Civic Intelligence

Zion Development Corporation

EIN 36-3229794 • 501(c)3 • Rockford, IL

Profile

Building communities that enrich lives in response to god's love

910 5th Ave Suite 1E PO Box 4387Rockford, IL 61110-0887

www.ziondevelopment.com

Siviq Scores

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

Liabilities / Assets

97th percentile

1.71x

Higher debt load relative to assets than 97% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Liabilities / Revenue

95th percentile

3.55x

Higher debt load relative to revenue than 95% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Net Margin

24th percentile

-8.7%

Higher net margin than 24% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Top Officer Pay

Score unavailable

No value available

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

Asset Growth

20th percentile

-6.0%

Faster asset growth than 20% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2025

Revenue Growth

55th percentile

9.9%

Faster revenue growth than 55% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2025

Balance Sheet
Liabilities / Assets97th percentile

Assets

Down

$2,014,526

Down $219,492 (-9.8%) from 2024

Liabilities

Down

$3,447,337

Down $135,109 (-3.8%) from 2024

Net Assets

Down

-$1,432,811

Down $84,383 (-6.3%) from 2024

Operations
Liabilities / Revenue95th percentileNet Margin24th percentile

Revenue

Up

$970,091

Up $39,778 (+4.3%) from 2024

Expenses

Up

$1,054,474

Up $143,599 (+16%) from 2024

Net Income

Down

-$84,383

Down $103,821 (-534%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth20th percentile

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

$6.0M$4.0M$2.0M$0-$2.0MAssets 2011: $5,538,278Liabilities 2011: $4,594,082Net Assets 2011: $944,1962011Assets 2012: $5,110,221Liabilities 2012: $3,628,010Net Assets 2012: $1,482,2112012Assets 2013: $4,429,979Liabilities 2013: $3,066,134Net Assets 2013: $1,363,8452013Assets 2014: $4,717,133Liabilities 2014: $2,378,936Net Assets 2014: $2,338,1972014Assets 2015: $4,358,603Liabilities 2015: $2,068,806Net Assets 2015: $2,289,7972015Assets 2016: $4,007,341Liabilities 2016: $1,986,303Net Assets 2016: $2,021,0382016Assets 2017: $5,288,619Liabilities 2017: $4,144,997Net Assets 2017: $1,143,6222017Assets 2018: $5,046,574Liabilities 2018: $4,083,431Net Assets 2018: $963,1432018Assets 2019: $4,662,617Liabilities 2019: $4,064,248Net Assets 2019: $598,3692019Assets 2020: $4,221,566Liabilities 2020: $4,044,292Net Assets 2020: $177,2742020Assets 2021: $4,043,379Liabilities 2021: $4,554,825Net Assets 2021: -$511,4462021Assets 2022: $2,613,155Liabilities 2022: $3,625,450Net Assets 2022: -$1,012,2952022Assets 2023: $2,277,683Liabilities 2023: $3,645,549Net Assets 2023: -$1,367,8662023Assets 2024: $2,234,018Liabilities 2024: $3,582,446Net Assets 2024: -$1,348,4282024Assets 2025: $2,014,526Liabilities 2025: $3,447,337Net Assets 2025: -$1,432,8112025

Highlighted filing

2025

Assets$2,014,526
Liabilities$3,447,337
Net Assets-$1,432,811
Open 2025 Filing

Operations Trend

Revenue Growth55th percentile

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

$3.0M$2.0M$1.0M$0-$1.0MExpenses 2011: $1,544,2682011Expenses 2012: $1,278,8132012Expenses 2013: $855,4102013Revenue 2014: $2,520,365Expenses 2014: $1,738,166Net Income 2014: $782,1992014Revenue 2015: $1,157,337Expenses 2015: $1,205,737Net Income 2015: -$48,4002015Revenue 2016: $1,132,583Expenses 2016: $1,303,845Net Income 2016: -$171,2622016Revenue 2017: $1,091,057Expenses 2017: $1,364,780Net Income 2017: -$273,7232017Revenue 2018: $1,306,721Expenses 2018: $1,487,200Net Income 2018: -$180,4792018Revenue 2019: $1,171,076Expenses 2019: $1,535,850Net Income 2019: -$364,7742019Revenue 2020: $1,154,881Expenses 2020: $1,575,976Net Income 2020: -$421,0952020Revenue 2021: $1,049,373Expenses 2021: $1,738,093Net Income 2021: -$688,7202021Revenue 2022: $1,391,097Expenses 2022: $1,891,946Net Income 2022: -$500,8492022Revenue 2023: $803,373Expenses 2023: $1,158,944Net Income 2023: -$355,5712023Revenue 2024: $930,313Expenses 2024: $910,875Net Income 2024: $19,4382024Revenue 2025: $970,091Expenses 2025: $1,054,474Net Income 2025: -$84,3832025

