Civic Intelligence

Oak Non-Profit Apartments Inc

EIN 38-2420745 • 501(c)3 • Warren, MI

Profile

To provide housing facilities for low income senior citizens.

8425 E Twelve Mile RoadWarren, MI 48093

www.csi.coop

Siviq Scores

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

Liabilities / Assets

97th percentile

1.26x

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

501(c)3 • $5M-$10M nonprofits • Source year 2025

Liabilities / Revenue

92nd percentile

2.44x

Higher debt load relative to revenue than 92% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2025

Net Margin

75th percentile

22%

Higher net margin than 75% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2025

Top Officer Pay

91st percentile

$368,043

Higher top officer pay than 91% of similar nonprofits.

Top officer pay equals 13.2% of source-year revenue.

501(c)3 • $5M-$10M nonprofits • Source year 2025

Asset Growth

65th percentile

9.2%

Faster asset growth than 65% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Annualized from 2024 to 2025

Revenue Growth

45th percentile

4.6%

Faster revenue growth than 45% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets97th percentile

Assets

Up

$5,388,880

Up $455,095 (+9.2%) from 2024

Liabilities

Down

$6,809,844

Down $162,134 (-2.3%) from 2024

Net Assets

Up

-$1,420,964

Up $617,229 (+30%) from 2024

Operations
Liabilities / Revenue92nd percentileNet Margin75th percentile

Revenue

Up

$2,786,808

Up $121,313 (+4.6%) from 2024

Expenses

Up

$2,169,579

Up $51,180 (+2.4%) from 2024

Net Income

Up

$617,229

Up $70,133 (+13%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth65th percentile

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

$10M$5.0M$0-$5.0MAssets 2011: $6,582,347Liabilities 2011: $9,397,992Net Assets 2011: -$2,815,6452011Assets 2012: $6,491,159Liabilities 2012: $9,295,386Net Assets 2012: -$2,804,2272012Assets 2013: $5,915,164Liabilities 2013: $9,248,647Net Assets 2013: -$3,333,4832013Assets 2014: $5,726,405Liabilities 2014: $9,056,368Net Assets 2014: -$3,329,9632014Assets 2015: $5,802,080Liabilities 2015: $8,978,086Net Assets 2015: -$3,176,0062015Assets 2016: $5,710,107Liabilities 2016: $8,819,609Net Assets 2016: -$3,109,5022016Assets 2017: $5,512,803Liabilities 2017: $8,607,684Net Assets 2017: -$3,094,8812017Assets 2018: $5,348,180Liabilities 2018: $8,377,155Net Assets 2018: -$3,028,9752018Assets 2019: $5,278,823Liabilities 2019: $8,212,787Net Assets 2019: -$2,933,9642019Assets 2020: $5,225,622Liabilities 2020: $8,017,758Net Assets 2020: -$2,792,1362020Assets 2021: $5,092,110Liabilities 2021: $7,810,435Net Assets 2021: -$2,718,3252021Assets 2022: $5,192,525Liabilities 2022: $7,793,000Net Assets 2022: -$2,600,4752022Assets 2023: $4,813,137Liabilities 2023: $7,398,426Net Assets 2023: -$2,585,2892023Assets 2024: $4,933,785Liabilities 2024: $6,971,978Net Assets 2024: -$2,038,1932024Assets 2025: $5,388,880Liabilities 2025: $6,809,844Net Assets 2025: -$1,420,9642025

Highlighted filing

2025

Assets$5,388,880
Liabilities$6,809,844
Net Assets-$1,420,964
Open 2025 Filing

Operations Trend

Revenue Growth45th percentile

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

$3.0M$2.0M$1.0M$0-$1.0MExpenses 2011: $1,727,5152011Revenue 2012: $1,813,900Expenses 2012: $1,802,482Net Income 2012: $11,4182012Revenue 2013: $1,296,387Expenses 2013: $1,825,643Net Income 2013: -$529,2562013Revenue 2014: $1,764,258Expenses 2014: $1,760,738Net Income 2014: $3,5202014Revenue 2015: $1,793,250Expenses 2015: $1,639,293Net Income 2015: $153,9572015Revenue 2016: $1,799,019Expenses 2016: $1,732,515Net Income 2016: $66,5042016Revenue 2017: $1,837,428Expenses 2017: $1,822,807Net Income 2017: $14,6212017Revenue 2018: $1,934,794Expenses 2018: $1,868,888Net Income 2018: $65,9062018Revenue 2019: $2,017,884Expenses 2019: $1,922,873Net Income 2019: $95,0112019Revenue 2020: $2,060,819Expenses 2020: $1,918,991Net Income 2020: $141,8282020Revenue 2021: $2,096,544Expenses 2021: $2,022,733Net Income 2021: $73,8112021Revenue 2022: $2,134,223Expenses 2022: $2,016,373Net Income 2022: $117,8502022Revenue 2023: $2,248,139Expenses 2023: $2,232,953Net Income 2023: $15,1862023Revenue 2024: $2,665,495Expenses 2024: $2,118,399Net Income 2024: $547,0962024Revenue 2025: $2,786,808Expenses 2025: $2,169,579Net Income 2025: $617,2292025

