Civic Intelligence

Townspeople

990 • Fiscal year 2020 • EIN 33-0623634

Jan 01, 2020 to Dec 31, 2020 • Filed on Nov 12, 2021

Organization Profilewww.townspeople.org
4080 Centre Street 201San Diego, CA 92103

(619) 295-8802

Siviq Scores

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

Liabilities / Assets

96th percentile

1.25x

Higher debt load relative to assets than 96% of similar nonprofits.

2020 filings • 501(c)3 • $10M-$25M nonprofits • Source year 2020

Liabilities / Revenue

94th percentile

5.43x

Higher debt load relative to revenue than 94% of similar nonprofits.

2020 filings • 501(c)3 • $10M-$25M nonprofits • Source year 2020

Net Margin

26th percentile

-3.7%

Higher net margin than 26% of similar nonprofits.

2020 filings • 501(c)3 • $10M-$25M nonprofits • Source year 2020

Top Officer Pay

41st percentile

$148,920

Higher top officer pay than 41% of similar nonprofits.

Top officer pay equals 6.3% of source-year revenue.

2020 filings • 501(c)3 • $10M-$25M nonprofits • Source year 2020

Asset Growth

43rd percentile

4.6%

Faster asset growth than 43% of similar nonprofits.

2020 filings • 501(c)3 • $10M-$25M nonprofits • Annualized from 2019 to 2020

Revenue Growth

85th percentile

36%

Faster revenue growth than 85% of similar nonprofits.

2020 filings • 501(c)3 • $10M-$25M nonprofits • Annualized from 2019 to 2020

Balance Sheet
Liabilities / Assets96th percentile

Assets

Up

$10,234,128

Up $449,945 (+4.6%) from 2019

Net Assets

Down

-$2,548,212

Down $85,959 (-3.5%) from 2019

Liabilities

Up

$12,782,340

Up $535,904 (+4.4%) from 2019

Revenue And Expenses
Liabilities / Revenue94th percentileNet Margin26th percentile

Revenue

Up

$2,354,960

Up $622,921 (+36%) from 2019

Expenses

Up

$2,440,919

Up $110,777 (+4.8%) from 2019

Net Income

Up

-$85,959

Up $512,144 (+86%) from 2019

Historical Trend

Balance Sheet Trend

Asset Growth43rd percentile

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

$15M$10M$5.0M$0-$5.0MAssets 2010: $9,406,582Liabilities 2010: $8,860,509Net Assets 2010: $546,0732010Assets 2011: $10,246,303Liabilities 2011: $9,853,245Net Assets 2011: $393,0582011Assets 2012: $9,843,656Liabilities 2012: $10,126,156Net Assets 2012: -$282,5002012Assets 2013: $9,858,422Liabilities 2013: $10,382,743Net Assets 2013: -$524,3212013Assets 2016: $10,856,510Liabilities 2016: $12,815,062Net Assets 2016: -$1,958,5522016Assets 2017: $9,330,039Liabilities 2017: $11,275,608Net Assets 2017: -$1,945,5692017Assets 2018: $10,145,807Liabilities 2018: $12,009,957Net Assets 2018: -$1,864,1502018Assets 2019: $9,784,183Liabilities 2019: $12,246,436Net Assets 2019: -$2,462,2532019Assets 2020: $10,234,128Liabilities 2020: $12,782,340Net Assets 2020: -$2,548,2122020Assets 2021: $9,905,808Liabilities 2021: $12,684,616Net Assets 2021: -$2,778,8082021Assets 2022: $9,780,526Liabilities 2022: $12,865,499Net Assets 2022: -$3,084,9732022Assets 2024: $9,924,065Liabilities 2024: $13,037,520Net Assets 2024: -$3,113,4552024

