Civic Intelligence

Avalon Nonprofit Housing Corp

EIN 38-3086920 • 501(c)3 • Ann Arbor, MI

Profile

Our mission is to build healthy, safe and inclusive supportive housing communities as a long-term solution to homelessness.

1327 Jones Drive Suite 102Ann Arbor, MI 48105

www.avalonhousing.org

Siviq Scores

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

Liabilities / Assets

86th percentile

0.74x

Higher debt load relative to assets than 86% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Liabilities / Revenue

85th percentile

1.46x

Higher debt load relative to revenue than 85% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Net Margin

56th percentile

7.1%

Higher net margin than 56% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Top Officer Pay

31st percentile

$133,708

Higher top officer pay than 31% of similar nonprofits.

Top officer pay equals 1.1% of source-year revenue.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Asset Growth

84th percentile

22%

Faster asset growth than 84% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Revenue Growth

74th percentile

25%

Faster revenue growth than 74% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Assets

Up

$23,799,372

Up $4,256,224 (+22%) from 2023

Liabilities

Up

$17,605,394

Up $3,561,809 (+25%) from 2023

Net Assets

Up

$6,193,978

Up $694,415 (+13%) from 2023

Revenue

Up

$12,039,827

Up $2,395,059 (+25%) from 2023

Expenses

Up

$11,189,490

Up $1,178,621 (+12%) from 2023

Net Income

Up

$850,337

Up $1,216,438 (+332%) from 2023

Trend Graphs

Balance Sheet Trend

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

$30M$20M$10M$0Assets 2010: $7,431,198Liabilities 2010: $6,625,282Net Assets 2010: $805,9162010Assets 2011: $7,389,361Liabilities 2011: $6,375,182Net Assets 2011: $1,014,1792011Assets 2012: $7,548,602Liabilities 2012: $5,915,295Net Assets 2012: $1,633,3072012Assets 2013: $8,995,210Liabilities 2013: $6,701,985Net Assets 2013: $2,293,2252013Assets 2014: $8,745,374Liabilities 2014: $6,638,759Net Assets 2014: $2,106,6152014Assets 2015: $7,970,954Liabilities 2015: $6,444,785Net Assets 2015: $1,526,1692015Assets 2016: $9,542,243Liabilities 2016: $7,624,305Net Assets 2016: $1,917,9382016Assets 2017: $9,476,950Liabilities 2017: $8,096,306Net Assets 2017: $1,380,6442017Assets 2018: $11,603,523Liabilities 2018: $10,528,372Net Assets 2018: $1,075,1512018Assets 2019: $10,873,006Liabilities 2019: $9,294,854Net Assets 2019: $1,578,1522019Assets 2020: $14,490,415Liabilities 2020: $11,236,536Net Assets 2020: $3,253,8792020Assets 2021: $16,713,275Liabilities 2021: $11,701,647Net Assets 2021: $5,011,6282021Assets 2022: $20,179,026Liabilities 2022: $14,461,582Net Assets 2022: $5,717,4442022Assets 2023: $19,543,148Liabilities 2023: $14,043,585Net Assets 2023: $5,499,5632023Assets 2024: $23,799,372Liabilities 2024: $17,605,394Net Assets 2024: $6,193,9782024

Highlighted filing

2024

Assets$23,799,372
Liabilities$17,605,394
Net Assets$6,193,978

Operations Trend

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

$15M$10M$5.0M$0-$5.0MExpenses 2010: $2,639,0632010Expenses 2011: $1,777,3882011Expenses 2012: $1,793,8072012Revenue 2013: $2,580,496Expenses 2013: $1,934,486Net Income 2013: $646,0102013Revenue 2014: $1,753,892Expenses 2014: $1,951,258Net Income 2014: -$197,3662014Revenue 2015: $3,156,539Expenses 2015: $3,529,965Net Income 2015: -$373,4262015Revenue 2016: $5,031,680Expenses 2016: $4,776,111Net Income 2016: $255,5692016Revenue 2017: $5,165,719Expenses 2017: $5,737,289Net Income 2017: -$571,5702017Revenue 2018: $6,034,875Expenses 2018: $6,356,241Net Income 2018: -$321,3662018Revenue 2019: $7,051,981Expenses 2019: $6,542,627Net Income 2019: $509,3542019Revenue 2020: $7,416,492Expenses 2020: $6,376,002Net Income 2020: $1,040,4902020Revenue 2021: $8,949,626Expenses 2021: $7,255,891Net Income 2021: $1,693,7352021Revenue 2022: $8,635,923Expenses 2022: $7,908,866Net Income 2022: $727,0572022Revenue 2023: $9,644,768Expenses 2023: $10,010,869Net Income 2023: -$366,1012023Revenue 2024: $12,039,827Expenses 2024: $11,189,490Net Income 2024: $850,3372024