Highlighted filing

2025

Revenue$2,786,808
Expenses$2,169,579
Net Income$617,229
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$5,388,880
Liabilities
$6,809,844
Net assets
-$1,420,964
Revenue
$2,786,808
Expenses
$2,169,579
Net income
$617,229
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$5.39$6.81$1.42$2.79$2.17$0.62
2024Detailed filing. Detailed filing data is available for this year.$4.93$6.97$2.04$2.67$2.12$0.55
2023Detailed filing. Detailed filing data is available for this year.$4.81$7.40$2.59$2.25$2.23$0.02
2022Detailed filing. Detailed filing data is available for this year.$5.19$7.79$2.60$2.13$2.02$0.12
2021Detailed filing. Detailed filing data is available for this year.$5.09$7.81$2.72$2.10$2.02$0.07
2020Detailed filing. Detailed filing data is available for this year.$5.23$8.02$2.79$2.06$1.92$0.14
2019Detailed filing. Detailed filing data is available for this year.$5.28$8.21$2.93$2.02$1.92$0.10
2018Detailed filing. Detailed filing data is available for this year.$5.35$8.38$3.03$1.93$1.87$0.07
2017Detailed filing. Detailed filing data is available for this year.$5.51$8.61$3.09$1.84$1.82$0.01
2016Detailed filing. Detailed filing data is available for this year.$5.71$8.82$3.11$1.80$1.73$0.07
2015Detailed filing. Detailed filing data is available for this year.$5.80$8.98$3.18$1.79$1.64$0.15
2014Detailed filing. Detailed filing data is available for this year.$5.73$9.06$3.33$1.76$1.76$0.00
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$5.92$9.25$3.33$1.30$1.83$0.53
2012Summary only. Only limited summary data is available for this year.$6.49$9.30$2.80$1.81$1.80$0.01
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$6.58$9.40$2.82$1.73
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Oct 22, 2025
Return Version
2024v5.2
Gross Receipts
$2,886,456
Mission and Program Overview

Mission

To provide housing facilities for low income senior citizens.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$3,124,239$3,285,773▲ $161,534
Investments Program Related$1,361,544$1,448,221▲ $86,677
Savings and Temporary Cash Investments$95,490$139,417▲ $43,927
Intangible Assets$106,546$100,626▼ $5,920
Prepaid Expenses and Deferred Charges$42,453$47,309▲ $4,856
Cash and Non-Interest-Bearing Accounts$138,437$33,663▼ $104,774
Accounts Receivable$38,562$14,954▼ $23,608
Total Assets$4,933,785$5,388,880▲ $455,095
Other Assets Total$26,514$318,917▲ $292,403
Liabilities
Mortgage Notes Payable Secured by Investment Property$6,819,417$6,523,819▼ $295,598
Other Liabilities$38,536$167,852▲ $129,316
Accounts Payable and Accrued Expenses$87,934$87,124▼ $810
Deferred Revenue$26,091$31,049▲ $4,958
Total Liabilities$6,971,978$6,809,844▼ $162,134
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-2,038,193$-1,420,964▲ $617,229
Total Net Assets Fund Balance$-2,038,193$-1,420,964▲ $617,229
Total Liabilities and Net Assets / Fund Balance$4,933,785$5,388,880▲ $455,095

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$2,857,515$8,781,765$11,639,280
Leasehold Improvements$133,552$84,352$217,904
Land$199,600-$199,600
Equipment$95,106$96,480$191,586
Investment Program Related Org$176,484--
Other Assets Org$280,899--
Compensation and Service Providers
Top Officer Pay91st percentile

