Assets 2015: $27,599,8292015Assets 2016: $78,525,519Liabilities 2016: $32,252,331Net Assets 2016: $46,273,1882016Assets 2017: $74,671,780Liabilities 2017: $8,137,302Net Assets 2017: $66,534,4782017Assets 2018: $73,449,989Liabilities 2018: $8,465,255Net Assets 2018: $64,984,7342018Assets 2019: $83,341,055Liabilities 2019: $12,001,825Net Assets 2019: $71,339,2302019Assets 2020: $104,897,847Liabilities 2020: $12,749,008Net Assets 2020: $92,148,8392020Assets 2021: $116,449,453Liabilities 2021: $13,729,736Net Assets 2021: $102,719,7172021Assets 2022: $117,905,951Liabilities 2022: $16,939,502Net Assets 2022: $100,966,4492022Assets 2023: $130,391,040Liabilities 2023: $15,492,470Net Assets 2023: $114,898,5702023Assets 2024: $138,945,129Liabilities 2024: $20,491,707Net Assets 2024: $118,453,4222024

Highlighted filing

2014

Assets$64,457,998
Liabilities$42,029,382
Net Assets$22,428,616
Open 2014 Filing

Operations Trend

Revenue Growth13th percentile

Revenue, expenses, and net income across loaded years, with this filing highlighted.

$40M$30M$20M$10M$0Expenses 2010: $6,490,9862010Expenses 2011: $5,277,4332011Expenses 2012: $5,187,5902012Revenue 2013: $9,504,128Expenses 2013: $6,594,184Net Income 2013: $2,909,9442013Revenue 2014: $8,132,837Expenses 2014: $6,569,750Net Income 2014: $1,563,0872014Revenue 2015: $15,364,756Expenses 2015: $7,793,291Net Income 2015: $7,571,4652015Revenue 2016: $28,047,952Expenses 2016: $13,278,338Net Income 2016: $14,769,6142016Revenue 2017: $31,218,447Expenses 2017: $10,405,152Net Income 2017: $20,813,2952017Revenue 2018: $17,272,304Expenses 2018: $8,330,025Net Income 2018: $8,942,2792018Revenue 2019: $15,852,632Expenses 2019: $9,763,618Net Income 2019: $6,089,0142019Revenue 2020: $30,379,494Expenses 2020: $11,239,121Net Income 2020: $19,140,3732020Revenue 2021: $24,378,834Expenses 2021: $11,823,071Net Income 2021: $12,555,7632021Revenue 2022: $22,228,985Expenses 2022: $12,545,550Net Income 2022: $9,683,4352022Revenue 2023: $29,588,734Expenses 2023: $14,053,633Net Income 2023: $15,535,1012023Revenue 2024: $18,484,067Expenses 2024: $15,942,252Net Income 2024: $2,541,8152024

Highlighted filing

2014

Revenue$8,132,837
Expenses$6,569,750
Net Income$1,563,087
Open 2014 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2014 to Dec 31, 2014
Signed
Aug 20, 2015
Return Version
2014v5.0
Gross Receipts
$8,132,837
Mission and Program Overview

Mission

Community HousingWorks (CHW or the Organization) is a Nonprofit California Corporation incorporated on June 20, 1988. The Organization helps people living on low wages and fixed incomes move up in the world, in San Diego and across California, by building and owning stable affordable apartment homes and providing onsite services and opportunities for residents to achieve their dreams. CHW has nearly 30 years of success developing new and renovating existing multi-family, affordable rental apartments in urban, suburban and rural communities. With nearly 2,500 rental apartments in 34 communities statewide, the Organization proudly serves more than 8,000 children and adults each year.

