Civic Intelligence

Flat Rock Non-Profit Housing Corporation

EIN 38-2806229 • 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

95th percentile

1.27x

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

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

Liabilities / Revenue

95th percentile

3.02x

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

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

Net Margin

65th percentile

13%

Higher net margin than 65% 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 29.7% of source-year revenue.

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

Asset Growth

24th percentile

-4.7%

Faster asset growth than 24% of similar nonprofits.

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

Revenue Growth

48th percentile

5.8%

Faster revenue growth than 48% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets95th percentile

Assets

Down

$2,957,397

Down $146,359 (-4.7%) from 2024

Liabilities

Down

$3,746,024

Down $309,809 (-7.6%) from 2024

Net Assets

Up

-$788,627

Up $163,450 (+17%) from 2024

Operations
Liabilities / Revenue95th percentileNet Margin65th percentile

Revenue

Up

$1,238,715

Up $68,162 (+5.8%) from 2024

Expenses

Down

$1,075,265

Down $30,122 (-2.7%) from 2024

Net Income

Up

$163,450

Up $98,284 (+151%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth24th percentile

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

$6.0M$4.0M$2.0M$0-$2.0M-$4.0MAssets 2011: $2,957,513Liabilities 2011: $5,269,232Net Assets 2011: -$2,311,7192011Assets 2012: $2,874,647Liabilities 2012: $5,208,727Net Assets 2012: -$2,334,0802012Assets 2013: $2,763,715Liabilities 2013: $5,143,868Net Assets 2013: -$2,380,1532013Assets 2014: $2,757,423Liabilities 2014: $5,074,035Net Assets 2014: -$2,316,6122014Assets 2015: $2,797,220Liabilities 2015: $4,991,734Net Assets 2015: -$2,194,5142015Assets 2016: $2,851,977Liabilities 2016: $4,907,976Net Assets 2016: -$2,055,9992016Assets 2017: $2,877,331Liabilities 2017: $4,801,822Net Assets 2017: -$1,924,4912017Assets 2018: $2,946,074Liabilities 2018: $4,671,913Net Assets 2018: -$1,725,8392018Assets 2019: $3,012,737Liabilities 2019: $4,589,055Net Assets 2019: -$1,576,3182019Assets 2020: $3,020,334Liabilities 2020: $4,433,498Net Assets 2020: -$1,413,1642020Assets 2021: $3,122,652Liabilities 2021: $4,359,517Net Assets 2021: -$1,236,8652021Assets 2022: $3,073,186Liabilities 2022: $4,173,196Net Assets 2022: -$1,100,0102022Assets 2023: $3,120,663Liabilities 2023: $4,137,906Net Assets 2023: -$1,017,2432023Assets 2024: $3,103,756Liabilities 2024: $4,055,833Net Assets 2024: -$952,0772024Assets 2025: $2,957,397Liabilities 2025: $3,746,024Net Assets 2025: -$788,6272025

Highlighted filing

2025

Assets$2,957,397
Liabilities$3,746,024
Net Assets-$788,627
Open 2025 Filing

Operations Trend

Revenue Growth48th percentile

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

$1.5M$1.0M$500K$0-$500KExpenses 2011: $952,0342011Expenses 2012: $985,7692012Revenue 2013: $939,445Expenses 2013: $985,518Net Income 2013: -$46,0732013Revenue 2014: $1,038,703Expenses 2014: $975,162Net Income 2014: $63,5412014Revenue 2015: $1,050,586Expenses 2015: $928,488Net Income 2015: $122,0982015Revenue 2016: $1,051,475Expenses 2016: $912,960Net Income 2016: $138,5152016Revenue 2017: $1,062,273Expenses 2017: $930,765Net Income 2017: $131,5082017Revenue 2018: $1,070,716Expenses 2018: $872,064Net Income 2018: $198,6522018Revenue 2019: $1,086,847Expenses 2019: $937,326Net Income 2019: $149,5212019Revenue 2020: $1,111,265Expenses 2020: $948,111Net Income 2020: $163,1542020Revenue 2021: $1,132,237Expenses 2021: $955,938Net Income 2021: $176,2992021Revenue 2022: $1,128,686Expenses 2022: $991,831Net Income 2022: $136,8552022Revenue 2023: $1,111,490Expenses 2023: $1,028,723Net Income 2023: $82,7672023Revenue 2024: $1,170,553Expenses 2024: $1,105,387Net Income 2024: $65,1662024Revenue 2025: $1,238,715Expenses 2025: $1,075,265Net Income 2025: $163,4502025

