Civic Intelligence

Chicagoland Apartment Association

EIN 36-3626780 • 501(c)6 • Chicago, IL

Profile

Chicagoland apartment association ("caa") is a non-profit association formed to advance the rental housing industry by providing education, legislative and informational support, enabling members to operate successfully while contributing to the community around them. Caa offers educational courses related to property management, publishes a magazine, organizes an annual awards program and supports lobbying activities. Revenues are derived from member dues, program revenues and special events. Caa is an affiliate of the national apartment association ("naa"), a national advocate for quality rental housing.

500 West Madison Street 1000Chicago, IL 60661

caapts.org

Siviq Scores

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

Liabilities / Assets

71st percentile

0.31x

Higher debt load relative to assets than 71% of similar nonprofits.

501(c)6 • $1M-$5M nonprofits • Source year 2024

Liabilities / Revenue

58th percentile

0.23x

Higher debt load relative to revenue than 58% of similar nonprofits.

501(c)6 • $1M-$5M nonprofits • Source year 2024

Net Margin

52nd percentile

5.0%

Higher net margin than 52% of similar nonprofits.

501(c)6 • $1M-$5M nonprofits • Source year 2024

Top Officer Pay

75th percentile

$222,843

Higher top officer pay than 75% of similar nonprofits.

Top officer pay equals 11.7% of source-year revenue.

501(c)6 • $1M-$5M nonprofits • Source year 2024

Asset Growth

85th percentile

23%

Faster asset growth than 85% of similar nonprofits.

501(c)6 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Revenue Growth

11th percentile

-14%

Faster revenue growth than 11% of similar nonprofits.

501(c)6 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets71st percentile

Assets

Up

$1,380,855

Up $256,012 (+23%) from 2023

Liabilities

Up

$432,459

Up $162,671 (+60%) from 2023

Net Assets

Up

$948,396

Up $93,341 (+11%) from 2023

Operations
Liabilities / Revenue58th percentileNet Margin52nd percentile

Revenue

Down

$1,904,388

Down $322,444 (-14%) from 2023

Expenses

Down

$1,808,822

Down $280,289 (-13%) from 2023

Net Income

Down

$95,566

Down $42,155 (-31%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth85th percentile

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

$1.5M$1.0M$500K$0Assets 2010: $322,547Liabilities 2010: $287,205Net Assets 2010: $35,3422010Assets 2011: $343,869Liabilities 2011: $342,951Net Assets 2011: $9182011Assets 2012: $465,779Liabilities 2012: $405,308Net Assets 2012: $60,4712012Assets 2013: $356,968Liabilities 2013: $225,342Net Assets 2013: $131,6262013Assets 2014: $456,714Liabilities 2014: $277,931Net Assets 2014: $178,7832014Assets 2015: $396,748Liabilities 2015: $156,962Net Assets 2015: $239,7862015Assets 2016: $458,140Liabilities 2016: $128,220Net Assets 2016: $329,9202016Assets 2017: $670,383Liabilities 2017: $178,569Net Assets 2017: $491,8142017Assets 2018: $1,049,395Liabilities 2018: $284,565Net Assets 2018: $764,8302018Assets 2019: $1,253,467Liabilities 2019: $328,756Net Assets 2019: $924,7112019Assets 2020: $825,546Liabilities 2020: $230,100Net Assets 2020: $595,4462020Assets 2021: $952,786Liabilities 2021: $360,297Net Assets 2021: $592,4892021Assets 2022: $1,048,903Liabilities 2022: $331,569Net Assets 2022: $717,3342022Assets 2023: $1,124,843Liabilities 2023: $269,788Net Assets 2023: $855,0552023Assets 2024: $1,380,855Liabilities 2024: $432,459Net Assets 2024: $948,3962024

