Civic Intelligence

Townspeople

990 • Fiscal year 2023 • EIN 33-0623634

Jan 01, 2023 to Dec 31, 2023 • Filed on Nov 08, 2024

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

98th percentile

1.39x

Higher debt load relative to assets than 98% of similar nonprofits.

2023 filings • 501(c)3 • $5M-$10M nonprofits • Source year 2023

Liabilities / Revenue

95th percentile

5.15x

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

2023 filings • 501(c)3 • $5M-$10M nonprofits • Source year 2023

Net Margin

15th percentile

-19%

Higher net margin than 15% of similar nonprofits.

2023 filings • 501(c)3 • $5M-$10M nonprofits • Source year 2023

Top Officer Pay

67th percentile

$168,070

Higher top officer pay than 67% of similar nonprofits.

Top officer pay equals 6.8% of source-year revenue.

2023 filings • 501(c)3 • $5M-$10M nonprofits • Source year 2023

Asset Growth

15th percentile

-5.5%

Faster asset growth than 15% of similar nonprofits.

2023 filings • 501(c)3 • $5M-$10M nonprofits • Annualized from 2022 to 2023

Revenue Growth

56th percentile

9.3%

Faster revenue growth than 56% of similar nonprofits.

2023 filings • 501(c)3 • $5M-$10M nonprofits • Annualized from 2022 to 2023

Balance Sheet
Liabilities / Assets98th percentile

Assets

Down

$9,242,533

Down $537,993 (-5.5%) from 2022

Net Assets

Down

-$3,564,265

Down $479,292 (-16%) from 2022

Liabilities

Down

$12,806,798

Down $58,701 (-0.5%) from 2022

Revenue And Expenses
Liabilities / Revenue95th percentileNet Margin15th percentile

Revenue

Up

$2,485,829

Up $211,472 (+9.3%) from 2022

Expenses

Up

$2,965,121

Up $384,599 (+15%) from 2022

Net Income

Down

-$479,292

Down $173,127 (-57%) from 2022

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 2023: $9,242,533Liabilities 2023: $12,806,798Net Assets 2023: -$3,564,2652023Assets 2024: $9,924,065Liabilities 2024: $13,037,520Net Assets 2024: -$3,113,4552024

Highlighted filing

2023

Assets$9,242,533
Liabilities$12,806,798
Net Assets-$3,564,265
Open 2023 Filing

Operations Trend

Revenue Growth56th 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 2023: $2,485,829Expenses 2023: $2,965,121Net Income 2023: -$479,2922023Revenue 2024: $4,169,280Expenses 2024: $3,718,470Net Income 2024: $450,8102024

Highlighted filing

2023

Revenue$2,485,829
Expenses$2,965,121
Net Income-$479,292
Open 2023 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2023 to Dec 31, 2023
Signed
Nov 8, 2024
Return Version
2023v5.1
Gross Receipts
$2,485,829
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$6,801,202$6,547,127▼ $254,075
Other Notes and Loans Receivable, Net$1,162,804$1,153,422▼ $9,382
Savings and Temporary Cash Investments$465,598$579,600▲ $114,002
Cash and Non-Interest-Bearing Accounts$491,591$451,785▼ $39,806
Accounts Receivable$727,659$426,058▼ $301,601
Prepaid Expenses and Deferred Charges$28,122$64,957▲ $36,835
Pledges and Grants Receivable$100,000$16,241▼ $83,759
Intangible Assets$3,550$3,343▼ $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$9,780,526$9,242,533▼ $537,993
Other Assets Total-$0-
Liabilities
Mortgage Notes Payable Secured by Investment Property$9,466,420$9,234,420▼ $232,000
Other Liabilities$3,252,090$3,387,645▲ $135,555
Accounts Payable and Accrued Expenses$143,002$174,701▲ $31,699
Deferred Revenue$3,987$10,032▲ $6,045
Total Liabilities$12,865,499$12,806,798▼ $58,701
Net Assets / Fund Balance
Net Assets With Donor Restrictions$169,426$179,379▲ $9,953
Net Assets Without Donor Restrictions$-3,254,399$-3,743,644▼ $489,245
Total Net Assets Fund Balance$-3,084,973$-3,564,265▼ $479,292
Total Liabilities and Net Assets / Fund Balance$9,780,526$9,242,533▼ $537,993

Asset Categories

AssetBook ValueDepreciationBasis
Leasehold Improvements$2,768,786$2,297,340$5,066,126
Buildings$1,729,865$1,597,511$3,327,376
Land$2,037,194-$2,037,194
Other Land Buildings$11,282$361,957$373,239
Compensation and Service Providers
Top Officer Pay67th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Melissa PetermanExecutive DirectorFT$150,243$17,827$168,070

