Civic Intelligence

Unlimited Development Inc

EIN 36-4094409 • 501(c)3 • Galesburg, IL

Profile

The mission of the organization is articulated in its articles of incorporation as follows:the corporation is organized exclusively for charitable purposes as defined in section 501(c)(3) of the internal revenue code of 1986, as amended. In furtherance of those charitable purposes, the corporation shall be empowered to build, lease, acquire and otherwise own and operate residential facilities, nursing facilities and other related facilities and services for the elderly, mentally retarded, mentally ill, developmentally disabled and other like conditions without regard to race, religion, color, sex, creed or national origin of said persons. The corporation will not engage in the practice of medicine nor render any licensed professional services.

285 South Farnham StreetGalesburg, IL 61401

simplythefinest.net

Siviq Scores

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

Liabilities / Assets

70th percentile

0.53x

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

501(c)3 • $100M-$250M nonprofits • Source year 2024

Liabilities / Revenue

54th percentile

0.49x

Higher debt load relative to revenue than 54% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Net Margin

40th percentile

1.4%

Higher net margin than 40% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Top Officer Pay

Score unavailable

No value available

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

Asset Growth

90th percentile

29%

Faster asset growth than 90% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Annualized from 2022 to 2024

Revenue Growth

60th percentile

11%

Faster revenue growth than 60% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Annualized from 2022 to 2024

Assets

Up

$119,292,218

Up $457,866 (+0.4%) from 2023

Liabilities

Down

$63,301,996

Down $5,286,978 (-7.7%) from 2023

Net Assets

Up

$55,990,222

Up $5,744,844 (+11%) from 2023

Revenue

Up

$128,521,092

Up $9,655,667 (+8.1%) from 2023

Expenses

Up

$126,737,569

Up $4,815,745 (+3.9%) from 2023

Net Income

Up

$1,783,523

Up $4,839,922 (+158%) from 2023

Trend Graphs

Balance Sheet Trend

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

$150M$100M$50M$0Assets 2010: $26,270,370Liabilities 2010: $10,514,512Net Assets 2010: $15,755,8582010Assets 2011: $33,426,597Liabilities 2011: $10,052,084Net Assets 2011: $23,374,5132011Assets 2012: $36,141,092Liabilities 2012: $9,747,986Net Assets 2012: $26,393,1062012Assets 2013: $37,137,147Liabilities 2013: $10,001,362Net Assets 2013: $27,135,7852013Assets 2014: $39,145,519Liabilities 2014: $10,998,404Net Assets 2014: $28,147,1152014Assets 2015: $42,852,635Liabilities 2015: $14,661,916Net Assets 2015: $28,190,7192015Assets 2016: $43,606,144Liabilities 2016: $13,022,598Net Assets 2016: $30,583,5462016Assets 2017: $46,873,312Liabilities 2017: $12,865,821Net Assets 2017: $34,007,4912017Assets 2018: $46,353,217Liabilities 2018: $12,849,625Net Assets 2018: $33,503,5922018Assets 2019: $50,026,302Liabilities 2019: $12,244,801Net Assets 2019: $37,781,5012019Assets 2020: $68,946,377Liabilities 2020: $21,126,636Net Assets 2020: $47,819,7412020Assets 2021: $74,499,348Liabilities 2021: $20,802,173Net Assets 2021: $53,697,1752021Assets 2022: $71,835,408Liabilities 2022: $19,729,951Net Assets 2022: $52,105,4572022Assets 2023: $118,834,352Liabilities 2023: $68,588,974Net Assets 2023: $50,245,3782023Assets 2024: $119,292,218Liabilities 2024: $63,301,996Net Assets 2024: $55,990,2222024

Highlighted filing

2024

Assets$119,292,218
Liabilities$63,301,996
Net Assets$55,990,222

Operations Trend

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

$150M$100M$50M$0-$50MExpenses 2010: $69,199,2022010Expenses 2011: $72,521,5792011Expenses 2012: $80,154,3512012Expenses 2013: $83,265,1502013Revenue 2014: $89,953,612Expenses 2014: $89,457,669Net Income 2014: $495,9432014Revenue 2015: $100,249,222Expenses 2015: $99,719,375Net Income 2015: $529,8472015Revenue 2016: $102,670,841Expenses 2016: $101,228,685Net Income 2016: $1,442,1562016Revenue 2017: $107,408,444Expenses 2017: $104,404,897Net Income 2017: $3,003,5472017Revenue 2018: $106,728,764Expenses 2018: $107,705,166Net Income 2018: -$976,4022018Revenue 2019: $108,236,150Expenses 2019: $104,397,702Net Income 2019: $3,838,4482019Revenue 2020: $111,044,869Expenses 2020: $100,291,524Net Income 2020: $10,753,3452020Revenue 2021: $98,421,646Expenses 2021: $94,576,626Net Income 2021: $3,845,0202021Revenue 2022: $105,201,849Expenses 2022: $104,410,443Net Income 2022: $791,4062022Revenue 2023: $118,865,425Expenses 2023: $121,921,824Net Income 2023: -$3,056,3992023Revenue 2024: $128,521,092Expenses 2024: $126,737,569Net Income 2024: $1,783,5232024

