Civic Intelligence

Maximum Accessible Housing - Avon

EIN 34-1821300 • 501(c)3 • Cleveland, OH

Profile

To provide affordable accessible housing for low-income individuals with mobility disabilities.

1725 East 115th StreetCleveland, OH 44106

www.maxhousing.org

Siviq Scores

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

Liabilities / Assets

96th percentile

1.45x

Higher debt load relative to assets than 96% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2022

Liabilities / Revenue

96th percentile

4.75x

Higher debt load relative to revenue than 96% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2022

Net Margin

41st percentile

0.5%

Higher net margin than 41% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2022

Top Officer Pay

96th percentile

$133,806

Higher top officer pay than 96% of similar nonprofits.

Top officer pay equals 38.8% of source-year revenue.

501(c)3 • $1M-$5M nonprofits • Source year 2022

Asset Growth

39th percentile

0.3%

Faster asset growth than 39% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2021 to 2022

Revenue Growth

22nd percentile

-9.2%

Faster revenue growth than 22% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2021 to 2022

Balance Sheet
Liabilities / Assets96th percentile

Assets

Up

$1,230,623

Up $28,212 (+2.3%) from 2024

Liabilities

Up

$1,672,103

Up $30,935 (+1.9%) from 2024

Net Assets

Down

-$441,480

Down $2,723 (-0.6%) from 2024

Operations
Liabilities / Revenue96th percentileNet Margin41st percentile

Revenue

Up

$400,506

Up $17,632 (+4.6%) from 2024

Expenses

Up

$403,229

Up $60,466 (+18%) from 2024

Net Income

Down

-$2,723

Down $42,834 (-107%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth39th percentile

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

$2.0M$1.0M$0-$1.0MAssets 2010: $1,239,701Liabilities 2010: $35,328Net Assets 2010: $1,204,3732010Assets 2011: $1,230,369Liabilities 2011: $33,827Net Assets 2011: $1,196,5422011Assets 2012: $1,224,687Liabilities 2012: $46,238Net Assets 2012: $1,178,4492012Assets 2013: $1,195,046Liabilities 2013: $37,614Net Assets 2013: $1,157,4322013Assets 2014: $1,178,218Liabilities 2014: $62,797Net Assets 2014: $1,115,4212014Assets 2015: $1,128,027Liabilities 2015: $42,589Net Assets 2015: $1,085,4382015Assets 2016: $1,100,810Liabilities 2016: $44,039Net Assets 2016: $1,056,7712016Assets 2017: $1,098,568Liabilities 2017: $1,633,797Net Assets 2017: -$535,2292017Assets 2018: $1,100,231Liabilities 2018: $1,636,720Net Assets 2018: -$536,4892018Assets 2019: $1,084,234Liabilities 2019: $1,634,746Net Assets 2019: -$550,5122019Assets 2020: $1,118,265Liabilities 2020: $1,664,115Net Assets 2020: -$545,8502020Assets 2021: $1,127,598Liabilities 2021: $1,637,209Net Assets 2021: -$509,6112021Assets 2022: $1,131,379Liabilities 2022: $1,639,100Net Assets 2022: -$507,7212022Assets 2023: $1,156,548Liabilities 2023: $1,635,416Net Assets 2023: -$478,8682023Assets 2024: $1,202,411Liabilities 2024: $1,641,168Net Assets 2024: -$438,7572024Assets 2025: $1,230,623Liabilities 2025: $1,672,103Net Assets 2025: -$441,4802025

