Civic Intelligence

Kenmore Plaza Tenants Association

EIN 36-4084071 • 501(c)3 • Chicago, IL

Profile

Provide affordable housing to low and moderate income elderly residents

C/O Mgmt Office 5225 N KenmoreChicago, IL 60640

n/A

Siviq Scores

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

Liabilities / Assets

90th percentile

0.90x

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

501(c)3 • $10M-$25M nonprofits • Source year 2024

Liabilities / Revenue

93rd percentile

4.25x

Higher debt load relative to revenue than 93% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Net Margin

30th percentile

-1.9%

Higher net margin than 30% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Top Officer Pay

15th percentile

$0

Higher top officer pay than 15% of similar nonprofits.

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

501(c)3 • $10M-$25M nonprofits • Source year 2024

Asset Growth

28th percentile

-1.6%

Faster asset growth than 28% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Revenue Growth

33rd percentile

-0.2%

Faster revenue growth than 33% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets90th percentile

Assets

Down

$23,837,452

Down $380,711 (-1.6%) from 2023

Liabilities

Down

$21,481,302

Down $283,783 (-1.3%) from 2023

Net Assets

Down

$2,356,150

Down $96,928 (-4.0%) from 2023

Operations
Liabilities / Revenue93rd percentileNet Margin30th percentile

Revenue

Down

$5,055,449

Down $10,400 (-0.2%) from 2023

Expenses

Up

$5,152,377

Up $341,836 (+7.1%) from 2023

Net Income

Down

-$96,928

Down $352,236 (-138%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth28th percentile

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

$30M$20M$10M$0Assets 2016: $25,529,788Liabilities 2016: $19,821,593Net Assets 2016: $5,708,1952016Assets 2017: $27,170,676Liabilities 2017: $23,019,188Net Assets 2017: $4,151,4882017Assets 2018: $25,936,547Liabilities 2018: $22,895,619Net Assets 2018: $3,040,9282018Assets 2019: $25,586,084Liabilities 2019: $23,121,869Net Assets 2019: $2,464,2152019Assets 2020: $25,013,742Liabilities 2020: $22,847,337Net Assets 2020: $2,166,4052020Assets 2021: $24,625,153Liabilities 2021: $22,508,579Net Assets 2021: $2,116,5742021Assets 2022: $24,341,643Liabilities 2022: $22,143,873Net Assets 2022: $2,197,7702022Assets 2023: $24,218,163Liabilities 2023: $21,765,085Net Assets 2023: $2,453,0782023Assets 2024: $23,837,452Liabilities 2024: $21,481,302Net Assets 2024: $2,356,1502024

Highlighted filing

2024

Assets$23,837,452
Liabilities$21,481,302
Net Assets$2,356,150
Open 2024 Filing

Operations Trend

Revenue Growth33rd percentile

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

$6.0M$4.0M$2.0M$0-$2.0MRevenue 2016: $2,349,404Expenses 2016: $3,444,304Net Income 2016: -$1,094,9002016Revenue 2017: $2,938,920Expenses 2017: $4,495,627Net Income 2017: -$1,556,7072017Revenue 2018: $3,470,502Expenses 2018: $4,581,062Net Income 2018: -$1,110,5602018Revenue 2019: $4,044,762Expenses 2019: $4,621,475Net Income 2019: -$576,7132019Revenue 2020: $4,534,463Expenses 2020: $4,832,273Net Income 2020: -$297,8102020Revenue 2021: $4,722,187Expenses 2021: $4,772,018Net Income 2021: -$49,8312021Revenue 2022: $4,860,555Expenses 2022: $4,779,359Net Income 2022: $81,1962022Revenue 2023: $5,065,849Expenses 2023: $4,810,541Net Income 2023: $255,3082023Revenue 2024: $5,055,449Expenses 2024: $5,152,377Net Income 2024: -$96,9282024

