Civic Intelligence

Townspeople

990 • Fiscal year 2021 • EIN 33-0623634

Jan 01, 2021 to Dec 31, 2021 • Filed on Jul 29, 2022

Organization Profilewww.townspeople.org

Refreshing map…

2047 El Cajon BlvdSan Diego, CA 92104

(619) 295-8802

Siviq Scores

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

Liabilities / Assets

97th percentile

1.28x

Higher debt load relative to assets than 97% of similar nonprofits.

2021 filings • 501(c)3 • $5M-$10M nonprofits • Source year 2021

Liabilities / Revenue

94th percentile

4.57x

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

2021 filings • 501(c)3 • $5M-$10M nonprofits • Source year 2021

Net Margin

14th percentile

-8.3%

Higher net margin than 14% of similar nonprofits.

2021 filings • 501(c)3 • $5M-$10M nonprofits • Source year 2021

Top Officer Pay

28th percentile

$59,688

Higher top officer pay than 28% of similar nonprofits.

Top officer pay equals 2.1% of source-year revenue.

2021 filings • 501(c)3 • $5M-$10M nonprofits • Source year 2021

Asset Growth

15th percentile

-3.2%

Faster asset growth than 15% of similar nonprofits.

2021 filings • 501(c)3 • $5M-$10M nonprofits • Annualized from 2020 to 2021

Revenue Growth

58th percentile

18%

Faster revenue growth than 58% of similar nonprofits.

2021 filings • 501(c)3 • $5M-$10M nonprofits • Annualized from 2020 to 2021

Balance Sheet
Liabilities / Assets97th percentile

Assets

Down

$9,905,808

Down $328,320 (-3.2%) from 2020

Net Assets

Down

-$2,778,808

Down $230,596 (-9.0%) from 2020

Liabilities

Down

$12,684,616

Down $97,724 (-0.8%) from 2020

Revenue And Expenses
Liabilities / Revenue94th percentileNet Margin14th percentile

Revenue

Up

$2,777,348

Up $422,388 (+18%) from 2020

Expenses

Up

$3,007,944

Up $567,025 (+23%) from 2020

Net Income

Down

-$230,596

Down $144,637 (-168%) from 2020

Historical Trend

Balance Sheet Trend

Asset Growth15th 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

2021

Assets$9,905,808
Liabilities$12,684,616
Net Assets-$2,778,808
Open 2021 Filing

Operations Trend

Revenue Growth58th 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

2021

Revenue$2,777,348
Expenses$3,007,944
Net Income-$230,596
Open 2021 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2021 to Dec 31, 2021
Signed
Jul 29, 2022
Return Version
2021v4.0
Gross Receipts
$2,777,348
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$7,300,735$7,043,335▼ $257,400
Other Notes and Loans Receivable, Net$810,000$810,000→ $0
Cash and Non-Interest-Bearing Accounts$428,423$678,927▲ $250,504
Accounts Receivable$694,681$517,809▼ $176,872
Savings and Temporary Cash Investments$401,980$458,962▲ $56,982
Prepaid Expenses and Deferred Charges$21,961$40,214▲ $18,253
Intangible Assets$3,964$3,757▼ $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$10,234,128$9,905,808▼ $328,320
Other Assets Total$572,384$352,804▼ $219,580
Liabilities
Mortgage Notes Payable Secured by Investment Property$9,546,420$9,506,420▼ $40,000
Other Liabilities$2,961,604$3,071,477▲ $109,873
Accounts Payable and Accrued Expenses$80,446$100,481▲ $20,035
Deferred Revenue$193,870$6,238▼ $187,632
Total Liabilities$12,782,340$12,684,616▼ $97,724
Net Assets / Fund Balance
Net Assets With Donor Restrictions$100,000$119,616▲ $19,616
Net Assets Without Donor Restrictions$-2,648,212$-2,898,424▼ $250,212
Total Net Assets Fund Balance$-2,548,212$-2,778,808▼ $230,596
Total Liabilities and Net Assets / Fund Balance$10,234,128$9,905,808▼ $328,320

Asset Categories

AssetBook ValueDepreciationBasis
Leasehold Improvements$3,092,593$1,973,533$5,066,126
Buildings$1,912,465$1,414,911$3,327,376
Land$2,037,194-$2,037,194
Other Land Buildings$1,083$355,449$356,532
Compensation and Service Providers
Top Officer Pay28th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Jon P Derryberry Thru 42021Executive DirectorFT$58,807$881$59,688
Melissa PetermanExecutive DirectorFT$52,375$271$52,646

