Turnstone Development Corp

EIN 36-3105849 • 501(c)3 • Northlake, IL

Profile

To provide affordable housing opportunities for families in need of housing assistance throughout the united

56 E North Ave Ste 100 01038766Northlake, IL 60164

turnstonedev.org/ABOUT-US

Siviq Scores

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

0.46x

Higher debt load relative to assets than 70% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Source year 2024

7.56x

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

501(c)3 • $25M-$50M nonprofits • Source year 2024

31%

Higher net margin than 82% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Source year 2024

No value available

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

29%

Faster asset growth than 88% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Annualized from 2021 to 2024

56%

Faster revenue growth than 89% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Annualized from 2021 to 2024

Balance Sheet

Liabilities / Assets70th percentile

Assets

$48,909,079

Up $662,673 (+1.4%) from 2023

Liabilities

Down

$22,320,504

Down $246,443 (-1.1%) from 2023

Net Assets

$26,588,575

Up $909,116 (+3.5%) from 2023

Operations

Liabilities / Revenue96th percentile Net Margin82nd percentile

Revenue

Down

$2,954,316

Down $1,786,648 (-38%) from 2023

Expenses

$2,045,200

Up $449,086 (+28%) from 2023

Net Income

Down

$909,116

Down $2,235,734 (-71%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth88th percentile

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

Highlighted filing

2024

Assets$48,909,079

Liabilities$22,320,504

Net Assets$26,588,575

Open 2024 Filing

Operations Trend

Revenue Growth89th percentile

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

Highlighted filing

2024

Revenue$2,954,316

Expenses$2,045,200

Net Income$909,116

Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing

Assets: $48,909,079
Liabilities: $22,320,504
Net assets: $26,588,575
Revenue: $2,954,316
Expenses: $2,045,200
Net income: $909,116

	Balance Sheet			Operations
Year	Assets	Liabilities	Net Assets	Revenue	Expenses	Net Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.	$48.9	$22.3	$26.6	$2.95	$2.05	$0.91
2023Detailed filing. Detailed filing data is available for this year.	$48.2	$22.6	$25.7	$4.74	$1.60	$3.14
2022Detailed filing. Detailed filing data is available for this year.	$24.7	$4.51	$20.2	$8.20	$1.62	$6.58
2021Detailed filing. Detailed filing data is available for this year.	$22.8	$7.85	$15.0	$0.78	$1.37	$0.59
2020Detailed filing. Detailed filing data is available for this year.	$21.2	$5.70	$15.5	$1.40	$1.51	$0.12
2019Detailed filing. Detailed filing data is available for this year.	$21.4	$5.75	$15.7	$4.38	$1.33	$3.05

Latest Filing Detail

Jump To

Filing Snapshot

Filing Period: Jan 1, 2024 to Dec 31, 2024
Signed: Oct 27, 2025
Return Version: 2024v5.2
Gross Receipts: $4,006,432

Mission and Program Overview

Mission

To provide affordable housing opportunities for families in need of housing assistance throughout the united states.

Balance Sheet Detail

Line	Beginning	End	Change
Assets
Land, Buildings, and Equipment, Net	$5,746,503	$5,348,229	▼ $398,274
Cash and Non-Interest-Bearing Accounts	$3,338,002	$3,545,486	▲ $207,484
Savings and Temporary Cash Investments	$100,000	$97,790	▼ $2,210
Accounts Receivable	$42,982	$55,018	▲ $12,036
Prepaid Expenses and Deferred Charges	$55,837	$9,589	▼ $46,248
Total Assets	$48,246,406	$48,909,079	▲ $662,673
Other Assets Total	$38,963,082	$39,852,967	▲ $889,885
Liabilities
Mortgage Notes Payable Secured by Investment Property	$21,318,996	$21,318,996	→ $0
Other Liabilities	$977,217	$797,964	▼ $179,253
Accounts Payable and Accrued Expenses	$255,772	$184,191	▼ $71,581
Deferred Revenue	$14,962	$19,353	▲ $4,391
Total Liabilities	$22,566,947	$22,320,504	▼ $246,443
Net Assets / Fund Balance
Net Assets Without Donor Restrictions	$25,679,459	$26,588,575	▲ $909,116
Total Net Assets Fund Balance	$25,679,459	$26,588,575	▲ $909,116
Total Liabilities and Net Assets / Fund Balance	$48,246,406	$48,909,079	▲ $662,673

