Civic Intelligence

Chn Housing Partners

EIN 34-1346763 • 501(c)3 • Cleveland, OH

View Organization Page

Profile

Chn housing partners' mission is to leverage the power of affordable, stable housing to change lives and improve communities.

3711 Chester Avenue 100Cleveland, OH 44114

www.chnhousingpartners.org

Siviq Scores

Precomputed percentiles relative to similar nonprofits. These scores are descriptive rather than judgmental.

Liabilities / Assets

78th percentile

0.61x

Higher debt load relative to assets than 78% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Liabilities / Revenue

74th percentile

0.91x

Higher debt load relative to revenue than 74% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Net Margin

46th percentile

3.3%

Higher net margin than 46% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Top Officer Pay

39th percentile

$295,723

Higher top officer pay than 39% of similar nonprofits.

Top officer pay equals 0.3% of source-year revenue.

501(c)3 • $50M-$100M nonprofits • Source year 2022

Asset Growth

13th percentile

-5.1%

Faster asset growth than 13% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2022 to 2024

Revenue Growth

10th percentile

-23%

Faster revenue growth than 10% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2022 to 2024

Balance Sheet
Liabilities / Assets78th percentile

Assets

Down

$85,088,307

Down $4,055,967 (-4.5%) from 2023

Liabilities

Down

$51,998,183

Down $5,926,436 (-10%) from 2023

Net Assets

Up

$33,090,124

Up $1,870,469 (+6.0%) from 2023

Operations
Liabilities / Revenue74th percentileNet Margin46th percentile

Revenue

Down

$57,282,070

Down $195,092 (-0.3%) from 2023

Expenses

Down

$55,411,601

Down $1,661,701 (-2.9%) from 2023

Net Income

Up

$1,870,469

Up $1,466,609 (+363%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth13th percentile

Grouped bars show assets, liabilities, and net assets across loaded filings.

$100M$50M$0Assets 2010: $62,718,273Liabilities 2010: $41,695,760Net Assets 2010: $21,022,5132010Assets 2011: $69,286,468Liabilities 2011: $46,717,785Net Assets 2011: $22,568,6832011Assets 2012: $68,702,546Liabilities 2012: $46,849,642Net Assets 2012: $21,852,9042012Assets 2013: $63,711,393Liabilities 2013: $42,998,186Net Assets 2013: $20,713,2072013Assets 2014: $59,998,569Liabilities 2014: $38,353,825Net Assets 2014: $21,644,7442014Assets 2015: $64,648,111Liabilities 2015: $42,651,476Net Assets 2015: $21,996,6352015Assets 2017: $65,104,633Liabilities 2017: $40,296,015Net Assets 2017: $24,808,6182017Assets 2018: $64,545,346Liabilities 2018: $39,644,223Net Assets 2018: $24,901,1232018Assets 2019: $60,325,844Liabilities 2019: $36,845,214Net Assets 2019: $23,480,6302019Assets 2020: $69,344,591Liabilities 2020: $43,009,932Net Assets 2020: $26,334,6592020Assets 2021: $74,492,798Liabilities 2021: $44,978,520Net Assets 2021: $29,514,2782021Assets 2022: $94,453,168Liabilities 2022: $63,637,373Net Assets 2022: $30,815,7952022Assets 2023: $89,144,274Liabilities 2023: $57,924,619Net Assets 2023: $31,219,6552023Assets 2024: $85,088,307Liabilities 2024: $51,998,183Net Assets 2024: $33,090,1242024

Highlighted filing

2024

Assets$85,088,307
Liabilities$51,998,183
Net Assets$33,090,124
Open 2024 Filing

Operations Trend

Revenue Growth10th percentile

Revenue, expenses, and net income by year, with the latest filing highlighted.

$100M$50M$0-$50MExpenses 2010: $34,379,7762010Expenses 2011: $41,322,7212011Expenses 2012: $34,492,6472012Revenue 2013: $30,040,543Expenses 2013: $30,753,012Net Income 2013: -$712,4692013Revenue 2014: $23,011,923Expenses 2014: $22,080,386Net Income 2014: $931,5372014Revenue 2015: $26,537,221Expenses 2015: $26,185,330Net Income 2015: $351,8912015Revenue 2017: $32,539,064Expenses 2017: $31,759,782Net Income 2017: $779,2822017Revenue 2018: $34,142,545Expenses 2018: $34,050,040Net Income 2018: $92,5052018Revenue 2019: $34,094,906Expenses 2019: $35,392,766Net Income 2019: -$1,297,8602019Revenue 2020: $51,201,852Expenses 2020: $48,298,403Net Income 2020: $2,903,4492020Revenue 2021: $91,427,214Expenses 2021: $88,247,595Net Income 2021: $3,179,6192021Revenue 2022: $96,765,615Expenses 2022: $95,464,098Net Income 2022: $1,301,5172022Revenue 2023: $57,477,162Expenses 2023: $57,073,302Net Income 2023: $403,8602023Revenue 2024: $57,282,070Expenses 2024: $55,411,601Net Income 2024: $1,870,4692024