Community HousingWorks helps people and communities move up in the world, through opportunities to own, rent and achieve. See Schedule O for a complete description.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$26,454,225$34,435,200▲ $7,980,975
Accounts Receivable$7,938,944$13,079,636▲ $5,140,692
Other Notes and Loans Receivable, Net$2,272,950$4,187,660▲ $1,914,710
Cash and Non-Interest-Bearing Accounts$5,647,821$3,984,475▼ $1,663,346
Inventories for Sale or Use$586,040$1,122,607▲ $536,567
Savings and Temporary Cash Investments$1,576,552$938,122▼ $638,430
Pledges and Grants Receivable$222,704$303,118▲ $80,414
Prepaid Expenses and Deferred Charges$124,235$77,576▼ $46,659
Receivable From Disqualified Prsn-$0-
Receivables From Officers Etc-$0-
Investments Other Securities-$0-
Investments Program Related-$0-
Investments in Publicly Traded Securities-$0-
Intangible Assets-$0-
Total Assets$49,619,141$64,457,998▲ $14,838,857
Other Assets Total$4,795,670$6,329,604▲ $1,533,934
Liabilities
Mortgage Notes Payable Secured by Investment Property$26,636,531$35,631,155▲ $8,994,624
Accounts Payable and Accrued Expenses$3,592,875$4,467,054▲ $874,179
Unsecured Notes Loans Payable$1,041,000$1,041,000→ $0
Deferred Revenue$936,448$600,912▼ $335,536
Other Liabilities$602,826$289,261▼ $313,565
Total Liabilities$32,809,680$42,029,382▲ $9,219,702
Net Assets / Fund Balance
Unrestricted Net Assets$14,671,750$20,026,106▲ $5,354,356
Permanently Rstr Net Assets$1,893,040$2,189,143▲ $296,103
Temporarily Rstr Net Assets$244,671$213,367▼ $31,304
Total Net Assets Fund Balance$16,809,461$22,428,616▲ $5,619,155
Total Liabilities and Net Assets / Fund Balance$49,619,141$64,457,998▲ $14,838,857

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$25,503,087$461,833$25,964,920
Land$6,845,807-$6,845,807
Other Land Buildings$2,027,215$37,614$2,064,829
Equipment$59,091$213,859$272,950
Other Assets Org$1,111,571--
Compensation and Service Providers
Top Officer Pay21st percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Anne WilsonSenior Vice PresFT$172,432$9,316$181,748
Dave GatzkeSr Project MgrFT$142,350$8,279$150,629
Mary Jane JagodzinskiSr Proj. Mgr.FT$140,341$9,994$150,335
Silvia MartinezSenior Project MgrFT$122,881$11,584$134,465
Susan ReynoldsPresident & CEOPT$121,167$6,244$127,411
Brian KayCFOPT$102,067$12,299$114,366
Gabe Del RioCOOPT$51,369$1,699$53,068

Board Members and Trustees

NameTitle
Michael Innis - ThompsonChairman
Amanda MossVice CHAIR
Adriana BrunnerDirector
Albert GraffDirector
Gustavo G Santiago-ruizDirector
Karen BuceyDirector
Melba NovoaDirector
Mohamed OmarDirector
Robert GottliebDirector
Rosalia SalinasDirector
Steve SiemersDirector
Cristal SalinasSecretary
Stephen BakerTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$2,127,522
Program Service Revenue
$5,693,803
Investment Income
$311,512
Other Revenue
$0
All Other Contributions
$2,127,522
Change in Net Assets
$1,563,087
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Salaries, Compensation, and Employee Benefits$4,145,250
Other Expenses$2,414,625
Total Fundraising Expense$178,562
Grants and Similar Amounts Paid$9,875
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$2,688,034$390,086$107,264$3,185,384
Other Employee Benefits$342,696$44,936$13,999$401,631
Depreciation Depletion$362,915$18,978$2,109$384,002
Occupancy$315,040$43,059$11,651$369,750
Payroll Taxes$245,558$35,182$10,059$290,799
Current Officers, Directors, Trustees, and Key Employees$224,646$34,767$8,023$267,436
Interest$251,141--$251,141
Other Expenses$170,480$1,368$4,964$176,812
Fees for Services Other$117,493$13,896$2,638$134,027
Insurance$96,673$3,035$842$100,550
All Other Expenses$89,500$8,097$878$98,475
Travel$30,709$3,631$1,164$35,504
Fees for Services Accounting$17,433$2,613$674$20,720
Grants to Domestic Individuals$9,875--$9,875
Advertising$4,613--$4,613
Total Functional Expenses$5,680,320$710,868$178,562$6,569,750
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
Receivables from Disqualified Persons-$0-
Receivables from Officers, Directors, Trustees, and Key Employees-$0-
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Interest Payable$202,582
Security Deposits$86,679
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 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
Yes

Governance Explanations

Form 990, Part VI, Line 3: Description of Delegated Duties to Management Company

“The organization has a contract with an unaffiliated property management company to manage the daily operations of all the apartment complexes.”