Asset Categories

Asset	Book Value	Depreciation	Basis
Buildings	$5,285,122	$5,156,994	$10,442,116
Equipment	$2,961	$287,830	$290,791
Other Land Buildings	$12,896	$107,253	$120,149
Land	$47,250	-	$47,250
Leasehold Improvements	$0	-	-
Other Assets Org	$19,036	-	-

Compensation and Service Providers

Top Officer PayScore unavailable

Employees

Name	Title	Full / Part Time	Base	Total
Susan Wiemer	Executive Director	FT	$318,591	$318,591
Cynthia Tennant	Office Manager	FT	$123,114	$123,114
Audrey R Peeples	Chairman	-	$3,750	$3,750
Carter Higginbottom	Director	-	$3,750	$3,750
Elzie Higginbottom	Treasurer	-	$3,750	$3,750
Linford Coleman	Director	-	$3,750	$3,750
Mazzone Jackson	Secretary	-	$3,750	$3,750

Highest Paid Contractors

Contractor	Services	Location	Compensation
Katten Muchin Rosenman	Legal Services	525 W MONROE ST, Chicago, IL 60661	$165,499
Carefree Development LLC	Development Services	25 ELGIN AVE, Forest Park, IL 60130	$129,105
Pickarz Associates PC	Architecture Services	2880 N ELSTON AVE, Chicago, IL 60618	$110,000
Jra Management LLC	Consulting Services	2850 S MICHAGAN AVE, Chicago, IL 60616	$104,000

Revenue and Support

Revenue Composition

Contributions and Grants: $338,976
Program Service Revenue: $2,699,893
Investment Income: $207,025
Other Revenue: $-291,578
All Other Contributions: $338,976
Change in Net Assets: $909,116

Audited Revenue Reconciliation

Revenue per Audited Statements: $3,458,825
Revenue Not Reported on Financial Statements: $-504,509
Revenue Not Reported on Form 990: $7,455,238
Other Revenue Adjustments: $-504,509
Total Revenue per Audited Statements: $10,914,063
Total Revenue per Form 990: $2,954,316

Expenses and Functional Allocation

Major Expense Lines

Line Item	Amount
Other Expenses	$1,388,665
Salaries, Compensation, and Employee Benefits	$656,535
Grants and Similar Amounts Paid	$0
Professional Fundraising Fees	$0
Total Fundraising Expense	$0

Functional Expense Allocation

Line Item	Program	Management	Fundraising	Total
Current Officers, Directors, Trustees, and Key Employees	$132,187	$328,268	-	$460,455
Other Salaries and Wages	$196,080	-	-	$196,080
Office Expenses	$96,443	-	-	$96,443
Interest	$87,276	-	-	$87,276
Other Expenses	$3,600	$179,018	-	$3,600
Total Functional Expenses	$1,537,914	$507,286	$0	$2,045,200

Audited Expense Reconciliation

Line Item	Amount
Total Expenses per Audited Statements	$16,973,783
Expenses Not Reported on Form 990	$14,424,074
Expenses per Audited Statements	$2,549,709
Total Expenses per Form 990	$2,045,200
Expenses Not Reported on Financial Statements	$-504,509
Other Expense Adjustments	$-504,509

Fundraising, Events, and Gaming

Fundraising activities: No
Gaming activities: No
Professional fundraiser used: No

Fundraising and Gaming Totals

Line Item	Amount
Professional Fundraising Fees	$0

Political and Lobbying Activity

Political campaign activity: No
Lobbying activity: No
Subject to proxy tax: No

Related Organizations and Partnerships

Related Tax-Exempt Organizations

Organization	Location	Activity	Code	Public Charity	Controlled
Hoffman Estates Housing Nfp	Northlake, IL	-	501(c)(3)	-	No
Riverdale Housing Nfp	Northlake, IL	-	501(c)(3)	-	No

