Civic Intelligence

Emerald Development & Economic Network

EIN 34-1667990 • 501(c)3 • Cleveland, OH

View Organization Page

Profile

Eden's mission is to provide housing solutions to people facing the challenges of housing insecurities and homelessness.

7812 Madison AveCleveland, OH 44102

www.edeninc.org

Siviq Scores

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

Liabilities / Assets

73rd percentile

0.53x

Higher debt load relative to assets than 73% of similar nonprofits.

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

Liabilities / Revenue

63rd percentile

0.56x

Higher debt load relative to revenue than 63% of similar nonprofits.

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

Net Margin

51st percentile

4.8%

Higher net margin than 51% of similar nonprofits.

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

Top Officer Pay

Score unavailable

No value available

No filing with officer rows is available for this organization yet.

Asset Growth

86th percentile

24%

Faster asset growth than 86% of similar nonprofits.

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

Revenue Growth

68th percentile

16%

Faster revenue growth than 68% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets73rd percentile

Assets

Up

$59,649,369

Up $13,454,152 (+29%) from 2023

Liabilities

Up

$31,505,893

Up $10,744,271 (+52%) from 2023

Net Assets

Up

$28,143,476

Up $2,709,881 (+11%) from 2023

Operations
Liabilities / Revenue63rd percentileNet Margin51st percentile

Revenue

Up

$56,254,776

Up $8,767,186 (+18%) from 2023

Expenses

Up

$53,544,895

Up $6,600,913 (+14%) from 2023

Net Income

Up

$2,709,881

Up $2,166,273 (+398%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth86th percentile

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

$60M$40M$20M$0Assets 2010: $18,542,172Liabilities 2010: $6,063,393Net Assets 2010: $12,478,7792010Assets 2011: $19,293,001Liabilities 2011: $5,659,107Net Assets 2011: $13,633,8942011Assets 2012: $20,007,484Liabilities 2012: $5,840,990Net Assets 2012: $14,166,4942012Assets 2013: $24,168,211Liabilities 2013: $6,994,803Net Assets 2013: $17,173,4082013Assets 2014: $25,359,695Liabilities 2014: $8,165,271Net Assets 2014: $17,194,4242014Assets 2015: $25,082,736Liabilities 2015: $7,800,495Net Assets 2015: $17,282,2412015Assets 2016: $26,868,979Liabilities 2016: $7,963,670Net Assets 2016: $18,905,3092016Assets 2017: $28,139,679Liabilities 2017: $7,780,518Net Assets 2017: $20,359,1612017Assets 2018: $32,415,002Liabilities 2018: $7,990,229Net Assets 2018: $24,424,7732018Assets 2019: $33,569,419Liabilities 2019: $7,652,634Net Assets 2019: $25,916,7852019Assets 2020: $37,060,411Liabilities 2020: $11,592,082Net Assets 2020: $25,468,3292020Assets 2021: $37,695,936Liabilities 2021: $13,509,358Net Assets 2021: $24,186,5782021Assets 2022: $39,028,910Liabilities 2022: $14,134,222Net Assets 2022: $24,894,6882022Assets 2023: $46,195,217Liabilities 2023: $20,761,622Net Assets 2023: $25,433,5952023Assets 2024: $59,649,369Liabilities 2024: $31,505,893Net Assets 2024: $28,143,4762024

Highlighted filing

2024

Assets$59,649,369
Liabilities$31,505,893
Net Assets$28,143,476
Open 2024 Filing

Operations Trend

Revenue Growth68th percentile

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

$60M$40M$20M$0-$20MExpenses 2010: $21,438,2432010Expenses 2011: $25,196,3702011Expenses 2012: $25,105,6962012Expenses 2013: $23,667,6262013Revenue 2014: $26,196,709Expenses 2014: $26,129,896Net Income 2014: $66,8132014Revenue 2015: $27,673,524Expenses 2015: $27,585,707Net Income 2015: $87,8172015Revenue 2016: $29,843,690Expenses 2016: $28,261,352Net Income 2016: $1,582,3382016Revenue 2017: $30,919,870Expenses 2017: $29,466,018Net Income 2017: $1,453,8522017Revenue 2018: $35,905,082Expenses 2018: $31,839,470Net Income 2018: $4,065,6122018Revenue 2019: $34,227,471Expenses 2019: $32,735,459Net Income 2019: $1,492,0122019Revenue 2020: $36,749,538Expenses 2020: $37,197,994Net Income 2020: -$448,4562020Revenue 2021: $37,548,229Expenses 2021: $38,829,980Net Income 2021: -$1,281,7512021Revenue 2022: $42,110,677Expenses 2022: $41,402,567Net Income 2022: $708,1102022Revenue 2023: $47,487,590Expenses 2023: $46,943,982Net Income 2023: $543,6082023Revenue 2024: $56,254,776Expenses 2024: $53,544,895Net Income 2024: $2,709,8812024

