Civic Intelligence

Hazel Park Non-Profit Housing Corporation

EIN 38-2742861 • 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

98th percentile

2.00x

Higher debt load relative to assets than 98% of similar nonprofits.

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

Liabilities / Revenue

95th percentile

2.95x

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

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

Net Margin

67th percentile

15%

Higher net margin than 67% 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 37.9% of source-year revenue.

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

Asset Growth

26th percentile

-4.0%

Faster asset growth than 26% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2025

Revenue Growth

33rd percentile

-1.7%

Faster revenue growth than 33% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2025

Balance Sheet
Liabilities / Assets98th percentile

Assets

Down

$1,430,358

Down $121,434 (-7.8%) from 2023

Liabilities

Down

$2,863,557

Down $323,441 (-10%) from 2023

Net Assets

Up

-$1,433,199

Up $202,007 (+12%) from 2023

Operations
Liabilities / Revenue95th percentileNet Margin67th percentile

Revenue

Down

$970,246

Down $34,355 (-3.4%) from 2023

Expenses

Down

$828,565

Down $122,666 (-13%) from 2023

Net Income

Up

$141,681

Up $88,311 (+165%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth26th percentile

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

$6.0M$4.0M$2.0M$0-$2.0M-$4.0MAssets 2011: $2,004,688Liabilities 2011: $4,053,658Net Assets 2011: -$2,048,9702011Assets 2012: $1,890,454Liabilities 2012: $4,022,515Net Assets 2012: -$2,132,0612012Assets 2013: $1,760,570Liabilities 2013: $3,953,249Net Assets 2013: -$2,192,6792013Assets 2014: $1,710,552Liabilities 2014: $3,899,686Net Assets 2014: -$2,189,1342014Assets 2015: $1,754,381Liabilities 2015: $3,901,040Net Assets 2015: -$2,146,6592015Assets 2016: $1,650,270Liabilities 2016: $3,753,844Net Assets 2016: -$2,103,5742016Assets 2017: $1,639,354Liabilities 2017: $3,663,940Net Assets 2017: -$2,024,5862017Assets 2018: $1,652,033Liabilities 2018: $3,579,522Net Assets 2018: -$1,927,4892018Assets 2019: $1,689,875Liabilities 2019: $3,541,381Net Assets 2019: -$1,851,5062019Assets 2020: $1,611,400Liabilities 2020: $3,398,236Net Assets 2020: -$1,786,8362020Assets 2021: $1,579,323Liabilities 2021: $3,335,231Net Assets 2021: -$1,755,9082021Assets 2022: $1,693,734Liabilities 2022: $3,382,310Net Assets 2022: -$1,688,5762022Assets 2023: $1,551,792Liabilities 2023: $3,186,998Net Assets 2023: -$1,635,2062023Assets 2025: $1,430,358Liabilities 2025: $2,863,557Net Assets 2025: -$1,433,1992025

Highlighted filing

2025

Assets$1,430,358
Liabilities$2,863,557
Net Assets-$1,433,199
Open 2025 Filing

Operations Trend

Revenue Growth33rd percentile

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

$1.5M$1.0M$500K$0-$500KExpenses 2011: $705,5112011Expenses 2012: $826,8672012Revenue 2013: $750,852Expenses 2013: $811,470Net Income 2013: -$60,6182013Revenue 2014: $788,376Expenses 2014: $784,831Net Income 2014: $3,5452014Revenue 2015: $818,468Expenses 2015: $775,993Net Income 2015: $42,4752015Revenue 2016: $791,946Expenses 2016: $748,861Net Income 2016: $43,0852016Revenue 2017: $798,402Expenses 2017: $719,414Net Income 2017: $78,9882017Revenue 2018: $863,019Expenses 2018: $765,922Net Income 2018: $97,0972018Revenue 2019: $918,102Expenses 2019: $842,119Net Income 2019: $75,9832019Revenue 2020: $897,019Expenses 2020: $832,349Net Income 2020: $64,6702020Revenue 2021: $888,269Expenses 2021: $857,341Net Income 2021: $30,9282021Revenue 2022: $981,230Expenses 2022: $913,898Net Income 2022: $67,3322022Revenue 2023: $1,004,601Expenses 2023: $951,231Net Income 2023: $53,3702023Revenue 2025: $970,246Expenses 2025: $828,565Net Income 2025: $141,6812025

