Civic Intelligence

Capital Area Housing Partnership

EIN 38-3099281 • 501(c)3 • Lansing, MI

Profile

To conduct programs and activities to address the housing needs of underserved low-income and moderate to low-income individuals, combat community deterioration and lessen neighborhood tensions by providing safe, decent and affordable housing in the greater lansing area of michigan.

1900 S Cedar Street C3Lansing, MI 48910

www.capitalareahousing.org

Siviq Scores

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

Liabilities / Assets

66th percentile

0.35x

Higher debt load relative to assets than 66% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2023

Liabilities / Revenue

49th percentile

0.22x

Higher debt load relative to revenue than 49% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2023

Net Margin

58th percentile

8.0%

Higher net margin than 58% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2023

Top Officer Pay

Score unavailable

No value available

No filing with officer rows is available for this organization yet.

Asset Growth

87th percentile

29%

Faster asset growth than 87% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2022 to 2023

Revenue Growth

2nd percentile

-72%

Faster revenue growth than 2% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2022 to 2023

Balance Sheet
Liabilities / Assets66th percentile

Assets

Up

$14,590,737

Up $7,902,680 (+118%) from 2024

Liabilities

Up

$2,456,089

Up $377,368 (+18%) from 2024

Net Assets

Up

$12,134,648

Up $7,525,312 (+163%) from 2024

Operations
Liabilities / Revenue49th percentileNet Margin58th percentile

Revenue

Up

$10,811,971

Up $6,579,237 (+155%) from 2024

Expenses

Down

$3,315,224

Down $487,312 (-13%) from 2024

Net Income

Up

$7,496,747

Up $7,066,549 (+1643%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth87th percentile

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

$15M$10M$5.0M$0Assets 2010: $443,100Liabilities 2010: $11,517Net Assets 2010: $431,5832010Assets 2011: $445,309Liabilities 2011: $24,7522011Assets 2012: $640,481Liabilities 2012: $146,278Net Assets 2012: $494,2032012Assets 2013: $460,005Liabilities 2013: $272,486Net Assets 2013: $187,5192013Assets 2014: $1,000,498Liabilities 2014: $281,288Net Assets 2014: $719,2102014Assets 2015: $1,041,419Liabilities 2015: $172,395Net Assets 2015: $869,0242015Assets 2016: $1,073,576Liabilities 2016: $154,714Net Assets 2016: $918,8622016Assets 2017: $1,149,247Liabilities 2017: $156,626Net Assets 2017: $992,6212017Assets 2018: $1,752,260Liabilities 2018: $226,415Net Assets 2018: $1,525,8452018Assets 2019: $2,283,460Liabilities 2019: $548,556Net Assets 2019: $1,734,9042019Assets 2020: $2,881,333Liabilities 2020: $477,605Net Assets 2020: $2,403,7282020Assets 2021: $4,855,107Liabilities 2021: $1,393,503Net Assets 2021: $3,461,6042021Assets 2022: $4,892,725Liabilities 2022: $1,594,112Net Assets 2022: $3,298,6132022Assets 2023: $6,322,558Liabilities 2023: $2,185,553Net Assets 2023: $4,137,0052023Assets 2024: $6,688,057Liabilities 2024: $2,078,721Net Assets 2024: $4,609,3362024Assets 2025: $14,590,737Liabilities 2025: $2,456,089Net Assets 2025: $12,134,6482025

Highlighted filing

2025

Assets$14,590,737
Liabilities$2,456,089
Net Assets$12,134,648
Open 2025 Filing

Operations Trend

Revenue Growth2nd percentile

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

$40M$30M$20M$10M$0-$10MRevenue 2010: $173,854Expenses 2010: $155,098Net Income 2010: $18,7562010Revenue 2011: $157,479Expenses 2011: $168,505Net Income 2011: -$11,0262011Expenses 2012: $200,6482012Revenue 2013: $274,791Expenses 2013: $293,910Net Income 2013: -$19,1192013Revenue 2014: $950,462Expenses 2014: $430,771Net Income 2014: $519,6912014Revenue 2015: $1,483,512Expenses 2015: $1,332,435Net Income 2015: $151,0772015Revenue 2016: $887,756Expenses 2016: $842,273Net Income 2016: $45,4832016Revenue 2017: $839,575Expenses 2017: $777,423Net Income 2017: $62,1522017Revenue 2018: $1,798,740Expenses 2018: $1,289,154Net Income 2018: $509,5862018Revenue 2019: $1,218,206Expenses 2019: $1,013,829Net Income 2019: $204,3772019Revenue 2020: $1,793,768Expenses 2020: $1,117,892Net Income 2020: $675,8762020Revenue 2021: $9,028,439Expenses 2021: $8,084,056Net Income 2021: $944,3832021Revenue 2022: $36,115,951Expenses 2022: $36,129,675Net Income 2022: -$13,7242022Revenue 2023: $10,161,679Expenses 2023: $9,347,524Net Income 2023: $814,1552023Revenue 2024: $4,232,734Expenses 2024: $3,802,536Net Income 2024: $430,1982024Revenue 2025: $10,811,971Expenses 2025: $3,315,224Net Income 2025: $7,496,7472025

