Civic Intelligence

Townspeople

990 • Fiscal year 2022 • EIN 33-0623634

Jan 01, 2022 to Dec 31, 2022 • Filed on Jun 21, 2023

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

1.32x

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

2022 filings • 501(c)3 • $5M-$10M nonprofits • Source year 2022

Liabilities / Revenue

95th percentile

5.66x

Higher debt load relative to revenue than 95% of similar nonprofits.

2022 filings • 501(c)3 • $5M-$10M nonprofits • Source year 2022

Net Margin

16th percentile

-13%

Higher net margin than 16% of similar nonprofits.

2022 filings • 501(c)3 • $5M-$10M nonprofits • Source year 2022

Top Officer Pay

53rd percentile

$129,331

Higher top officer pay than 53% of similar nonprofits.

Top officer pay equals 5.7% of source-year revenue.

2022 filings • 501(c)3 • $5M-$10M nonprofits • Source year 2022

Asset Growth

43rd percentile

-1.3%

Faster asset growth than 43% of similar nonprofits.

2022 filings • 501(c)3 • $5M-$10M nonprofits • Annualized from 2021 to 2022

Revenue Growth

20th percentile

-18%

Faster revenue growth than 20% of similar nonprofits.

2022 filings • 501(c)3 • $5M-$10M nonprofits • Annualized from 2021 to 2022

Balance Sheet
Liabilities / Assets97th percentile

Assets

Down

$9,780,526

Down $125,282 (-1.3%) from 2021

Net Assets

Down

-$3,084,973

Down $306,165 (-11%) from 2021

Liabilities

Up

$12,865,499

Up $180,883 (+1.4%) from 2021

Revenue And Expenses
Liabilities / Revenue95th percentileNet Margin16th percentile

Revenue

Down

$2,274,357

Down $502,991 (-18%) from 2021

Expenses

Down

$2,580,522

Down $427,422 (-14%) from 2021

Net Income

Down

-$306,165

Down $75,569 (-33%) from 2021

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

2022

Assets$9,780,526
Liabilities$12,865,499
Net Assets-$3,084,973
Open 2022 Filing

Operations Trend

Revenue Growth20th 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

2022

Revenue$2,274,357
Expenses$2,580,522
Net Income-$306,165
Open 2022 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2022 to Dec 31, 2022
Signed
Jun 21, 2023
Return Version
2022v5.0
Gross Receipts
$2,274,357
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$7,043,335$6,801,202▼ $242,133
Other Notes and Loans Receivable, Net$1,162,804$1,162,804→ $0
Accounts Receivable$517,809$727,659▲ $209,850
Cash and Non-Interest-Bearing Accounts$678,927$491,591▼ $187,336
Savings and Temporary Cash Investments$458,962$465,598▲ $6,636
Pledges and Grants Receivable-$100,000-
Prepaid Expenses and Deferred Charges$40,214$28,122▼ $12,092
Intangible Assets$3,757$3,550▼ $207
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$9,905,808$9,780,526▼ $125,282
Other Assets Total-$0-
Liabilities
Mortgage Notes Payable Secured by Investment Property$9,506,420$9,466,420▼ $40,000
Other Liabilities$3,053,733$3,252,090▲ $198,357
Accounts Payable and Accrued Expenses$118,225$143,002▲ $24,777
Deferred Revenue$6,238$3,987▼ $2,251
Total Liabilities$12,684,616$12,865,499▲ $180,883
Net Assets / Fund Balance
Net Assets With Donor Restrictions$119,616$169,426▲ $49,810
Net Assets Without Donor Restrictions$-2,898,424$-3,254,399▼ $355,975
Total Net Assets Fund Balance$-2,778,808$-3,084,973▼ $306,165
Total Liabilities and Net Assets / Fund Balance$9,905,808$9,780,526▼ $125,282

Asset Categories

AssetBook ValueDepreciationBasis
Leasehold Improvements$2,952,551$2,113,575$5,066,126
Buildings$1,796,220$1,531,156$3,327,376
Land$2,037,194-$2,037,194
Other Land Buildings$15,237$358,002$373,239
Compensation and Service Providers
Top Officer Pay53rd percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Melissa PetermanExecutive DirectorFT$123,122$6,209$129,331

Board Members and Trustees

NameTitle
Richard VelasquezChairman
Rebecca LarsonVice Chair
Bruce CarronDirector
Kalani CruetzburgDirector
Wade Lovell 5122Director
Venessa Rollins 11922Prior Secretary
Rita Lim-wilby 41722Prior Vice CHR
Erica SnyderSecretary
Revenue and Support

