Civic Intelligence

Frankfort Community Housing Inc

EIN 35-1432681 • 501(c)3 • Indianapolis, IN

Profile

To provide rental housing for eligible occupants under the fmha subsidized housing program.

652 N Girls School Road 110Indianapolis, IN 46214-3661

n/A

Siviq Scores

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

Liabilities / Assets

91st percentile

0.75x

Higher debt load relative to assets than 91% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2024

Liabilities / Revenue

96th percentile

2.83x

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

501(c)3 • $500k-$1M nonprofits • Source year 2024

Net Margin

39th percentile

-0.4%

Higher net margin than 39% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2024

Top Officer Pay

55th percentile

$0

Higher top officer pay than 55% of similar nonprofits.

Top officer pay equals 0.0% of source-year revenue.

501(c)3 • $500k-$1M nonprofits • Source year 2024

Asset Growth

38th percentile

-1.1%

Faster asset growth than 38% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Annualized from 2023 to 2024

Revenue Growth

58th percentile

12%

Faster revenue growth than 58% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets91st percentile

Assets

Down

$727,260

Down $7,866 (-1.1%) from 2023

Liabilities

Down

$548,365

Down $7,020 (-1.3%) from 2023

Net Assets

Down

$178,895

Down $846 (-0.5%) from 2023

Operations
Liabilities / Revenue96th percentileNet Margin39th percentile

Revenue

Up

$193,547

Up $20,856 (+12%) from 2023

Expenses

Down

$194,393

Down $13,725 (-6.6%) from 2023

Net Income

Up

-$846

Up $34,581 (+98%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth38th percentile

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

$1.0M$500K$0Assets 2012: $592,692Liabilities 2012: $502,073Net Assets 2012: $90,6192012Assets 2013: $605,719Liabilities 2013: $515,438Net Assets 2013: $90,2812013Assets 2014: $593,876Liabilities 2014: $525,018Net Assets 2014: $68,8582014Assets 2015: $606,240Liabilities 2015: $529,262Net Assets 2015: $76,9782015Assets 2016: $626,282Liabilities 2016: $536,476Net Assets 2016: $89,8062016Assets 2017: $643,059Liabilities 2017: $541,493Net Assets 2017: $101,5662017Assets 2018: $664,299Liabilities 2018: $547,675Net Assets 2018: $116,6242018Assets 2019: $802,771Liabilities 2019: $550,366Net Assets 2019: $252,4052019Assets 2020: $812,390Liabilities 2020: $551,027Net Assets 2020: $261,3632020Assets 2021: $806,137Liabilities 2021: $554,814Net Assets 2021: $251,3232021Assets 2022: $769,160Liabilities 2022: $553,992Net Assets 2022: $215,1682022Assets 2023: $735,126Liabilities 2023: $555,385Net Assets 2023: $179,7412023Assets 2024: $727,260Liabilities 2024: $548,365Net Assets 2024: $178,8952024

Highlighted filing

2024

Assets$727,260
Liabilities$548,365
Net Assets$178,895
Open 2024 Filing

Operations Trend

Revenue Growth58th percentile

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

$300K$200K$100K$0-$100KExpenses 2012: $133,8152012Revenue 2013: $136,628Expenses 2013: $136,966Net Income 2013: -$3382013Revenue 2014: $141,638Expenses 2014: $163,061Net Income 2014: -$21,4232014Revenue 2015: $141,461Expenses 2015: $133,341Net Income 2015: $8,1202015Revenue 2016: $148,581Expenses 2016: $135,753Net Income 2016: $12,8282016Revenue 2017: $147,000Expenses 2017: $135,240Net Income 2017: $11,7602017Revenue 2018: $153,074Expenses 2018: $138,016Net Income 2018: $15,0582018Revenue 2019: $286,298Expenses 2019: $150,517Net Income 2019: $135,7812019Revenue 2020: $155,512Expenses 2020: $146,554Net Income 2020: $8,9582020Revenue 2021: $156,849Expenses 2021: $166,889Net Income 2021: -$10,0402021Revenue 2022: $158,058Expenses 2022: $194,213Net Income 2022: -$36,1552022Revenue 2023: $172,691Expenses 2023: $208,118Net Income 2023: -$35,4272023Revenue 2024: $193,547Expenses 2024: $194,393Net Income 2024: -$8462024