Highlighted filing

2024

Revenue$5,055,449
Expenses$5,152,377
Net Income-$96,928
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$23,837,452
Liabilities
$21,481,302
Net assets
$2,356,150
Revenue
$5,055,449
Expenses
$5,152,377
Net income
-$96,928
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$23.8$21.5$2.36$5.06$5.15$0.10
2023Detailed filing. Detailed filing data is available for this year.$24.2$21.8$2.45$5.07$4.81$0.26
2022Detailed filing. Detailed filing data is available for this year.$24.3$22.1$2.20$4.86$4.78$0.08
2021Detailed filing. Detailed filing data is available for this year.$24.6$22.5$2.12$4.72$4.77$0.05
2020Detailed filing. Detailed filing data is available for this year.$25.0$22.8$2.17$4.53$4.83$0.30
2019Detailed filing. Detailed filing data is available for this year.$25.6$23.1$2.46$4.04$4.62$0.58
2018Detailed filing. Detailed filing data is available for this year.$25.9$22.9$3.04$3.47$4.58$1.11
2017Detailed filing. Detailed filing data is available for this year.$27.2$23.0$4.15$2.94$4.50$1.56
2016Detailed filing. Detailed filing data is available for this year.$25.5$19.8$5.71$2.35$3.44$1.09
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Jun 10, 2025
Return Version
2024v5.1
Gross Receipts
$5,055,449
Mission and Program Overview

Mission

Provide affordable housing to low and moderate income elderly residents

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$17,633,200$17,382,721▼ $250,479
Cash and Non-Interest-Bearing Accounts$1,086,617$716,859▼ $369,758
Intangible Assets$525,855$510,158▼ $15,697
Pledges and Grants Receivable$44,465$94,279▲ $49,814
Prepaid Expenses and Deferred Charges$40,294$38,562▼ $1,732
Accounts Receivable$8,356$24,960▲ $16,604
Savings and Temporary Cash Investments-$0-
Other Notes and Loans Receivable, Net-$0-
Receivable From Disqualified Prsn-$0-
Receivables From Officers Etc-$0-
Investments Other Securities-$0-
Investments Program Related-$0-
Investments in Publicly Traded Securities-$0-
Inventories for Sale or Use-$0-
Total Assets$24,218,163$23,837,452▼ $380,711
Other Assets Total$4,879,376$5,069,913▲ $190,537
Liabilities
Mortgage Notes Payable Secured by Investment Property$21,189,388$20,804,216▼ $385,172
Accounts Payable and Accrued Expenses$462,024$533,584▲ $71,560
Other Liabilities$109,408$112,272▲ $2,864
Deferred Revenue$4,265$31,230▲ $26,965
Total Liabilities$21,765,085$21,481,302▼ $283,783
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$2,453,078$2,356,150▼ $96,928
Total Net Assets Fund Balance$2,453,078$2,356,150▼ $96,928
Total Liabilities and Net Assets / Fund Balance$24,218,163$23,837,452▼ $380,711

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$16,093,481$20,822,271$36,915,752
Equipment$32,175$2,148,329$2,180,504
Land$1,225,000-$1,225,000
Other Land Buildings$69,819$430,580$500,399
Leasehold Improvements$-37,754$84,881$47,127
Other Assets Org$113,151--
Compensation and Service Providers
Top Officer Pay15th percentile

Board Members and Trustees

NameTitle
Anne SullivanPresident
Elaine RichardsonVice President
Carolynn EdigerDirector
Elaine RichardsonDirector
Irene LawtonDirector
Johhny JohnsonDirector
Marat VilenskyDirector
Stella SokolovskayaDirector
Sylvia SchluterSec/tres

Highest Paid Contractors

ContractorServicesLocationCompensation
The Habitat CompanyProperty Managers350 WEST HUBBARD ST, Chicago, IL 60610$351,248
Revenue and Support

Revenue Composition

Contributions and Grants
$156,217
Program Service Revenue
$4,895,824
Investment Income
$3,408
Other Revenue
$0
Change in Net Assets
$-96,928

Audited Revenue Reconciliation

Revenue per Audited Statements
$5,055,449
Total Revenue per Audited Statements
$5,055,449
Total Revenue per Form 990
$5,055,449
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$4,410,134
Salaries, Compensation, and Employee Benefits$742,243
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$1,182,708--$1,182,708
All Other Expenses$632,680--$632,680
Interest$606,370--$606,370
Other Salaries and Wages$555,838--$555,838
Other Expenses$294,506--$294,506
Fees for Services Management$266,109--$266,109
Insurance$193,080--$193,080
Other Employee Benefits$133,483--$133,483
Payroll Taxes$52,922--$52,922
Office Expenses$52,529--$52,529
Fees for Services Legal$25,852--$25,852
Fees for Services Accounting$10,000--$10,000
Total Functional Expenses$5,152,377$0$0$5,152,377

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$5,152,377
Total Expenses per Audited Statements$5,152,377
Total Expenses per Form 990$5,152,377
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
Insider Transactions and Loans

Loans and Receivables

Line ItemBeginningEndChange
Receivables from Disqualified Persons-$0-
Receivables from Officers, Directors, Trustees, and Key Employees-$0-
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Security Deposits$112,272
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
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
No
Audited financial statements prepared
No
Key decisions subject to board approval
Yes
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 3

“A property management company provides general management services for the building under the direction of the Board.”