Highlighted filing

2025

Assets$1,230,623
Liabilities$1,672,103
Net Assets-$441,480
Open 2025 Filing

Operations Trend

Revenue Growth22nd percentile

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

$600K$400K$200K$0-$200KExpenses 2010: $219,0642010Expenses 2011: $211,0162011Expenses 2012: $219,5062012Expenses 2013: $236,1952013Revenue 2014: $216,470Expenses 2014: $258,481Net Income 2014: -$42,0112014Revenue 2015: $251,100Expenses 2015: $281,083Net Income 2015: -$29,9832015Revenue 2016: $264,723Expenses 2016: $293,390Net Income 2016: -$28,6672016Revenue 2017: $306,654Expenses 2017: $309,354Net Income 2017: -$2,7002017Revenue 2018: $321,209Expenses 2018: $322,469Net Income 2018: -$1,2602018Revenue 2019: $328,545Expenses 2019: $342,568Net Income 2019: -$14,0232019Revenue 2020: $329,282Expenses 2020: $324,620Net Income 2020: $4,6622020Revenue 2021: $380,142Expenses 2021: $343,903Net Income 2021: $36,2392021Revenue 2022: $345,226Expenses 2022: $343,336Net Income 2022: $1,8902022Revenue 2023: $345,885Expenses 2023: $317,032Net Income 2023: $28,8532023Revenue 2024: $382,874Expenses 2024: $342,763Net Income 2024: $40,1112024Revenue 2025: $400,506Expenses 2025: $403,229Net Income 2025: -$2,7232025

Highlighted filing

2025

Revenue$400,506
Expenses$403,229
Net Income-$2,723
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$1,230,623
Liabilities
$1,672,103
Net assets
-$441,480
Revenue
$400,506
Expenses
$403,229
Net income
-$2,723
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$1.23$1.67$0.44$0.40$0.40$0.00
2024Detailed filing. Detailed filing data is available for this year.$1.20$1.64$0.44$0.38$0.34$0.04
2023Detailed filing. Detailed filing data is available for this year.$1.16$1.64$0.48$0.35$0.32$0.03
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.13$1.64$0.51$0.35$0.34$0.00
2021Detailed filing. Detailed filing data is available for this year.$1.13$1.64$0.51$0.38$0.34$0.04
2020Detailed filing. Detailed filing data is available for this year.$1.12$1.66$0.55$0.33$0.32$0.00
2019Detailed filing. Detailed filing data is available for this year.$1.08$1.63$0.55$0.33$0.34$0.01
2018Detailed filing. Detailed filing data is available for this year.$1.10$1.64$0.54$0.32$0.32$0.00
2017Detailed filing. Detailed filing data is available for this year.$1.10$1.63$0.54$0.31$0.31$0.00
2016Detailed filing. Detailed filing data is available for this year.$1.10$0.04$1.06$0.26$0.29$0.03
2015Detailed filing. Detailed filing data is available for this year.$1.13$0.04$1.09$0.25$0.28$0.03
2014Detailed filing. Detailed filing data is available for this year.$1.18$0.06$1.12$0.22$0.26$0.04
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.20$0.04$1.16$0.24
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.22$0.05$1.18$0.22
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.23$0.03$1.20$0.21
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.24$0.04$1.20$0.22
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Oct 1, 2024 to Sep 30, 2025
Signed
Mar 4, 2026
Return Version
2024v5.5
Gross Receipts
$400,506
Mission and Program Overview

Mission

To provide affordable accessible housing for low-income individuals with mobility disabilities

To provide affordable accessible housing for low-income individuals with mobility disabilities.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$820,996$810,504▼ $10,492
Cash and Non-Interest-Bearing Accounts$80,665$42,847▼ $37,818
Prepaid Expenses and Deferred Charges$2,490$6,641▲ $4,151
Accounts Receivable$506--
Total Assets$1,202,411$1,230,623▲ $28,212
Other Assets Total$297,754$370,631▲ $72,877
Liabilities
Mortgage Notes Payable Secured by Investment Property$1,589,300$1,589,300→ $0
Accounts Payable and Accrued Expenses$43,535$73,955▲ $30,420
Other Liabilities$7,561$7,562▲ $1
Deferred Revenue$772$1,286▲ $514
Total Liabilities$1,641,168$1,672,103▲ $30,935
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-438,757$-441,480▼ $2,723
Total Net Assets Fund Balance$-438,757$-441,480▼ $2,723
Total Liabilities and Net Assets / Fund Balance$1,202,411$1,230,623▲ $28,212