Highlighted filing

2024

Assets$1,380,855
Liabilities$432,459
Net Assets$948,396
Open 2024 Filing

Operations Trend

Revenue Growth11th percentile

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

$3.0M$2.0M$1.0M$0-$1.0MExpenses 2010: $995,4232010Expenses 2011: $1,038,4472011Expenses 2012: $1,050,1292012Revenue 2013: $1,187,160Expenses 2013: $1,116,005Net Income 2013: $71,1552013Revenue 2014: $1,046,955Expenses 2014: $999,767Net Income 2014: $47,1882014Revenue 2015: $1,325,435Expenses 2015: $1,264,432Net Income 2015: $61,0032015Revenue 2016: $1,389,712Expenses 2016: $1,299,578Net Income 2016: $90,1342016Revenue 2017: $1,561,807Expenses 2017: $1,399,913Net Income 2017: $161,8942017Revenue 2018: $1,773,227Expenses 2018: $1,507,509Net Income 2018: $265,7182018Revenue 2019: $1,685,349Expenses 2019: $1,525,468Net Income 2019: $159,8812019Revenue 2020: $1,139,418Expenses 2020: $1,468,683Net Income 2020: -$329,2652020Revenue 2021: $1,325,568Expenses 2021: $1,328,525Net Income 2021: -$2,9572021Revenue 2022: $1,815,642Expenses 2022: $1,690,797Net Income 2022: $124,8452022Revenue 2023: $2,226,832Expenses 2023: $2,089,111Net Income 2023: $137,7212023Revenue 2024: $1,904,388Expenses 2024: $1,808,822Net Income 2024: $95,5662024

Highlighted filing

2024

Revenue$1,904,388
Expenses$1,808,822
Net Income$95,566
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
$1,380,855
Liabilities
$432,459
Net assets
$948,396
Revenue
$1,904,388
Expenses
$1,808,822
Net income
$95,566
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.38$0.43$0.95$1.90$1.81$0.10
2023Detailed filing. Detailed filing data is available for this year.$1.12$0.27$0.86$2.23$2.09$0.14
2022Detailed filing. Detailed filing data is available for this year.$1.05$0.33$0.72$1.82$1.69$0.12
2021Detailed filing. Detailed filing data is available for this year.$0.95$0.36$0.59$1.33$1.33$0.00
2020Detailed filing. Detailed filing data is available for this year.$0.83$0.23$0.60$1.14$1.47$0.33
2019Detailed filing. Detailed filing data is available for this year.$1.25$0.33$0.92$1.69$1.53$0.16
2018Detailed filing. Detailed filing data is available for this year.$1.05$0.28$0.76$1.77$1.51$0.27
2017Detailed filing. Detailed filing data is available for this year.$0.67$0.18$0.49$1.56$1.40$0.16
2016Detailed filing. Detailed filing data is available for this year.$0.46$0.13$0.33$1.39$1.30$0.09
2015Detailed filing. Detailed filing data is available for this year.$0.40$0.16$0.24$1.33$1.26$0.06
2014Detailed filing. Detailed filing data is available for this year.$0.46$0.28$0.18$1.05$1.00$0.05
2013Detailed filing. Detailed filing data is available for this year.$0.36$0.23$0.13$1.19$1.12$0.07
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.47$0.41$0.06$1.05
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.34$0.34$0.00$1.04
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.32$0.29$0.04$1.00
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 17, 2025
Return Version
2024v5.2
Gross Receipts
$2,018,676
Mission and Program Overview

Mission

Chicagoland apartment association ("caa") is a non-profit association formed to advance the rental housing industry by providing education, legislative and informational support, enabling members to operate successfully while contributing to the community around them. Caa offers educational courses related to property management, publishes a magazine, organizes an annual awards program and supports lobbying activities. Revenues are derived from member dues, program revenues and special events. Caa is an affiliate of the national apartment association ("naa"), a national advocate for quality rental housing.

Chicagoland Apartment Association ("CAA") is a non-profit association formed to advance the rental housing industry by providing education, legislative and informational support, enabling members to operate successfully while contributing to the community around them. CAA offers educational courses related to property management, organizes an annual awards program and supports lobbying activities. Revenues are derived from member dues, program revenues and special events. CAA is an affiliate of the National Apartment Association ("NAA"), a national advocate for quality rental housing.

