Civic Intelligence

Gcarc Housing Inc

EIN 35-1793391 • 501(c)3 • Evansville, IN

Profile

To provide affordable housing to low-income individuals.

4004 East Morgan Avenue 200Evansville, IN 47715

n/A

Siviq Scores

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

Liabilities / Assets

96th percentile

2.30x

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

501(c)3 • <$500k nonprofits • Source year 2025

Liabilities / Revenue

98th percentile

3.23x

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

501(c)3 • <$500k nonprofits • Source year 2025

Net Margin

49th percentile

1.2%

Higher net margin than 49% of similar nonprofits.

501(c)3 • <$500k nonprofits • Source year 2025

Top Officer Pay

84th percentile

$0

Higher top officer pay than 84% of similar nonprofits.

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

501(c)3 • <$500k nonprofits • Source year 2024

Asset Growth

41st percentile

-7.7%

Faster asset growth than 41% of similar nonprofits.

501(c)3 • <$500k nonprofits • Annualized from 2024 to 2025

Revenue Growth

82nd percentile

41%

Faster revenue growth than 82% of similar nonprofits.

501(c)3 • <$500k nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets96th percentile

Assets

Down

$295,326

Down $24,735 (-7.7%) from 2024

Liabilities

Down

$680,349

Down $27,355 (-3.9%) from 2024

Net Assets

Up

-$385,023

Up $2,620 (+0.7%) from 2024

Operations
Liabilities / Revenue98th percentileNet Margin49th percentile

Revenue

Up

$210,731

Up $61,343 (+41%) from 2024

Expenses

Up

$208,111

Up $56,944 (+38%) from 2024

Net Income

Up

$2,620

Up $4,399 (+247%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth41st percentile

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

$1.0M$500K$0-$500KAssets 2021: $249,593Liabilities 2021: $618,381Net Assets 2021: -$368,7882021Assets 2022: $255,281Liabilities 2022: $626,342Net Assets 2022: -$371,0612022Assets 2023: $254,186Liabilities 2023: $640,050Net Assets 2023: -$385,8642023Assets 2024: $320,061Liabilities 2024: $707,704Net Assets 2024: -$387,6432024Assets 2025: $295,326Liabilities 2025: $680,349Net Assets 2025: -$385,0232025

Highlighted filing

2025

Assets$295,326
Liabilities$680,349
Net Assets-$385,023
Open 2025 Filing

Operations Trend

Revenue Growth82nd percentile

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

$300K$200K$100K$0-$100KRevenue 2021: $89,263Expenses 2021: $94,955Net Income 2021: -$5,6922021Revenue 2022: $96,747Expenses 2022: $99,020Net Income 2022: -$2,2732022Revenue 2023: $94,593Expenses 2023: $109,396Net Income 2023: -$14,8032023Revenue 2024: $149,388Expenses 2024: $151,167Net Income 2024: -$1,7792024Revenue 2025: $210,731Expenses 2025: $208,111Net Income 2025: $2,6202025

Highlighted filing

2025

Revenue$210,731
Expenses$208,111
Net Income$2,620
Open 2025 Filing

Filings

Most recent year

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

Open filing
Assets
$295,326
Liabilities
$680,349
Net assets
-$385,023
Revenue
$210,731
Expenses
$208,111
Net income
$2,620
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$2.95$6.80$3.85$2.11$2.08$0.03
2024Detailed filing. Detailed filing data is available for this year.$3.20$7.08$3.88$1.49$1.51$0.02
2023Detailed filing. Detailed filing data is available for this year.$2.54$6.40$3.86$0.95$1.09$0.15
2022Detailed filing. Detailed filing data is available for this year.$2.55$6.26$3.71$0.97$0.99$0.02
2021Detailed filing. Detailed filing data is available for this year.$2.50$6.18$3.69$0.89$0.95$0.06
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Nov 18, 2025
Return Version
2024v5.2
Gross Receipts
$210,731
Mission and Program Overview

Mission

To provide affordable housing to low-income individuals.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$173,657$170,533▼ $3,124
Accounts Receivable$13,871$60,396▲ $46,525
Cash and Non-Interest-Bearing Accounts$117,095$48,955▼ $68,140
Total Assets$320,061$295,326▼ $24,735
Other Assets Total$15,438$15,442▲ $4
Liabilities
Mortgage Notes Payable Secured by Investment Property$609,800$609,800→ $0
Accounts Payable and Accrued Expenses$94,036$66,053▼ $27,983
Other Liabilities$3,224$3,072▼ $152
Deferred Revenue$644$1,424▲ $780
Total Liabilities$707,704$680,349▼ $27,355
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-387,643$-385,023▲ $2,620
Total Net Assets Fund Balance$-387,643$-385,023▲ $2,620
Total Liabilities and Net Assets / Fund Balance$320,061$295,326▼ $24,735