Highlighted filing

2024

Revenue$56,254,776
Expenses$53,544,895
Net Income$2,709,881
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$59,649,369
Liabilities
$31,505,893
Net assets
$28,143,476
Revenue
$56,254,776
Expenses
$53,544,895
Net income
$2,709,881
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$59.6$31.5$28.1$56.3$53.5$2.71
2023Detailed filing. Detailed filing data is available for this year.$46.2$20.8$25.4$47.5$46.9$0.54
2022Detailed filing. Detailed filing data is available for this year.$39.0$14.1$24.9$42.1$41.4$0.71
2021Detailed filing. Detailed filing data is available for this year.$37.7$13.5$24.2$37.5$38.8$1.28
2020Detailed filing. Detailed filing data is available for this year.$37.1$11.6$25.5$36.7$37.2$0.45
2019Detailed filing. Detailed filing data is available for this year.$33.6$7.65$25.9$34.2$32.7$1.49
2018Detailed filing. Detailed filing data is available for this year.$32.4$7.99$24.4$35.9$31.8$4.07
2017Detailed filing. Detailed filing data is available for this year.$28.1$7.78$20.4$30.9$29.5$1.45
2016Detailed filing. Detailed filing data is available for this year.$26.9$7.96$18.9$29.8$28.3$1.58
2015Detailed filing. Detailed filing data is available for this year.$25.1$7.80$17.3$27.7$27.6$0.09
2014Detailed filing. Detailed filing data is available for this year.$25.4$8.17$17.2$26.2$26.1$0.07
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$24.2$6.99$17.2$23.7
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$20.0$5.84$14.2$25.1
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$19.3$5.66$13.6$25.2
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$18.5$6.06$12.5$21.4
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
$56,266,316
Mission and Program Overview

Mission

Eden, inc. Provides, operates, and advocates for safe, decent, affordable housing and support services for persons living with disabilities or special needs who have low incomes and may be experiencing homelessness.

Eden's mission is to provide housing solutions to people facing the challenges of housing insecurities and homelessness. To this end, eden's vision is to be a leader in efforts to end homelessness by:- developing, operating, and administering safe, decent, affordable housing which will enable the communities' most vulnerable individuals and families to live with hope and dignity- developing and maintaining collaborative partnerships that foster and increase resources to create initiatives and strategies in support of the mission- developing a culture which attracts and retains highly qualified and committed staff

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$16,758,458$17,905,088▲ $1,146,630
Accounts Receivable$4,621,045$16,817,754▲ $12,196,709
Cash and Non-Interest-Bearing Accounts$7,637,260$8,976,235▲ $1,338,975
Investments Program Related$6,086,389$6,086,389→ $0
Pledges and Grants Receivable$7,334,389$1,242,218▼ $6,092,171
Savings and Temporary Cash Investments$671,444$629,054▼ $42,390
Prepaid Expenses and Deferred Charges$72,203$276,611▲ $204,408
Inventories for Sale or Use$9,193$35,933▲ $26,740
Intangible Assets$5,800$5,667▼ $133
Total Assets$46,195,217$59,649,369▲ $13,454,152
Other Assets Total$2,999,036$7,674,420▲ $4,675,384
Liabilities
Mortgage Notes Payable Secured by Investment Property$10,534,984$12,214,744▲ $1,679,760
Accounts Payable and Accrued Expenses$1,695,283$10,751,159▲ $9,055,876
Deferred Revenue$7,980,649$8,471,641▲ $490,992
Escrow Account Liability$263,961$0▼ $263,961
Unsecured Notes Loans Payable$218,733$0▼ $218,733
Other Liabilities$68,012$68,349▲ $337
Total Liabilities$20,761,622$31,505,893▲ $10,744,271
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$19,972,009$22,898,230▲ $2,926,221
Net Assets With Donor Restrictions$5,461,586$5,245,246▼ $216,340
Total Net Assets Fund Balance$25,433,595$28,143,476▲ $2,709,881
Total Liabilities and Net Assets / Fund Balance$46,195,217$59,649,369▲ $13,454,152