Highlighted filing

2024

Revenue$193,547
Expenses$194,393
Net Income-$846
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$727,260
Liabilities
$548,365
Net assets
$178,895
Revenue
$193,547
Expenses
$194,393
Net income
-$846
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$7.27$5.48$1.79$1.94$1.94$0.01
2023Detailed filing. Detailed filing data is available for this year.$7.35$5.55$1.80$1.73$2.08$0.35
2022Detailed filing. Detailed filing data is available for this year.$7.69$5.54$2.15$1.58$1.94$0.36
2021Detailed filing. Detailed filing data is available for this year.$8.06$5.55$2.51$1.57$1.67$0.10
2020Detailed filing. Detailed filing data is available for this year.$8.12$5.51$2.61$1.56$1.47$0.09
2019Detailed filing. Detailed filing data is available for this year.$8.03$5.50$2.52$2.86$1.51$1.36
2018Detailed filing. Detailed filing data is available for this year.$6.64$5.48$1.17$1.53$1.38$0.15
2017Detailed filing. Detailed filing data is available for this year.$6.43$5.41$1.02$1.47$1.35$0.12
2016Detailed filing. Detailed filing data is available for this year.$6.26$5.36$0.90$1.49$1.36$0.13
2015Detailed filing. Detailed filing data is available for this year.$6.06$5.29$0.77$1.41$1.33$0.08
2014Detailed filing. Detailed filing data is available for this year.$5.94$5.25$0.69$1.42$1.63$0.21
2013Detailed filing. Detailed filing data is available for this year.$6.06$5.15$0.90$1.37$1.37$0.00
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$5.93$5.02$0.91$1.34
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 11, 2025
Return Version
2024v5.2
Gross Receipts
$193,547
Mission and Program Overview

Mission

To provide rental housing for eligible occupants under the fmha subsidized housing program

To provide rental housing for eligible occupants under the fmha subsidized housing program.

Balance Sheet Detail
LineBeginningEndChange
Assets
Savings and Temporary Cash Investments$445,376$446,126▲ $750
Land, Buildings, and Equipment, Net$274,033$251,716▼ $22,317
Prepaid Expenses and Deferred Charges$6,029$12,787▲ $6,758
Cash and Non-Interest-Bearing Accounts$5,221$12,688▲ $7,467
Accounts Receivable$4,467$3,943▼ $524
Total Assets$735,126$727,260▼ $7,866
Liabilities
Mortgage Notes Payable Secured by Investment Property$446,064$435,828▼ $10,236
Accounts Payable and Accrued Expenses$98,293$102,191▲ $3,898
Other Liabilities$11,028$10,346▼ $682
Total Liabilities$555,385$548,365▼ $7,020
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$179,741$178,895▼ $846
Total Net Assets Fund Balance$179,741$178,895▼ $846
Total Liabilities and Net Assets / Fund Balance$735,126$727,260▼ $7,866

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$190,490$742,281$932,771
Equipment$23,308$127,655$150,963
Land$37,918-$37,918
Compensation and Service Providers
Top Officer Pay55th percentile

Board Members and Trustees

NameTitle
Tonya PhillipsPresident
Holly SweisVice President
Amber AldenMember
Teresa TaylorSecretary
Aubrey CarunchiaTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$185,397
Investment Income
$249
Other Revenue
$7,901
Change in Net Assets
$-846
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$144,413
Salaries, Compensation, and Employee Benefits$49,980
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$75,509--$75,509
Other Salaries and Wages$44,668$3,964-$48,632
Fees for Services Management$16,504$8,887-$25,391
Depreciation Depletion$22,316--$22,316
Insurance$10,570--$10,570
Office Expenses$5,082$157-$5,239
Fees for Services Accounting-$2,547-$2,547
Fees for Services Other-$1,442-$1,442
Interest$1,384--$1,384
Payroll Taxes$1,238$110-$1,348
Other Expenses$15--$15
Total Functional Expenses$177,286$17,107$0$194,393
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
Security Deposit Liability$10,328
Due To/from Properties$18
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
Yes
Audit committee
No
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
No
Other officer compensation reviewed
No
Conflict-of-interest policy
No
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 2

“Don rusk and susie rusk are married (family relationship).”