Highlighted filing

2020

Assets$10,234,128
Liabilities$12,782,340
Net Assets-$2,548,212
Open 2020 Filing

Operations Trend

Revenue Growth85th percentile

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

$6.0M$4.0M$2.0M$0-$2.0MExpenses 2010: $1,403,3082010Expenses 2011: $1,963,4322011Expenses 2012: $1,565,3442012Revenue 2013: $1,115,778Expenses 2013: $1,357,599Net Income 2013: -$241,8212013Revenue 2016: $1,368,532Expenses 2016: $1,775,055Net Income 2016: -$406,5232016Revenue 2017: $1,770,629Expenses 2017: $1,757,646Net Income 2017: $12,9832017Revenue 2018: $2,196,352Expenses 2018: $2,114,933Net Income 2018: $81,4192018Revenue 2019: $1,732,039Expenses 2019: $2,330,142Net Income 2019: -$598,1032019Revenue 2020: $2,354,960Expenses 2020: $2,440,919Net Income 2020: -$85,9592020Revenue 2021: $2,777,348Expenses 2021: $3,007,944Net Income 2021: -$230,5962021Revenue 2022: $2,274,357Expenses 2022: $2,580,522Net Income 2022: -$306,1652022Revenue 2024: $4,169,280Expenses 2024: $3,718,470Net Income 2024: $450,8102024

Highlighted filing

2020

Revenue$2,354,960
Expenses$2,440,919
Net Income-$85,959
Open 2020 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2020 to Dec 31, 2020
Signed
Nov 12, 2021
Return Version
2020v4.0
Gross Receipts
$2,354,960
Mission and Program Overview

Mission

The Agency's purpose is to provide affordable rental housing to low-income persons who are either HIV infected or disabled. The Agency is funded through private,corp, and foundation donations, and govt grants. The Agency provides housing info and referral svcs in San Diego area.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$7,595,598$7,300,735▼ $294,863
Other Notes and Loans Receivable, Net$810,000$810,000→ $0
Accounts Receivable$167,346$694,681▲ $527,335
Cash and Non-Interest-Bearing Accounts$194,293$428,423▲ $234,130
Savings and Temporary Cash Investments$420,095$401,980▼ $18,115
Prepaid Expenses and Deferred Charges$20,296$21,961▲ $1,665
Intangible Assets$4,171$3,964▼ $207
Pledges and Grants Receivable-$0-
Receivable From Disqualified Prsn-$0-
Receivables From Officers Etc-$0-
Investments Other Securities-$0-
Investments Program Related-$0-
Investments in Publicly Traded Securities-$0-
Inventories for Sale or Use-$0-
Total Assets$9,784,183$10,234,128▲ $449,945
Other Assets Total$572,384$572,384→ $0
Liabilities
Mortgage Notes Payable Secured by Investment Property$9,546,420$9,546,420→ $0
Other Liabilities$2,643,276$2,961,604▲ $318,328
Deferred Revenue-$193,870-
Accounts Payable and Accrued Expenses$56,740$80,446▲ $23,706
Total Liabilities$12,246,436$12,782,340▲ $535,904
Net Assets / Fund Balance
Net Assets With Donor Restrictions-$100,000-
Net Assets Without Donor Restrictions$-2,462,253$-2,648,212▼ $185,959
Total Net Assets Fund Balance$-2,462,253$-2,548,212▼ $85,959
Total Liabilities and Net Assets / Fund Balance$9,784,183$10,234,128▲ $449,945

Asset Categories

AssetBook ValueDepreciationBasis
Leasehold Improvements$3,258,246$1,807,880$5,066,126
Buildings$2,003,766$1,323,610$3,327,376
Land$2,037,194-$2,037,194
Other Land Buildings$1,529$355,003$356,532
Other Assets Org$572,384--
Compensation and Service Providers
Top Officer Pay41st percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Jon P DerryberryExecutive DirectorFT$146,532$2,388$148,920

Board Members and Trustees

NameTitle
Richard J VelasquezPresident
Jack Gunther Thru May 2020Director
John Romaker Thu July 2020Director
Mac Law Through 101920Director
Rebecca LarsonDirector
Venessa RollinsSecretary
Wade LovellTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$1,341,025
Program Service Revenue
$998,843
Investment Income
$889
Other Revenue
$14,203
All Other Contributions
$118,579
Change in Net Assets
$-85,959

