Somerset Court Apartments Inc

EIN 37-1746430 • 501(c)3 • Christiansburg, VA

Profile

LOW INCOME HOUSING

448 Depot StreetChristiansburg, VA 24073

n/A

Siviq Scores

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

1.64x

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

501(c)3 • $500k-$1M nonprofits • Source year 2024

3.41x

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

501(c)3 • $500k-$1M nonprofits • Source year 2024

-13%

Higher net margin than 21% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2024

$505,081

Higher top officer pay than 99% of similar nonprofits.

Top officer pay equals 157.0% of source-year revenue.

501(c)3 • $500k-$1M nonprofits • Source year 2024

-10%

Faster asset growth than 21% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Annualized from 2023 to 2024

5.6%

Faster revenue growth than 48% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Annualized from 2023 to 2024

Balance Sheet

Liabilities / Assets97th percentile

Assets

Down

$670,279

Down $75,301 (-10%) from 2023

Liabilities

Down

$1,098,203

Down $33,775 (-3.0%) from 2023

Net Assets

Down

-$427,924

Down $41,526 (-11%) from 2023

Operations

Liabilities / Revenue97th percentile Net Margin21st percentile

Revenue

$321,674

Up $17,177 (+5.6%) from 2023

Expenses

$363,200

Up $38,682 (+12%) from 2023

Net Income

Down

-$41,526

Down $21,505 (-107%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth21st percentile

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

Highlighted filing

2024

Assets$670,279

Liabilities$1,098,203

Net Assets-$427,924

Open 2024 Filing

Operations Trend

Revenue Growth48th percentile

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

Highlighted filing

2024

Revenue$321,674

Expenses$363,200

Net Income-$41,526

Open 2024 Filing

Filings

Most recent year

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

Open filing

Assets: $670,279
Liabilities: $1,098,203
Net assets: -$427,924
Revenue: $321,674
Expenses: $363,200
Net income: -$41,526

	Balance Sheet			Operations
Year	Assets	Liabilities	Net Assets	Revenue	Expenses	Net Income
2024Detailed filing. Detailed filing data is available for this year.	$0.67	$1.10	$0.43	$0.32	$0.36	$0.04
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.	$0.75	$1.13	$0.39	$0.30	$0.32	$0.02
2022Detailed filing. Detailed filing data is available for this year.	$0.79	$1.16	$0.37	$0.30	$0.34	$0.04
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.	$0.87	$1.20	$0.33	$0.29	$0.30	$0.02
2020Detailed filing. Detailed filing data is available for this year.	$0.94	$1.25	$0.31	$0.29	$0.29	$0.00
2019Detailed filing. Detailed filing data is available for this year.	$0.99	$1.29	$0.30	$0.28	$0.30	$0.02
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.	$1.00	$1.28	$0.29	$0.27	$0.29	$0.01
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.	$1.05	$1.33	$0.28	$0.27	$0.30	$0.03
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.	$1.11	$1.36	$0.25	$0.26	$0.30	$0.04
2015XML pending. An XML filing is linked for this year, but detailed extraction is still pending.	$1.23	$1.44	$0.21	$0.26	$0.28	$0.01
2014Summary only. Only limited summary data is available for this year.	$1.26	$1.46	$0.19	$0.26	$0.27	$0.02

Latest Filing Detail

Jump To

Filing Snapshot

Filing Period: Jan 1, 2024 to Dec 31, 2024
Signed: Nov 14, 2025
Return Version: 2024v5.1
Gross Receipts: $321,674

Mission and Program Overview

Mission

LOW INCOME HOUSING

Balance Sheet Detail

Line	Beginning	End	Change
Assets
Land, Buildings, and Equipment, Net	$561,575	$507,982	▼ $53,593
Cash and Non-Interest-Bearing Accounts	$18,187	$10,318	▼ $7,869
Prepaid Expenses and Deferred Charges	$7,848	$8,266	▲ $418
Accounts Receivable	$3,253	$5,429	▲ $2,176
Receivable From Disqualified Prsn	$0	$0	→ $0
Receivables From Officers Etc	$0	$0	→ $0
Investments Other Securities	$0	-	-
Investments Program Related	$0	-	-
Loans From Officers Directors	$0	$0	→ $0
Total Assets	$745,580	$670,279	▼ $75,301
Other Assets Total	$154,717	$138,284	▼ $16,433
Liabilities
Mortgage Notes Payable Secured by Investment Property	$823,309	$794,285	▼ $29,024
Other Liabilities	$297,159	$296,641	▼ $518
Deferred Revenue	$2,549	$3,671	▲ $1,122
Accounts Payable and Accrued Expenses	$8,961	$3,606	▼ $5,355
Total Liabilities	$1,131,978	$1,098,203	▼ $33,775
Net Assets / Fund Balance
Net Assets Without Donor Restrictions	$-386,398	$-427,924	▼ $41,526
Total Net Assets Fund Balance	$-386,398	$-427,924	▼ $41,526
Total Liabilities and Net Assets / Fund Balance	$745,580	$670,279	▼ $75,301

