Civic Intelligence

Center City Housing Corp

EIN 36-3485584 • 501(c)3 • Duluth, MN

View Organization Page

Profile

Cchc develops, owns and/or manages quality housing opportunities and provides associated services for those most in need.

105 12 West First StreetDuluth, MN 55802-2092

www.centercityhousing.org

Siviq Scores

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

Liabilities / Assets

90th percentile

0.94x

Higher debt load relative to assets than 90% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Liabilities / Revenue

91st percentile

3.54x

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

501(c)3 • $50M-$100M nonprofits • Source year 2024

Net Margin

77th percentile

21%

Higher net margin than 77% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Top Officer Pay

17th percentile

$182,766

Higher top officer pay than 17% of similar nonprofits.

Top officer pay equals 1.1% of source-year revenue.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Asset Growth

74th percentile

13%

Faster asset growth than 74% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Revenue Growth

89th percentile

71%

Faster revenue growth than 89% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets90th percentile

Assets

Up

$62,257,829

Up $7,234,083 (+13%) from 2023

Liabilities

Up

$58,488,799

Up $4,159,502 (+7.7%) from 2023

Net Assets

Up

$3,769,030

Up $3,074,581 (+443%) from 2023

Operations
Liabilities / Revenue91st percentileNet Margin77th percentile

Revenue

Up

$16,513,489

Up $6,849,597 (+71%) from 2023

Expenses

Up

$12,974,441

Up $1,426,429 (+12%) from 2023

Net Income

Up

$3,539,048

Up $5,423,168 (+288%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth74th percentile

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

$80M$60M$40M$20M$0Assets 2010: $12,996,806Liabilities 2010: $9,848,086Net Assets 2010: $3,148,7202010Assets 2011: $14,623,486Liabilities 2011: $11,272,684Net Assets 2011: $3,350,8022011Assets 2012: $14,355,720Liabilities 2012: $11,146,740Net Assets 2012: $3,208,9802012Assets 2013: $15,330,003Liabilities 2013: $12,794,356Net Assets 2013: $2,535,6472013Assets 2014: $17,087,833Liabilities 2014: $13,276,045Net Assets 2014: $3,811,7882014Assets 2015: $20,138,268Liabilities 2015: $16,466,091Net Assets 2015: $3,672,1772015Assets 2016: $21,411,143Liabilities 2016: $17,353,458Net Assets 2016: $4,057,6852016Assets 2017: $21,293,714Liabilities 2017: $16,359,351Net Assets 2017: $4,934,3632017Assets 2018: $20,726,961Liabilities 2018: $15,282,749Net Assets 2018: $5,444,2122018Assets 2019: $23,762,522Liabilities 2019: $19,302,492Net Assets 2019: $4,460,0302019Assets 2020: $24,910,666Liabilities 2020: $19,537,839Net Assets 2020: $5,372,8272020Assets 2021: $35,739,418Liabilities 2021: $31,961,471Net Assets 2021: $3,777,9472021Assets 2022: $38,692,411Liabilities 2022: $36,113,842Net Assets 2022: $2,578,5692022Assets 2023: $55,023,746Liabilities 2023: $54,329,297Net Assets 2023: $694,4492023Assets 2024: $62,257,829Liabilities 2024: $58,488,799Net Assets 2024: $3,769,0302024