Highlighted filing

2025

Revenue$1,238,715
Expenses$1,075,265
Net Income$163,450
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
$2,957,397
Liabilities
$3,746,024
Net assets
-$788,627
Revenue
$1,238,715
Expenses
$1,075,265
Net income
$163,450
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.96$3.75$0.79$1.24$1.08$0.16
2024XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.10$4.06$0.95$1.17$1.11$0.07
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.12$4.14$1.02$1.11$1.03$0.08
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.07$4.17$1.10$1.13$0.99$0.14
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.12$4.36$1.24$1.13$0.96$0.18
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.02$4.43$1.41$1.11$0.95$0.16
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.01$4.59$1.58$1.09$0.94$0.15
2018Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.95$4.67$1.73$1.07$0.87$0.20
2017Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.88$4.80$1.92$1.06$0.93$0.13
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.85$4.91$2.06$1.05$0.91$0.14
2015XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.80$4.99$2.19$1.05$0.93$0.12
2014Detailed filing. Detailed filing data is available for this year.$2.76$5.07$2.32$1.04$0.98$0.06
2013XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.76$5.14$2.38$0.94$0.99$0.05
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.87$5.21$2.33$0.99
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.96$5.27$2.31$0.95
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Oct 2, 2025
Return Version
2024v5.2
Gross Receipts
$1,238,715
Mission and Program Overview

Mission

To provide housing facilities for low income senior citizens.

Balance Sheet Detail
LineBeginningEndChange
Assets
Investments Program Related$1,758,260$1,669,301▼ $88,959
Land, Buildings, and Equipment, Net$1,175,392$1,041,989▼ $133,403
Cash and Non-Interest-Bearing Accounts$50,050$80,258▲ $30,208
Intangible Assets$63,638$59,984▼ $3,654
Accounts Receivable$17,040$45,305▲ $28,265
Prepaid Expenses and Deferred Charges$18,828$19,134▲ $306
Total Assets$3,103,756$2,957,397▼ $146,359
Other Assets Total$20,548$41,426▲ $20,878
Liabilities
Mortgage Notes Payable Secured by Investment Property$3,816,479$3,664,403▼ $152,076
Accounts Payable and Accrued Expenses$179,093$42,025▼ $137,068
Other Liabilities$49,969$27,977▼ $21,992
Deferred Revenue$10,292$11,619▲ $1,327
Total Liabilities$4,055,833$3,746,024▼ $309,809
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-952,077$-788,627▲ $163,450
Total Net Assets Fund Balance$-952,077$-788,627▲ $163,450
Total Liabilities and Net Assets / Fund Balance$3,103,756$2,957,397▼ $146,359

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$656,914$3,870,453$4,527,367
Equipment$288,759$56,317$345,076
Leasehold Improvements$96,316$105,347$201,663
Investment Program Related Org$25,818--
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
$796,707
Program Service Revenue
$432,211
Investment Income
$1,840
Other Revenue
$7,957
Change in Net Assets
$163,450

Audited Revenue Reconciliation

Revenue per Audited Statements
$1,238,715
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$1,238,715
Total Revenue per Form 990
$1,238,715
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,075,265
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$343,788--$343,788
Depreciation Depletion$164,658--$164,658
Interest$155,937--$155,937
Insurance$79,847--$79,847
Other Expenses$68,944$85,240-$68,944
Fees for Services Management-$63,511-$63,511
Office Expenses-$45,081-$45,081
Fees for Services Accounting-$20,115-$20,115
Advertising-$8,147-$8,147
Fees for Services Legal-$858-$858
Total Functional Expenses$852,313$222,952$0$1,075,265