Related Partnerships and Joint Ventures

Organization	Location	Activity	Income	Assets	Ownership	Managing Partner
Wisdom Village Crossing Lp	Northlake, IL	Affordable Housing	$-107	$3,631,041	0.01%	Yes
Rps Associates Lp	Northlake, IL	Affordable Housing	$-66,790	$3,053,088	100%	Yes
Country Club Hills Wellness Center Lp	Northlake, IL	Affordable Housing	$-59	$2,868,948	0.01%	Yes
Historic Pacesetter Limited Partnership	Northlake, IL	Affordable Housing	$-91	$2,659,183	0.01%	Yes
Turnstone Crystal Lake Lp	Northlake, IL	Affordable Housing	$-47	$2,106,637	0.01%	Yes
Oakfield Groves Apartments Lp	Northlake, IL	Affordable Housing	$-59	$1,835,890	0.01%	Yes
Turnstone Northlake Phase 2 Lp	Northlake, IL	Affordable Housing	$-57	$1,357,932	0.01%	Yes
Lowe Avenue LLC	Northlake, IL	Affordable Housing	$-118	$481,676	0.01%	No
Turnstone Northlake Senior Living Apartments Lp	Northlake, IL	Affordable Housing	$-56	$206,840	0.01%	Yes
Richton Park Senior Apartments Lp	Northlake, IL	Affordable Housing	$-39	$66,578	25%	Yes
Flax Meadow Lp	Northlake, IL	Affordable Housing	-	-	-	No
The Landings at Belle Meadows Lp	Northlake, IL	Affordable Housing	-	-	-	No
The Landings at Belle Meadows LLC	Northlake, IL	Affordable Housing	$-8	$-39	-	No
Thorncreek Senior Living Lp	Northlake, IL	Affordable Housing	$-8	$-39	26%	Yes
Country Club Hills Wellness Center LLC	Northlake, IL	Affordable Housing	$-9	$-168	0.01%	No
Flax Meadow Gp LLC	Northlake, IL	Affordable Housing	$-36	$-672	0.01%	No

Disregarded Entities

Entity	Location	Activity	Income	Assets	Controller
Riverdale Senior LLC	Northlake, IL	-	$-222,977	$3,702,393	Turnstone Develpment Corporation
Summit Senior Housing LLC	Northlake, IL	-	$-123,772	$1,992,376	Turnstone Develpment Corporation
Turnstone Property Management Services LLC	Northlake, IL	-	$9,064	$161,065	Turnstone Develpment Corporation
Home Start LLC	Northlake, IL	-	$2	$5,167	Turnstone Develpment Corporation

Transactions with Related Organizations

Organization	Type	Method	Amount
Oakfield Groves Lp	L	-	$1,789,156
Turnstone Hillside Senior Lp	L	-	$375,212
Oakfield Groves Gp Lp	D	-	$126,441
Turnstone Northlake Senior Living Apartments Lp	L	-	$78,693
Richton Park Senior Apartments Lp	L	-	$77,965
Richton Park Senior Apartments Lp	A	-	$47,722
Victoria Crossing Apartments Lp	D	-	$39,921
Northlake Senior Living Apartments Lp	A	-	$26,653
Thorncreek Senior Living Lp	A	-	$20,995
Turnstone Northlake Phase 2 Lp	A	-	$16,349
Turnstone Crystal Lake Lp	A	-	$12,705

Debt and Bond Financing

Other Reported Liabilities

Liability	Amount
Accrued Interest	$792,982
Security Deposit Liability	$4,982

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: No
Key decisions subject to board approval: No
Management duties delegated: No

Governance Explanations

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

“The return is reviewed by the compliance manager and staff before being submitted to the board of directors for review.”

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

“Annually, the staff and audit committee board review the minutes of meetings and transactions to identify any conflicts of interest.”

Form 990, Part VI, Section B, Line 15

“Compensation for the ceo, officers and key employees is determined through a review of the salaries for other comparable not for profit companies in chicago. Salaries are then presented to the board of directors for approval at the annual budget meeting.”

Form 990, Part VI, Section C, Line 19

“All documents are available upon request at the organization's office during normal business hours.”