Board Members and Trustees

NameTitle
Richard J VelasquezPresident
Rita Lim-WilbyVice President
Rebecca LarsonDirector
Wade LovellDirector
Venessa RollinsSecretary/Treas
Revenue and Support

Revenue Composition

Contributions and Grants
$1,706,482
Program Service Revenue
$929,013
Investment Income
$384
Other Revenue
$141,469
All Other Contributions
$301,693
Change in Net Assets
$-230,596

Audited Revenue Reconciliation

Revenue per Audited Statements
$2,777,348
Total Revenue per Audited Statements
$2,777,348
Total Revenue per Form 990
$2,777,348
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$2,260,542
Salaries, Compensation, and Employee Benefits$747,402
Total Fundraising Expense$3,603
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$442,807$31,204-$474,011
All Other Expenses$223,173$64,504$650$288,327
Depreciation Depletion$257,400--$257,400
Interest$253,540--$253,540
Current Officers, Directors, Trustees, and Key Employees$85,758$23,348$2,076$111,182
Fees for Services Legal$8,399$96,757-$105,156
Other Employee Benefits$98,413$2,426$128$100,967
Fees for Services Accounting$70,540$11,238-$81,778
Other Expenses$63,791$887-$64,678
Payroll Taxes$46,269$14,224$749$61,242
Occupancy$55,732$3,124-$58,856
Insurance$45,581$5,412-$50,993
Total Functional Expenses$2,750,028$254,313$3,603$3,007,944

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$3,007,944
Total Expenses per Audited Statements$3,007,944
Total Expenses per Form 990$3,007,944
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$2,982,205
Security Deposits$71,528
Vacation Payable$17,744
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
2047 EL CAJON BLVD, SAN DIEGO, CA 92104

Signing Officer

Name
Melissa Peterman
Title
Executive Director
Signed
2022-07-29
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Melissa Peterman
Formed
1994
Legal Domicile
CA
Voting Board Members
5
Independent Board Members
5
Employees
20
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: $245,485REVENUE: $240,960”

