Civic Intelligence

New Horizons Non-Profit Apartments Inc

EIN 38-2476812 • 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

96th percentile

1.29x

Higher debt load relative to assets than 96% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Liabilities / Revenue

95th percentile

2.99x

Higher debt load relative to revenue than 95% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Net Margin

61st percentile

10%

Higher net margin than 61% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Top Officer Pay

96th percentile

$368,043

Higher top officer pay than 96% of similar nonprofits.

Top officer pay equals 24.2% of source-year revenue.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Asset Growth

24th percentile

-5.0%

Faster asset growth than 24% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Revenue Growth

46th percentile

4.9%

Faster revenue growth than 46% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets96th percentile

Assets

Down

$3,509,315

Down $186,017 (-5.0%) from 2024

Liabilities

Down

$4,539,814

Down $340,394 (-7.0%) from 2024

Net Assets

Up

-$1,030,499

Up $154,377 (+13%) from 2024

Operations
Liabilities / Revenue95th percentileNet Margin61st percentile

Revenue

Up

$1,520,163

Up $71,470 (+4.9%) from 2024

Expenses

Up

$1,365,786

Up $103,226 (+8.2%) from 2024

Net Income

Down

$154,377

Down $31,756 (-17%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth24th percentile

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

$10M$5.0M$0-$5.0MAssets 2011: $3,960,280Liabilities 2011: $6,548,728Net Assets 2011: -$2,588,4482011Assets 2012: $4,094,048Liabilities 2012: $6,496,066Net Assets 2012: -$2,402,0182012Assets 2013: $4,460,484Liabilities 2013: $6,380,902Net Assets 2013: -$1,920,4182013Assets 2014: $4,337,383Liabilities 2014: $6,284,390Net Assets 2014: -$1,947,0072014Assets 2015: $4,313,053Liabilities 2015: $6,210,276Net Assets 2015: -$1,897,2232015Assets 2016: $4,257,197Liabilities 2016: $6,147,575Net Assets 2016: -$1,890,3782016Assets 2017: $4,205,447Liabilities 2017: $6,104,915Net Assets 2017: -$1,899,4682017Assets 2018: $3,959,946Liabilities 2018: $5,809,129Net Assets 2018: -$1,849,1832018Assets 2019: $3,912,681Liabilities 2019: $5,708,278Net Assets 2019: -$1,795,5972019Assets 2020: $3,776,407Liabilities 2020: $5,499,596Net Assets 2020: -$1,723,1892020Assets 2021: $3,615,040Liabilities 2021: $5,341,013Net Assets 2021: -$1,725,9732021Assets 2022: $3,685,207Liabilities 2022: $5,342,309Net Assets 2022: -$1,657,1022022Assets 2023: $3,682,306Liabilities 2023: $5,053,315Net Assets 2023: -$1,371,0092023Assets 2024: $3,695,332Liabilities 2024: $4,880,208Net Assets 2024: -$1,184,8762024Assets 2025: $3,509,315Liabilities 2025: $4,539,814Net Assets 2025: -$1,030,4992025

Highlighted filing

2025

Assets$3,509,315
Liabilities$4,539,814
Net Assets-$1,030,499
Open 2025 Filing

Operations Trend

Revenue Growth46th percentile

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

$2.0M$1.5M$1.0M$500K$0-$500KExpenses 2011: $1,216,8942011Expenses 2012: $1,206,5842012Revenue 2013: $1,691,126Expenses 2013: $1,209,526Net Income 2013: $481,6002013Revenue 2014: $1,184,766Expenses 2014: $1,211,355Net Income 2014: -$26,5892014Revenue 2015: $1,190,215Expenses 2015: $1,140,431Net Income 2015: $49,7842015Revenue 2016: $1,199,199Expenses 2016: $1,192,354Net Income 2016: $6,8452016Revenue 2017: $1,224,586Expenses 2017: $1,233,676Net Income 2017: -$9,0902017Revenue 2018: $1,232,584Expenses 2018: $1,182,299Net Income 2018: $50,2852018Revenue 2019: $1,261,816Expenses 2019: $1,208,230Net Income 2019: $53,5862019Revenue 2020: $1,274,040Expenses 2020: $1,201,632Net Income 2020: $72,4082020Revenue 2021: $1,286,692Expenses 2021: $1,289,476Net Income 2021: -$2,7842021Revenue 2022: $1,332,378Expenses 2022: $1,263,507Net Income 2022: $68,8712022Revenue 2023: $1,404,795Expenses 2023: $1,118,702Net Income 2023: $286,0932023Revenue 2024: $1,448,693Expenses 2024: $1,262,560Net Income 2024: $186,1332024Revenue 2025: $1,520,163Expenses 2025: $1,365,786Net Income 2025: $154,3772025