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$16,278,349$13,532,659$29,811,008
Equipment$459,710$1,406,469$1,866,179
Land$1,167,029-$1,167,029
Investment Program Related Org$6,086,389--
Other Assets Org$7,554,389--
Compensation and Service Providers
Top Officer PayScore unavailable

Employees

NameTitleFull / Part TimeBaseOtherTotal
Elaine GimmelExecutive DirectorFT$183,853$37,042$220,895
Sharon ParksChief Financial OfficerFT$151,167$26,914$178,081
Emma Petrie BarcelonaChief Operating OfficerFT$148,513$7,436$155,949
Richard CarrDirector of Real Estate DevelopmentFT$106,251$43,373$149,624
Rachella TillmanDirector of Property ManagementFT$104,208$18,927$123,135

Board Members and Trustees

NameTitle
John Mark TicharPresident
Jonathan PetrusVice President
Amanda J MillerBoard Member
Andre CampbellBoard Member
Christopher MertesBoard Member
Dawn EllisBoard Member
Dr Andreena JacksonBoard Member
Jessica StonerBoard Member
Joseph PlesmidBoard Member
Kenneth G SillimanBoard Member
Marcus NoelBoard Member
Matthew KingBoard Member
Matthew LargeBoard Member
Nicholas MccauslinBoard Member
Phillip StudmireBoard Member
Susan LicciardiBoard Member
Timothy WilliamsBoard Member
Michele SommerfeltSecretary
Beth AdamsTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Drake Construction CompanyGeneral Contractor1545 EAST 18TH STREET, Cleveland, OH 44114$2,206,911
C&b Construction Co 1ltdGeneral Contractor17325 EUCLID AVE SUITE 2180, Cleveland, OH 44112$1,081,159
Front Line ServiceSupportive Servies1744 PAYNE AVE, Cleveland, OH 44114$665,055
Huntington National Bank - 0821FinancePO BOX 182387, Columbus, OH 43218$328,051
Mui Construction LLCGeneral Contractor1235 PROSPECT AVE, Strongsville, OH 44149$311,934
Revenue and Support

Revenue Composition

Contributions and Grants
$52,663,766
Program Service Revenue
$2,489,913
Investment Income
$3,020
Other Revenue
$1,098,077
All Other Contributions
$262,601
Change in Net Assets
$2,709,881
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Grants and Similar Amounts Paid$36,059,569
Salaries, Compensation, and Employee Benefits$9,026,634
Other Expenses$8,458,692
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Grants to Domestic Individuals$33,060,784--$33,060,784
Other Salaries and Wages$6,648,864--$6,648,864
Grants to Domestic Orgs$2,998,785--$2,998,785
Payments to Affiliates$597,721$2,032,379-$2,630,100
Occupancy$1,193,248$484,306-$1,677,554
Fees for Services Other$1,166,385--$1,166,385
Other Employee Benefits$1,032,195--$1,032,195
Interest$903,935$94,836-$998,771
Depreciation Depletion-$851,532-$851,532
Payroll Taxes$570,043--$570,043
Office Expenses$312$558,017-$558,329
Current Officers, Directors, Trustees, and Key Employees$554,925--$554,925
Pension Plan Contributions$220,607--$220,607
Insurance-$194,925-$194,925
Information Technology-$150,660-$150,660
Fees for Services Accounting-$74,339-$74,339
Other Expenses$22,913--$22,913
Fees for Services Management$18,310--$18,310
Fees for Services Legal-$15,081-$15,081
Travel-$1,158-$1,158
Fees for Service Investment Mgmnt Fees-$152-$152
Advertising-$147-$147
Total Functional Expenses$49,087,363$4,457,532$0$53,544,895
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Mental Health Services IncCleveland, OH501(c)(3)Provide Supportive Services to Clients Receiving Rental Assitance.$1,543,489
The Centers for Families & ChildrenCleveland, OH501(c)(3)Provide Supportive Services to Clients Receiving Rental Assitance.$320,030
Jewish Family ServicesPepper Pike, OH501(c)(3)Provide Supportive Services to Clients Receiving Rental Assitance.$242,195
Family Promise of Greater ClevelandCleveland, OH501(c)(3)Provide Supportive Services to Clients Receiving Rental Assitance.$31,874
University SettlementCleveland, OH501(c)(3)Provide Supportive Services to Clients Receiving Rental Assitance.$30,764
Ywca of ClevelandCleveland, OH501(c)(3)Provide Supportive Services to Clients Receiving Rental Assitance.$13,242
Fundraising, Events, and Gaming
Fundraising activities
Yes
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Gross Income$15,565
Fundraising Direct Expenses$11,540
Professional Fundraising Fees$0