Form 990, Part VI, Line 11B: Form 990 Review Process

“The 990 is reviewed internally and then presented to the audit committee for review. All board members receive a copy of the 990 for review and it is then approved by the board prior to filing.”

Form 990, Part VI, Line 12C: Explanation of Monitoring and Enforcement of Conflicts

“In case of a conflict of interest issue, the board would review the situation. There have been no known conflicts of interest for the current tax year.”

Form 990, Part VI, Line 15A: Compensation Review & Approval Process - CEO, Top Management

“Ceo, top management of the organization uses independent persons and contemporaneous substantiation of the deliberation and decision to determine salaries.”

Form 990, Part VI, Line 15B: Compensation Review and Approval Process for Officers and Key Employees

“Officers & key employees of the organization uses independent persons and contemporaneous substantiation of the deliberation and decision to determine salaries.”

Form 990, Part VI, Line 19: Other Organization Documents Publicly Available

“The organization will provide the governing documents, policies and financial statements to any person who requests this information in writing. This information can be obtained in the form of pdf documents.”

Filing and Contact Details

Filer

Filer Name
Community Housing Works
EIN
33-0317950
Phone
6192826647
Address
2815 CAMINO DEL RIO SOUTH, SAN DIEGO, CA 92108

Signing Officer

Name
Susan Reynolds
Title
President & CEO
Signed
2015-08-20
Discuss with paid preparer
Yes

Organization Details

Formed
1988
Legal Domicile
CA
Voting Board Members
13
Independent Board Members
13
Employees
89
Volunteers
98

Preparer

Firm
Leaf & Cole LLP
Address
2810 Camino Del Rio South Suite 200, San Diego, CA 92108-3820
Preparer
Julie a Firl
Phone
6192947200
Supplemental Narrative

Additional Explanations

Form 990, Part III, Line 4D: Other Program Services Description

“OTHER PROGRAM SERVICES 4: Asset Management:The Organization provides ongoing administrative support, management oversight, risk management review, and/or oversight of financial and repair plans for the communities developed by the Organization for very low-income and low-income residents in need. The following communities are owned by the Organizations wholly-controlled corporations and are therefore included in these consolidated financial statements.Azusa Apartments:Azusa Apartments is a 88 unit rental housing project owned and operated by Woodroft Street Housing Associates, L.P. The project is located in the City of Azusa, near Los Angeles, California. Azusas operations are included through March 18, 2014.Cedar Road Apartments:Cedar Road Apartments is a 40 unit rental housing project owned and operated by Cedar Road Housing Associates, L.P. The project is located in Vista, California.Cypress Cove Apartments:Cypress Cove Apartments is a 200 unit rental housing project owned and operated by Bear Valley Housing Associates, L.P. The project is located in Escondido, California.Daybreak Grove Apartments:Daybreak Grove Apartments is a 21 unit rental housing project owned and operated by Daybreak Housing Partnership. The project is located in Escondido, California.De Luz Senior Apartments:De Luz Senior Apartments is a 26 unit rental housing project owned and operated by De Luz Housing Associates, L.P. The project is located in Fallbrook, California.Esperanza Gardens Apartments:Esperanza Gardens Apartments is a 10 unit rental housing project owned and operated by Esperanza Gardens Apartments, L.P. The project is located in Encinitas, California.Haley Ranch Estates:Haley Ranch Estates is a 65 unit rental housing project owned and operated by Haley Ranch Estates Housing Association, L.P. The project is located in Poway, California.Marisol Apartments:Marisol Apartments is a 21 unit rental housing project owned and operated by Tremont Street Apartments. The project is located in Oceanside, California.Nettleton Road Apartments:Nettleton Road Apartments is a 28 unit rental housing project owned and operated by Nettleton Road Housing Associates. The project is located in Vista, California.Orange Place Apartments:Orange Place Apartments is a 32 unit rental housing project owned and operated by Orange Place Housing Associates. The project is located in Escondido, California.Pine View Apartments:Pine View Apartments is a 101 unit rental housing project owned and operated by Community Housing Solutions. The project is located in Fallbrook, California. OTHER PROGRAM SERVICES 5: Special Needs Housing Programs:The Organizations Community Programs also include Supportive Housing programsservices linked to the Organizations apartments set aside for individuals who are formerly homeless or disabled, very low income residents for whom home stability is a key challenge. CHW has 136 supportive housing apartments in 14 communities.Cedar Road and Nettleton Road Apartments (Vista, CA:Provided 28 supportive transitional homes for homeless families in a family rental community of 68 apartments; CHW employed a Resident Service Coordinator and managed the program; case management services provided by North County Lifeline. Pine View Apartments (Fallbrook, CA):Provided 10 supportive homes for homeless, disabled veterans in a garden, family rental community of 101 apartments; CHW employed a Resident Service Coordinator and managed the program; case management services provided by Interfaith Community Services. Hillside Village, Park View Terrace, Solara, Oak Knoll Village Apartments (Poway, CA):Provided up to 7 transitional supportive homes for victims of domestic violence; Case management services provided by Crisis House and financial support by the Poway Soroptimists and, 5 permanent units for developmentally disabled adults with case management by The San Diego Regional Center, within four family rental communities. Alabama Manor Apartments (San Diego, CA):”