Highlighted filing

2025

Revenue$970,091
Expenses$1,054,474
Net Income-$84,383
Open 2025 Filing

Filings

Most recent year

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

Open filing
Assets
$2,014,526
Liabilities
$3,447,337
Net assets
-$1,432,811
Revenue
$970,091
Expenses
$1,054,474
Net income
-$84,383
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$2.01$3.45$1.43$0.97$1.05$0.08
2024Detailed filing. Detailed filing data is available for this year.$2.23$3.58$1.35$0.93$0.91$0.02
2023Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.28$3.65$1.37$0.80$1.16$0.36
2022Detailed filing. Detailed filing data is available for this year.$2.61$3.63$1.01$1.39$1.89$0.50
2021Detailed filing. Detailed filing data is available for this year.$4.04$4.55$0.51$1.05$1.74$0.69
2020Detailed filing. Detailed filing data is available for this year.$4.22$4.04$0.18$1.15$1.58$0.42
2019Detailed filing. Detailed filing data is available for this year.$4.66$4.06$0.60$1.17$1.54$0.36
2018Detailed filing. Detailed filing data is available for this year.$5.05$4.08$0.96$1.31$1.49$0.18
2017Detailed filing. Detailed filing data is available for this year.$5.29$4.14$1.14$1.09$1.36$0.27
2016Detailed filing. Detailed filing data is available for this year.$4.01$1.99$2.02$1.13$1.30$0.17
2015Detailed filing. Detailed filing data is available for this year.$4.36$2.07$2.29$1.16$1.21$0.05
2014Detailed filing. Detailed filing data is available for this year.$4.72$2.38$2.34$2.52$1.74$0.78
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.43$3.07$1.36$0.86
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$5.11$3.63$1.48$1.28
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$5.54$4.59$0.94$1.54
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Nov 21, 2025
Return Version
2024v5.0
Gross Receipts
$970,416
Mission and Program Overview

Mission

Building communities that enrich lives in response to god's love

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,657,370$1,436,202▼ $221,168
Other Notes and Loans Receivable, Net$292,298$306,913▲ $14,615
Cash and Non-Interest-Bearing Accounts$97,285$104,847▲ $7,562
Accounts Receivable$47,488$54,738▲ $7,250
Total Assets$2,234,018$2,014,526▼ $219,492
Other Assets Total$139,577$111,826▼ $27,751
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,993,939$2,877,230▼ $116,709
Other Liabilities$518,209$512,733▼ $5,476
Accounts Payable and Accrued Expenses$70,298$57,374▼ $12,924
Total Liabilities$3,582,446$3,447,337▼ $135,109
Net Assets / Fund Balance
Net Assets With Donor Restrictions$65,441$124,341▲ $58,900
Net Assets Without Donor Restrictions$-1,413,869$-1,557,152▼ $143,283
Total Net Assets Fund Balance$-1,348,428$-1,432,811▼ $84,383
Total Liabilities and Net Assets / Fund Balance$2,234,018$2,014,526▼ $219,492

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$249,967$624,686$874,653
Equipment-$391,725$391,725
Other Land Buildings$1,186,235$4,865,158-
Other Assets Org$111,826--
Compensation and Service Providers
Top Officer PayScore unavailable

Employees

NameTitleFull / Part TimeBaseOtherTotal
Robert CampbellExecutive DiFT$64,218$1,063$65,281

Board Members and Trustees

NameTitle
Pastor Mike ThomasChairman/sec
Jacob RushBod
Laura MartinezBod
Mouky XaysanaBod
Keith YoungBod Pres
Regina Cook-glantonBod Treasure
Janice ForrestBod Vice Pre
Revenue and Support

Revenue Composition

Contributions and Grants
$423,473
Program Service Revenue
$456,464
Investment Income
$18,841
Other Revenue
$71,313
All Other Contributions
$200,640
Change in Net Assets
$-84,383