Fundraising Events

EventGross ReceiptsGross RevenueDirect ExpensesNet Income
Homecoming$52,759$15,565$62$15,503
Total Events$52,759$15,565$11,540$4,025
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
No
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Security Deposits$68,349
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
Yes
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
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 A, Line 1A

“The executive committee can act on behalf of the board of directors. The executive committee consists of the president, vice-president, secretary, treasurer and committee chairpersons.”

Form 990, Part VI, Section B, Line 11B

“Prior to the filing of the return the chief financial officer and executive director review the form. The form is then submitted to the finance committee for review and approval. The form is then circulated to the full board of directors.”

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

“Annually, the board of directors is provided a copy of the conflict of interest policy. The policy is reviewed and each board member completes a disclosure form. The completed forms are reviewed by the executive director.”

Form 990, Part VI, Section B, Line 15

“On an annual basis, the board completes an annual review and collects evidence of salaries for similar positions from other local nonprofits for determining the compensation of the executive director and other listed officers. This process was last completed in 2024.”

Form 990, Part VI, Section C, Line 19

“Our governing documents, conflict of interest policy and financial statements are available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Emerald Development & Economic Network
EIN
34-1667990
Phone
2169619690
Address
7812 MADISON AVE, CLEVELAND, OH 44102
Doing Business As
Eden Inc

Signing Officer

Name
Elaine Gimmel
Title
Executive Director
Phone
2169619690
Signed
2025-11-17
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Elaine Gimmel
Formed
1990
Legal Domicile
Oh
Voting Board Members
19
Independent Board Members
19
Employees
260
Volunteers
50

Preparer

Firm
Cliftonlarsonallen Llp
Address
1785 INDIAN WOOD CIRCLE, MAUMEE, OH 43537
Preparer
Brittany Malczewski CPA
Phone
4197942000
Supplemental Narrative

Financial Statement Notes

PART IV, LINE 2B:

“Eden has contracted with the alcohol, drug, addiction and mental health services board of cuyahoga county (adamhs) as a grantee agency for housing assistance program funds. Under this program eden receives funds monthly from the adamhs board and disburses at the direction of adamhs for rent subsidies and start-up costs for approved clients. Eden's responsibility is to administer these funds at the direction of adamhs.”

PART X, LINE 2:

“Management of eden is required to determine whether a tax position, such as its tax exempt status, is more likely than not to be sustained upon examination by the applicable taxing authority. Management of eden is not aware of any tax positions for which it is reasonably possible that a significant change will occur in the next twelve months. Eden's federal tax returns for the prior three fiscal years remain subject to examination by the internal revenue service.”