Balance Sheet Detail
LineBeginningEndChange
Assets
Savings and Temporary Cash Investments$635,440$557,633▼ $77,807
Cash and Non-Interest-Bearing Accounts$319,278$462,494▲ $143,216
Prepaid Expenses and Deferred Charges$82,033$225,365▲ $143,332
Accounts Receivable$83,043$130,314▲ $47,271
Total Assets$1,124,843$1,380,855▲ $256,012
Other Assets Total$5,049$5,049→ $0
Liabilities
Deferred Revenue$248,719$427,278▲ $178,559
Accounts Payable and Accrued Expenses$21,069$5,181▼ $15,888
Total Liabilities$269,788$432,459▲ $162,671
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$855,055$948,396▲ $93,341
Total Net Assets Fund Balance$855,055$948,396▲ $93,341
Total Liabilities and Net Assets / Fund Balance$1,124,843$1,380,855▲ $256,012
Compensation and Service Providers
Top Officer Pay75th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Michael MiniExecutive Vice PresidentFT$213,662$9,181$222,843
Andrea BradyVP of OperationsFT$119,465$5,676$125,141

Board Members and Trustees

NameTitle
Valerie FertittaPast President
Gina Fortune-HarmonPresident
Kellie DeVilbissFirst Vice President
Dan GladdenSecond Vice President
Steve RappinSecond Vice President
Stuart HandlerSecond Vice President
Adnan DarrDirector
Adriana CarbonaraDirector
Almedin KahvedzicDirector
Carl PettigrewDirector
Christina OlsonDirector
Cynthia PokrzywaDirector
David PackDirector
Derek ReichDirector
Girish GehaniDirector
Jacob SchumakerDirector
Joe LaMantiaDirector
Matthew WebbDirector
Michael DanielsDirector
Mike HintonDirector
Pam LohmanDirector
Pei Pei MirabellaDirector
Sara BakerDirector
Sarah KolkmanDirector
William Van Senus IIIDirector
Dianna PittroMember At-Large
Steve RachmanMember At-Large
Jim CunninghamSecretary
Steve SiseTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$1,756,890
Investment Income
$22,228
Other Revenue
$125,270
Change in Net Assets
$95,566
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$933,261
Salaries, Compensation, and Employee Benefits$775,561
Grants and Similar Amounts Paid$100,000
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages---$378,190
Conferences and Meetings---$232,902
Current Officers, Directors, Trustees, and Key Employees---$222,843
Fees for Services Lobbying---$126,500
Other Employee Benefits---$107,193
Grants to Domestic Orgs---$100,000
Advertising---$48,000
Payroll Taxes---$45,301
Occupancy---$44,133
Office Expenses---$43,611
Fees for Services Accounting---$25,375
Pension Plan Contributions---$22,034
Fees for Services Legal---$13,523
Other Expenses---$10,145
Insurance---$7,875
All Other Expenses---$7,735
Total Functional Expenses$0$0$0$1,808,822
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Chicago FowardChicago, IL501(c)(3)General Support$100,000
Fundraising, Events, and Gaming
Fundraising activities
Yes
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Gross Income$213,409
Fundraising Direct Expenses$114,288
Professional Fundraising Fees$0

Fundraising Events

EventGross ReceiptsGross RevenueDirect ExpensesNet Income
Golf Outing$137,914$137,914$56,829$81,085
Holiday Party$75,495$75,495$57,459$18,036
Total Events$213,409$213,409$114,288$99,121
Political and Lobbying Activity
Political campaign activity
No
In-house lobbying only
No
Subject to proxy tax
Yes

Reported Spending and Taxes

Line ItemAmount
Current Year Nondeductible Lobbying and Political Cost$133,252
Total Nondeductible Lobbying and Political Cost$4,459
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
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, line 6

“The Association has two classes of members, regular and associate members.”

Form 990, Part VI, Section A, line 7A

“Members elect board of directors.”

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

“Form 990 is submitted for management and Treasurer review while an electronic copy is available for all Board members.”

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

“The Association's management analyzes amounts due from or to any officer, director, or member of a committee with governing board delegated powers to analyze amounts paid to or received from such person. The Association's management also submits a questionnaire annually to such person with the questions designed to detect any violation of the conflict-of-interest policy. The management then prepares a report of its findings and presents it to the board of directors.”

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

“Executive Vice President's compensation is determined and reviewed by the board using comparative compensation studies.”

Form 990, Part VI, Section C, line 19

“Upon request.”