Filing and Contact Details

Filer

Filer Name: Turnstone Development Corp
EIN: 36-3105849
Phone: 3124530610
Address: 56 E NORTH AVE STE 100 01038766, NORTHLAKE, IL 60164

Signing Officer

Name: Susan Wiemer
Title: Executive Director
Phone: 3124530610
Signed: 2025-10-27
Discuss with paid preparer: Yes

Organization Details

Principal Officer: Susan Wiemer
Formed: 1979
Legal Domicile: Il
Voting Board Members: 5
Independent Board Members: 5
Employees: 3
Volunteers: 0

Preparer

Firm: Rubinbrown Llp
Address: 1900 16TH STREET SUITE 1700, DENVER, CO 80202
Preparer: Nabila Riaz
Phone: 3036981883

Supplemental Narrative

Financial Statement Notes

PART XI, LINE 2D - OTHER ADJUSTMENTS:

“Calumet park senior housing, lp 660,292. Turnstone crystal lake, lp 741,141. Turnstone northlake senior living apartments lp 765,778. Thorncreek senior living, lp 441,793. Richton park senior apartments, lp 564,245. Wisdom village crossing lp 1,277,121. Turnstone northlake phase 2, l.p. 488,179. Oakfield groves apartments, l.p. 718,645. Victoria crossings apartments, l.p. 1,287,501. Rps associates, l.p. (rps) 510,543.”

PART XI, LINE 4B - OTHER ADJUSTMENTS:

“Rental expenses -1,052,116. Investment loss 547,607.”

PART XII, LINE 2D - OTHER ADJUSTMENTS:

“Calumet park 877,429. Turnstone crystal lake, lp 1,242,311. Turnstone northlake senior living apartments lp 1,365,186. Thorncreek senior living, lp 893,949. Richton park senior apartments, lp 1,327,214. Wisdom village crossing lp 2,513,474. Turnstone northlake phase 2, l.p. 1,206,193. Oakfield groves apartments, l.p. 1,815,916. Victoria crossings apartments, l.p. 2,407,025. Rps associates, l.p. (rps) 775,377.”

PART XII, LINE 4B - OTHER ADJUSTMENTS:

“Rental expenses -1,052,116. Investment loss 547,607.”