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$1,075,265
Total Expenses per Audited Statements$1,075,265
Total Expenses per Form 990$1,075,265
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$20,602
Accrued Mgmt Fee Payable$5,307
Residual Rcpts Avail for Recapture$2,068
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
Flat Rock Non-profit Housing Corporation
EIN
38-2806229
Phone
5867539002
Address
8425 E TWELVE MILE ROAD, WARREN, MI 48093

Signing Officer

Name
Cindy Lamb
Title
Assistant Treasurer
Phone
5867539002
Signed
2025-10-02
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Cindy Lamb
Formed
1986
Legal Domicile
Mi
Voting Board Members
10
Independent Board Members
10
Employees
0
Volunteers
7

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 1,807 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.

Path#Value
IRS990/AccountantCompileOrReviewInd00
IRS990/AccountsPayableAccrExpnssGrp/BOYAmt0179093
IRS990/AccountsPayableAccrExpnssGrp/EOYAmt042025
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IRS990/ActivitiesConductedPrtshpInd00
IRS990/ActivityOrMissionDesc0TO PROVIDE HOUSING FACILITIES FOR LOW INCOME SENIOR CITIZENS.
IRS990/AdvertisingGrp/ManagementAndGeneralAmt08147
IRS990/AdvertisingGrp/TotalAmt08147
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IRS990/BooksInCareOfDetail/PersonNm0CINDY LAMB
IRS990/BooksInCareOfDetail/PhoneNum05867539002
IRS990/BooksInCareOfDetail/USAddress/AddressLine1Txt08425 E TWELVE MILE ROAD
IRS990/BooksInCareOfDetail/USAddress/CityNm0WARREN
IRS990/BooksInCareOfDetail/USAddress/StateAbbreviationCd0MI
IRS990/BooksInCareOfDetail/USAddress/ZIPCd048093
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IRS990/ChangeToOrgDocumentsInd00
IRS990/CntrctRcvdGreaterThan100KCnt00
IRS990/CollectionsOfArtInd00
IRS990/CompensationFromOtherSrcsInd00
IRS990/CompensationProcessCEOInd01
IRS990/CompensationProcessOtherInd00
IRS990/ConflictOfInterestPolicyInd01
IRS990/ConservationEasementsInd00
IRS990/ConsolidatedAuditFinclStmtInd01
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IRS990/DepreciationDepletionGrp/TotalAmt0164658
IRS990/Desc0FLAT ROCK NON-PROFIT HOUSING CORPORATION, IS A MICHIGAN NON-PROFIT HOUSING CORPORATION ORGANIZED ON A NON-STOCK BASIS BY COOPERATIVE SERVICES, INC., A MICHIGAN NON-PROFIT COOPERATIVE. THE CORPORATION WAS FORMED IN DECEMBER 1986 TO ACQUIRE AN INTEREST IN REAL PROPERTY LOCATED IN FLAT ROCK, MICHIGAN AND TO CONSTRUCT AND OPERATE THEREON AN APARTMENT PROJECT OF 96 UNITS. THE HOUSING IS PROVIDED TO LOW INCOME SENIORS IN COOPERATION WITH THE US DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT.
IRS990/DescribedInSection501c3Ind01
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IRS990/EmployeeCnt00
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IRS990/FeesForServicesAccountingGrp/TotalAmt020115
IRS990/FeesForServicesLegalGrp/ManagementAndGeneralAmt0858
IRS990/FeesForServicesLegalGrp/TotalAmt0858
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IRS990/FeesForServicesManagementGrp/TotalAmt063511
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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/FormAndLineReferenceDesc0SCHEDULE A, PART III, LINE 12:
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IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus3YearsAmt0348609

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