Highlighted filing

2024

Revenue$12,039,827
Expenses$11,189,490
Net Income$850,337

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$23.8$17.6$6.19$12.0$11.2$0.85
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$19.5$14.0$5.50$9.64$10.0$0.37
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$20.2$14.5$5.72$8.64$7.91$0.73
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$16.7$11.7$5.01$8.95$7.26$1.69
2020Facts available. Structured filing facts are available, but richer extracted sections are limited.$14.5$11.2$3.25$7.42$6.38$1.04
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$10.9$9.29$1.58$7.05$6.54$0.51
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$11.6$10.5$1.08$6.03$6.36$0.32
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$9.48$8.10$1.38$5.17$5.74$0.57
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$9.54$7.62$1.92$5.03$4.78$0.26
2015XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$7.97$6.44$1.53$3.16$3.53$0.37
2014XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$8.75$6.64$2.11$1.75$1.95$0.20
2013Detailed filing. Detailed filing data is available for this year.$9.00$6.70$2.29$2.58$1.93$0.65
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$7.55$5.92$1.63$1.79
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$7.39$6.38$1.01$1.78
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$7.43$6.63$0.81$2.64
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Aug 6, 2025
Return Version
2024v5.0
Gross Receipts
$12,051,151
Mission and Program Overview

Mission

The mission of avalon nonprofit housing corporation is to develop, own, and/or manage permanent leased housing that is affordable to low-income people, including those with low wage employment or on fixed incomes. Avalon nonprofit housing corporation is committed to the inclusion of persons with disabilities and special needs who are underserved in the housing market. In operating housing, avalon nonprofit housing corporation will utilize an enhanced management approach which maximizes problem solving with tenants, minimizes eviction, and ensures financial viability, property maintenance and safety. Avalon nonprofit housing corporation will seek to develop housing in a variety of locations within the cities of ann arbor and ypsilanti, and more widely in washtenaw county in response to identified needs.

Our mission is to build healthy, safe and inclusive supportive housing communities as a long-term solution to homelessness.

Balance Sheet Detail
LineBeginningEndChange
Assets
Other Notes and Loans Receivable, Net$4,637,878$7,474,415▲ $2,836,537
Land, Buildings, and Equipment, Net$6,645,092$6,602,635▼ $42,457
Accounts Receivable$2,496,111$3,682,162▲ $1,186,051
Savings and Temporary Cash Investments$2,914,041$3,013,725▲ $99,684
Investments Program Related$1,911,229$1,601,470▼ $309,759
Pledges and Grants Receivable$508,034$628,011▲ $119,977
Prepaid Expenses and Deferred Charges$224,709$265,727▲ $41,018
Intangible Assets$10,614$9,989▼ $625
Cash and Non-Interest-Bearing Accounts$6,557$5,026▼ $1,531
Total Assets$19,543,148$23,799,372▲ $4,256,224
Other Assets Total$188,883$516,212▲ $327,329
Liabilities
Mortgage Notes Payable Secured by Investment Property$10,913,767$11,824,781▲ $911,014
Other Liabilities$2,379,727$5,100,856▲ $2,721,129
Accounts Payable and Accrued Expenses$750,091$679,757▼ $70,334
Total Liabilities$14,043,585$17,605,394▲ $3,561,809
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$5,454,563$5,998,978▲ $544,415
Net Assets With Donor Restrictions$45,000$195,000▲ $150,000
Total Net Assets Fund Balance$5,499,563$6,193,978▲ $694,415
Total Liabilities and Net Assets / Fund Balance$19,543,148$23,799,372▲ $4,256,224

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$3,909,471$4,252,917$8,162,388
Leasehold Improvements$797,731$924,274$1,722,005
Other Land Buildings$965,311$240,720$1,206,031
Land$923,215-$923,215
Equipment$6,907$160,159$167,066
Investment Program Related Org$1,601,470--