Raw XML AppendixShowing 400 of 988 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/Form990PartVIISectionAGrp/TitleTxt	1	CHAIRMAN
IRS990/Form990PartVIISectionAGrp/TitleTxt	2	DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt	3	SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt	4	DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt	5	OFFICE MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt	6	EXECUTIVE DIR.
IRS990/Form990ProvidedToGvrnBodyInd	0	1
IRS990/FormationYr	0	1979
IRS990/FormerOfcrEmployeesListedInd	0	0
IRS990/FSAuditedBasisGrp/ConsolidatedBasisFinclStmtInd	0	X
IRS990/FSAuditedInd	0	1
IRS990/FundraisingActivitiesInd	0	0
IRS990/GamingActivitiesInd	0	0
IRS990/GoverningBodyVotingMembersCnt	0	5
IRS990/GrantsToIndividualsInd	0	0
IRS990/GrantsToOrganizationsInd	0	0
IRS990/GrantToRelatedPersonInd	0	0
IRS990/GrossReceiptsAmt	0	4006432
IRS990/GrossRentsGrp/RealAmt	0	703384
IRS990/GroupReturnForAffiliatesInd	0	0
IRS990/IncludeFIN48FootnoteInd	0	0
IRS990/IndependentAuditFinclStmtInd	0	0
IRS990/IndependentVotingMemberCnt	0	5
IRS990/IndivRcvdGreaterThan100KCnt	0	2
IRS990/IndoorTanningServicesInd	0	0
IRS990/InfoInScheduleOPartVIInd	0	X
IRS990/InterestGrp/ProgramServicesAmt	0	87276
IRS990/InterestGrp/TotalAmt	0	87276
IRS990/InvestmentIncomeGrp/ExclusionAmt	0	207025
IRS990/InvestmentIncomeGrp/TotalRevenueColumnAmt	0	207025
IRS990/InvestmentInJointVentureInd	0	0
IRS990/IRPDocumentCnt	0	23
IRS990/IRPDocumentW2GCnt	0	0
IRS990/LandBldgEquipAccumDeprecAmt	0	5552077
IRS990/LandBldgEquipBasisNetGrp/BOYAmt	0	5746503
IRS990/LandBldgEquipBasisNetGrp/EOYAmt	0	5348229
IRS990/LandBldgEquipCostOrOtherBssAmt	0	10900306
IRS990/LegalDomicileStateCd	0	IL
IRS990/LessRentalExpensesGrp/RealAmt	0	1052116
IRS990/LoanOutstandingInd	0	0
IRS990/LobbyingActivitiesInd	0	0
IRS990/LocalChaptersInd	0	0
IRS990/MaterialDiversionOrMisuseInd	0	0
IRS990/MembersOrStockholdersInd	0	0
IRS990/MethodOfAccountingAccrualInd	0	X
IRS990/MinutesOfCommitteesInd	0	1
IRS990/MinutesOfGoverningBodyInd	0	1
IRS990/MissionDesc	0	TO PROVIDE AFFORDABLE HOUSING OPPORTUNITIES FOR FAMILIES IN NEED OF HOUSING ASSISTANCE THROUGHOUT THE UNITED STATES.
IRS990/MoreThan5000KToIndividualsInd	0	0
IRS990/MoreThan5000KToOrgInd	0	0
IRS990/MortgNotesPyblScrdInvstPropGrp/BOYAmt	0	21318996
IRS990/MortgNotesPyblScrdInvstPropGrp/EOYAmt	0	21318996
IRS990/NetAssetsOrFundBalancesBOYAmt	0	25679459
IRS990/NetAssetsOrFundBalancesEOYAmt	0	26588575
IRS990/NetRentalIncomeOrLossGrp/RelatedOrExemptFuncIncomeAmt	0	-348732
IRS990/NetRentalIncomeOrLossGrp/TotalRevenueColumnAmt	0	-348732
IRS990/NetUnrelatedBusTxblIncmAmt	0	0
IRS990/NoDonorRestrictionNetAssetsGrp/BOYAmt	0	25679459
IRS990/NoDonorRestrictionNetAssetsGrp/EOYAmt	0	26588575
IRS990/NondeductibleContributionsInd	0	0
IRS990/OfficeExpensesGrp/ProgramServicesAmt	0	96443
IRS990/OfficeExpensesGrp/TotalAmt	0	96443
IRS990/OfficerMailingAddressInd	0	0
IRS990/OperateHospitalInd	0	0
IRS990/Organization501c3Ind	0	X
IRS990/OrganizationFollowsFASB117Ind	0	X
IRS990/OtherAssetsTotalGrp/BOYAmt	0	38963082
IRS990/OtherAssetsTotalGrp/EOYAmt	0	39852967
IRS990/OtherChangesInNetAssetsAmt	0	0
IRS990/OtherExpensesGrp/Desc	0	ADMINISTRATIVE
IRS990/OtherExpensesGrp/Desc	1	INVESTMENT LOSS
IRS990/OtherExpensesGrp/Desc	2	ABANDONED PROJECT COSTS
IRS990/OtherExpensesGrp/ManagementAndGeneralAmt	0	179018
IRS990/OtherExpensesGrp/ProgramServicesAmt	0	474721
IRS990/OtherExpensesGrp/ProgramServicesAmt	1	547607
IRS990/OtherExpensesGrp/ProgramServicesAmt	2	3600
IRS990/OtherExpensesGrp/TotalAmt	0	653739
IRS990/OtherExpensesGrp/TotalAmt	1	547607
IRS990/OtherExpensesGrp/TotalAmt	2	3600
IRS990/OtherLiabilitiesGrp/BOYAmt	0	977217
IRS990/OtherLiabilitiesGrp/EOYAmt	0	797964
IRS990/OtherRevenueMiscGrp/BusinessCd	0	531190
IRS990/OtherRevenueMiscGrp/Desc	0	MISC. INCOME