Board Members and Trustees

NameTitle
Richard VelasquezChairman
Rebecca SecordVice Chair
Bruce CarronDirector
Kalani CruetzburgDirector
Karen ConnollyDirector
Kris KuntzDirector
Sean HarrisDirector
Erica SnyderSecretary
Dennis LarkinTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Vora Group LLCShelter Stays5447 EL CAJON BLVD, San Diego, CA 92115$133,545
Revenue and Support

Revenue Composition

Contributions and Grants
$1,371,384
Program Service Revenue
$849,273
Investment Income
$2,320
Other Revenue
$262,852
All Other Contributions
$156,097
Change in Net Assets
$-479,292
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$2,081,972
Salaries, Compensation, and Employee Benefits$883,149
Total Fundraising Expense$49,829
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$538,143$4,296$22,598$565,037
All Other Expenses$229,928$63,111$14,353$307,392
Depreciation Depletion$254,075--$254,075
Interest$253,912--$253,912
Other Expenses$167,866$7,072-$174,938
Current Officers, Directors, Trustees, and Key Employees$160,071$1,278$6,721$168,070
Fees for Services Legal$98,502$31,109-$129,611
Insurance$25,505$86,891-$112,396
Fees for Services Management-$93,048-$93,048
Other Employee Benefits$72,916$4,275$3,518$80,709
Payroll Taxes$66,570$124$2,639$69,333
Occupancy-$25,419-$25,419
Total Functional Expenses$2,453,945$461,347$49,829$2,965,121
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$3,308,571
Security Deposits$79,074
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 15A

“The Executive Director's compensation was part of a study completed by a qualified third party. All other employee compensation is benchmarked against like and similar roles in our region based on data found in reliable databases such as Salary.com.”

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
2024-11-08
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Melissa Peterman
Formed
1994
Legal Domicile
CA
Voting Board Members
8
Independent Board Members
8
Employees
16
Volunteers
8

Preparer

Firm
Leaf & Cole LLP
Address
2810 Camino Del Rio South Suite 200, San Diego, CA 92108
Preparer
Jenny Kikuno
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: Townspeople 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.”

Form 990, Part IX, Line 24E

“CONTRACT LABOR: Column (A) - Total = $46564; Column (B) - Program Services = $24801; Column (C) - Management & General = $7425; Column (D) - Fundraising = $14338”

Form 990, Part IX, Line 24E

“FEES & LICENSES: Column (A) - Total = $3391; Column (B) - Program Services = $3359; Column (C) - Management & General = $32; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“MILEAGE: Column (A) - Total = $1452; Column (B) - Program Services = $668; Column (C) - Management & General = $784; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“MISCELLANEOUS: Column (A) - Total = $18051; Column (B) - Program Services = $1350; Column (C) - Management & General = $16686; Column (D) - Fundraising = $15”

Form 990, Part IX, Line 24E

“OFFICE SUPPLIES/PRINTING: Column (A) - Total = $59756; Column (B) - Program Services = $38184; Column (C) - Management & General = $21572; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“Postage and Shipping: Column (A) - Total = $100; Column (B) - Program Services = $0; Column (C) - Management & General = $100; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“SECURITY: Column (A) - Total = $75021; Column (B) - Program Services = $74341; Column (C) - Management & General = $680; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“TELEPHONE: Column (A) - Total = $17834; Column (B) - Program Services = $5384; Column (C) - Management & General = $12450; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“TRAINING: Column (A) - Total = $11058; Column (B) - Program Services = $10979; Column (C) - Management & General = $79; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“UTILITIES: Column (A) - Total = $74165; Column (B) - Program Services = $70862; Column (C) - Management & General = $3303; Column (D) - Fundraising = $0”

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.”