Form 990, Part VI, Section A, Line 6

“The residents of the building are the members of the association.”

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

“Residents of the building are members of the association. Officers and members of the Board are elected in annual elections conducted by an independent election organization.”

Form 990, Part VI, Section A, Line 7B

“Annual elections are held for Board and officers. Board approves all decision-making.”

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

“Form 990 copy is provided for review of Board and Officers.”

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

“BOARD MEETING TOPICS”

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

“No officers or board members are compensated. All other personnel are employees of the professional management company. The management company compensation is determined via contract negotiation and it is approved by HUD.”

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

“Board reviews and approves management company's contract and management company's on-site employees.”

Form 990, Part VI, Section C, Line 19

“On hand upon request in management office and Board office, both on site”

Filing and Contact Details

Filer

Filer Name
Kenmore Plaza Tenants Association
EIN
36-4084071
Phone
7737696019
Address
C/O MGMT OFFICE 5225 N KENMORE, CHICAGO, IL 60640

Signing Officer

Name
Anne Sullivan
Title
President
Signed
2025-06-10
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Anne Sullivan
Formed
1996
Legal Domicile
Il
Voting Board Members
8
Independent Board Members
8
Employees
0
Volunteers
20

Preparer

Firm
Wieland Wallace Inc
Address
232 S Batavia Avenue, Batavia, IL 60510
Preparer
Lindsay a Wallace
Phone
6304064490
Supplemental Narrative

Additional Explanations

Form 990, Part IX, Line 24E

“BAD DEBTS: Column (A) - Total = $45434; Column (B) - Program Services = $45434; Column (C) - Management & General = $0; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“BOARD EXPENSES: Column (A) - Total = $3265; Column (B) - Program Services = $3265; Column (C) - Management & General = $0; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“GARBAGE REMOVAL: Column (A) - Total = $40382; Column (B) - Program Services = $40382; Column (C) - Management & General = $0; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“HVAC: Column (A) - Total = $12217; Column (B) - Program Services = $12217; Column (C) - Management & General = $0; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“MISC OPERATING: Column (A) - Total = $82434; Column (B) - Program Services = $82434; Column (C) - Management & General = $0; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“MISC. FINANCIAL EXP: Column (A) - Total = $11; Column (B) - Program Services = $11; Column (C) - Management & General = $0; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“MISCELLANEOUS ADMIN: Column (A) - Total = $58383; Column (B) - Program Services = $58383; Column (C) - Management & General = $0; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“MORTGAGE INSURANCE PREMIUMS: Column (A) - Total = $94291; Column (B) - Program Services = $94291; Column (C) - Management & General = $0; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“OPERATING SUPPLIES: Column (A) - Total = $63513; Column (B) - Program Services = $63513; Column (C) - Management & General = $0; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“OTHER RENTING EXPENSES: Column (A) - Total = $3049; Column (B) - Program Services = $3049; Column (C) - Management & General = $0; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“RENT FREE UNIT: Column (A) - Total = $26760; Column (B) - Program Services = $26760; Column (C) - Management & General = $0; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“SERVICE COORDINATOR EXPENSES: Column (A) - Total = $197241; Column (B) - Program Services = $197241; Column (C) - Management & General = $0; Column (D) - Fundraising = $0”

Form 990, Part IX, Line 24E

“SNOW REMOVAL: Column (A) - Total = $5700; Column (B) - Program Services = $5700; Column (C) - Management & General = $0; Column (D) - Fundraising = $0”

Financial Statement Notes

Part X : FIN48 Footnote

“The Organization is tax exempt under Internal Revenue Code Section 501(c)(3), is classified as a public charity and has no unrelated business income. Accordingly, no provision for income taxes is reported. The financial statement effects of a tax position taken or expected to be taken are recognized when it is more likely than not, based on technical merits, that the position will be sustained upon examination. As of December 31, 2020, the Organization had no uncertain tax positions that qualify for recognition or disclosure in the financial statements.”

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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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