IRS990/OtherRevenueMiscGrp/RelatedOrExemptFuncIncomeAmt	0	57154
IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt	0	57154
IRS990/OtherRevenueTotalAmt	0	57154
IRS990/OtherSalariesAndWagesGrp/ProgramServicesAmt	0	196080
IRS990/OtherSalariesAndWagesGrp/TotalAmt	0	196080
IRS990/OwnWebsiteInd	0	X
IRS990/PartialLiquidationInd	0	0
IRS990/PoliticalCampaignActyInd	0	0
IRS990/PrepaidExpensesDefrdChargesGrp/BOYAmt	0	55837
IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt	0	9589
IRS990/PrincipalOfficerNm	0	SUSAN WIEMER
IRS990/ProfessionalFundraisingInd	0	0
IRS990/ProgramServiceRevenueGrp/BusinessCd	0	531190
IRS990/ProgramServiceRevenueGrp/Desc	0	DEVELOPER FEE INCOME
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt	0	2699893
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt	0	2699893
IRS990/ProhibitedTaxShelterTransInd	0	0
IRS990/PYBenefitsPaidToMembersAmt	0	0
IRS990/PYContributionsGrantsAmt	0	208431
IRS990/PYExcessBenefitTransInd	0	0
IRS990/PYGrantsAndSimilarPaidAmt	0	0
IRS990/PYInvestmentIncomeAmt	0	128121
IRS990/PYOtherExpensesAmt	0	948212
IRS990/PYOtherRevenueAmt	0	-390274
IRS990/PYProgramServiceRevenueAmt	0	4794686
IRS990/PYRevenuesLessExpensesAmt	0	3144850
IRS990/PYSalariesCompEmpBnftPaidAmt	0	647902
IRS990/PYTotalExpensesAmt	0	1596114
IRS990/PYTotalProfFndrsngExpnsAmt	0	0
IRS990/PYTotalRevenueAmt	0	4740964
IRS990/QuidProQuoContributionsInd	0	0
IRS990/ReconcilationRevenueExpnssAmt	0	909116
IRS990/RegularMonitoringEnfrcInd	0	1
IRS990/RelatedEntityInd	0	1
IRS990/RelatedOrganizationCtrlEntInd	0	0
IRS990/RentalIncomeOrLossGrp/RealAmt	0	-348732
IRS990/ReportInvestmentsOtherSecInd	0	0
IRS990/ReportLandBuildingEquipmentInd	0	1
IRS990/ReportOtherAssetsInd	0	1
IRS990/ReportOtherLiabilitiesInd	0	1
IRS990/ReportProgramRelatedInvstInd	0	0
IRS990/RevenueAmt	0	2699893
IRS990/SavingsAndTempCashInvstGrp/BOYAmt	0	100000
IRS990/SavingsAndTempCashInvstGrp/EOYAmt	0	97790
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearAmt	0	338976
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearMinus1YearAmt	0	208431
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearMinus2YearsAmt	0	6766407
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearMinus3YearsAmt	0	112000
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearMinus4YearsAmt	0	307628
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/TotalAmt	0	7733442
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearAmt	0	207025
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus1YearAmt	0	128121
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus2YearsAmt	0	5352
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus3YearsAmt	0	69102
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus4YearsAmt	0	65898
IRS990ScheduleA/GrossInvestmentIncome170Grp/TotalAmt	0	475498
IRS990ScheduleA/GrossReceiptsRltdActivitiesAmt	0	7427878
IRS990ScheduleA/PublicOrganization170Ind	0	X
IRS990ScheduleA/PublicSupportCY170Pct	0	0.94210
IRS990ScheduleA/PublicSupportPY170Pct	0	0.95550
IRS990ScheduleA/PublicSupportTotal170Amt	0	7733442
IRS990ScheduleA/ThirtyThrPctSuprtTestsCY170Ind	0	X
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearAmt	0	338976
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus1YearAmt	0	208431
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus2YearsAmt	0	6766407
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus3YearsAmt	0	112000
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus4YearsAmt	0	307628
IRS990ScheduleA/TotalCalendarYear170Grp/TotalAmt	0	7733442
IRS990ScheduleA/TotalSupportAmt	0	8208940