Highlighted filing

2024

Assets$62,257,829
Liabilities$58,488,799
Net Assets$3,769,030
Open 2024 Filing

Operations Trend

Revenue Growth89th percentile

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

$20M$15M$10M$5.0M$0-$5.0MExpenses 2010: $2,462,0072010Expenses 2011: $3,798,3102011Expenses 2012: $4,207,5822012Expenses 2013: $4,627,9892013Revenue 2014: $6,358,846Expenses 2014: $5,082,705Net Income 2014: $1,276,1412014Revenue 2015: $5,140,886Expenses 2015: $5,280,497Net Income 2015: -$139,6112015Revenue 2016: $6,572,765Expenses 2016: $6,187,257Net Income 2016: $385,5082016Revenue 2017: $7,778,418Expenses 2017: $6,814,494Net Income 2017: $963,9242017Revenue 2018: $7,867,808Expenses 2018: $7,337,477Net Income 2018: $530,3312018Revenue 2019: $7,560,769Expenses 2019: $8,734,127Net Income 2019: -$1,173,3582019Revenue 2020: $10,056,000Expenses 2020: $9,140,105Net Income 2020: $915,8952020Revenue 2021: $8,813,039Expenses 2021: $10,396,760Net Income 2021: -$1,583,7212021Revenue 2022: $9,029,653Expenses 2022: $10,229,031Net Income 2022: -$1,199,3782022Revenue 2023: $9,663,892Expenses 2023: $11,548,012Net Income 2023: -$1,884,1202023Revenue 2024: $16,513,489Expenses 2024: $12,974,441Net Income 2024: $3,539,0482024

Highlighted filing

2024

Revenue$16,513,489
Expenses$12,974,441
Net Income$3,539,048
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$62,257,829
Liabilities
$58,488,799
Net assets
$3,769,030
Revenue
$16,513,489
Expenses
$12,974,441
Net income
$3,539,048
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$62.3$58.5$3.77$16.5$13.0$3.54
2023Detailed filing. Detailed filing data is available for this year.$55.0$54.3$0.69$9.66$11.5$1.88
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$38.7$36.1$2.58$9.03$10.2$1.20
2021Detailed filing. Detailed filing data is available for this year.$35.7$32.0$3.78$8.81$10.4$1.58
2020Detailed filing. Detailed filing data is available for this year.$24.9$19.5$5.37$10.1$9.14$0.92
2019Detailed filing. Detailed filing data is available for this year.$23.8$19.3$4.46$7.56$8.73$1.17
2018Detailed filing. Detailed filing data is available for this year.$20.7$15.3$5.44$7.87$7.34$0.53
2017Detailed filing. Detailed filing data is available for this year.$21.3$16.4$4.93$7.78$6.81$0.96
2016Detailed filing. Detailed filing data is available for this year.$21.4$17.4$4.06$6.57$6.19$0.39
2015Detailed filing. Detailed filing data is available for this year.$20.1$16.5$3.67$5.14$5.28$0.14
2014Detailed filing. Detailed filing data is available for this year.$17.1$13.3$3.81$6.36$5.08$1.28
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$15.3$12.8$2.54$4.63
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$14.4$11.1$3.21$4.21
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$14.6$11.3$3.35$3.80
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$13.0$9.85$3.15$2.46
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Oct 1, 2023 to Sep 30, 2024
Signed
Jun 3, 2025
Return Version
2023v6.0
Gross Receipts
$16,513,489
Mission and Program Overview

Mission

Cchc develops, owns and/or manages quality housing opportunities and provides associated services for those most in need.

Provide affordable housing

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$47,088,445$51,920,301▲ $4,831,856
Savings and Temporary Cash Investments$4,057,960$5,299,619▲ $1,241,659
Pledges and Grants Receivable$1,046,495$1,022,341▼ $24,154
Accounts Receivable$1,021,854$876,148▼ $145,706
Investments Program Related$698,144$698,144→ $0
Prepaid Expenses and Deferred Charges$202,510$171,975▼ $30,535
Total Assets$55,023,746$62,257,829▲ $7,234,083
Other Assets Total$908,338$2,269,301▲ $1,360,963
Liabilities
Mortgage Notes Payable Secured by Investment Property$48,492,536$55,328,064▲ $6,835,528
Accounts Payable and Accrued Expenses$4,967,174$2,098,911▼ $2,868,263
Unsecured Notes Loans Payable$400,000$691,508▲ $291,508
Other Liabilities$397,622$317,937▼ $79,685
Deferred Revenue$71,965$52,379▼ $19,586
Total Liabilities$54,329,297$58,488,799▲ $4,159,502
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-1,008,816$2,616,265▲ $3,625,081
Net Assets With Donor Restrictions$1,703,265$1,152,765▼ $550,500
Total Net Assets Fund Balance$694,449$3,769,030▲ $3,074,581
Total Liabilities and Net Assets / Fund Balance$55,023,746$62,257,829▲ $7,234,083