Board Members and Trustees

NameTitle
Annie MitchellFormer President
Sheryle MoreyPresident
Gloria ParrisFormer Vice President
Mary DalessandroVice President
Catherine PowellDirector
Deanie RobinsonDirector
Ethel YoungDirector
Gerald Mahom JrDirector
Gina CarterDirector
Gloria HarrisDirector
Judy RobertsFormer Director
Marietta MartinFormer Director
Anne SackrisonAssistant Secretary
Cindy LambAssistant Treasurer
Tim BraunscheidalChief Operations Officer
Mel HudsonNational Construction Manager
Diane SmithNational Development Manager
Darla HuttingerRegional Manager
Marguerite D AngeloRegional Manager
Jeri DraughonSecretary
Shirley MorelandTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
360 Fire And FloodWater Damage Repair22310 TELEGRAGH, Southfield, MI 48033$211,300
Falcon Carpet ServicesFloorign Installation2766 ELLIOTT DR, Troy, MI 48083$137,280
Csi Support & Development ServicesManagement8425 E TWELVE MILE ROAD, Warren, MI 48093$128,488
Revenue and Support

Revenue Composition

Contributions and Grants
$1,736,221
Program Service Revenue
$916,704
Investment Income
$124,361
Other Revenue
$9,522
Change in Net Assets
$617,229

Audited Revenue Reconciliation

Revenue per Audited Statements
$2,786,808
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$2,786,808
Total Revenue per Form 990
$2,786,808
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$2,169,579
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$853,745--$853,745
Depreciation Depletion$301,355--$301,355
Insurance$196,572--$196,572
Other Expenses$194,553$92,184-$194,553
Interest$169,468--$169,468
Fees for Services Management-$128,488-$128,488
Office Expenses-$47,176-$47,176
Fees for Services Accounting-$36,000-$36,000
Advertising-$4,773-$4,773
Fees for Services Legal-$2,127-$2,127
Total Functional Expenses$1,858,831$310,748$0$2,169,579

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$2,169,579
Total Expenses per Audited Statements$2,169,579
Total Expenses per Form 990$2,169,579
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$0
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
Residual Rcpts Avail for Recapture$123,984
Tenant Security Deposits$33,154
Accrued Mgmt Fee Payable$10,714
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
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
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 3

“The apartment project is managed by a related entity, csi support & development services. The management contract encompasses the day to day operations of the project including, but not limited to, collection of rents, maintenance of facilities, supervision of staff, and ongoing support for both the owners and tenants as needed in order to establish a safe, sanitary and affordable environment. Listed in part vii, section a, csi support & development services compensates all highest compensated employees along with 90% of anne sackrison's and 95% of cindy lamb's wages, respectively.”

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

“The form 990 is presented at a board of directors meeting before it is signed and submitted.”

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

“An annual conflict of interest statement is filled out by board members and upper management employees, then submitted. A control is maintained as to the receipt of this annual form.”

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

“The board periodically conducts compensation studies and determines the compensation of the general manager.”

Form 990, Part VI, Section C, Line 19

“The form 990 and all related financial and policy information are made available to the public upon written request.”

FORM 990, PART VII, SECTION A, LINE 1A, COLUMN B:

“Description of hours worked for related organizations all of the officers, directors, and employees listed in part vii, section a perform similar duties and have similar responsibilities for related organizations as they do for this organization. Their total hours worked per week for this organization are similar to their hours worked for related organizations both in terms of number of hours and type of work performed.”

Filing and Contact Details

Filer

Filer Name
Oak Non-profit Apartments Inc
EIN
38-2420745
Phone
5867539002
Address
8425 E TWELVE MILE ROAD, WARREN, MI 48093

Signing Officer

Name
Cindy Lamb
Title
Assistant Treasurer
Phone
5867539002
Signed
2025-10-22
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Cindy Lamb
Formed
1981
Legal Domicile
Mi
Voting Board Members
10
Independent Board Members
10
Employees
0
Volunteers
20

Preparer

Firm
DAUBY O'CONNOR & ZALESKI LLC
Address
501 CONGRESSIONAL BLVD 300, CARMEL, IN 46032
Preparer
Lucas Autry
Phone
3178485700
Supplemental Narrative

Additional Explanations

FORM 990, PAGE 12, PART XII, LINE 2C:

“Overview of audit function the audit committee assumes responsibility for oversight of the audit of its financial statements and selection of an independent accountant.”

Financial Statement Notes

PART X, LINE 2:

“The corporation is exempt from federal income tax under section 501(c)(3) of the internal revenue code and state income tax and has been classified as an other than private foundation. Accordingly, no provision for federal and state taxes on revenue and income has been recognized in the accompanying financial statements. Generally, the federal and state tax returns are subject to examinations for the three years after the later of the original or extended due date or the date filed with the applicable tax authority.”

Raw XML AppendixShowing 400 of 1,830 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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