Highlighted filing

2025

Revenue$10,811,971
Expenses$3,315,224
Net Income$7,496,747
Open 2025 Filing

Filings

Most recent year

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

Open filing
Assets
$14,590,737
Liabilities
$2,456,089
Net assets
$12,134,648
Revenue
$10,811,971
Expenses
$3,315,224
Net income
$7,496,747
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$14.6$2.46$12.1$10.8$3.32$7.50
2024XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$6.69$2.08$4.61$4.23$3.80$0.43
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$6.32$2.19$4.14$10.2$9.35$0.81
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.89$1.59$3.30$36.1$36.1$0.01
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.86$1.39$3.46$9.03$8.08$0.94
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.88$0.48$2.40$1.79$1.12$0.68
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.28$0.55$1.73$1.22$1.01$0.20
2018Summary only. Only limited summary data is available for this year.$1.75$0.23$1.53$1.80$1.29$0.51
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.15$0.16$0.99$0.84$0.78$0.06
2016Summary only. Only limited summary data is available for this year.$1.07$0.15$0.92$0.89$0.84$0.05
2015Summary only. Only limited summary data is available for this year.$1.04$0.17$0.87$1.48$1.33$0.15
2014Detailed filing. Detailed filing data is available for this year.$1.00$0.28$0.72$0.95$0.43$0.52
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.46$0.27$0.19$0.27$0.29$0.02
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.64$0.15$0.49$0.20
2011Summary only. Only limited summary data is available for this year.$0.45$0.02$0.16$0.17$0.01
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.44$0.01$0.43$0.17$0.16$0.02
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Mar 9, 2026
Return Version
2024v5.5
Gross Receipts
$11,383,884
Mission and Program Overview

Mission

To conduct programs and activities to address the housing needs of underserved low-income and moderate to low-income individuals, combat community deterioration and lessen neighborhood tensions by providing safe, decent and affordable housing in the greater lansing area of michigan.

Develops neighborhoods with a focus on affordable housing, homeownership, and financial security.

Balance Sheet Detail
LineBeginningEndChange
Assets
Investments Other Securities$339,659$4,892,725▲ $4,553,066
Accounts Receivable$409,618$2,998,834▲ $2,589,216
Other Notes and Loans Receivable, Net$1,990,823$1,959,538▼ $31,285
Pledges and Grants Receivable$1,987,004$1,660,625▼ $326,379
Investments in Publicly Traded Securities$654,756$680,992▲ $26,236
Cash and Non-Interest-Bearing Accounts$372,544$577,181▲ $204,637
Land, Buildings, and Equipment, Net$263,242$359,742▲ $96,500
Total Assets$6,688,057$14,590,737▲ $7,902,680
Other Assets Total$670,411$1,461,100▲ $790,689
Liabilities
Deferred Revenue$1,613,553$1,859,053▲ $245,500
Accounts Payable and Accrued Expenses$269,182$438,975▲ $169,793
Mortgage Notes Payable Secured by Investment Property$195,986$158,061▼ $37,925
Total Liabilities$2,078,721$2,456,089▲ $377,368
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$4,609,336$12,134,648▲ $7,525,312
Total Net Assets Fund Balance$4,609,336$12,134,648▲ $7,525,312
Total Liabilities and Net Assets / Fund Balance$6,688,057$14,590,737▲ $7,902,680

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$245,688$54,892$300,580
Other Land Buildings$114,054$47,943$161,997
Other Assets Org$1,350,942--
Other Securities$3,958,866--
Compensation and Service Providers
Top Officer PayScore unavailable

Employees

NameTitleFull / Part TimeBaseOtherTotal
Meaghan ReddAssistant Executive DirectorFT$128,839$10,238$139,077
Emma HenryExecutive DirectorFT$115,538$8,249$123,787

Board Members and Trustees

NameTitle
Peter KulickChair
Nate KirkVice Chair
Andrea BaileyDirector
Daniel BollmanDirector
Irene CahillDirector
Kassie RhodesDirector
Larry RosenDirector
Laura BlandingDirector
Liz HarrowDirector
Mark MeadowsDirector
Patricia Franklin-lindseyDirector
Rick BallardDirector
Thomas L LapkaDirector
Elvin CaldwellSecretary
Jim DelineTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$6,289,145
Program Service Revenue
$4,471,798
Investment Income
$64,011
Other Revenue
$-12,983
All Other Contributions
$3,340,824
Change in Net Assets
$7,496,747