Highlighted filing

2024

Revenue$128,521,092
Expenses$126,737,569
Net Income$1,783,523

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$119$63.3$56.0$129$127$1.78
2023Detailed filing. Detailed filing data is available for this year.$119$68.6$50.2$119$122$3.06
2022Detailed filing. Detailed filing data is available for this year.$71.8$19.7$52.1$105$104$0.79
2021Detailed filing. Detailed filing data is available for this year.$74.5$20.8$53.7$98.4$94.6$3.85
2020Detailed filing. Detailed filing data is available for this year.$68.9$21.1$47.8$111$100$10.8
2019Detailed filing. Detailed filing data is available for this year.$50.0$12.2$37.8$108$104$3.84
2018Detailed filing. Detailed filing data is available for this year.$46.4$12.8$33.5$107$108$0.98
2017Detailed filing. Detailed filing data is available for this year.$46.9$12.9$34.0$107$104$3.00
2016Detailed filing. Detailed filing data is available for this year.$43.6$13.0$30.6$103$101$1.44
2015Detailed filing. Detailed filing data is available for this year.$42.9$14.7$28.2$100$99.7$0.53
2014Detailed filing. Detailed filing data is available for this year.$39.1$11.0$28.1$90.0$89.5$0.50
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$37.1$10.0$27.1$83.3
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$36.1$9.75$26.4$80.2
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$33.4$10.1$23.4$72.5
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$26.3$10.5$15.8$69.2
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Oct 1, 2023 to Sep 30, 2024
Signed
Jul 23, 2025
Return Version
2023v6.0
Gross Receipts
$134,310,987
Mission and Program Overview

Mission

The mission of the organization is articulated in its articles of incorporation as follows:the corporation is organized exclusively for chartiable purposes as defined in section 501(c)(3) of the internal revenue code of 1986, as amended. In furtherance of those charitable purposes, the corporation shall be empowered to build, lease, acquire and otherwise own and operate residential facilities, nursing facilities and other related facilities and services for the elderly, mentally retarded, mentally ill, developmentally disabled and other like conditions without regard to race, religion, color, sex, creed or national origin of said persons. The corporation will not engage in the practice of medicine nor render any licensed professional services.

Udi provides & operates nursing and assisted living facilities for the elderly.

Balance Sheet Detail
LineBeginningEndChange
Assets
Investments in Publicly Traded Securities$21,595,373$24,780,893▲ $3,185,520
Land, Buildings, and Equipment, Net$20,662,737$19,348,247▼ $1,314,490
Accounts Receivable$15,507,873$17,389,142▲ $1,881,269
Savings and Temporary Cash Investments$7,872,403$10,001,894▲ $2,129,491
Prepaid Expenses and Deferred Charges$499,211$1,231,293▲ $732,082
Cash and Non-Interest-Bearing Accounts$1,318,268$1,222,845▼ $95,423
Investments Program Related$10,000$10,000→ $0
Total Assets$118,834,352$119,292,218▲ $457,866
Other Assets Total$51,368,487$45,307,904▼ $6,060,583
Liabilities
Other Liabilities$53,538,616$48,853,238▼ $4,685,378
Accounts Payable and Accrued Expenses$13,936,358$13,680,758▼ $255,600
Deferred Revenue$1,114,000$768,000▼ $346,000
Total Liabilities$68,588,974$63,301,996▼ $5,286,978
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$50,245,378$55,990,222▲ $5,744,844
Total Net Assets Fund Balance$50,245,378$55,990,222▲ $5,744,844
Total Liabilities and Net Assets / Fund Balance$118,834,352$119,292,218▲ $457,866

Asset Categories

AssetBook ValueDepreciationBasis
Leasehold Improvements$8,351,561$14,034,628$22,386,189
Buildings$8,724,012$1,262,083$9,986,095
Equipment$1,926,910$5,529,817$7,456,727
Other Land Buildings$345,764$213,283$559,047
Other Assets Org$45,307,904--
Compensation and Service Providers