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$587,685$973,465$1,561,150
Land$150,000-$150,000
Leasehold Improvements$72,819$60,925$133,744
Equipment$0$27,936$27,936
Other Land Buildings$0$7,400$7,400
Other Assets Org$8,196--
Compensation and Service Providers
Top Officer Pay96th percentile

Employees

NameTitleFull / Part TimeOtherTotal
Stephen HanslerPresidentPT$155,035$155,035

Board Members and Trustees

NameTitle
Jordan BatchChair/treasurer
EILEEN O'HAIREVice Chairperson
Amy JohnsonDirector
Andrew BermanDirector
August FlukerDirector
John KilwayDirector
Latoya BlakeDirector
Laura FerrandoDirector
Nikki SullivanDirector
Spencer HadbavnyDirector
Anya KulcsarSecretary
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$388,856
Investment Income
$10,322
Other Revenue
$1,328
Change in Net Assets
$-2,723

Audited Revenue Reconciliation

Revenue per Audited Statements
$400,506
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$400,506
Total Revenue per Form 990
$400,506
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$243,765
Salaries, Compensation, and Employee Benefits$159,464
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$55,438$63,847-$119,285
Occupancy$67,402--$67,402
Depreciation Depletion$53,796--$53,796
Insurance$31,821--$31,821
Other Employee Benefits$13,858$15,960-$29,818
Fees for Services Accounting-$11,105-$11,105
Payroll Taxes$4,815$5,546-$10,361
Office Expenses-$10,237-$10,237
Travel-$2,572-$2,572
Advertising-$992-$992
Fees for Services Legal-$961-$961
Other Expenses$64,498$381-$381
Total Functional Expenses$291,628$111,601$0$403,229

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$403,229
Total Expenses per Audited Statements$403,229
Total Expenses per Form 990$403,229
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$0
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
Tenant Security Deposits Payable$7,562
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
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

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

“President to present to the board for review and approval prior to filing.”

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

“All officers, directors, and trustees are required to disclose any conflict of interests annually. Disclosure forms are filled out at the first board meeting of the year and reviewed by the staff, who will notify the president of any conflicts.”

Form 990, Part VI, Section B, Line 15A

“Compensation package for the president is reviewed and approved annually. Deliberation and decision process is carefully documented in the corporate minutes.”

Form 990, Part VI, Section C, Line 19

“The organization makes available all documents required by law.”

Filing and Contact Details

Filer

Filer Name
Maximum Accessible Housing - Avon
EIN
34-1821300
Phone
2162317221
Address
1725 EAST 115TH STREET, CLEVELAND, OH 44106
Doing Business As
Meadow Vistas Apartments

Signing Officer

Name
Stephen Hansler
Title
President
Phone
2162317221
Signed
2026-03-04
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Stephen Hansler
Formed
1995
Legal Domicile
Oh
Voting Board Members
11
Independent Board Members
11
Employees
0
Volunteers
11

Preparer

Firm
Clark Schaefer Hackett & Co
Address
14 EAST MAIN STREET SUITE 500, SPRINGFIELD, OH 45502
Preparer
April Caulfield
Phone
9373992000
Supplemental Narrative

Additional Explanations

Part IX, Line 7

“The organization is part of a group of related not-for-profit (nfp) entities. One of these entities, maximum accessible housing - west employs all staff members and incurs the payroll costs. These costs are then allocated to the other related nfp entities based on the proportion of time employees spend working for each entity. This allocation ensures that each entity is charged accurately for the payroll expenses incurred on its behalf. The payroll cost reflected in part ix reflect the actual time and effort incurred by employees for this entity. The payroll costs of steve hansler, president, which are listed in part vii are allocated in an identical manor to all other employees. However, since the w-2 is from maximum accessible housing-west, the proportion of hansler's pay for this organization does not show in part vii, column d.”