Audited Revenue Reconciliation

Revenue per Audited Statements
$2,354,960
Total Revenue per Audited Statements
$2,354,960
Total Revenue per Form 990
$2,354,960
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,601,713
Salaries, Compensation, and Employee Benefits$839,206
Total Fundraising Expense$2,847
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$558,677$10,796-$569,473
Depreciation Depletion$294,863--$294,863
Interest$253,540$173-$253,713
All Other Expenses$149,439$3,216$950$153,605
Current Officers, Directors, Trustees, and Key Employees$113,263$31,606$1,663$146,532
Other Employee Benefits$62,682$2,318$122$65,122
Payroll Taxes$55,838$2,129$112$58,079
Other Expenses$57,091$571-$57,091
Occupancy$54,508$621-$55,129
Fees for Services Accounting$49,387$1,058-$50,445
Insurance$30,284--$30,284
Fees for Services Legal$11,784--$11,784
Total Functional Expenses$2,385,133$52,939$2,847$2,440,919

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$2,440,919
Total Expenses per Audited Statements$2,440,919
Total Expenses per Form 990$2,440,919
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
Accrued Interest$2,788,303
Vacation Payable$96,918
Security Deposits$76,383
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
No
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
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, Line 11B: Form 990 Review Process

“The 990 is reviewed by a committee of the board of directors. A copy of the 990 is provided to all members of the board of directors.”

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

“All board members and employees review and sign the conflict policy annually. All signed conflict of interest policies is kept on file until the following year when the renewal is required.”

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

“The executive committee evaluates and reviews the executive director's compensation and benefits package using the most recent southern california non-profit salary survey.”

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

“The organization publishes its audited financial statements and form 990 on the guidestar website.”

Filing and Contact Details

Filer

Filer Name
Townspeople
EIN
33-0623634
Phone
6192958802
Address
4080 CENTRE STREET 201, SAN DIEGO, CA 92103

Signing Officer

Name
Richard J Velasquez
Title
President
Signed
2021-11-12
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Richard J Velasquez
Formed
1994
Legal Domicile
CA
Voting Board Members
4
Independent Board Members
4
Employees
21
Volunteers
4

Preparer

Firm
Leaf & Cole LLP
Address
2810 Camino Del Rio South Suite 200, San Diego, CA 92108
Preparer
Jill Branch
Phone
6192947200
Supplemental Narrative

Additional Explanations

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

“OTHER PROGRAM SERVICES 4: Other Apartments (GAMMA) consist of 22 units available for low and very low-income persons living with HIV/AIDS. OTHER PROGRAM SERVICES 5: HOUSING DEVELOPMENTTownspeople as a partner in Vista Del Puente, L.P. has developed Vista Del Puente, a 52-unit affordable housing project. Certificate of Occupancy was granted October 31, 2018 and lease up began December 24, 2018.EXPENSES: $172,765REVENUE: $333,359”

Financial Statement Notes

Part X : FIN48 Footnote

“Townspeople is a public charity and 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. Townspeople believes that it has appropriate support for any tax positions taken, and as such, does not have any uncertain tax positions that are material to the financial statements. Townspeople is not a private foundation.”