Raw XML AppendixShowing 400 of 590 raw XML fields

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/TitleTxt1Director
IRS990/Form990PartVIISectionAGrp/TitleTxt2Director
IRS990/Form990PartVIISectionAGrp/TitleTxt3Chairman
IRS990/Form990PartVIISectionAGrp/TitleTxt4Vice Chair
IRS990/Form990PartVIISectionAGrp/TitleTxt5Secretary
IRS990/Form990PartVIISectionAGrp/TitleTxt6Director
IRS990/Form990PartVIISectionAGrp/TitleTxt7Director
IRS990/Form990PartVIISectionAGrp/TitleTxt8Director
IRS990/Form990PartVIISectionAGrp/TitleTxt9Treasurer
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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/NoDonorRestrictionNetAssetsGrp/EOYAmt0-3743644
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IRS990/OtherEmployeeBenefitsGrp/ManagementAndGeneralAmt04275
IRS990/OtherEmployeeBenefitsGrp/ProgramServicesAmt072916
IRS990/OtherEmployeeBenefitsGrp/TotalAmt080709
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IRS990/OtherExpensesGrp/Desc3REPAIRS & MAINTENANCE
IRS990/OtherExpensesGrp/ManagementAndGeneralAmt0144724
IRS990/OtherExpensesGrp/ManagementAndGeneralAmt17072
IRS990/OtherExpensesGrp/ProgramServicesAmt0340723
IRS990/OtherExpensesGrp/ProgramServicesAmt1203169
IRS990/OtherExpensesGrp/ProgramServicesAmt242565
IRS990/OtherExpensesGrp/ProgramServicesAmt3167866
IRS990/OtherExpensesGrp/TotalAmt0340723
IRS990/OtherExpensesGrp/TotalAmt1203169
IRS990/OtherExpensesGrp/TotalAmt2187289
IRS990/OtherExpensesGrp/TotalAmt3174938
IRS990/OtherLiabilitiesGrp/BOYAmt03252090
IRS990/OtherLiabilitiesGrp/EOYAmt03387645
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IRS990/OtherRevenueMiscGrp/Desc2REIMBURSEMENT OF EXPENSES
IRS990/OtherRevenueMiscGrp/RelatedOrExemptFuncIncomeAmt0232000
IRS990/OtherRevenueMiscGrp/RelatedOrExemptFuncIncomeAmt112360
IRS990/OtherRevenueMiscGrp/RelatedOrExemptFuncIncomeAmt218492
IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt0232000
IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt112360
IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt218492
IRS990/OtherRevenueTotalAmt0262852
IRS990/OtherSalariesAndWagesGrp/FundraisingAmt022598
IRS990/OtherSalariesAndWagesGrp/ManagementAndGeneralAmt04296
IRS990/OtherSalariesAndWagesGrp/ProgramServicesAmt0538143
IRS990/OtherSalariesAndWagesGrp/TotalAmt0565037
IRS990/OthNotesLoansReceivableNetGrp/BOYAmt01162804
IRS990/OthNotesLoansReceivableNetGrp/EOYAmt01153422
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IRS990/PaymentsToAffiliatesGrp/TotalAmt00
IRS990/PayPremiumsPrsnlBnftCntrctInd0false
IRS990/PayrollTaxesGrp/FundraisingAmt02639
IRS990/PayrollTaxesGrp/ManagementAndGeneralAmt0124
IRS990/PayrollTaxesGrp/ProgramServicesAmt066570
IRS990/PayrollTaxesGrp/TotalAmt069333
IRS990/PensionPlanContributionsGrp/TotalAmt00
IRS990/PledgesAndGrantsReceivableGrp/BOYAmt0100000
IRS990/PledgesAndGrantsReceivableGrp/EOYAmt016241
IRS990/PoliticalCampaignActyInd0false
IRS990/PrepaidExpensesDefrdChargesGrp/BOYAmt028122
IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt064957
IRS990/PrincipalOfficerNm0MELISSA PETERMAN
IRS990/ProfessionalFundraisingInd0false
IRS990/ProgramServiceRevenueGrp/BusinessCd0900099
IRS990/ProgramServiceRevenueGrp/BusinessCd1531110
IRS990/ProgramServiceRevenueGrp/BusinessCd2900099
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IRS990/ProgramServiceRevenueGrp/Desc1RENTAL INCOME
IRS990/ProgramServiceRevenueGrp/Desc2SOCIAL SERVICE FEE
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt013506
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt1710439
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt2125328
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt013506
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt1710439
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt2125328
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/ExpenseAmt0684619
IRS990/ProgSrvcAccomActy2Grp/RevenueAmt0212899
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/RevenueAmt0223274
IRS990/ProhibitedTaxShelterTransInd0false
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IRS990/PYExcessBenefitTransInd0false
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IRS990/PYOtherRevenueAmt073012
IRS990/PYProgramServiceRevenueAmt0797269
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IRS990/PYTotalExpensesAmt02580522
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Document Assets

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Filings

Displayed year

2023 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$9,242,533
Liabilities
$12,806,798
Net assets
-$3,564,265
Revenue
$2,485,829
Expenses
$2,965,121
Net income
-$479,292
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
2023Detailed filing. Detailed filing data is available for this year.$9.24$12.8$3.56$2.49$2.97$0.48
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
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