IRS990ScheduleB/ContributorInformationGrp/ContributorBusinessName/BusinessNameLine1	0	RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorNum	0	RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine1	0	RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine2	0	RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/City	0	RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/State	0	RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/ZIPCode	0	RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/TotalContributionsAmt	0	RESTRICTED
IRS990/ScheduleBRequiredInd	0	1
IRS990ScheduleD/BuildingsGrp/BookValueAmt	0	5285122
IRS990ScheduleD/BuildingsGrp/DepreciationAmt	0	5156994
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt	0	10442116
IRS990ScheduleD/EquipmentGrp/BookValueAmt	0	2961
IRS990ScheduleD/EquipmentGrp/DepreciationAmt	0	287830
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt	0	290791
IRS990ScheduleD/ExpensesNotReportedAmt	0	14424074
IRS990ScheduleD/ExpensesNotRptFinclStmtAmt	0	-504509
IRS990ScheduleD/ExpensesSubtotalAmt	0	2549709
IRS990ScheduleD/LandGrp/BookValueAmt	0	47250
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt	0	47250
IRS990ScheduleD/LeaseholdImprovementsGrp/BookValueAmt	0	0
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt	0	1583178
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt	1	350695
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt	2	7112052
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt	3	7599116
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt	4	22091343
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt	5	1097547
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt	6	19036
IRS990ScheduleD/OtherAssetsOrgGrp/Desc	0	DUE FROM RELATED PARTIES (NOTE)
IRS990ScheduleD/OtherAssetsOrgGrp/Desc	1	PROJECT DEVELOPMENT COSTS
IRS990ScheduleD/OtherAssetsOrgGrp/Desc	2	INVESTMENT IN AFFILIATES
IRS990ScheduleD/OtherAssetsOrgGrp/Desc	3	DEFERRED DEVELOPER FEES
IRS990ScheduleD/OtherAssetsOrgGrp/Desc	4	LOANS RECEIVABLE
IRS990ScheduleD/OtherAssetsOrgGrp/Desc	5	INTEREST RECEIVABLE
IRS990ScheduleD/OtherAssetsOrgGrp/Desc	6	DEBT ISSUANCE COSTS
IRS990ScheduleD/OtherExpensesIncludedAmt	0	14424074
IRS990ScheduleD/OtherExpensesNotIncludedAmt	0	-504509
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt	0	12896
IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt	0	107253
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt	0	120149
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt	0	4982
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt	1	792982
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc	0	SECURITY DEPOSIT LIABILITY
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc	1	ACCRUED INTEREST
IRS990ScheduleD/OtherRevenueAmt	0	7455238
IRS990ScheduleD/OtherRevenuesNotIncludedAmt	0	-504509
IRS990ScheduleD/RevenueNotReportedAmt	0	7455238
IRS990ScheduleD/RevenueNotReportedFinclStmtAmt	0	-504509
IRS990ScheduleD/RevenueSubtotalAmt	0	3458825
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt	0	CALUMET PARK SENIOR HOUSING, LP 660,292. TURNSTONE CRYSTAL LAKE, LP 741,141. TURNSTONE NORTHLAKE SENIOR LIVING APARTMENTS LP 765,778. THORNCREEK SENIOR LIVING, LP 441,793. RICHTON PARK SENIOR APARTMENTS, LP 564,245. WISDOM VILLAGE CROSSING LP 1,277,121. TURNSTONE NORTHLAKE PHASE 2, L.P. 488,179. OAKFIELD GROVES APARTMENTS, L.P. 718,645. VICTORIA CROSSINGS APARTMENTS, L.P. 1,287,501. RPS ASSOCIATES, L.P. (RPS) 510,543.
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt	1	RENTAL EXPENSES -1,052,116. INVESTMENT LOSS 547,607.
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt	2	CALUMET PARK 877,429. TURNSTONE CRYSTAL LAKE, LP 1,242,311. TURNSTONE NORTHLAKE SENIOR LIVING APARTMENTS LP 1,365,186. THORNCREEK SENIOR LIVING, LP 893,949. RICHTON PARK SENIOR APARTMENTS, LP 1,327,214. WISDOM VILLAGE CROSSING LP 2,513,474. TURNSTONE NORTHLAKE PHASE 2, L.P. 1,206,193. OAKFIELD GROVES APARTMENTS, L.P. 1,815,916. VICTORIA CROSSINGS APARTMENTS, L.P. 2,407,025. RPS ASSOCIATES, L.P. (RPS) 775,377.