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$139,315$504,361$643,676
Equipment$3,939$27,455$31,394
Other Land Buildings$17,260-$17,260
Land$10,019-$10,019
Other Assets Org$15,442--
Compensation and Service Providers
Top Officer Pay84th percentile

Board Members and Trustees

NameTitle
David KolbPresident
Clara Mae WelpDirector
Dan CockrumDirector
Sandra NixonDirector
Ted BrownDirector
Margaret HughesSecretary/treasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$61,132
Program Service Revenue
$84,639
Investment Income
$4
Other Revenue
$64,956
Change in Net Assets
$2,620
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$208,111
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$82,967--$82,967
Insurance$50,299--$50,299
Depreciation Depletion$20,384--$20,384
Fees for Services Management-$12,985-$12,985
Office Expenses$12,211--$12,211
Fees for Services Accounting$2,500--$2,500
Other Expenses$305--$305
Fees for Services Legal$192--$192
Total Functional Expenses$195,126$12,985$0$208,111
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 Deposit$3,072
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
Yes
Audit committee
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
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 3

“The board has delegated certain management duties to an independent management company, who has expertise in operating hud projects.”

Form 990, Part VI, Section A, Line 8A

“There are not any board of directors meetings minutes taken by the organization.”

Form 990, Part VI, Section A, Line 8B

“There are not any board of directors meetings minutes taken by the organization.”

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

“Key officers review/approve the form 990.”

Form 990, Part VI, Section C, Line 19

“All documents are available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Gcarc Housing Inc
EIN
35-1793391
Phone
8124712500
Address
4004 EAST MORGAN AVENUE 200, EVANSVILLE, IN 47715

Signing Officer

Name
Stan Keepes
Title
Executive Director
Phone
8124712500
Signed
2025-11-18
Discuss with paid preparer
Yes

Organization Details

Principal Officer
David Kolb
Formed
1993
Legal Domicile
In
Voting Board Members
6
Independent Board Members
6
Employees
0
Volunteers
0

Preparer

Firm
DAUBY O'CONNOR & ZALESKI LLC
Address
501 CONGRESSIONAL BLVD 300, CARMEL, IN 46032
Preparer
Jacob a Sowers
Phone
3178485700
Supplemental Narrative

Financial Statement Notes

PART X, LINE 2:

“The corporation is exempt from federal income tax under section 501(c)(3) of the internal revenue code and state income tax, and has been classified as an other than private foundation. Accordingly, no provision for federal and state taxes on revenue and income has been recognized in the accompanying financial statements. Generally, the federal and state tax returns were subject to examinations from the three years after the later of the original or extended due date or the date filed with the applicable tax authority.”