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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/MissionDesc0The Agency's purpose is to provide affordable rental housing to low-income persons who are either HIV infected or disabled. The Agency is funded through private,corp, and foundation donations, and govt grants. The Agency provides housing info and referral svcs in San Diego area.
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IRS990/OthNotesLoansReceivableNetGrp/EOYAmt0810000
IRS990/PartialLiquidationInd0false
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IRS990/PayrollTaxesGrp/FundraisingAmt0112
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IRS990/PayrollTaxesGrp/ProgramServicesAmt055838
IRS990/PayrollTaxesGrp/TotalAmt058079
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IRS990/PoliticalCampaignActyInd0false
IRS990/PrepaidExpensesDefrdChargesGrp/BOYAmt020296
IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt021961
IRS990/PrincipalOfficerNm0RICHARD J VELASQUEZ
IRS990/ProfessionalFundraisingInd0false
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IRS990/ProgramServiceRevenueGrp/Desc0RENTAL INCOME - 34TH ST
IRS990/ProgramServiceRevenueGrp/Desc1RENTAL INCOME - 51st ST.
IRS990/ProgramServiceRevenueGrp/Desc2RENTAL INCOME - OTHER LOC
IRS990/ProgramServiceRevenueGrp/Desc3RENTAL INCOME - WILSON AV
IRS990/ProgramServiceRevenueGrp/Desc4SOCIAL SERVICE FEE
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IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt1217866
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt2228074
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt370950
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt4333359
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt0148594
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IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt2228074
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt370950
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt4333359
IRS990/ProgSrvcAccomActy2Grp/Desc0The 34th Street Apartments consist of 34 units available for low and very low-income persons living with HIV/AIDS. In addition, under the terms of the regulatory agreements, the units are rent and occupancy restricted for up to 65 years.
IRS990/ProgSrvcAccomActy2Grp/ExpenseAmt0657981
IRS990/ProgSrvcAccomActy2Grp/RevenueAmt0148594
IRS990/ProgSrvcAccomActy3Grp/Desc0The 51st Street Apartments consist of 24 units available for low-income persons living with HIV/AIDS. In addition, under the terms of the regulatory agreements the units are rent and occupancy restricted for 55 years.
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IRS990/ProgSrvcAccomActy3Grp/RevenueAmt0217866
IRS990/ProhibitedTaxShelterTransInd0false
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IRS990/PYTotalExpensesAmt02330142
IRS990/PYTotalRevenueAmt01732039
IRS990/QuidProQuoContributionsInd0false
IRS990/RcvblFromDisqualifiedPrsnGrp/EOYAmt00
IRS990/RcvFndsToPayPrsnlBnftCntrctInd0false
IRS990/ReceivablesFromOfficersEtcGrp/EOYAmt00
IRS990/ReconcilationRevenueExpnssAmt0-85959
IRS990/RegularMonitoringEnfrcInd0true
IRS990/RelatedEntityInd0false
IRS990/RelatedOrganizationCtrlEntInd0false
IRS990/ReportInvestmentsOtherSecInd0false
IRS990/ReportLandBuildingEquipmentInd0true
IRS990/ReportOtherAssetsInd0true
IRS990/ReportOtherLiabilitiesInd0true
IRS990/ReportProgramRelatedInvstInd0false
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IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus3YearsAmt0704273
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus4YearsAmt0746916
IRS990ScheduleA/TotalCalendarYear170Grp/TotalAmt04819445
IRS990ScheduleA/TotalSupportAmt05511092
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IRS990ScheduleB/ContributorInformationGrp/ContributorNum0RESTRICTED
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IRS990ScheduleD/BuildingsGrp/DepreciationAmt01323610
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IRS990ScheduleD/LeaseholdImprovementsGrp/OtherCostOrOtherBasisAmt05066126
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt0572384
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Document Assets

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Filings

Displayed year

2020 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$10,234,128
Liabilities
$12,782,340
Net assets
-$2,548,212
Revenue
$2,354,960
Expenses
$2,440,919
Net income
-$85,959
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.92$13.0$3.11$4.17$3.72$0.45
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.78$12.9$3.08$2.27$2.58$0.31
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$9.91$12.7$2.78$2.78$3.01$0.23
2020Detailed filing. Detailed filing data is available for this year.$10.2$12.8$2.55$2.35$2.44$0.09
2019Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.78$12.2$2.46$1.73$2.33$0.60
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$10.1$12.0$1.86$2.20$2.11$0.08
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$9.33$11.3$1.95$1.77$1.76$0.01
2016Facts available. Structured filing facts are available, but richer extracted sections are limited.$10.9$12.8$1.96$1.37$1.78$0.41
2013Detailed filing. Detailed filing data is available for this year.$9.86$10.4$0.52$1.12$1.36$0.24
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.84$10.1$0.28$1.57
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$10.2$9.85$0.39$1.96
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.41$8.86$0.55$1.40
Peer Organizations

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