Asset Categories

Asset	Book Value	Depreciation	Basis
Buildings	$341,939	$1,925,076	$2,267,015
Other Land Buildings	$45,151	$352,244	$397,395
Equipment	$8,617	$146,446	$155,063
Land	$112,275	-	$112,275
Other Assets Org	$80,630	-	-

Compensation and Service Providers

Top Officer Pay99th percentile

Board Members and Trustees

Name	Title
Racquel Reddie	Board Chair
Charles Famuliner	Past Chair
Jeffrey Reed	CEO/President
Ana Castilla	Vice Chair
J Andy Hall	COO
Lance Sutherland	Evp / CFO
Deborah Sherman Lee	Member
Harold Nassau	Member
John Randolph	Member
Nathan Kerr	Member
Shawn McMahon	Member
Susan Sisk	Member

Revenue and Support

Revenue Composition

Contributions and Grants: $0
Program Service Revenue: $320,366
Investment Income: $1,308
Other Revenue: $0
Change in Net Assets: $-41,526

Audited Revenue Reconciliation

Revenue per Audited Statements: $0
Revenue Not Reported on Financial Statements: $0
Revenue Not Reported on Form 990: $0
Other Revenue Adjustments: $0
Total Revenue per Form 990: $0

Expenses and Functional Allocation

Major Expense Lines

Line Item	Amount
Other Expenses	$269,805
Salaries, Compensation, and Employee Benefits	$93,395
Grants and Similar Amounts Paid	$0
Professional Fundraising Fees	$0
Total Fundraising Expense	$0

Functional Expense Allocation

Line Item	Program	Management	Fundraising	Total
Depreciation Depletion	$93,079	$0	-	$93,079
Other Salaries and Wages	$31,139	$42,862	-	$74,001
Fees for Services Management	$0	$23,285	-	$23,285
Insurance	$16,887	$0	-	$16,887
Interest	$14,410	$0	-	$14,410
Other Employee Benefits	$13,916	$0	-	$13,916
Office Expenses	$11,543	$0	-	$11,543
Fees for Services Accounting	$6,750	$0	-	$6,750
Payroll Taxes	$5,478	$0	-	$5,478
Fees for Services Legal	$756	$0	-	$756
Other Expenses	$484	$0	-	$484
All Other Expenses	$354	$0	$0	$354
Advertising	$163	$0	-	$163
Total Functional Expenses	$297,053	$66,147	$0	$363,200

Audited Expense Reconciliation

Line Item	Amount
Expenses Not Reported on Financial Statements	$0
Expenses Not Reported on Form 990	$0
Expenses per Audited Statements	$0
Other Expense Adjustments	$0
Total Expenses per Form 990	$0

Fundraising, Events, and Gaming

Fundraising activities: No
Gaming activities: No
Professional fundraiser used: No

Fundraising and Gaming Totals

Line Item	Amount
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 Item	Beginning	End	Change
Loans from Officers, Directors, Trustees, and Key Employees	$0	$0	→ $0
Receivables from Disqualified Persons	$0	$0	→ $0
Receivables from Officers, Directors, Trustees, and Key Employees	$0	$0	→ $0

Related Organizations and Partnerships

Related Tax-Exempt Organizations

Organization	Location	Activity	Code	Public Charity	Controlled
Belford Commons Corporation	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No
City Light Development Corp	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No
Coastal Housing Corporation	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No
Community Housing Partners Corporation	Christiansburg, VA	Low-income Housing	501(c)(3)	7	No
Community Housing Partners Corporation of Florida	iverness, FL	Low-income Housing	501(c)(3)	7	No
Ellett Road Apartments Corp	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No
Ephphatha Village Inc	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No
Galax Community Apartments Corp	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No
Giles Community Apartments Corp	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No
Greenbrier Woods Corp	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No
Woodland Park Apartments of Hickory Inc	cHRISTIANSBURG, VA	Low-income Housing	501(c)(3)	10	No
Wytheville Community Apartment	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No