Endowment Activity

PeriodBeginningContrib.Gain/LossOther UsesEnd
2024$144,570-▲ $15,028$6,484$153,114
2023$135,593-▲ $15,321$6,344$144,570
2022$160,675-▼ $18,883$6,199$135,593
2021$149,002$50▲ $17,231$5,608$160,675
2020$132,700-▲ $16,302-$149,002
Compensation and Service Providers

Employees

NameTitleFull / Part TimeBaseOtherTotal
Wendy Carty-saxonDirector ofFT$112,764$20,944$133,708
Aaron CooperExecutive DiFT$129,764$3,927$133,691
Molly SmithDirector ofFT$107,250$8,125$115,375
Michael GouldDirector ofFT$102,507$5,408$107,915
Aubrey PatinoFormer ExecuFT$39,490$410$39,900

Board Members and Trustees

NameTitle
Jeremy LapedisPresident
Alex ThomasTrustee
Allan NewmanTrustee
Ashley BlakeTrustee
Barbara KesslerTrustee
Greg CoppTrustee
Kelly MooreTrustee
Leroy DavisTrustee
Ryan HenyardTrustee
Linda RexerSecretary
Gary BruderTreasurer
Crystal CampbellVice Preside
Revenue and Support

Revenue Composition

Contributions and Grants
$7,103,290
Program Service Revenue
$4,837,840
Investment Income
$99,004
Other Revenue
$-307
All Other Contributions
$1,151,567
Change in Net Assets
$850,337
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Salaries, Compensation, and Employee Benefits$6,977,616
Other Expenses$4,211,874
Total Fundraising Expense$245,417
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$4,690,484$349,511$149,599$5,189,594
Other Employee Benefits$1,006,571$133,475$14,799$1,154,845
Fees for Services Other$904,542$100,937-$1,005,479
Other Expenses$784,770--$784,770
Payments to Affiliates$513,605--$513,605
Office Expenses$432,026$70,802$10,294$513,122
Payroll Taxes$409,926$38,333$15,665$463,924
Occupancy$366,262$56,429$6,277$428,968
Depreciation Depletion$400,683$1,016-$401,699
Information Technology$117,259$88,903$9,644$215,806
Current Officers, Directors, Trustees, and Key Employees$48,915$83,314$37,024$169,253
Insurance$83,197$23,647-$106,844
Travel$67,612$1,422$420$69,454
Interest$53,531--$53,531
Fees for Services Legal$10,901$30,234-$41,135
Fees for Services Accounting-$38,800-$38,800
Conferences and Meetings$10,887$16,210$1,695$28,792
Advertising$387$9,482-$9,869
Total Functional Expenses$9,901,558$1,042,515$245,417$11,189,490
Fundraising, Events, and Gaming
Fundraising activities
Yes
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Direct Expenses$11,324
Fundraising Gross Income$1,709
Professional Fundraising Fees$0

Fundraising Events

EventGross ReceiptsGross RevenueDirect ExpensesNet Income
Home for Good E$152,761$1,709$2,569$-860
Total Events$152,761$1,709$11,324$-9,615
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
No
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Deferred Revenue$4,434,583
Lease Liability Under Opeating Lease$516,212
Prepaid Rent$93,892
Security Deposits Payable$56,138
Other Payables$31
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
Yes
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, Page 6, Part VI, Line 2

Avalion second avalon second president secretary board members

Form 990, Page 6, Part VI, Line 11B

Finance committee, executive director and director of finance review 990 and approve for forwarding to full board for review and approval.

Form 990, Page 6, Part VI, Line 12C

Annual signed restatement of policy by board members. Board members with conflicts disclose and abstain from voting on issue.

Form 990, Page 6, Part VI, Line 15A

The board annually reviews performance and compensation of top paid employees against 990 information from similar organizations and information from public sources.

Form 990, Page 6, Part VI, Line 15B

The board annually reviews performance and compensation of officers and key employees against 990 information from similar organizations and information from public sources.

Form 990, Page 6, Part VI, Line 19

The organization governing documents, policies, and financial statements are available upon request at the finance department office.