Raw XML AppendixShowing 400 of 412 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/OtherIncome509Grp/CurrentTaxYearMinus1YearAmt05682
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearMinus2YearsAmt05075
IRS990ScheduleA/OtherIncome509Grp/TotalAmt075713
IRS990ScheduleA/PubliclySupportedOrg509a2Ind0X
IRS990ScheduleA/PublicSupportCY509Pct00.88180
IRS990ScheduleA/PublicSupportPY509Pct00.97900
IRS990ScheduleA/PublicSupportTotal509Amt0564990
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/TotalAmt00
IRS990ScheduleA/SubstantialContributorsAmtGrp/TotalAmt00
IRS990ScheduleA/ThirtyThrPctSuprtTestsCY509Ind0X
IRS990ScheduleA/Total509Grp/CurrentTaxYearAmt0145771
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus1YearAmt0143702
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus2YearsAmt089515
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus3YearsAmt096744
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus4YearsAmt089258
IRS990ScheduleA/Total509Grp/TotalAmt0564990
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearAmt0210731
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus1YearAmt0149388
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus2YearsAmt094593
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus3YearsAmt096747
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus4YearsAmt089263
IRS990ScheduleA/TotalSupportCalendarYearGrp/TotalAmt0640722
IRS990ScheduleB/ContributorInformationGrp/ContributorBusinessName/BusinessNameLine10RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorNum0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine10RESTRICTED
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IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/City0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/State0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/ZIPCode0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/TotalContributionsAmt0RESTRICTED
IRS990/ScheduleBRequiredInd01
IRS990ScheduleD/BuildingsGrp/BookValueAmt0139315
IRS990ScheduleD/BuildingsGrp/DepreciationAmt0504361
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt0643676
IRS990ScheduleD/EquipmentGrp/BookValueAmt03939
IRS990ScheduleD/EquipmentGrp/DepreciationAmt027455
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt031394
IRS990ScheduleD/FootnoteTextInd0X
IRS990ScheduleD/LandGrp/BookValueAmt010019
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt010019
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt015442
IRS990ScheduleD/OtherAssetsOrgGrp/Desc0REPLACEMENT RESERVE
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt017260
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt017260
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt03072
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0TENANT SECURITY DEPOSIT
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0THE CORPORATION IS EXEMPT FROM FEDERAL INCOME TAX UNDER SECTION 501(C)(3) OF THE INTERNAL REVENUE CODE AND STATE INCOME TAX, AND HAS BEEN CLASSIFIED AS AN OTHER THAN PRIVATE FOUNDATION. ACCORDINGLY, NO PROVISION FOR FEDERAL AND STATE TAXES ON REVENUE AND INCOME HAS BEEN RECOGNIZED IN THE ACCOMPANYING FINANCIAL STATEMENTS. GENERALLY, THE FEDERAL AND STATE TAX RETURNS WERE SUBJECT TO EXAMINATIONS FROM THE THREE YEARS AFTER THE LATER OF THE ORIGINAL OR EXTENDED DUE DATE OR THE DATE FILED WITH THE APPLICABLE TAX AUTHORITY.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0PART X, LINE 2:
IRS990ScheduleD/TotalBookValueLandBuildingsAmt0170533
IRS990ScheduleD/TotalBookValueOtherAssetsAmt015442
IRS990ScheduleD/TotalLiabilityAmt03072
IRS990/ScheduleJRequiredInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE BOARD HAS DELEGATED CERTAIN MANAGEMENT DUTIES TO AN INDEPENDENT MANAGEMENT COMPANY, WHO HAS EXPERTISE IN OPERATING HUD PROJECTS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THERE ARE NOT ANY BOARD OF DIRECTORS MEETINGS MINUTES TAKEN BY THE ORGANIZATION.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THERE ARE NOT ANY BOARD OF DIRECTORS MEETINGS MINUTES TAKEN BY THE ORGANIZATION.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3KEY OFFICERS REVIEW/APPROVE THE FORM 990.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4ALL DOCUMENTS ARE AVAILABLE TO THE PUBLIC UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION A, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION A, LINE 8A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION A, LINE 8B
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/SubjectToExcsTaxNetInvstIncInd00
IRS990/SubjectToProxyTaxInd00
IRS990/SubjToTaxRmnrtnExPrchtPymtInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TerminateOperationsInd00
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IRS990/TotalAssetsEOYAmt0295326
IRS990/TotalAssetsGrp/BOYAmt0320061
IRS990/TotalAssetsGrp/EOYAmt0295326
IRS990/TotalCompGreaterThan150KInd00
IRS990/TotalContributionsAmt061132
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt012985
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt0195126
IRS990/TotalFunctionalExpensesGrp/TotalAmt0208111
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt0707704
IRS990/TotalLiabilitiesEOYAmt0680349
IRS990/TotalLiabilitiesGrp/BOYAmt0707704
IRS990/TotalLiabilitiesGrp/EOYAmt0680349
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt0-387643
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt0-385023
IRS990/TotalOtherCompensationAmt00
IRS990/TotalProgramServiceExpensesAmt0195126
IRS990/TotalProgramServiceRevenueAmt084639
IRS990/TotalReportableCompFromOrgAmt00
IRS990/TotalRevenueGrp/ExclusionAmt064960
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt084639
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0210731
IRS990/TotalRevenueGrp/UnrelatedBusinessRevenueAmt00
IRS990/TotalVolunteersCnt00
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IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt0295326
IRS990/TotReportableCompRltdOrgAmt00
IRS990/TrnsfrExmptNonChrtblRltdOrgInd00
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd00
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt04004 EAST MORGAN AVENUE 200
IRS990/USAddress/CityNm0EVANSVILLE
IRS990/USAddress/StateAbbreviationCd0IN
IRS990/USAddress/ZIPCd047715
IRS990/VotingMembersGoverningBodyCnt06
IRS990/VotingMembersIndependentCnt06
IRS990/WebsiteAddressTxt0N/A
IRS990/WhistleblowerPolicyInd00
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd01
ReturnHeader/BusinessOfficerGrp/PersonNm0STAN KEEPES
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0EXECUTIVE DIRECTOR
ReturnHeader/BusinessOfficerGrp/PhoneNum08124712500
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-11-18
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0GCARC HOUSING INC
ReturnHeader/Filer/BusinessNameControlTxt0GCAR
ReturnHeader/Filer/EIN0351793391
ReturnHeader/Filer/PhoneNum08124712500
ReturnHeader/Filer/USAddress/AddressLine1Txt04004 EAST MORGAN AVENUE 200
ReturnHeader/Filer/USAddress/CityNm0EVANSVILLE
ReturnHeader/Filer/USAddress/StateAbbreviationCd0IN
ReturnHeader/Filer/USAddress/ZIPCd047715
ReturnHeader/IRSResponsiblePrtyInfoCurrInd00
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0351750664

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