Highlighted filing

2024

Revenue$57,282,070
Expenses$55,411,601
Net Income$1,870,469
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$85,088,307
Liabilities
$51,998,183
Net assets
$33,090,124
Revenue
$57,282,070
Expenses
$55,411,601
Net income
$1,870,469
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$85.1$52.0$33.1$57.3$55.4$1.87
2023Detailed filing. Detailed filing data is available for this year.$89.1$57.9$31.2$57.5$57.1$0.40
2022Detailed filing. Detailed filing data is available for this year.$94.5$63.6$30.8$96.8$95.5$1.30
2021Detailed filing. Detailed filing data is available for this year.$74.5$45.0$29.5$91.4$88.2$3.18
2020Detailed filing. Detailed filing data is available for this year.$69.3$43.0$26.3$51.2$48.3$2.90
2019Detailed filing. Detailed filing data is available for this year.$60.3$36.8$23.5$34.1$35.4$1.30
2018Detailed filing. Detailed filing data is available for this year.$64.5$39.6$24.9$34.1$34.1$0.09
2017Detailed filing. Detailed filing data is available for this year.$65.1$40.3$24.8$32.5$31.8$0.78
2015Detailed filing. Detailed filing data is available for this year.$64.6$42.7$22.0$26.5$26.2$0.35
2014Detailed filing. Detailed filing data is available for this year.$60.0$38.4$21.6$23.0$22.1$0.93
2013Detailed filing. Detailed filing data is available for this year.$63.7$43.0$20.7$30.0$30.8$0.71
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$68.7$46.8$21.9$34.5
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$69.3$46.7$22.6$41.3
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$62.7$41.7$21.0$34.4
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 17, 2025
Return Version
2024v5.2
Gross Receipts
$57,961,939
Mission and Program Overview

Mission

Chn housing partners' mission is to leverage the power of affordable, stable housing to change lives and improve communities.

Chn's mission is to leverage the power of affordable housing to improve lives and communities.

Balance Sheet Detail
LineBeginningEndChange
Assets
Other Notes and Loans Receivable, Net$22,630,411$23,943,404▲ $1,312,993
Accounts Receivable$12,323,592$11,465,391▼ $858,201
Investments Program Related$7,621,469$10,959,769▲ $3,338,300
Cash and Non-Interest-Bearing Accounts$18,181,777$9,023,030▼ $9,158,747
Savings and Temporary Cash Investments$8,373,803$7,993,569▼ $380,234
Pledges and Grants Receivable$7,102,885$7,368,215▲ $265,330
Land, Buildings, and Equipment, Net$1,386,425$5,213,793▲ $3,827,368
Prepaid Expenses and Deferred Charges$3,035,638$908,831▼ $2,126,807
Inventories for Sale or Use$97,580$135,038▲ $37,458
Total Assets$89,144,274$85,088,307▼ $4,055,967
Other Assets Total$8,390,694$8,077,267▼ $313,427
Liabilities
Mortgage Notes Payable Secured by Investment Property$31,074,873$33,003,825▲ $1,928,952
Accounts Payable and Accrued Expenses$7,597,598$8,800,873▲ $1,203,275
Deferred Revenue$17,765,921$8,547,292▼ $9,218,629
Other Liabilities$1,486,227$1,646,193▲ $159,966
Total Liabilities$57,924,619$51,998,183▼ $5,926,436
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$30,394,655$32,265,124▲ $1,870,469
Net Assets With Donor Restrictions$825,000$825,000→ $0
Total Net Assets Fund Balance$31,219,655$33,090,124▲ $1,870,469
Total Liabilities and Net Assets / Fund Balance$89,144,274$85,088,307▼ $4,055,967

Asset Categories

AssetBook ValueDepreciationBasis
Other Land Buildings$4,135,582-$4,135,582
Equipment$1,078,211$933,525$2,011,736
Investment Program Related Org$10,959,769--
Other Assets Org$4,189,522--