Form 990, Part XII, Line 2C

“The organization has a committee that assumes responsibility for oversight of the audit of its financial statements and selection of an independent accountant. There have been no changes in this process in the tax year.”

Financial Statement Notes

PART X, LINE 2:

“The organization is exempt from federal income taxes under internal revenue code section 501(c)(3). Contributions to the organization, if any, would be considered charitable contributions. The preparation of financial statements in accordance with accounting principles generally accepted in the united states of america requires the organization to report information regarding its exposure to various tax positions taken by the organization. Management has determined whether any tax positions have met the recognition threshold and has measured the organization's exposure to those tax positions. Management believes that the organization has adequately addressed all relevant tax positions and that there are no unrecorded tax liabilities. Federal and state tax authorities generally have the right to examine and audit the previous three years of tax returns filed. Any interest or penalties assessed to the organization are recorded in operating expenses. No interest or penalties from federal or state tax authorities were recorded in the accompanying financial statements.”

Raw XML AppendixShowing 400 of 562 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/Desc0PROVIDES ACCESSIBLE, AFFORDABLE HOUSING FOR LOW-INCOME PEOPLE WITH MOBILITY DISABILITIES. OPERATING A 24-UNIT APARTMENT BUILDING UNDER SECTION 811 OF THE NATIONAL AFFORDABLE HOUSING ACT, REGULATED BY HUD AS TO RENT CHARGES AND OPERATING METHODS.
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IRS990/Form990PartVIISectionAGrp/TitleTxt5DIRECTOR
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IRS990/MissionDesc0TO PROVIDE AFFORDABLE ACCESSIBLE HOUSING FOR LOW-INCOME INDIVIDUALS WITH MOBILITY DISABILITIES.
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IRS990/OtherSalariesAndWagesGrp/TotalAmt0119285
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IRS990/PayPremiumsPrsnlBnftCntrctInd00
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IRS990/QuidProQuoContributionsInd00
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IRS990/ReportOtherAssetsInd01
IRS990/ReportOtherLiabilitiesInd01
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IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/TotalAmt00
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IRS990ScheduleA/TotalSupportCalendarYearGrp/TotalAmt01854633
IRS990/ScheduleBRequiredInd00
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IRS990ScheduleD/OtherAssetsOrgGrp/Desc0ESCROW DEPOSITS
IRS990ScheduleD/OtherAssetsOrgGrp/Desc1REPLACEMENT RESERVE
IRS990ScheduleD/OtherAssetsOrgGrp/Desc2TENANT DEPOSITS
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IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0TENANT SECURITY DEPOSITS PAYABLE