Employees

NameTitleFull / Part TimeBaseOtherTotal
Thomas MayerRegistered NurseFT$159,103$6,636$165,739
Tenia CalhoonAdministratorFT$137,761$17,964$155,725
Tracy OwensAdministratorFT$133,562$11,102$144,664
Debbie SnowAdministratorFT$123,416$12,807$136,223
Dana BainterAdministratorFT$126,747$7,896$134,643
Robert H WagnerPresident/medical Director-$36,900-$36,900
Audrey FinkeSecretary-$4,500-$4,500
David HaneyVice President-$4,500-$4,500
Jerry GilmoreDirector-$4,500-$4,500

Board Members and Trustees

Highest Paid Contractors

ContractorServicesLocationCompensation
Aegis Therapies INCTherapy ServicesPO BOX 936653, Atlanta, GA 31193-6553$5,450,740
Rfms INCAdministrative Services285 SOUTH FARNHAM, Galesburg, IL 61401$2,225,160
Ltc Support Services LLCSupport Services285 SOUTH FARNHAM, Galesburg, IL 61401$1,752,300
Consonus RehabTherapy ServicesPO BOX 4800, Portland, OR 97208-4800$1,385,108
Shiftkey LLCMedical Staffing AgencyPO BOX 735913, Dallas, TX 75373-5913$1,001,956
Revenue and Support

Revenue Composition

Contributions and Grants
$52,897
Program Service Revenue
$126,821,789
Investment Income
$1,646,406
Other Revenue
$0
All Other Contributions
$19,600
Change in Net Assets
$1,783,523
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Salaries, Compensation, and Employee Benefits$69,459,010
Other Expenses$57,277,859
Grants and Similar Amounts Paid$700
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$60,004,297$1,359,871-$61,364,168
Occupancy$14,743,075$447,696-$15,190,771
Fees for Services Other$10,618,694$2,868-$10,621,562
Payroll Taxes$4,548,121$103,074-$4,651,195
Fees for Services Management$2,654,998$1,302,895-$3,957,893
Other Employee Benefits$3,057,702$69,296-$3,126,998
Depreciation Depletion$2,104,547$110,766-$2,215,313
Insurance$2,142,836$200-$2,143,036
Other Expenses$4,970,855$1,018,675-$1,018,675
All Other Expenses$102,069$531,806-$633,875
Advertising$562,582$62,509-$625,091
Information Technology$466,045$116,511-$582,556
Office Expenses$404,920$107,398-$512,318
Fees for Services Accounting-$386,615-$386,615
Pension Plan Contributions$260,349$5,900-$266,249
Travel$185,371$1,258-$186,629
Fees for Service Investment Mgmnt Fees-$182,737-$182,737
Current Officers, Directors, Trustees, and Key Employees-$50,400-$50,400
Fees for Services Legal-$50,109-$50,109
Conferences and Meetings$28,415$12,739-$41,154
Fees for Services Lobbying-$36,936-$36,936
Interest$998$31-$1,029
Grants to Domestic Orgs$700--$700
Total Functional Expenses$120,766,618$5,970,951$0$126,737,569
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
Yes
Subject to proxy tax
No
Insider Transactions and Loans

Interested-Person Transactions

Interested PartyRelationshipDescriptionShared RevenueAmount
-A Single Director Common to Both Udi and Ltc Is Audrey Finke.SUPPORT SERVICES ARE PROVIDED BY LTC SUPPORT SERVICES, LLC, AS DESCRIBED IN SCHEDULE O RELATIVE TO PART VI, SECTION A, LINE 3. AUDREY FINKE, WHO IS A DIRECTOR OF UNLIMITED DEVELOPMENT, INC., AND LTC SUPPORT SERVICES, LLC, RECEIVED DIRECTOR'S FEES OF $0 FROM LTC SUPPORT SERVICES, LLC, FOR THE FISCAL YEAR ENDING SEPTEMBER 30, 2024.No$1,752,300
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Operating Lease Liabilities$45,071,079
Amounts Refundable to Residents$1,402,260
Security Deposits$837,186
Intercompany Payables$736,684
Refundable Advances$518,421
Due to Residents - Trust Accounts$287,608
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
Yes
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
No
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
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 3

The organization receives support services from ltc support services, llc, an unrelated company. These services include oversight, training, regulatory compliance, quality assurance programs, human resource support, marketing and maintenance. Unlimited development, inc. Owns 20% of ltc support services, llc., and community living options, inc., (parent organization of unlimited development, inc.) owns 20% of ltc support services, llc. The remaining 60% of ltc support services, llc, is owned by unrelated exempt organizations. The organization also has a negotiated arms length administrative services contract with rfms, inc., an unrelated company, to obtain services such as cash management, accounting and financial reporting, payroll and employee benefits, information technology, regulatory matters, and other general business and financial management services as required.