Endowment Activity

PeriodBeginningContrib.Gain/LossOther UsesEnd
2024$825,000---$825,000
2023$825,000---$825,000
2022$825,000---$825,000
2021$825,000---$825,000
2020$825,000---$825,000
Compensation and Service Providers
Top Officer Pay39th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Kevin J NowakPresident and CEOFT$262,766$28,659$291,425
Mary SmigelskiChief Financial OfficerFT$215,898$21,035$236,933
Janet Reed-jamesChief Human Resource OfficFT$208,962$25,466$234,428
John MillerChief Operating OfficerFT$187,447$25,507$212,954
Andrew BaileyVice President/real Estate DevelopmentFT$202,519$6,736$209,255
Andrew BaileyVice President/real Estate Developme-$202,519$6,736$209,255
Mark WhipkeyChief of Asset ManagementFT$188,506$20,273$208,779
Mary CavanaughChief Legal and Compliance OfficerFT$168,935$16,956$185,891
Rochelle EnsleyVice President/property ManagementFT$158,460$24,451$182,911
Jason HeadenVice President/detroit MarFT$173,604$6,978$180,582
Kate CardenVice President/programsFT$163,487$12,299$175,786
Robin HolmesVice President/constructionFT$153,791$16,474$170,265

Board Members and Trustees

NameTitle
Chris WarrenTrustee/chair
Carolynn GallowayTrustee/vice Chair
Caroline PeakTrustee
Cathryn GreenwaldTrustee
Cheri SmithTrustee
Dan LastTrustee
David RoneyTrustee
Gary SardonTrustee
Jaime DecletTrustee
Kathy HexterTrustee
Krume StojanovskiTrustee
Loretta HunterTrustee
Maggie RiveraTrustee
Mike GriffinTrustee
Mike SeringTrustee
Nick DisantoTrustee
Peter MeiselTrustee
Rev Jimmy Gates SrTrustee
Terrell SandersTrustee
Sahnara Hendrix-arneyTrustee/secretary
Jim PoznikTrustee/treasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
American Builders & ApplicatorsConstruction988 FORD RD, Cleveland, OH 44143$715,575
Prof Roofing & ContractingConstruction4014 CENTER RD, Brunswick, OH 44212$631,412
Hvac Pros Heating Ventilation & Ac LLCWeatherization Svc3647 WINDSONG DR, Medina, OH 44256$575,095
Fusion92Marketing Svc222 MERCHANDISE MART PLAZA, Chicago, IL 60654$389,947
Lake Erie Heating & CoolingWeatherization Svc3140 W 32ND ST, Cleveland, OH 44109$307,769
Revenue and Support

Revenue Composition

Contributions and Grants
$38,630,628
Program Service Revenue
$15,058,483
Investment Income
$429,998
Other Revenue
$3,162,961
All Other Contributions
$15,201,044
Change in Net Assets
$1,870,469
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$34,280,351
Salaries, Compensation, and Employee Benefits$21,131,250
Total Fundraising Expense$946,169
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$13,450,886$2,257,438$553,014$16,261,338
Fees for Services Other$2,066,071$1,577,138$150,483$3,793,692
Occupancy$1,743,509$97,283$16,513$1,857,305
Other Employee Benefits$1,466,443$251,207$61,539$1,779,189
Current Officers, Directors, Trustees, and Key Employees$1,129,519$193,491$47,400$1,370,410
Payroll Taxes$1,096,826$179,984$44,091$1,320,901
Office Expenses$974,469$177,186$26,478$1,178,133
Pension Plan Contributions$329,203$56,394$13,815$399,412
Insurance$189,248$11,623$2,016$202,887
Interest$174,575--$174,575
Depreciation Depletion$74,984$46,472-$121,456
Fees for Services Accounting$54,058$41,940$4,002$100,000
Other Expenses$78,949$7,592$25,398$78,949
Fees for Services Legal$19,187$14,885$1,420$35,492
Conferences and Meetings$1,659--$1,659
Total Functional Expenses$49,552,799$4,912,633$946,169$55,411,601
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
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Deferred Interest Payable - Long Term$1,646,193
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
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
Yes
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

“990 review policy: the chief financial officer ensures that forms 990 are filed in a timely and accurate manner. The president/chief executive officer signs and certifies that the irs form 990 is accurate and complete. The finance and executive committees review and approve the irs form 990 annual tax filings prior to submission to ensure the accuracy of both financial and non-financial information included on the submission. In addition, the full board receives a copy of the irs form 990 prior to filing. Consistent with the requiremenets of section 6104(d) of the internal revenue code and regulations thereunder, copies of the organization's form 990 shall be made available, upon request, in a timely manner, and (subject to the charges permitted by law) to any individuals who request it.”