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$46,928,682$13,480,918$60,409,600
Land$2,715,390-$2,715,390
Equipment$1,103,306$1,399,999$2,503,305
Other Land Buildings$1,172,923$335,919$1,508,842
Compensation and Service Providers
Top Officer Pay17th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Nancy CashmanExecutive DirectorFT$171,389$11,377$182,766
Kristin MeyerOperations DirectorFT$114,990$12,119$127,109
Lori ReillyRegional Housing DirectorFT$101,642$23,832$125,474

Board Members and Trustees

NameTitle
Karen OlesenBoard President
Andres GonzalezBoard Vice President
Archie DavisBoard Member
Cammy HansenBoard Member
Jennifer McewenBoard Member
Jessica HehirBoard Member
Miranda PachecoBoard Member
Nick ManciniBoard Member
Sarah PriestBoard Member
Wade GordonBoard Member
Patty WhelanBoard Secretary
Tom SimonsonBoard Treasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
New Horizon FoodsFood2894 106TH STREET, Urbandale, IA 50322$894,116
Hanft FrideLegal Services1000 US BANK PLACE 130 W SUPERIOR S, Duluth, MN 55802-2094$160,786
Human Development CenterSupportive Services1401 EAST 1ST STREET, Duluth, MN 55805$120,411
Revenue and Support

Revenue Composition

Contributions and Grants
$8,256,227
Program Service Revenue
$8,167,507
Investment Income
$89,755
Other Revenue
$0
All Other Contributions
$4,258,612
Change in Net Assets
$3,539,048

Noncash Contribution Practices

Property subject to holding requirements
No
Reviewed unusual noncash gifts
No
Third parties used for noncash contributions
No

Noncash Contributions

Contribution TypeContribution CountReported AmountValuation Method
Real Estate Residential1$4,000,000Appraised Value
Total Noncash Contributions1$4,000,000-
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$7,355,268
Salaries, Compensation, and Employee Benefits$5,226,584
Grants and Similar Amounts Paid$392,589
Total Fundraising Expense$41,195
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$3,730,641$365,756$13,801$4,110,198
Depreciation Depletion$2,013,768$4,723$295$2,018,786
Occupancy$1,062,876--$1,062,876
Current Officers, Directors, Trustees, and Key Employees$270,347$146,725$18,277$435,349
Payroll Taxes$350,216$48,005$2,999$401,220
Grants to Domestic Orgs$392,589--$392,589
Insurance$336,361$7,804$488$344,653
Fees for Services Other$205,626$118,117-$323,743
Other Employee Benefits$253,033$25,267$1,517$279,817
Office Expenses$199,936$41,584$2,598$244,118
Interest$188,413$506$32$188,951
Fees for Services Accounting$70,851$52,310-$123,161
Other Expenses$70,074$5,766$360$70,074
All Other Expenses$56,208$7,754$484$64,446
Fees for Services Legal$38,178$14,839-$53,017
Travel$35,439$5,502$344$41,285
Conferences and Meetings$15,644--$15,644
Advertising$5,507--$5,507
Total Functional Expenses$12,088,588$844,658$41,195$12,974,441
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Hillside Apartments Duluth LllpDuluth, MN-Rental Operations$110,221
Rochester Youth & Families LllpDuluth, MN-Rental Operations$100,321
Olmsted County Housing & Redevelopment Authority (dba Silver Creek Apts)Rochester, MN-Rental Operations$68,023
Garfield Square LllpDuluth, MN-Rental Operations$60,658
Mpa Limited Partners Ii LpDuluth, MN-Rental Operations$53,366
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
Refundable Advances$200,000
Security Deposits$117,937
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
Yes
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

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

“The board of directors are sent a copy of the draft of the 990 for review before filing the final return.”

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

“The board members are required to annually file a conflict of interest policy.”

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

“Competitive review by board chairman with recommendation from legal counsel and finance committee recommendation to board. Review included local and state wide comparisons.”

Form 990, Part VI, Section C, Line 19

“The organization's governing documents are available upon request.”