Filing and Contact Details

Filer

Filer Name
Chicagoland Apartment Association
EIN
36-3626780
Phone
3122071890
Address
500 West Madison Street 1000, Chicago, IL 60661

Signing Officer

Name
Michael J Mini
Title
Executive Vice President
Phone
3122071890
Signed
2025-11-17
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Gina Fortune-Harmon
Formed
1989
Legal Domicile
Il
Voting Board Members
29
Independent Board Members
29
Employees
5
Volunteers
200

Preparer

Firm
Aprio Advisory Group LLC
Address
111 Rockville Pike Suite 600, Rockville, MD 20850
Preparer
Stacy Cullen
Phone
3012316200
Supplemental Narrative

Additional Explanations

Form 990, Part XII, Line 2C:

“There were no changes to the organization's selection process or oversight process during the year.”

Raw XML AppendixShowing 400 of 613 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/ActivityOrMissionDesc0Chicagoland Apartment Association ("CAA") is a non-profit association formed to advance the rental housing industry by providing education, legislative and informational support, enabling members to operate successfully while contributing to the community around them. CAA offers educational courses related to property management, organizes an annual awards program and supports lobbying activities. Revenues are derived from member dues, program revenues and special events. CAA is an affiliate of the National Apartment Association ("NAA"), a national advocate for quality rental housing.
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IRS990/Desc0CAA's Legislative program provides a strong united voice advocating on behalf of members' rights under local, state and federal law. The Legislative Committee and Board and Members determine and direct CAA's publicly stated position on important issues. Members determine the position and put a voice to the message. Two contract lobbyists in Springfield and Chicago deliver that message daily. CAA engages in coalition building to maximize impact on important issues. A coordinated legislative/PR message is delivered to the press. The CAA EVP monitors legislative trends - both positive and negative. Long term consistent representation is provided on recurring issues at the local, state and national level by CAA and the NAA/NMHC Joint Legislative Program.
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IRS990/Form990PartVIISectionAGrp/PersonNm2Dan Gladden
IRS990/Form990PartVIISectionAGrp/PersonNm3Stuart Handler
IRS990/Form990PartVIISectionAGrp/PersonNm4Steve Rappin
IRS990/Form990PartVIISectionAGrp/PersonNm5Steve Sise
IRS990/Form990PartVIISectionAGrp/PersonNm6Jim Cunningham
IRS990/Form990PartVIISectionAGrp/PersonNm7Dianna Pittro
IRS990/Form990PartVIISectionAGrp/PersonNm8Steve Rachman
IRS990/Form990PartVIISectionAGrp/PersonNm9Valerie Fertitta
IRS990/Form990PartVIISectionAGrp/PersonNm10Michael Daniels
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IRS990/Form990PartVIISectionAGrp/PersonNm12Almedin Kahvedzic
IRS990/Form990PartVIISectionAGrp/PersonNm13Sarah Kolkman
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IRS990/Form990PartVIISectionAGrp/PersonNm18Cynthia Pokrzywa
IRS990/Form990PartVIISectionAGrp/PersonNm19Derek Reich
IRS990/Form990PartVIISectionAGrp/PersonNm20Jacob Schumaker
IRS990/Form990PartVIISectionAGrp/PersonNm21William Van Senus III
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IRS990/Form990PartVIISectionAGrp/TitleTxt0President
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IRS990/Form990PartVIISectionAGrp/TitleTxt2Second Vice President
IRS990/Form990PartVIISectionAGrp/TitleTxt3Second Vice President
IRS990/Form990PartVIISectionAGrp/TitleTxt4Second Vice President
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IRS990/Form990PartVIISectionAGrp/TitleTxt7Member At-Large
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IRS990/Form990PartVIISectionAGrp/TitleTxt27Director
IRS990/Form990PartVIISectionAGrp/TitleTxt28Director
IRS990/Form990PartVIISectionAGrp/TitleTxt29Executive Vice President
IRS990/Form990PartVIISectionAGrp/TitleTxt30VP of Operations
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IRS990/MissionDesc0Chicagoland Apartment Association ("CAA") is a non-profit association formed to advance the rental housing industry by providing education, legislative and informational support, enabling members to operate successfully while contributing to the community around them. CAA offers educational courses related to property management, organizes an annual awards program and supports lobbying activities. Revenues are derived from member dues, program revenues and special events. CAA is an affiliate of the National Apartment Association ("NAA"), a national advocate for quality rental housing.
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