Audited Revenue Reconciliation

Revenue per Audited Statements
$970,091
Total Revenue per Audited Statements
$970,091
Total Revenue per Form 990
$970,091
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$827,822
Salaries, Compensation, and Employee Benefits$226,652
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$229,062--$229,062
Occupancy$201,196$1,150-$202,346
Other Salaries and Wages$131,433$23,310-$154,743
Fees for Services Other$139,673--$139,673
Insurance$38,873$13,993-$52,866
Current Officers, Directors, Trustees, and Key Employees$44,390$8,364-$52,754
Fees for Services Accounting-$41,724-$41,724
Interest$31,841$6,744-$38,585
All Other Expenses$8,846$10,958-$19,804
Payroll Taxes$7,672$9,129-$16,801
Information Technology$1,256$10,932-$12,188
Office Expenses$473$3,544-$4,017
Other Expenses$7,418$3,375-$3,375
Other Employee Benefits$1,075$1,279-$2,354
Total Functional Expenses$916,526$137,948$0$1,054,474

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$1,054,474
Total Expenses per Audited Statements$1,054,474
Total Expenses per Form 990$1,054,474
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Direct Expenses$325
Fundraising Gross Income$60
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
Deferred Interest & Developer Fees$393,136
Prepaid Rental Income$37,426
Accrued Real Estate Taxes$26,769
Deferred Revenue Ecla Hunger Grant$20,000
Accrued Interest Payable$12,874
Accrued Wages and Taxes$11,284
Security Deposits$11,244
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
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, Page 6, Part VI, Line 11B

“The finance committee reviews the 990 before presenting it to the board.”

Form 990, Page 6, Part VI, Line 12C

“If other members know of a conflict, it is brought before the board and that person will not be able to vote.”

Form 990, Page 6, Part VI, Line 15A

“Salaries for the executive director/top management official are determined by the board of directors using surveys with other like organizations as well as consideration of inflation.”

Form 990, Page 6, Part VI, Line 15B

“Salaries of other officers/key employees are determined by the board of directors using surveys with other like organizations as well as consideration of inflation.”

Form 990, Page 6, Part VI, Line 19

“UPON REQUEST”

Filing and Contact Details

Filer

Filer Name
Zion Development Corporation
EIN
36-3229794
Phone
8159648280
Address
910 5TH AVE SUITE 1E PO BOX 4387, ROCKFORD, IL 61110-0887

Signing Officer

Name
Pastor Mike Thomas
Title
Chairman/secretary
Phone
8159648280
Signed
2025-11-21
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Pastor Mike Thomas
Formed
1982
Legal Domicile
Il
Voting Board Members
7
Independent Board Members
7
Employees
6
Volunteers
7

Preparer

Firm
Benning Group LLC
Address
6815 WEAVER RD STE 300, ROCKFORD, IL 61114-8060
Preparer
Curtis D Kleckler
Phone
8153162375
Supplemental Narrative

Additional Explanations

Form 990, Part IX, Line 11G

“Grand apartments 70,207 0 0 outside contractors - other 39,672 0 0 evictions 1,082 0 0 grand united way 28,712 0 0 total 139,673 0 0”

Financial Statement Notes

Schedule D, Page 3, Part X

“Zion is exempt from federal income taxes under section 501(c)(3) of the internal revenue code as other than a private foundation. Zion may recognize the tax benefit from a tax position only if it is more likely than not that the tax position will be sustained on examination by taxing authorities based on the technical merits of the position. Examples of tax positions include the tax-exempt status of zion and various positions related to the potential sources of unrelated business taxable income (ubit). Zion has analyzed its tax positions taken for filings with the internal revenue service and the state of illinois. Zion believes that its income tax filing positions will be sustained upon examination and does not anticipate any adjustments that would result in a material adverse effect on zion's financial condition, results of operations, or cash flows. Accordingly, zion has not recorded any tax assets or liabilities, or related accruals for interest and penalties, for uncertain income tax positions at june 30, 2025 or 2024. In the normal course of business zion is subject to examination by taxing authorities and has filed federal information returns as an organization exempt from income taxes. At present, there are no ongoing income tax audits or unresolved disputes with the various tax authorities that zion currently files or has filed with.”