Filing and Contact Details

Filer

Filer Name
Center City Housing Corp
EIN
36-3485584
Phone
2187227161
Address
105 12 WEST FIRST STREET, DULUTH, MN 55802-2092

Signing Officer

Name
Nancy Cashman
Title
Executive Director
Phone
2187227161
Signed
2025-06-03
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Nancy Cashman
Formed
1986
Legal Domicile
Mn
Voting Board Members
12
Independent Board Members
12
Employees
312
Volunteers
47

Preparer

Firm
Mahoney Ulbrich Christiansen & Russ Pa
Address
10 RIVER PARK PLAZA SUITE 800, SAINT PAUL, MN 55107
Preparer
Elizabeth F Barchenger
Phone
6512276695
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Interfund transfer to controlled partnerships -464,467.”

Form 990 Part XII, Line 2C

“The process has not changed from the prior year.”

Election Under Code Section 168(H)(6)(F)(II) - Welch Place Developer, LLC

“Welch place developer, llc, a tax-exempt controlled entity, which is the managing general partner of welch place, lllp, hereby elects, pursuant to irc section 168(h)(6) (f)(ii), not to be treated as a tax-exempt entity under the rules of section 168(h)(6)(f) beginning with the tax year ending december 31, 2025. Any gain recognized on the disposition by center city housing corporation, the controlling tax-exempt entity, of its interest in welch place developer, llc or any dividend or interest received by center city housing corporation from welch place developer, llc related to this investment will be treated as unrelated business taxable income for purposes of section 511. Accordingly, the residential rental property owned by welch place, lllp will not be considered tax-exempt use property under section 168(h).”

Financial Statement Notes

PART X, LINE 2:

“Center city housing corp, is exempt from income taxes under internal revenue code section 501(c)(3) and applicable minnesota statutes, except to the extent it has taxable income from businesses that are not related to its exempt purpose. Management believes center city housing corp. Did not have any unrelated business income. The company and its llc's and partnerships are not currently under examination by any taxing jurisdiction. Federal and state tax authorities generally have the right to examine returns for the current and three previous years.”

Raw XML AppendixShowing 400 of 1,115 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/OtherCompensationAmt60
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IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt1423832
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IRS990/Form990PartVIISectionAGrp/PersonNm1KAREN OLESEN
IRS990/Form990PartVIISectionAGrp/PersonNm2PATTY WHELAN
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IRS990/Form990PartVIISectionAGrp/PersonNm4ARCHIE DAVIS
IRS990/Form990PartVIISectionAGrp/PersonNm5ANDRES GONZALEZ
IRS990/Form990PartVIISectionAGrp/PersonNm6CAMMY HANSEN
IRS990/Form990PartVIISectionAGrp/PersonNm7WADE GORDON
IRS990/Form990PartVIISectionAGrp/PersonNm8NICK MANCINI
IRS990/Form990PartVIISectionAGrp/PersonNm9JENNIFER MCEWEN
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IRS990/Form990PartVIISectionAGrp/PersonNm11TOM SIMONSON
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt140
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IRS990/Form990PartVIISectionAGrp/TitleTxt4BOARD MEMBER
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IRS990/Form990PartVIISectionAGrp/TitleTxt6BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt7BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt8BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt9BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt10BOARD MEMBER
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IRS990/Form990PartVIISectionAGrp/TitleTxt12EXECUTIVE DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt13OPERATIONS DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt14REGIONAL HOUSING DIRECTOR
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IRS990/ProgSrvcAccomActy3Grp/Desc0HOUSING DEVLOPMENT - THIS PROGRAM CONSISTS OF PROJECT FEASIBILITY ANALYSIS, PRE-DEVELOPMENT ACTIVITY AND DEVELOPMENT OF MULTIFAMILY RESIDENTIAL PROPERTIES. ACTIVITITES INCLUDE BUT ARE NOT LIMITED TO NEEDS ANALYSIS, SITE SELECTION AND SITE CONTROL, SCHEMATIC DESIGN, FUNDING IDENTIFICATION, BUDGET/PROFORMA DEVELOPMENT AND FUNDING REQUEST DEVELOPMENT.
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IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus3YearsAmt03707142
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus4YearsAmt02574646

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