Raw XML AppendixShowing 400 of 899 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
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IRS990/AccountsPayableAccrExpnssGrp/EOYAmt010751159
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IRS990/AccountsReceivableGrp/EOYAmt016817754
IRS990/ActivitiesConductedPrtshpInd00
IRS990/ActivityOrMissionDesc0EDEN'S MISSION IS TO PROVIDE HOUSING SOLUTIONS TO PEOPLE FACING THE CHALLENGES OF HOUSING INSECURITIES AND HOMELESSNESS. TO THIS END, EDEN'S VISION IS TO BE A LEADER IN EFFORTS TO END HOMELESSNESS BY:- DEVELOPING, OPERATING, AND ADMINISTERING SAFE, DECENT, AFFORDABLE HOUSING WHICH WILL ENABLE THE COMMUNITIES' MOST VULNERABLE INDIVIDUALS AND FAMILIES TO LIVE WITH HOPE AND DIGNITY- DEVELOPING AND MAINTAINING COLLABORATIVE PARTNERSHIPS THAT FOSTER AND INCREASE RESOURCES TO CREATE INITIATIVES AND STRATEGIES IN SUPPORT OF THE MISSION- DEVELOPING A CULTURE WHICH ATTRACTS AND RETAINS HIGHLY QUALIFIED AND COMMITTED STAFF
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IRS990/BooksInCareOfDetail/PhoneNum02169619690
IRS990/BooksInCareOfDetail/USAddress/AddressLine1Txt07812 MADISON AVE
IRS990/BooksInCareOfDetail/USAddress/CityNm0CLEVELAND
IRS990/BooksInCareOfDetail/USAddress/StateAbbreviationCd0OH
IRS990/BooksInCareOfDetail/USAddress/ZIPCd044102
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IRS990/ContractorCompensationGrp/ContractorAddress/USAddress/AddressLine1Txt117325 EUCLID AVE SUITE 2180
IRS990/ContractorCompensationGrp/ContractorAddress/USAddress/AddressLine1Txt21744 PAYNE AVE
IRS990/ContractorCompensationGrp/ContractorAddress/USAddress/AddressLine1Txt3PO BOX 182387
IRS990/ContractorCompensationGrp/ContractorAddress/USAddress/AddressLine1Txt41235 PROSPECT AVE
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IRS990/ContractorCompensationGrp/ContractorAddress/USAddress/CityNm1CLEVELAND
IRS990/ContractorCompensationGrp/ContractorAddress/USAddress/CityNm2CLEVELAND
IRS990/ContractorCompensationGrp/ContractorAddress/USAddress/CityNm3COLUMBUS
IRS990/ContractorCompensationGrp/ContractorAddress/USAddress/CityNm4STRONGSVILLE
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IRS990/ContractorCompensationGrp/ContractorName/BusinessName/BusinessNameLine1Txt0DRAKE CONSTRUCTION COMPANY
IRS990/ContractorCompensationGrp/ContractorName/BusinessName/BusinessNameLine1Txt1C&B CONSTRUCTION CO 1LTD
IRS990/ContractorCompensationGrp/ContractorName/BusinessName/BusinessNameLine1Txt2FRONT LINE SERVICE
IRS990/ContractorCompensationGrp/ContractorName/BusinessName/BusinessNameLine1Txt3HUNTINGTON NATIONAL BANK - 0821
IRS990/ContractorCompensationGrp/ContractorName/BusinessName/BusinessNameLine1Txt4MUI CONSTRUCTION LLC
IRS990/ContractorCompensationGrp/ServicesDesc0GENERAL CONTRACTOR
IRS990/ContractorCompensationGrp/ServicesDesc1GENERAL CONTRACTOR
IRS990/ContractorCompensationGrp/ServicesDesc2SUPPORTIVE SERVIES
IRS990/ContractorCompensationGrp/ServicesDesc3FINANCE
IRS990/ContractorCompensationGrp/ServicesDesc4GENERAL CONTRACTOR
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IRS990/DepreciationDepletionGrp/TotalAmt0851532
IRS990/Desc0THE PROVISION AND MANAGEMENT OF HOUSING UNITS FOR PERSONS WHO ARE EXPERIENCING HOMELESSNESS OR ARE UNSTABLY HOUSED, WHO HAVE A DISABILITY AND/OR ARE PART OF A SPECIAL NEEDS GROUP INCLUDING JUSTICE INVOLVED INDIVIDUALS, VETERANS OR SURVIVORS OF DOMESTIC VIOLENCE AND/OR HUMAN TRAFFICKING, AND WHO ARE VERY LOW/EXTREMELY LOW INCOME: EDEN PROVIDED HOUSING FOR APPROXIMATELY 350 TENANTS. EDEN HAS MAINTAINED 90% RENT COLLECTION AND 90% OCCUPANCY STANDARDS; 70% HAVE LIVED IN OUR HOUSING FOR 2 YEARS OR LONGER, AND 70% HAVE A SOURCE OF INCOME.
IRS990/DescribedInSection501c3Ind01
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