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt	3	RENTAL EXPENSES -1,052,116. INVESTMENT LOSS 547,607.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc	0	PART XI, LINE 2D - OTHER ADJUSTMENTS:
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc	1	PART XI, LINE 4B - OTHER ADJUSTMENTS:
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc	2	PART XII, LINE 2D - OTHER ADJUSTMENTS:
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc	3	PART XII, LINE 4B - OTHER ADJUSTMENTS:
IRS990ScheduleD/TotalBookValueLandBuildingsAmt	0	5348229
IRS990ScheduleD/TotalBookValueOtherAssetsAmt	0	39852967
IRS990ScheduleD/TotalExpensesPerForm990Amt	0	2045200
IRS990ScheduleD/TotalLiabilityAmt	0	797964
IRS990ScheduleD/TotalRevenuePerForm990Amt	0	2954316
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt	0	10914063
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt	0	16973783
IRS990ScheduleJ/AnyNonFixedPaymentsInd	0	0
IRS990ScheduleJ/CompBasedOnRevenueOfFlngOrgInd	0	0
IRS990ScheduleJ/CompBsdNetEarnsFlngOrgInd	0	0
IRS990ScheduleJ/CompBsdNetEarnsRltdOrgsInd	0	0
IRS990ScheduleJ/CompBsdOnRevRelatedOrgsInd	0	0
IRS990ScheduleJ/EquityBasedCompArrngmInd	0	0
IRS990ScheduleJ/InitialContractExceptionInd	0	0
IRS990/ScheduleJRequiredInd	0	1
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BaseCompensationFilingOrgAmt	0	318591
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusFilingOrganizationAmount	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusRelatedOrganizationsAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompensationBasedOnRltdOrgsAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990FilingOrgAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990RltdOrgsAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompensationFlngOrgAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompRltdOrgsAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsFilingOrgAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsRltdOrgsAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationFilingOrgAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationRltdOrgsAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm	0	SUSAN WIEMER
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt	0	EXECUTIVE DIR.
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationFilingOrgAmt	0	318591
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt	0	0
IRS990ScheduleJ/SeverancePaymentInd	0	0
IRS990ScheduleJ/SupplementalNonqualRtrPlanInd	0	0
IRS990/ScheduleORequiredInd	0	1
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt	0	THE RETURN IS REVIEWED BY THE COMPLIANCE MANAGER AND STAFF BEFORE BEING SUBMITTED TO THE BOARD OF DIRECTORS FOR REVIEW.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt	1	ANNUALLY, THE STAFF AND AUDIT COMMITTEE BOARD REVIEW THE MINUTES OF MEETINGS AND TRANSACTIONS TO IDENTIFY ANY CONFLICTS OF INTEREST.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt	2	COMPENSATION FOR THE CEO, OFFICERS AND KEY EMPLOYEES IS DETERMINED THROUGH A REVIEW OF THE SALARIES FOR OTHER COMPARABLE NOT FOR PROFIT COMPANIES IN CHICAGO. SALARIES ARE THEN PRESENTED TO THE BOARD OF DIRECTORS FOR APPROVAL AT THE ANNUAL BUDGET MEETING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt	3	ALL DOCUMENTS ARE AVAILABLE UPON REQUEST AT THE ORGANIZATION'S OFFICE DURING NORMAL BUSINESS HOURS.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc	0	FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc	1	FORM 990, PART VI, SECTION B, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc	2	FORM 990, PART VI, SECTION B, LINE 15
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc	3	FORM 990, PART VI, SECTION C, LINE 19
IRS990ScheduleR/AssetExchangeInd	0	0
IRS990ScheduleR/AssetPurchaseFromOtherOrgInd	0	0

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