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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/ProgramServiceRevenueGrp/Desc1DEVELOPER & OTHER FEES
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IRS990ScheduleA/Form990ScheduleAPartVIGrp/ExplanationTxt0MISCELLANEOUS 312,631
IRS990ScheduleA/Form990ScheduleAPartVIGrp/FormAndLineReferenceDesc0PART II, LINE 10
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IRS990ScheduleD/OtherAssetsOrgGrp/Desc0OTHER ASSETS
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IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt04865158
IRS990ScheduleD/OtherLandBuildingsGrp/InvestmentCostOrOtherBasisAmt06051393
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IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0DEFERRED INTEREST & DEVELOPER FEES
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1PREPAID RENTAL INCOME
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc2ACCRUED REAL ESTATE TAXES
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc3DEFERRED REVENUE ECLA HUNGER GRANT
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc4ACCRUED INTEREST PAYABLE
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc5ACCRUED WAGES AND TAXES
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc6SECURITY DEPOSITS
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IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0ZION IS EXEMPT FROM FEDERAL INCOME TAXES UNDER SECTION 501(C)(3) OF THE INTERNAL REVENUE CODE AS OTHER THAN A PRIVATE FOUNDATION. ZION MAY RECOGNIZE THE TAX BENEFIT FROM A TAX POSITION ONLY IF IT IS MORE LIKELY THAN NOT THAT THE TAX POSITION WILL BE SUSTAINED ON EXAMINATION BY TAXING AUTHORITIES BASED ON THE TECHNICAL MERITS OF THE POSITION. EXAMPLES OF TAX POSITIONS INCLUDE THE TAX-EXEMPT STATUS OF ZION AND VARIOUS POSITIONS RELATED TO THE POTENTIAL SOURCES OF UNRELATED BUSINESS TAXABLE INCOME (UBIT). ZION HAS ANALYZED ITS TAX POSITIONS TAKEN FOR FILINGS WITH THE INTERNAL REVENUE SERVICE AND THE STATE OF ILLINOIS. ZION BELIEVES THAT ITS INCOME TAX FILING POSITIONS WILL BE SUSTAINED UPON EXAMINATION AND DOES NOT ANTICIPATE ANY ADJUSTMENTS THAT WOULD RESULT IN A MATERIAL ADVERSE EFFECT ON ZION'S FINANCIAL CONDITION, RESULTS OF OPERATIONS, OR CASH FLOWS. ACCORDINGLY, ZION HAS NOT RECORDED ANY TAX ASSETS OR LIABILITIES, OR RELATED ACCRUALS FOR INTEREST AND PENALTIES, FOR UNCERTAIN INCOME TAX POSITIONS AT JUNE 30, 2025 OR 2024. IN THE NORMAL COURSE OF BUSINESS ZION IS SUBJECT TO EXAMINATION BY TAXING AUTHORITIES AND HAS FILED FEDERAL INFORMATION RETURNS AS AN ORGANIZATION EXEMPT FROM INCOME TAXES. AT PRESENT, THERE ARE NO ONGOING INCOME TAX AUDITS OR UNRESOLVED DISPUTES WITH THE VARIOUS TAX AUTHORITIES THAT ZION CURRENTLY FILES OR HAS FILED WITH.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0SCHEDULE D, PAGE 3, PART X
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IRS990ScheduleD/TotalBookValueOtherAssetsAmt0111826
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE FINANCE COMMITTEE REVIEWS THE 990 BEFORE PRESENTING IT TO THE BOARD.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1IF OTHER MEMBERS KNOW OF A CONFLICT, IT IS BROUGHT BEFORE THE BOARD AND THAT PERSON WILL NOT BE ABLE TO VOTE.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2SALARIES FOR THE EXECUTIVE DIRECTOR/TOP MANAGEMENT OFFICIAL ARE DETERMINED BY THE BOARD OF DIRECTORS USING SURVEYS WITH OTHER LIKE ORGANIZATIONS AS WELL AS CONSIDERATION OF INFLATION.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3SALARIES OF OTHER OFFICERS/KEY EMPLOYEES ARE DETERMINED BY THE BOARD OF DIRECTORS USING SURVEYS WITH OTHER LIKE ORGANIZATIONS AS WELL AS CONSIDERATION OF INFLATION.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4UPON REQUEST
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5GRAND APARTMENTS 70,207 0 0 OUTSIDE CONTRACTORS - OTHER 39,672 0 0 EVICTIONS 1,082 0 0 GRAND UNITED WAY 28,712 0 0 TOTAL 139,673 0 0
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 6, PART VI, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 15A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 15B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PAGE 6, PART VI, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5FORM 990, PART IX, LINE 11G
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IRS990ScheduleR/IdDisregardedEntitiesGrp/DirectControllingEntityName/BusinessNameLine1Txt2ZION DEVEL
IRS990ScheduleR/IdDisregardedEntitiesGrp/DisregardedEntityName/BusinessNameLine1Txt0528 SEVENTH STREET LLC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DisregardedEntityName/BusinessNameLine1Txt1GRAND APARTMENTS CORP
IRS990ScheduleR/IdDisregardedEntitiesGrp/DisregardedEntityName/BusinessNameLine1Txt2GRAND APARTMENTS II LP
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