Filing and Contact Details

Filer

Filer Name
Avalon Nonprofit Housing
EIN
38-3086920
Phone
7346635858
Address
1327 JONES DRIVE SUITE 102, ANN ARBOR, MI 48105
Doing Business As
Avalon Housing Inc

Signing Officer

Name
Aaron Cooper
Title
Executive Director
Phone
0734663585
Signed
2025-08-06
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Aaron Cooper
Formed
1992
Legal Domicile
Mi
Voting Board Members
12
Independent Board Members
12
Employees
156
Volunteers
72

Preparer

Firm
Polk and Associates Plc
Address
27365 HARPER AVE, SAINT CLAIR SHORES, MI 48081-1920
Preparer
Daniel Perlin
Phone
2486425700
Supplemental Narrative

Additional Explanations

Form 990, Page 2, Part III, Line 4B

1. Supportive services: provides case management and support coordination catered to adults and families who have experienced or are currently experiencing homelessness through housing stabilization, goal planning, systems advocacy, and crisis intervention for people living on avalon properties, in addition to providing housing alternatives with affordable housing partners and in the private landlord market. These teams travel across the county on a daily basis to meet clients in their homes in order to provide individualized care that includes housing stabilization, goal planning, crisis intervention, substance abuse recovery support, and medical case management assistance. 2. Miller manor services: provides comprehensive on-site services to adults in a large single-site development owned and managed by the ann arbor housing commission. Our diverse staff at miller manor manage a front desk area on a 24/7 basis, coordinate a food pantry on-site, practice harm reduction with tenants, provide transportation when needed, and coordinate support and social groups - such as group lunches, art groups, and 12-step meetings - within the building. Additionally, a home health aide and physician are available on-site to miller manor tenants to support improved health outcomes. 3. 411 n. Ashley house services: provides comprehensive on-site services to adults with significant physical and behavioral health needs. Medication management is a critical component to services received. Our staff at n. Ashley house are responsible for managing the agency-wide emergency telephone line so that avalon tenants always have someone to turn to. Additionally, in-home chore support services and meal services are offered to tenants. The home is staffed on a 24/7 basis. 4. Community building services: avalon's unique community building team believes a sense of community is integral to housing stability. This team creates and offers opportunities for tenants to engage with their neighbors and other community members. The community building team hosts weekly food pantries, plans annual events for tenants, and supports and empowers our tenant leadership council. Community centers are available to tenants for homework, computer and internet usage, copying/scanning/printing, community gatherings, and more. 5. Outreach services: provides rapid rehousing and assertive housing-first based community outreach and case management to individuals who experience chronic homelessness. The team's main objectives are to assist clients in the private landlord market with obtaining and maintaining housing, help clients achieve medical and financial stability, and connect clients with community resources. Avalon's outreach team also collaborates with partner organizations to house chronically homeless individuals.

Financial Statement Notes

Schedule D, Page 2, Part V, Line 4

The endowment fund is established to generate investment income for use by the organization to fund its supportive housing program.

Schedule D, Page 3, Part X

The organization is exempt from income tax under provisions of internal revenue code section 501(c)(3). No provision has been made in the financial statements for income taxes for the partnership because, as a partnership, all income and expenses are allocated to the partners for inclusion on their respective income tax returns. Management has analyzed the tax positions of the organization and has concluded that as of december 31, 2024, there are no uncertain tax positions taken or expected to be taken that would require recognition of a liability of disclosure in the consolidated financial statements. Management believes that it would not be subject to any income tax examinations for years prior to 2021.