Other Changes In Net Assets Or Fund Balances - Other Increases

“change in PS capital accounts = $4056068”

Financial Statement Notes

Part X : FIN48 Footnote

“Community HousingWorks is exempt from income taxes under Section 501(c)(3) of the Internal Revenue Code and Section 23701(d) of the California Revenue and Taxation Code. Community HousingWorks believes that they have appropriate support for any tax positions taken, and as such, do not have any uncertain tax positions that are material to the financial statements. Community HousingWorks is not a private foundation.Community HousingWorks Returns of Organization Exempt from Income Tax for the years ended December 31, 2014, 2013, 2012 and 2011 are subject to examination by the Internal Revenue Service and State taxing authorities, generally three to four years after the returns were filed.”

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IRS990/Desc0Real Estate Development:The Organization builds and owns affordable, attractive and award-winning rental communities throughout San Diego County and beyond, with a new rental community in Los Angeles County, Azusa. The Organization owns 32 rental communities with over 1,964 apartments. The Organization held a general partner interest in 20 limited partnerships as of December 31, 2014.
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IRS990/Form990PartVIISectionAGrp/TitleTxt13President & CEO
IRS990/Form990PartVIISectionAGrp/TitleTxt14CFO
IRS990/Form990PartVIISectionAGrp/TitleTxt15SR PROJ. MGR.
IRS990/Form990PartVIISectionAGrp/TitleTxt16COO
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IRS990/MissionDesc0Community HousingWorks (the Organization) is a Nonprofit California Corporation incorporated on June 20, 1988 and active in the community since 1982. The Organization is a nonprofit, primarily serving San Diego County, which helps 8,000 people each year move up in the world, by helping them own, rent and achieve. The Organization helps them own for the long term through its nonprofit lending, realty and education services that put 100 to 200 families into their first home each year. The Organization helps people rent attractive affordable apartments developed and owned by the Organization, over 1,700 apartments to date and hundreds more on the way. And the Organization helps people achieve through programs for financial security, family stability, and next generation school success. They are a member of the national NeighborWorks network, rebuilding neighborhoods and putting hundreds of families on the road to homeownership every day.
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Document Assets

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Filings

Displayed year

2014 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$64,457,998
Liabilities
$42,029,382
Net assets
$22,428,616
Revenue
$8,132,837
Expenses
$6,569,750
Net income
$1,563,087
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$139$20.5$118$18.5$15.9$2.54
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$130$15.5$115$29.6$14.1$15.5
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$118$16.9$101$22.2$12.5$9.68
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$116$13.7$103$24.4$11.8$12.6
2020Detailed filing. Detailed filing data is available for this year.$105$12.7$92.1$30.4$11.2$19.1
2019Facts available. Structured filing facts are available, but richer extracted sections are limited.$83.3$12.0$71.3$15.9$9.76$6.09
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$73.4$8.47$65.0$17.3$8.33$8.94
2017Detailed filing. Detailed filing data is available for this year.$74.7$8.14$66.5$31.2$10.4$20.8
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$78.5$32.3$46.3$28.0$13.3$14.8
2015XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$51.6$24.0$27.6$15.4$7.79$7.57
2014Detailed filing. Detailed filing data is available for this year.$64.5$42.0$22.4$8.13$6.57$1.56
2013Detailed filing. Detailed filing data is available for this year.$49.6$32.8$16.8$9.50$6.59$2.91
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$20.5$6.63$13.9$5.19
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$20.7$8.26$12.4$5.28
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$13.6$3.88$9.72$6.49
Peer Organizations

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