Form 990, Part VI, Section A, Line 3

“The organization has delegated control over management duties to valenti real estate services, inc., the management agent of the project.”

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

“The form 990 is reviewed by the management agent of the project and the board of directors.”

Form 990, Part VI, Section C, Line 19

“The organization makes its governing documents and financial statements available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Frankfort Community Housing Inc
EIN
35-1432681
Phone
3172730312
Address
652 N GIRLS SCHOOL ROAD 110, INDIANAPOLIS, IN 46214-3661

Signing Officer

Name
Tonya Phillips
Title
President
Phone
3172730312
Signed
2025-11-11
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Tonya Phillips
Formed
1978
Legal Domicile
In
Voting Board Members
5
Independent Board Members
5
Employees
0
Volunteers
5

Preparer

Firm
Cherry Bekaert Advisory LLC
Address
9229 DELEGATES ROW STE 250, INDIANAPOLIS, IN 46240
Preparer
Christine Keith CPA
Phone
3173475200
Supplemental Narrative

Additional Explanations

FORM 990, PART I, LINE 5:

“Number of employees: frankfort community housing, inc. Has no employees. Frankfort community housing, inc. Reimburses valenti real estate services, inc. (management agent) whose employees provide services to the organization.”

Raw XML Appendix366 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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IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus1YearAmt0297
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus2YearsAmt0164
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus3YearsAmt0182
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus4YearsAmt0360
IRS990ScheduleA/GrossInvestmentIncome170Grp/TotalAmt01252
IRS990ScheduleA/GrossReceiptsRltdActivitiesAmt0653192
IRS990ScheduleA/PublicOrganization170Ind0X
IRS990ScheduleA/PublicSupportCY170Pct00.99320
IRS990ScheduleA/PublicSupportPY170Pct00.99090
IRS990ScheduleA/PublicSupportTotal170Amt0182213
IRS990ScheduleA/ThirtyThrPctSuprtTestsCY170Ind0X
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearAmt042454
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus1YearAmt040846
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus2YearsAmt032293
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus3YearsAmt032122
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus4YearsAmt034498
IRS990ScheduleA/TotalCalendarYear170Grp/TotalAmt0182213
IRS990ScheduleA/TotalSupportAmt0183465
IRS990/ScheduleBRequiredInd00
IRS990ScheduleD/BuildingsGrp/BookValueAmt0190490
IRS990ScheduleD/BuildingsGrp/DepreciationAmt0742281
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt0932771
IRS990ScheduleD/EquipmentGrp/BookValueAmt023308
IRS990ScheduleD/EquipmentGrp/DepreciationAmt0127655
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt0150963
IRS990ScheduleD/LandGrp/BookValueAmt037918
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt037918
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt010328
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt118
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0SECURITY DEPOSIT LIABILITY
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1DUE TO/FROM PROPERTIES
IRS990ScheduleD/TotalBookValueLandBuildingsAmt0251716
IRS990ScheduleD/TotalLiabilityAmt010346
IRS990/ScheduleJRequiredInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0NUMBER OF EMPLOYEES: FRANKFORT COMMUNITY HOUSING, INC. HAS NO EMPLOYEES. FRANKFORT COMMUNITY HOUSING, INC. REIMBURSES VALENTI REAL ESTATE SERVICES, INC. (MANAGEMENT AGENT) WHOSE EMPLOYEES PROVIDE SERVICES TO THE ORGANIZATION.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1DON RUSK AND SUSIE RUSK ARE MARRIED (FAMILY RELATIONSHIP).