Form 990, Part VI, Section B, Line 12C

“Conflict of interest: annually, the directors and officers are required to complete the conflict of interest disclosure form. Attached to the form is the written policy for review to ensure identification of potential conflicts. All potential conflicts are published in the conflict of interest log. Disinterested directors shall determine, based on the facts presented, by the majority vote approve to enter into transactions or arrangements with a potential conflict.”

Form 990, Part VI, Section B, Line 15

“Compensation review process: periodically, the organization reviews national salary information for similar organizations with key employees in functionally comparable positions. The approval of compensation increases is undertaken by the board. Salary decisions made by the board are reflected in the board meeting minutes.”

Form 990, Part VI, Section C, Line 19

“Documents are available upon request.”

Filing and Contact Details

Filer

Filer Name
Chn Housing Partners
EIN
34-1346763
Phone
2165747100
Address
3711 CHESTER AVENUE 100, CLEVELAND, OH 44114

Signing Officer

Name
Mary Smigelski
Title
Chief Financial Officer
Phone
2165747100
Signed
2025-11-17
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Kevin J Nowak
Formed
1981
Legal Domicile
Oh
Voting Board Members
21
Independent Board Members
21
Employees
277
Volunteers
259

Preparer

Firm
Cohen & Co Advisory LLC
Address
OFFICES LISTED AT, WWWCOHENCOCOM, OH 44115
Preparer
Pargat Singh
Phone
8002291099
Supplemental Narrative

Financial Statement Notes

PART V, LINE 4:

“To assist in our mission by allowing for the investment of up to $750,000 in short term loan instruments offered to affordable low-income housing projects.”

PART X, LINE 2:

“Chn accounts for uncertain tax positions in accordance with gaap, which requires recognition of and disclosures related to uncertain tax positions. As of and during the year ended december 31, 2024, chn does not have a liability for unrecognized tax benefits.”

Raw XML AppendixShowing 400 of 1,731 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.

Path#Value
IRS990/AccountantCompileOrReviewInd00
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IRS990/AccountsReceivableGrp/EOYAmt011465391
IRS990/ActivitiesConductedPrtshpInd00
IRS990/ActivityOrMissionDesc0CHN'S MISSION IS TO LEVERAGE THE POWER OF AFFORDABLE HOUSING TO IMPROVE LIVES AND COMMUNITIES.
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IRS990/BooksInCareOfDetail/USAddress/CityNm0CLEVELAND
IRS990/BooksInCareOfDetail/USAddress/StateAbbreviationCd0OH
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IRS990/CollectionsOfArtInd00
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IRS990/CompensationProcessOtherInd01
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IRS990/ContractorCompensationGrp/ContractorAddress/USAddress/AddressLine1Txt23647 WINDSONG DR
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IRS990/ContractorCompensationGrp/ContractorAddress/USAddress/AddressLine1Txt43140 W 32ND ST
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IRS990/ContractorCompensationGrp/ServicesDesc3MARKETING SVC
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IRS990/DepreciationDepletionGrp/TotalAmt0121456
IRS990/Desc0HOUSING DEVELOPMENT, PROPERTY MANAGEMENT & SALES:CHN IS A SEASONED AFFORDABLE HOUSING DEVELOPER AND THE NATION'S LARGEST SINGLE-FAMILY DEVELOPER USING LOW INCOME HOUSING TAX CREDITS THROUGH OUR NATIONALLY RECOGNIZED LEASE PURCHASE PROGRAM. WE DEVELOP HOUSING ACROSS ASSET CLASSES AND POPULATIONS USING MIXED FUNDING SOURCES IN OHIO, SOUTHEAST MICHIGAN, WESTERN NEW YORK AND WESTERN PENNSYLVANIA. WE PARTNER WITH SISTER NONPROFITS AND PUBLIC ENTITIES TO IMPLEMENT NEIGHBORHOOD STRATEGIES. AFFORDABILITY, SUSTAINABILITY AND HOMEOWNERSHIP ARE OUR CORE PRINCIPLES. IN 2024, CHN STARTED OR COMPLETED CONSTRUCTION ON 296 AFFORDABLE HOUSING UNITS AND SOLD 53 HOMES TO LOW-INCOME FAMILIES WHO COULD NOT OTHERWISE ACHIEVE HOMEOWNERSHIP THROUGH OUR LEASE PURCHASE PROGRAM. CHN SERVED 113 HOMEOWNERS WITH THE SINGLE FAMILY PRESERVATION PROGRAM.
IRS990/DescribedInSection501c3Ind01
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