Revenue Composition

Contributions and Grants
$1,403,437
Program Service Revenue
$797,269
Investment Income
$639
Other Revenue
$73,012
All Other Contributions
$226,030
Change in Net Assets
$-306,165

Audited Revenue Reconciliation

Revenue per Audited Statements
$2,274,357
Total Revenue per Audited Statements
$2,274,357
Total Revenue per Form 990
$2,274,357
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,740,269
Salaries, Compensation, and Employee Benefits$840,253
Total Fundraising Expense$989
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$506,203$68,031$544$574,778
Depreciation Depletion$256,288$2,552-$258,840
Interest$253,540--$253,540
All Other Expenses$168,209$33,987-$202,196
Current Officers, Directors, Trustees, and Key Employees$113,901$15,308$122$129,331
Insurance$69,061$19,616-$88,677
Fees for Services Accounting$67,630$14,371-$82,001
Other Employee Benefits$44,411$36,214$265$80,890
Other Expenses$39,333$34,900-$74,233
Payroll Taxes$47,288$7,908$58$55,254
Occupancy$38,896$13,243-$52,139
Fees for Services Legal$28,308$15,839-$44,147
Total Functional Expenses$2,311,501$268,032$989$2,580,522

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$2,580,522
Total Expenses per Audited Statements$2,580,522
Total Expenses per Form 990$2,580,522
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$3,167,862
Security Deposits$84,228
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
No
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
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, Section B, Line 11B

“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, Section B, Line 12C

“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, Section B, Line 15B

“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, Section C, Line 19

“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
2023-06-21
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
18
Volunteers
36

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 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: $180,177REVENUE: $125,106”

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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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/OtherEmployeeBenefitsGrp/TotalAmt080890
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IRS990/OtherExpensesGrp/ManagementAndGeneralAmt083
IRS990/OtherExpensesGrp/ManagementAndGeneralAmt15790
IRS990/OtherExpensesGrp/ManagementAndGeneralAmt2190
IRS990/OtherExpensesGrp/ManagementAndGeneralAmt334900
IRS990/OtherExpensesGrp/ProgramServicesAmt0470924
IRS990/OtherExpensesGrp/ProgramServicesAmt1128106
IRS990/OtherExpensesGrp/ProgramServicesAmt279403
IRS990/OtherExpensesGrp/ProgramServicesAmt339333
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IRS990/OtherExpensesGrp/TotalAmt1133896
IRS990/OtherExpensesGrp/TotalAmt279593
IRS990/OtherExpensesGrp/TotalAmt374233
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IRS990/OtherRevenueMiscGrp/Desc1MISCELLANEOUS
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IRS990/OtherRevenueMiscGrp/RelatedOrExemptFuncIncomeAmt116076
IRS990/OtherRevenueMiscGrp/RelatedOrExemptFuncIncomeAmt216936
IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt040000
IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt116076
IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt216936
IRS990/OtherRevenueTotalAmt073012
IRS990/OtherSalariesAndWagesGrp/FundraisingAmt0544
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IRS990/OtherSalariesAndWagesGrp/ProgramServicesAmt0506203
IRS990/OtherSalariesAndWagesGrp/TotalAmt0574778
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IRS990/OthNotesLoansReceivableNetGrp/EOYAmt01162804
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IRS990/PayrollTaxesGrp/FundraisingAmt058
IRS990/PayrollTaxesGrp/ManagementAndGeneralAmt07908
IRS990/PayrollTaxesGrp/ProgramServicesAmt047288
IRS990/PayrollTaxesGrp/TotalAmt055254
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IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt028122
IRS990/PrincipalOfficerNm0MELISSA PETERMAN
IRS990/ProfessionalFundraisingInd0false
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IRS990/ProgramServiceRevenueGrp/Desc2SOCIAL SERVICE FEE
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt013112
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt1672163
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IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt1672163
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt2111994
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.
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IRS990/ProgSrvcAccomActy2Grp/RevenueAmt0179508
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/ExpenseAmt0460743
IRS990/ProgSrvcAccomActy3Grp/RevenueAmt0209887
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IRS990/PYTotalExpensesAmt03007944
IRS990/PYTotalRevenueAmt02777348
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IRS990/ReportOtherLiabilitiesInd0true
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Document Assets

No mirrored PDF or thumbnail assets are attached yet.

Filings

Displayed year

2022 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$9,780,526
Liabilities
$12,865,499
Net assets
-$3,084,973
Revenue
$2,274,357
Expenses
$2,580,522
Net income
-$306,165
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
2022Detailed filing. Detailed filing data is available for this year.$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
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
Peer Organizations

Similar nonprofits based on the same Siviq industry and scale cohort. 2022 filings • 501(c)3 • $5M-$10M nonprofits