Related Partnerships and Joint Ventures

Organization	Location	Activity	Income	Assets	Ownership	Managing Partner
Amherst-rutledge Hills LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Apartments at Kingsridge 2 LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Apartments at Kingsridge 3 LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Apartments at Kingsridge LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Atrium Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Battleground Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Belleville Meadows LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Bettie Davis LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Blue Ridge Commons Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Central City Homes Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Checed Warwick Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Chpc-dolly Ann LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Chpc-old Farm Village LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
College Hill Homes Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Cumberland Court Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Dinwiddie-sentry Woods LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Farmville-parkview Gardens LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Friendship Village Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Halifax-honeytree Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Highland Avenue LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Hilltop Homes LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Holly Court Senior Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Hunting Hills Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Johnson Williams LP	Christiansburg, VA	Low-income Housing	-	-	-	No
Kippax Place Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Langston Park Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Laurel Woods Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Lexington-hilltop Historic LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Mt Sterling Main Cross LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Newport News-warwick Sro LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Northway Family LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Oak Hill-davidson LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Ocean Bridge Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Ocean Terrace Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Orange-spicers Mill LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Patrick-Cedar Square LP	Christiansburg, VA	Low-income Housing	-	-	-	No
Pearisburg Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Petersburg Woodvale Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Planters Woods South Hill LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Portsmouth-afton Square Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Powell Valley Jonesville Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Primrose Place Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Pulaski-meadowview Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
SUL Tranquility Lakes LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Smithfield-church Manor Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Smoke Ridge LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Spotsylvania-courthouse Green LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Tappahannock-rappahannock Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
The Apartments at Overlook Terrace LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
The Apartments at Rivermont LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Townsquare at Dumfries Bond LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Trinity Court Redevelopment LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Van Story Branch Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Virginia Beach Development Association LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Virginia Beach-friendship Village LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Warsaw-college Green I LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Warsaw-college Green Ii LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Wellesley Commons Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Williamsburg-lafayette Elderly LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Williamsburg-lafayette Square LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Williamsburg-lafayette Village Family LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Yorktown-rivermeade Ii LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Yorktown-rivermeade LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Yorktown-yorkshire Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Yorktown-yorktown Square I LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Yorktown-yorktown Square Ii LLC	Christiansburg, VA	Low-income Housing	-	-	-	No

Debt and Bond Financing

Other Reported Liabilities

Liability	Amount
Tenant Security Deposit	$286,366
Federal Income Taxes	$10,275
Due to CHPC	-

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: 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: No

Governance Explanations

Form 990, Part VI, Line 11B Review of form 990 by governing body

“The board Approves the 990”

Form 990, Part VI, Line 12C Conflict of interest policy

“The organization follows the conflict of interest policy of its parent organization.”

Form 990, Part VI, Line 19 Required documents available to the public

“Documents are available for public inspection at the main office.”

Filing and Contact Details

Filer

Filer Name: Somerset Court Apartments Inc
EIN: 37-1746430
Phone: 5403822002
Address: 448 Depot Street, Christiansburg, VA 24073

Signing Officer

Name: Jeffrey Reed
Title: President
Phone: 5403822002
Signed: 2025-11-14
Discuss with paid preparer: No

Organization Details

Formed: 2013
Legal Domicile: Nc
Voting Board Members: 9
Independent Board Members: 9
Employees: 0
Volunteers: 0

Preparer

Firm: Forvis Mazars LLP
Address: 4161 Piedmont Parkway Suite 310, Greensboro, NC 27410
Preparer: Kevin Rayfield
Phone: 3368895156

Supplemental Narrative

Additional Explanations

Form 990, Part XII, Line 2C

“No changes have been made to the oversight process from prior years.”

Financial Statement Notes

Schedule D, Part X, Line 2 FIN 48 (ASC 740) footnote

“The organization is exempt from federal and state income taxes under section 501(c)(3) of the internal revenue code and the tax statutes of north carolina; accordingly, the accompanying financial statements do not reflect a provision or liability for federal and state income taxes.”

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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/Form990PartVIISectionAGrp/PersonNm	1	Charles Famuliner
IRS990/Form990PartVIISectionAGrp/PersonNm	2	Deborah Sherman Lee
IRS990/Form990PartVIISectionAGrp/PersonNm	3	Harold Nassau
IRS990/Form990PartVIISectionAGrp/PersonNm	4	John Randolph
IRS990/Form990PartVIISectionAGrp/PersonNm	5	Nathan Kerr
IRS990/Form990PartVIISectionAGrp/PersonNm	6	Racquel Reddie
IRS990/Form990PartVIISectionAGrp/PersonNm	7	Shawn McMahon
IRS990/Form990PartVIISectionAGrp/PersonNm	8	Susan Sisk
IRS990/Form990PartVIISectionAGrp/PersonNm	9	J Andy Hall
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