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IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0THE ORGANIZATION IS EXEMPT FROM FEDERAL INCOME TAXES UNDER INTERNAL REVENUE CODE SECTION 501(C)(3). CONTRIBUTIONS TO THE ORGANIZATION, IF ANY, WOULD BE CONSIDERED CHARITABLE CONTRIBUTIONS. THE PREPARATION OF FINANCIAL STATEMENTS IN ACCORDANCE WITH ACCOUNTING PRINCIPLES GENERALLY ACCEPTED IN THE UNITED STATES OF AMERICA REQUIRES THE ORGANIZATION TO REPORT INFORMATION REGARDING ITS EXPOSURE TO VARIOUS TAX POSITIONS TAKEN BY THE ORGANIZATION. MANAGEMENT HAS DETERMINED WHETHER ANY TAX POSITIONS HAVE MET THE RECOGNITION THRESHOLD AND HAS MEASURED THE ORGANIZATION'S EXPOSURE TO THOSE TAX POSITIONS. MANAGEMENT BELIEVES THAT THE ORGANIZATION HAS ADEQUATELY ADDRESSED ALL RELEVANT TAX POSITIONS AND THAT THERE ARE NO UNRECORDED TAX LIABILITIES. FEDERAL AND STATE TAX AUTHORITIES GENERALLY HAVE THE RIGHT TO EXAMINE AND AUDIT THE PREVIOUS THREE YEARS OF TAX RETURNS FILED. ANY INTEREST OR PENALTIES ASSESSED TO THE ORGANIZATION ARE RECORDED IN OPERATING EXPENSES. NO INTEREST OR PENALTIES FROM FEDERAL OR STATE TAX AUTHORITIES WERE RECORDED IN THE ACCOMPANYING FINANCIAL STATEMENTS.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0PART X, LINE 2:
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IRS990ScheduleD/TotalBookValueOtherAssetsAmt0370631
IRS990ScheduleD/TotalExpensesPerForm990Amt0403229
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IRS990/ScheduleJRequiredInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0PRESIDENT TO PRESENT TO THE BOARD FOR REVIEW AND APPROVAL PRIOR TO FILING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1ALL OFFICERS, DIRECTORS, AND TRUSTEES ARE REQUIRED TO DISCLOSE ANY CONFLICT OF INTERESTS ANNUALLY. DISCLOSURE FORMS ARE FILLED OUT AT THE FIRST BOARD MEETING OF THE YEAR AND REVIEWED BY THE STAFF, WHO WILL NOTIFY THE PRESIDENT OF ANY CONFLICTS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2COMPENSATION PACKAGE FOR THE PRESIDENT IS REVIEWED AND APPROVED ANNUALLY. DELIBERATION AND DECISION PROCESS IS CAREFULLY DOCUMENTED IN THE CORPORATE MINUTES.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3THE ORGANIZATION MAKES AVAILABLE ALL DOCUMENTS REQUIRED BY LAW.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4THE ORGANIZATION IS PART OF A GROUP OF RELATED NOT-FOR-PROFIT (NFP) ENTITIES. ONE OF THESE ENTITIES, MAXIMUM ACCESSIBLE HOUSING - WEST EMPLOYS ALL STAFF MEMBERS AND INCURS THE PAYROLL COSTS. THESE COSTS ARE THEN ALLOCATED TO THE OTHER RELATED NFP ENTITIES BASED ON THE PROPORTION OF TIME EMPLOYEES SPEND WORKING FOR EACH ENTITY. THIS ALLOCATION ENSURES THAT EACH ENTITY IS CHARGED ACCURATELY FOR THE PAYROLL EXPENSES INCURRED ON ITS BEHALF. THE PAYROLL COST REFLECTED IN PART IX REFLECT THE ACTUAL TIME AND EFFORT INCURRED BY EMPLOYEES FOR THIS ENTITY. THE PAYROLL COSTS OF STEVE HANSLER, PRESIDENT, WHICH ARE LISTED IN PART VII ARE ALLOCATED IN AN IDENTICAL MANOR TO ALL OTHER EMPLOYEES. HOWEVER, SINCE THE W-2 IS FROM MAXIMUM ACCESSIBLE HOUSING-WEST, THE PROPORTION OF HANSLER'S PAY FOR THIS ORGANIZATION DOES NOT SHOW IN PART VII, COLUMN D.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5THE ORGANIZATION HAS A COMMITTEE THAT ASSUMES RESPONSIBILITY FOR OVERSIGHT OF THE AUDIT OF ITS FINANCIAL STATEMENTS AND SELECTION OF AN INDEPENDENT ACCOUNTANT. THERE HAVE BEEN NO CHANGES IN THIS PROCESS IN THE TAX YEAR.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION B, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION B, LINE 15A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PART VI, SECTION C, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4PART IX, LINE 7
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5FORM 990, PART XII, LINE 2C
IRS990ScheduleR/AssetExchangeInd00
IRS990ScheduleR/AssetPurchaseFromOtherOrgInd00

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