Highlighted filing

2025

Revenue$970,246
Expenses$828,565
Net Income$141,681
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
$1,430,358
Liabilities
$2,863,557
Net assets
-$1,433,199
Revenue
$970,246
Expenses
$828,565
Net income
$141,681
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.43$2.86$1.43$0.97$0.83$0.14
2023Detailed filing. Detailed filing data is available for this year.$1.55$3.19$1.64$1.00$0.95$0.05
2022Detailed filing. Detailed filing data is available for this year.$1.69$3.38$1.69$0.98$0.91$0.07
2021Detailed filing. Detailed filing data is available for this year.$1.58$3.34$1.76$0.89$0.86$0.03
2020Detailed filing. Detailed filing data is available for this year.$1.61$3.40$1.79$0.90$0.83$0.06
2019Detailed filing. Detailed filing data is available for this year.$1.69$3.54$1.85$0.92$0.84$0.08
2018Detailed filing. Detailed filing data is available for this year.$1.65$3.58$1.93$0.86$0.77$0.10
2017Detailed filing. Detailed filing data is available for this year.$1.64$3.66$2.02$0.80$0.72$0.08
2016Detailed filing. Detailed filing data is available for this year.$1.65$3.75$2.10$0.79$0.75$0.04
2015Detailed filing. Detailed filing data is available for this year.$1.75$3.90$2.15$0.82$0.78$0.04
2014Detailed filing. Detailed filing data is available for this year.$1.71$3.90$2.19$0.79$0.78$0.00
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.76$3.95$2.19$0.75$0.81$0.06
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.89$4.02$2.13$0.83
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.00$4.05$2.05$0.71
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
$970,246
Mission and Program Overview

Mission

To provide housing facilities for low income senior citizens.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,026,570$980,414▼ $46,156
Investments Program Related$320,694$299,556▼ $21,138
Accounts Receivable$37,728$54,934▲ $17,206
Intangible Assets$56,128$52,826▼ $3,302
Prepaid Expenses and Deferred Charges$18,010$20,232▲ $2,222
Cash and Non-Interest-Bearing Accounts$32,997$1,988▼ $31,009
Total Assets$1,510,534$1,430,358▼ $80,176
Other Assets Total$18,407$20,408▲ $2,001
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,873,968$2,740,388▼ $133,580
Accounts Payable and Accrued Expenses$170,952$89,294▼ $81,658
Other Liabilities$32,745$25,371▼ $7,374
Deferred Revenue$7,749$8,504▲ $755
Total Liabilities$3,085,414$2,863,557▼ $221,857
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-1,574,880$-1,433,199▲ $141,681
Total Net Assets Fund Balance$-1,574,880$-1,433,199▲ $141,681
Total Liabilities and Net Assets / Fund Balance$1,510,534$1,430,358▼ $80,176

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$842,180$2,755,790$3,597,970
Equipment$14,734$107,440$122,174
Leasehold Improvements$45,399$38,010$83,409
Land$78,101-$78,101
Investment Program Related Org$18,987--
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
$664,285
Program Service Revenue
$301,166
Investment Income
$677
Other Revenue
$4,118
Change in Net Assets
$141,681

Audited Revenue Reconciliation

Revenue per Audited Statements
$970,246
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$970,246
Total Revenue per Form 990
$970,246
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$828,565
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$290,431--$290,431
Depreciation Depletion$99,961--$99,961
Other Expenses$38,376$57,302-$95,678
Interest$71,297--$71,297
Insurance$62,112--$62,112
Fees for Services Management-$42,787-$42,787
Office Expenses-$33,381-$33,381
Fees for Services Accounting-$15,804-$15,804
Fees for Services Legal-$3,504-$3,504
Advertising-$1,290-$1,290
Conferences and Meetings-$394-$394
Total Functional Expenses$674,103$154,462$0$828,565

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$828,565
Total Expenses per Audited Statements$828,565
Total Expenses per Form 990$828,565
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$13,186
Accrued Mgmt Fee Payable$10,698
Residual Rcpts Avail for Recapture$1,487
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
Hazel Park Non-profit Housing
EIN
38-2742861
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
1987
Legal Domicile
Mi
Voting Board Members
10
Independent Board Members
10
Employees
0
Volunteers
9

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 1,795 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/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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IRS990ScheduleA/Form990ScheduleAPartVIGrp/ExplanationTxt0MISCELLANEOUS INCOME CONSISTS OF LAUNDRY, VENDING CHARGES, AND OTHER INCOME ITEMS FOR SERVICES PROVIDED FOR THE CONVENIENCE OF THE TENANTS.
IRS990ScheduleA/Form990ScheduleAPartVIGrp/FormAndLineReferenceDesc0SCHEDULE A, PART III, LINE 12:
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IRS990ScheduleA/GrossReceiptsAdmissionsGrp/TotalAmt01290163
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