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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/ProgSrvcAccomActy2Grp/Desc01. SUPPORTIVE SERVICES: PROVIDES CASE MANAGEMENT AND SUPPORT COORDINATION CATERED TO ADULTS AND FAMILIES WHO HAVE EXPERIENCED OR ARE CURRENTLY EXPERIENCING HOMELESSNESS THROUGH HOUSING STABILIZATION, GOAL PLANNING, SYSTEMS ADVOCACY, AND CRISIS INTERVENTION FOR PEOPLE LIVING ON AVALON PROPERTIES, IN ADDITION TO PROVIDING HOUSING ALTERNATIVES WITH AFFORDABLE HOUSING PARTNERS AND IN THE PRIVATE LANDLORD MARKET. THESE TEAMS TRAVEL ACROSS THE COUNTY ON A DAILY BASIS TO MEET CLIENTS IN THEIR HOMES IN ORDER TO PROVIDE INDIVIDUALIZED CARE THAT INCLUDES HOUSING STABILIZATION, GOAL PLANNING, CRISIS INTERVENTION, SUBSTANCE ABUSE RECOVERY SUPPORT, AND MEDICAL CASE MANAGEMENT ASSISTANCE. 2. MILLER MANOR SERVICES: PROVIDES COMPREHENSIVE ON-SITE SERVICES TO ADULTS IN A LARGE SINGLE-SITE DEVELOPMENT OWNED AND MANAGED BY THE ANN ARBOR HOUSING COMMISSION. OUR DIVERSE STAFF AT MILLER MANOR MANAGE A FRONT DESK AREA ON A 24/7 BASIS, COORDINATE A FOOD PANTRY ON-SITE, PRACTICE HARM REDUCTION WITH TENANTS, PROVIDE TRANSPORTATION WHEN NEEDED, AND COORDINATE SUPPORT AND SOCIAL GROUPS - SUCH AS GROUP LUNCHES, ART GROUPS, AND 12-STEP MEETINGS - WITHIN THE BUILDING. ADDITIONALLY, A HOME HEALTH AIDE AND PHYSICIAN ARE AVAILABLE ON-SITE TO MILLER MANOR TENANTS TO SUPPORT IMPROVED HEALTH OUTCOMES. 3. 411 N. ASHLEY HOUSE SERVICES: PROVIDES COMPREHENSIVE ON-SITE SERVICES TO ADULTS WITH SIGNIFICANT PHYSICAL AND BEHAVIORAL HEALTH NEEDS. MEDICATION MANAGEMENT IS A CRITICAL COMPONENT TO SERVICES RECEIVED. OUR STAFF AT N. ASHLEY HOUSE ARE RESPONSIBLE FOR MANAGING THE AGENCY-WIDE EMERGENCY TELEPHONE LINE SO THAT AVALON TENANTS ALWAYS HAVE SOMEONE TO TURN TO. ADDITIONALLY, IN-HOME CHORE SUPPORT SERVICES AND MEAL SERVICES ARE OFFERED TO TENANTS. THE HOME IS STAFFED ON A 24/7 BASIS. 4. COMMUNITY BUILDING SERVICES: AVALON'S UNIQUE COMMUNITY BUILDING TEAM BELIEVES A SENSE OF COMMUNITY IS INTEGRAL TO HOUSING STABILITY. THIS TEAM CREATES AND OFFERS OPPORTUNITIES FOR TENANTS TO ENGAGE WITH THEIR NEIGHBORS AND OTHER COMMUNITY MEMBERS. THE COMMUNITY BUILDING TEAM HOSTS WEEKLY FOOD PANTRIES, PLANS ANNUAL EVENTS FOR TENANTS, AND SUPPORTS AND EMPOWERS OUR TENANT LEADERSHIP COUNCIL. COMMUNITY CENTERS ARE AVAILABLE TO TENANTS FOR HOMEWORK, COMPUTER AND INTERNET USAGE, COPYING/SCANNING/PRINTING, COMMUNITY GATHERINGS, AND MORE. 5. OUTREACH SERVICES: PROVIDES RAPID REHOUSING AND ASSERTIVE HOUSING-FIRST BASED COMMUNITY OUTREACH AND CASE MANAGEMENT TO INDIVIDUALS WHO EXPERIENCE CHRONIC HOMELESSNESS. THE TEAM'S MAIN OBJECTIVES ARE TO ASSIST CLIENTS IN THE PRIVATE LANDLORD MARKET WITH OBTAINING AND MAINTAINING HOUSING, HELP CLIENTS ACHIEVE MEDICAL AND FINANCIAL STABILITY, AND CONNECT CLIENTS WITH COMMUNITY RESOURCES. AVALON'S OUTREACH TEAM ALSO COLLABORATES WITH PARTNER ORGANIZATIONS TO HOUSE CHRONICALLY HOMELESS INDIVIDUALS.
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IRS990/ProgSrvcAccomActy3Grp/Desc0AS A NONPROFIT REAL ESTATE DEVELOPER, AVALON DEVELOPS, RENOVATES, OWNS AND MANAGES UNITS OF SUPPORTIVE HOUSING SCATTERED ACROSS VARIOUS SITES IN WASHTENAW COUNTY. AVALON PROPERTIES ARE FINANCED WITH A COMPLEX MIX OF NON-TRADITIONAL SOURCES, INCLUDING LOW INCOME HOUSING TAX CREDITS, FEDERAL GRANTS AND RENT SUBSIDIES, TO REDUCE DEBT AND GUARANTEE PERMANENT AFFORDABILITY.
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