Highlighted filing

2025

Revenue$1,520,163
Expenses$1,365,786
Net Income$154,377
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$3,509,315
Liabilities
$4,539,814
Net assets
-$1,030,499
Revenue
$1,520,163
Expenses
$1,365,786
Net income
$154,377
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.51$4.54$1.03$1.52$1.37$0.15
2024Detailed filing. Detailed filing data is available for this year.$3.70$4.88$1.18$1.45$1.26$0.19
2023Detailed filing. Detailed filing data is available for this year.$3.68$5.05$1.37$1.40$1.12$0.29
2022Detailed filing. Detailed filing data is available for this year.$3.69$5.34$1.66$1.33$1.26$0.07
2021Detailed filing. Detailed filing data is available for this year.$3.62$5.34$1.73$1.29$1.29$0.00
2020Detailed filing. Detailed filing data is available for this year.$3.78$5.50$1.72$1.27$1.20$0.07
2019Detailed filing. Detailed filing data is available for this year.$3.91$5.71$1.80$1.26$1.21$0.05
2018Detailed filing. Detailed filing data is available for this year.$3.96$5.81$1.85$1.23$1.18$0.05
2017Detailed filing. Detailed filing data is available for this year.$4.21$6.10$1.90$1.22$1.23$0.01
2016Detailed filing. Detailed filing data is available for this year.$4.26$6.15$1.89$1.20$1.19$0.01
2015Detailed filing. Detailed filing data is available for this year.$4.31$6.21$1.90$1.19$1.14$0.05
2014Detailed filing. Detailed filing data is available for this year.$4.34$6.28$1.95$1.18$1.21$0.03
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.46$6.38$1.92$1.69$1.21$0.48
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.09$6.50$2.40$1.21
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.96$6.55$2.59$1.22
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Oct 6, 2025
Return Version
2024v5.2
Gross Receipts
$1,520,163
Mission and Program Overview

Mission

To provide housing facilities for low income senior citizens.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$2,511,262$2,329,137▼ $182,125
Investments Program Related$966,596$947,584▼ $19,012
Cash and Non-Interest-Bearing Accounts$100,734$110,456▲ $9,722
Intangible Assets$60,246$56,703▼ $3,543
Prepaid Expenses and Deferred Charges$30,627$37,141▲ $6,514
Accounts Receivable$6,009$6,559▲ $550
Total Assets$3,695,332$3,509,315▼ $186,017
Other Assets Total$19,858$21,735▲ $1,877
Liabilities
Mortgage Notes Payable Secured by Investment Property$4,663,735$4,453,300▼ $210,435
Accounts Payable and Accrued Expenses$185,974$47,892▼ $138,082
Other Liabilities$23,028$26,931▲ $3,903
Deferred Revenue$7,471$11,691▲ $4,220
Total Liabilities$4,880,208$4,539,814▼ $340,394
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-1,184,876$-1,030,499▲ $154,377
Total Net Assets Fund Balance$-1,184,876$-1,030,499▲ $154,377
Total Liabilities and Net Assets / Fund Balance$3,695,332$3,509,315▼ $186,017

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,961,686$5,180,561$7,142,247
Leasehold Improvements$200,445$95,820$296,265
Land$129,957-$129,957
Equipment$37,049$40,734$77,783
Investment Program Related Org$33,558--
Compensation and Service Providers
Top Officer Pay96th 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
Revenue and Support

Revenue Composition

Contributions and Grants
$1,063,266
Program Service Revenue
$444,284
Investment Income
$1,582
Other Revenue
$11,031
Change in Net Assets
$154,377

Audited Revenue Reconciliation

Revenue per Audited Statements
$1,520,163
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$1,520,163
Total Revenue per Form 990
$1,520,163
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,365,786
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$486,127--$486,127
Depreciation Depletion$227,806--$227,806
Interest$124,845--$124,845
Insurance$111,200--$111,200
Other Expenses$93,951$105,598-$93,951
Fees for Services Management-$89,819-$89,819
Office Expenses-$30,734-$30,734
Fees for Services Accounting-$24,035-$24,035
Advertising-$1,838-$1,838
Total Functional Expenses$1,113,762$252,024$0$1,365,786