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE ORGANIZATION HAS DELEGATED CONTROL OVER MANAGEMENT DUTIES TO VALENTI REAL ESTATE SERVICES, INC., THE MANAGEMENT AGENT OF THE PROJECT.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3THE FORM 990 IS REVIEWED BY THE MANAGEMENT AGENT OF THE PROJECT AND THE BOARD OF DIRECTORS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4THE ORGANIZATION MAKES ITS GOVERNING DOCUMENTS AND FINANCIAL STATEMENTS AVAILABLE TO THE PUBLIC UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART I, LINE 5:
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION A, LINE 2
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION A, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PART VI, SECTION C, LINE 19
IRS990/SchoolOperatingInd00
IRS990/SignificantChangeInd00
IRS990/SignificantNewProgramSrvcInd00
IRS990/StatesWhereCopyOfReturnIsFldCd0IN
IRS990/SubjectToExcsTaxNetInvstIncInd00
IRS990/SubjectToProxyTaxInd00
IRS990/SubjToTaxRmnrtnExPrchtPymtInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TerminateOperationsInd00
IRS990/TotalAssetsBOYAmt0735126
IRS990/TotalAssetsEOYAmt0727260
IRS990/TotalAssetsGrp/BOYAmt0735126
IRS990/TotalAssetsGrp/EOYAmt0727260
IRS990/TotalCompGreaterThan150KInd00
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt017107
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt0177286
IRS990/TotalFunctionalExpensesGrp/TotalAmt0194393
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt0555385
IRS990/TotalLiabilitiesEOYAmt0548365
IRS990/TotalLiabilitiesGrp/BOYAmt0555385
IRS990/TotalLiabilitiesGrp/EOYAmt0548365
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt0179741
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt0178895
IRS990/TotalOtherCompensationAmt00
IRS990/TotalProgramServiceExpensesAmt0177286
IRS990/TotalProgramServiceRevenueAmt0185397
IRS990/TotalReportableCompFromOrgAmt00
IRS990/TotalRevenueGrp/ExclusionAmt0249
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0193298
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0193547
IRS990/TotalRevenueGrp/UnrelatedBusinessRevenueAmt00
IRS990/TotalVolunteersCnt05
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt0735126
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt0727260
IRS990/TotReportableCompRltdOrgAmt00
IRS990/TrnsfrExmptNonChrtblRltdOrgInd00
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd00
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt0652 N GIRLS SCHOOL ROAD 110
IRS990/USAddress/CityNm0INDIANAPOLIS
IRS990/USAddress/StateAbbreviationCd0IN
IRS990/USAddress/ZIPCd0462143661
IRS990/VotingMembersGoverningBodyCnt05
IRS990/VotingMembersIndependentCnt05
IRS990/WebsiteAddressTxt0N/A
IRS990/WhistleblowerPolicyInd00
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd01
ReturnHeader/BusinessOfficerGrp/PersonNm0TONYA PHILLIPS
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0PRESIDENT
ReturnHeader/BusinessOfficerGrp/PhoneNum03172730312
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-11-11
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0FRANKFORT COMMUNITY HOUSING INC
ReturnHeader/Filer/BusinessName/BusinessNameLine2Txt0FRIENDSHIP VILLAGE APARTMENTS
ReturnHeader/Filer/BusinessNameControlTxt0FRAN
ReturnHeader/Filer/EIN0351432681
ReturnHeader/Filer/PhoneNum03172730312
ReturnHeader/Filer/USAddress/AddressLine1Txt0652 N GIRLS SCHOOL ROAD 110
ReturnHeader/Filer/USAddress/CityNm0INDIANAPOLIS
ReturnHeader/Filer/USAddress/StateAbbreviationCd0IN
ReturnHeader/Filer/USAddress/ZIPCd0462143661
ReturnHeader/IRSResponsiblePrtyInfoCurrInd01
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0882730877
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0CHERRY BEKAERT ADVISORY LLC
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt09229 DELEGATES ROW STE 250
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0INDIANAPOLIS
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0IN
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd046240
ReturnHeader/PreparerPersonGrp/PhoneNum03173475200
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0CHRISTINE KEITH CPA
ReturnHeader/ReturnTs02025-11-12T15:30:50-06:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02024-01-01
ReturnHeader/TaxPeriodEndDt02024-12-31
ReturnHeader/TaxYr02024

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