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

The organization is a subsidiary of community living options, inc. Community living options, inc. Is the member of the organization. Community living options, inc., elects the governing body on an annual basis.

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

Each member of the board of directors receives a copy of form 990 for their review and comment prior to its filing. The board also discusses each form 990 filed by the organization at its regularly scheduled board meetings.

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

All officers, directors and key employees are required to attest to their compliance with the conflict of interest policy on an annual basis. The board of directors reviews all completed conflict of interest statements to determine if any conflicts exist which would require restriction on participation in the governing body's deliberations and decisions in any transactions involving the organization.

Form 990, Part VI, Section C, Line 18

A paper copy of form 990 is provided upon request. The organization's form 990 is also available via the guidestar.org website and through the attorney general's office of the state of illinois.

Form 990, Part VI, Section C, Line 19

The organization does not make its governing documents, conflict of interest policy, and financial statements available to the public except through public filing requirements.

FORM 990, PART VII, SECTION A, COLUMN F:

Brian burger is employed by rfms, inc., an unrelated organization which has an administrative services contract with unlimited development, inc. The type of services provided by rfms, inc., are detailed in the schedule o explanation above relative to form 990, part vi, section a, line 3. Brian burger is the chief financial officer of rfms, inc. His compensation reported on his rfms, inc. Form w-2, box 5 for calendar year 2023 is $214,627. Brian burger's compensation amount and hours have not been prorated based on time spent for each of the fifteen organizations to whom services are provided by rfms, inc.

FORM 990, PART VII, SECTION A, COLUMN B:

Approximately one half of the average hours per week estimated for each director is devoted to related organizations listed on schedule r.

Filing and Contact Details

Filer

Filer Name
Unlimited Development Inc
EIN
36-4094409
Phone
3093431550
Address
285 SOUTH FARNHAM STREET, GALESBURG, IL 61401

Signing Officer

Name
Robert Wagner
Title
President
Phone
3093431550
Signed
2025-07-23
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Robert Wagner
Formed
1996
Legal Domicile
Il
Voting Board Members
4
Independent Board Members
3
Employees
2,533
Volunteers
105

Preparer

Firm
Rsm US Llp
Address
6 S PATTERSON BLVD, DAYTON, OH 45402
Preparer
Karen O Crim
Phone
9372980201
Supplemental Narrative

Additional Explanations

FORM 990, PART XII, LINE 2C:

The process for oversight of the audit and selection of independent accountant has not changed from the prior year.

FORM 990, PART XII, LINE 2B:

The financial statements of unlimited development, inc., were audited as part of the consolidated financial report issued for community living options, inc. And subsidiaries.

Financial Statement Notes

PART X, LINE 2:

The organization is exempt from income taxes under section 501(c)(3) or section 501(c)(2) of the internal revenue code (irc); therefore, no provision has been made for federal or state income taxes. Management evaluated the organization's tax positions and concluded that the organization had taken no uncertain tax positions that require adjustment to the consolidated financial statements to comply with the provisions of accounting principles generally accepted in the united states of america (u.s. Gaap).

Raw XML AppendixShowing 400 of 830 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/MissionDesc0THE MISSION OF THE ORGANIZATION IS ARTICULATED IN ITS ARTICLES OF INCORPORATION AS FOLLOWS:THE CORPORATION IS ORGANIZED EXCLUSIVELY FOR CHARITABLE PURPOSES AS DEFINED IN SECTION 501(C)(3) OF THE INTERNAL REVENUE CODE OF 1986, AS AMENDED. IN FURTHERANCE OF THOSE CHARITABLE PURPOSES, THE CORPORATION SHALL BE EMPOWERED TO BUILD, LEASE, ACQUIRE AND OTHERWISE OWN AND OPERATE RESIDENTIAL FACILITIES, NURSING FACILITIES AND OTHER RELATED FACILITIES AND SERVICES FOR THE ELDERLY, MENTALLY RETARDED, MENTALLY ILL, DEVELOPMENTALLY DISABLED AND OTHER LIKE CONDITIONS WITHOUT REGARD TO RACE, RELIGION, COLOR, SEX, CREED OR NATIONAL ORIGIN OF SAID PERSONS. THE CORPORATION WILL NOT ENGAGE IN THE PRACTICE OF MEDICINE NOR RENDER ANY LICENSED PROFESSIONAL SERVICES.
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