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$1,365,786
Total Expenses per Audited Statements$1,365,786
Total Expenses per Form 990$1,365,786
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
Tenant Security Deposits$17,139
Accrued Mgmt Fee Payable$7,484
Residual Rcpts Avail for Recapture$2,308
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
New Horizons Non-profit Apartments Inc
EIN
38-2476812
Phone
5867539002
Address
8425 E TWELVE MILE ROAD, WARREN, MI 48093

Signing Officer

Name
Cindy Lamb
Title
Assistant Treasurer
Phone
5867539002
Signed
2025-10-06
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Cindy Lamb
Formed
1983
Legal Domicile
Mi
Voting Board Members
10
Independent Board Members
10
Employees
0
Volunteers
18

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 the 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 1,800 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/Form990PartVIISectionAGrp/PersonNm3SHIRLEY MORELAND
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IRS990/Form990PartVIISectionAGrp/PersonNm5ANNE SACKRISON
IRS990/Form990PartVIISectionAGrp/PersonNm6GERALD MAHOM JR
IRS990/Form990PartVIISectionAGrp/PersonNm7DEANIE ROBINSON
IRS990/Form990PartVIISectionAGrp/PersonNm8GLORIA HARRIS
IRS990/Form990PartVIISectionAGrp/PersonNm9CATHERINE POWELL
IRS990/Form990PartVIISectionAGrp/PersonNm10ETHEL YOUNG
IRS990/Form990PartVIISectionAGrp/PersonNm11GINA CARTER
IRS990/Form990PartVIISectionAGrp/PersonNm12DARLA HUTTINGER
IRS990/Form990PartVIISectionAGrp/PersonNm13MARGUERITE D ANGELO
IRS990/Form990PartVIISectionAGrp/PersonNm14DIANE SMITH
IRS990/Form990PartVIISectionAGrp/PersonNm15MEL HUDSON
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IRS990/Form990PartVIISectionAGrp/PersonNm17ANNIE MITCHELL
IRS990/Form990PartVIISectionAGrp/PersonNm18GLORIA PARRIS
IRS990/Form990PartVIISectionAGrp/PersonNm19JUDY ROBERTS
IRS990/Form990PartVIISectionAGrp/PersonNm20MARIETTA MARTIN
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IRS990/Form990PartVIISectionAGrp/TitleTxt0PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt1VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt2SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt3TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt4ASSISTANT TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt5ASSISTANT SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt10DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt12REGIONAL MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt13REGIONAL MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt14NATIONAL DEVELOPMENT MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt15NATIONAL CONSTRUCTION MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt16CHIEF OPERATIONS OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt17FORMER PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt18FORMER VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt19FORMER DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt20FORMER DIRECTOR
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IRS990/FundraisingActivitiesInd00
IRS990/GamingActivitiesInd00
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IRS990/GrantsToIndividualsInd00
IRS990/GrantsToOrganizationsInd00
IRS990/GrantToRelatedPersonInd00
IRS990/GrossReceiptsAmt01520163
IRS990/GroupReturnForAffiliatesInd00
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IRS990/LocalChaptersInd00
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IRS990/MinutesOfCommitteesInd01
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IRS990/MoreThan5000KToIndividualsInd00
IRS990/MoreThan5000KToOrgInd00
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IRS990/OtherRevenueMiscGrp/BusinessCd1531110
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IRS990ScheduleA/Form990ScheduleAPartVIGrp/ExplanationTxt0MISCELLANEOUS INCOME CONSISTS OF LAUNDRY, VENDING, AND OTHER INCOME RELATED CHARGES PROVIDED FOR THE CONVENIENCE OF THE TENANTS.
IRS990ScheduleA/Form990ScheduleAPartVIGrp/FormAndLineReferenceDesc0SCHEDULE A, PART III, LINE 12:
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IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus4YearsAmt0600
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IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus1YearAmt0401129
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus2YearsAmt0357181
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus3YearsAmt0316003
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus4YearsAmt0325996
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/TotalAmt01844593
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IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus2YearsAmt0451
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus3YearsAmt0410
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus4YearsAmt0600

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