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/OtherExpensesGrp/Desc0RENTAL ASSISTANCE
IRS990/OtherExpensesGrp/Desc1REPAIRS & MAINTENANCE
IRS990/OtherExpensesGrp/Desc2SECURITY
IRS990/OtherExpensesGrp/Desc3UTILITIES
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IRS990/OtherExpensesGrp/ManagementAndGeneralAmt289
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IRS990/OtherExpensesGrp/ProgramServicesAmt1123287
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IRS990/OtherExpensesGrp/TotalAmt1124238
IRS990/OtherExpensesGrp/TotalAmt277561
IRS990/OtherExpensesGrp/TotalAmt364678
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IRS990/OtherRevenueMiscGrp/Desc0LOAN FORGIVENESS
IRS990/OtherRevenueMiscGrp/Desc1MISCELLANEOUS
IRS990/OtherRevenueMiscGrp/Desc2REIMBURSEMENT OF EXPENSES
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IRS990/OtherRevenueMiscGrp/RelatedOrExemptFuncIncomeAmt19601
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IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt19601
IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt291868
IRS990/OtherRevenueTotalAmt0141469
IRS990/OtherSalariesAndWagesGrp/ManagementAndGeneralAmt031204
IRS990/OtherSalariesAndWagesGrp/ProgramServicesAmt0442807
IRS990/OtherSalariesAndWagesGrp/TotalAmt0474011
IRS990/OthNotesLoansReceivableNetGrp/BOYAmt0810000
IRS990/OthNotesLoansReceivableNetGrp/EOYAmt0810000
IRS990/PartialLiquidationInd0false
IRS990/PaymentsToAffiliatesGrp/TotalAmt00
IRS990/PayPremiumsPrsnlBnftCntrctInd0false
IRS990/PayrollTaxesGrp/FundraisingAmt0749
IRS990/PayrollTaxesGrp/ManagementAndGeneralAmt014224
IRS990/PayrollTaxesGrp/ProgramServicesAmt046269
IRS990/PayrollTaxesGrp/TotalAmt061242
IRS990/PensionPlanContributionsGrp/TotalAmt00
IRS990/PledgesAndGrantsReceivableGrp/EOYAmt00
IRS990/PoliticalCampaignActyInd0false
IRS990/PrepaidExpensesDefrdChargesGrp/BOYAmt021961
IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt040214
IRS990/PrincipalOfficerNm0MELISSA PETERMAN
IRS990/ProfessionalFundraisingInd0false
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IRS990/ProgramServiceRevenueGrp/BusinessCd4900099
IRS990/ProgramServiceRevenueGrp/Desc0MANAGEMENT FEES
IRS990/ProgramServiceRevenueGrp/Desc1RENTAL INCOME - 34TH ST
IRS990/ProgramServiceRevenueGrp/Desc2RENTAL INCOME - 51st ST.
IRS990/ProgramServiceRevenueGrp/Desc3RENTAL INCOME - OTHER LOC
IRS990/ProgramServiceRevenueGrp/Desc4SOCIAL SERVICE FEE
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt0108672
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt1178517
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt2221457
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt3222869
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt4132288
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt0108672
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt1178517
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt2221457
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt3222869
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt4132288
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/ExpenseAmt0633021
IRS990/ProgSrvcAccomActy2Grp/RevenueAmt0178517
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.
IRS990/ProgSrvcAccomActy3Grp/ExpenseAmt0414654
IRS990/ProgSrvcAccomActy3Grp/RevenueAmt0221457
IRS990/ProhibitedTaxShelterTransInd0false
IRS990/PYContributionsGrantsAmt01341025
IRS990/PYExcessBenefitTransInd0false
IRS990/PYInvestmentIncomeAmt0889
IRS990/PymtTravelEntrtnmntPubOfclGrp/TotalAmt00
IRS990/PYOtherExpensesAmt01601713
IRS990/PYOtherRevenueAmt014203
IRS990/PYProgramServiceRevenueAmt0998843
IRS990/PYRevenuesLessExpensesAmt0-85959
IRS990/PYSalariesCompEmpBnftPaidAmt0839206
IRS990/PYTotalExpensesAmt02440919
IRS990/PYTotalRevenueAmt02354960
IRS990/QuidProQuoContributionsInd0false
IRS990/RcvblFromDisqualifiedPrsnGrp/EOYAmt00
IRS990/RcvFndsToPayPrsnlBnftCntrctInd0false
IRS990/ReceivablesFromOfficersEtcGrp/EOYAmt00
IRS990/ReconcilationRevenueExpnssAmt0-230596
IRS990/RegularMonitoringEnfrcInd0true
IRS990/RelatedEntityInd0false
IRS990/RelatedOrganizationCtrlEntInd0false
IRS990/ReportInvestmentsOtherSecInd0false
IRS990/ReportLandBuildingEquipmentInd0true
IRS990/ReportOtherAssetsInd0false
IRS990/ReportOtherLiabilitiesInd0true
IRS990/ReportProgramRelatedInvstInd0false
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IRS990/RoyaltiesGrp/TotalAmt00
IRS990/RoyaltiesRevenueGrp/TotalRevenueColumnAmt00
IRS990/SavingsAndTempCashInvstGrp/BOYAmt0401980
IRS990/SavingsAndTempCashInvstGrp/EOYAmt0458962
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IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearMinus2YearsAmt01068926
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IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearMinus4YearsAmt0704273
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IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus1YearAmt0889
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IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus3YearsAmt0979
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus4YearsAmt0518
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IRS990ScheduleA/OtherIncome170Grp/CurrentTaxYearMinus3YearsAmt0599374
IRS990ScheduleA/OtherIncome170Grp/CurrentTaxYearMinus4YearsAmt018984
IRS990ScheduleA/OtherIncome170Grp/TotalAmt0799563
IRS990ScheduleA/PublicOrganization170Ind0X
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IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus2YearsAmt01068926
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus3YearsAmt0958305
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus4YearsAmt0704273
IRS990ScheduleA/TotalCalendarYear170Grp/TotalAmt05779011
IRS990ScheduleA/TotalSupportAmt06582669
IRS990ScheduleA/UnrelatedBusinessNetIncm170Grp/TotalAmt00
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Document Assets

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Filings

Displayed year

2021 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$9,905,808
Liabilities
$12,684,616
Net assets
-$2,778,808
Revenue
$2,777,348
Expenses
$3,007,944
Net income
-$230,596
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
2021Detailed filing. Detailed filing data is available for this year.$9.91$12.7$2.78$2.78$3.01$0.23
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$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