Audited Revenue Reconciliation

Revenue per Audited Statements
$10,806,929
Revenue Not Reported on Financial Statements
$5,042
Revenue Not Reported on Form 990
$41,548
Total Revenue per Audited Statements
$10,848,477
Total Revenue per Form 990
$10,811,971
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$2,040,721
Salaries, Compensation, and Employee Benefits$1,274,503
Total Fundraising Expense$182,217
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$743,083-$86,117$829,200
Current Officers, Directors, Trustees, and Key Employees$209,972-$24,334$234,306
Other Employee Benefits$98,746-$11,444$110,190
Office Expenses$71,187$3,381$26,688$101,256
Fees for Services Other$100,338--$100,338
Payroll Taxes$72,913-$8,450$81,363
Fees for Services Accounting$44,329--$44,329
Information Technology$26,629$11,583-$38,212
Insurance$33,545--$33,545
Depreciation Depletion-$21,620-$21,620
Advertising$3,049-$16,868$19,917
Pension Plan Contributions$17,425-$2,019$19,444
Fees for Services Legal$18,244--$18,244
Other Expenses$33,447$85,140$5,761$5,761
Fees for Service Investment Mgmnt Fees-$5,042-$5,042
Total Functional Expenses$3,006,241$126,766$182,217$3,315,224

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$3,323,165
Total Expenses per Form 990$3,315,224
Expenses per Audited Statements$3,310,182
Expenses Not Reported on Form 990$12,983
Expenses Not Reported on Financial Statements$5,042
Fundraising, Events, and Gaming
Fundraising activities
Yes
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Direct Expenses$12,983
Fundraising Gross Income$0
Professional Fundraising Fees$0

Fundraising Events

EventGross ReceiptsGross RevenueDirect ExpensesNet Income
Welcome Home Event$55,721-$12,983-
Total Events$55,721-$12,983$-12,983
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
No
Subject to proxy tax
No
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
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

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

“The capital area housing partnership's board of directors shall receive, review, and approve the form 990 before submission to the irs.”

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

“Members of the capital area housing partnership's board of directors shall be required to annually certify, in writing, with respect to compliance with the conflict of interest policy.”

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

“The board does an annual review and approval of the salary for the executive director.”

Form 990, Part VI, Section C, Line 19

“Capital area housing partnership's governing documents are available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Capital Area Housing Partnership
EIN
38-3099281
Phone
5173324663
Address
1900 S CEDAR STREET C3, LANSING, MI 48910

Signing Officer

Name
Meaghan Redd
Title
Interim Executive Director
Phone
5173324663
Signed
2026-03-09
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Meaghan Redd
Formed
1993
Legal Domicile
Mi
Voting Board Members
15
Independent Board Members
15
Employees
18
Volunteers
125

Preparer

Firm
Maner Costerisan Pc
Address
2425 E GRAND RIVER SUITE 1, LANSING, MI 48912-3291
Preparer
Amber Rathbun CPA
Phone
5173237500
Supplemental Narrative

Additional Explanations

Part 990, Part X, Line 12

“Section 168(h)(6)(f)(ii) election cahp midland, llc 1900 s. Cedar street, suite c3 lansing, mi 48910 ein: 33-3749069 cahp midland, llc (the "corporation") that is a tax-exempt controlled entity of capital area housing partnership, ein 38-3099281 hereby states as follows: form 4562: depreciation and amortization election under internal revenue code section 168(h)(6)(f)(ii) pursuant to temporary treasury regulation section 301.9100 7t, cahp midland, llc, a subsidiary of capital area housing partnership, a(n) michigan not-for-profit organization, hereby elects under internal revenue code section 168(h)(6)(f)(ii): (i) not to be treated as a tax-exempt entity for purposes of internal revenue code sections 168(h)(5) and (6), and (ii) to treat any gain recognized by its tax-exempt parent on any disposition of an interest in it (and to treat any dividends or interest received or accrued by its tax-exempt parent from it) as unrelated business taxable income under code section 511.”

Financial Statement Notes

PART X, LINE 2:

“In preparation of tax returns, tax positions are taken based on interpretation of federal, state, and local income tax laws. Management periodically reviews and evaluates the status of uncertain tax positions and makes estimates of amounts, including interest and penalties, ultimately due or owed. No amounts have been identified, or recorded, as uncertain tax positions. Federal, state, and local tax returns generally remain open for examination by various taxing authorities for a period of three to four years.”

PART XI, LINE 2D - OTHER ADJUSTMENTS:

“Direct fundraising expenses 12,983.”

PART XII, LINE 2D - OTHER ADJUSTMENTS:

“Direct fundraising expenses 12,983.”

Raw XML AppendixShowing 400 of 861 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
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IRS990/ActivityOrMissionDesc0DEVELOPS NEIGHBORHOODS WITH A FOCUS ON AFFORDABLE HOUSING, HOMEOWNERSHIP, AND FINANCIAL SECURITY.
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IRS990/Desc0ASSISTANCE TO LOW-INCOME AND MODERATE TO LOW-INCOME HOUSEHOLDS OF MID-MICHIGAN TO PROVIDE SAFE, DECENT, AND AFFORDABLE HOUSING.
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IRS990/Form990PartVIISectionAGrp/PersonNm4RICK BALLARD
IRS990/Form990PartVIISectionAGrp/PersonNm5LARRY ROSEN
IRS990/Form990PartVIISectionAGrp/PersonNm6MARK MEADOWS
IRS990/Form990PartVIISectionAGrp/PersonNm7DANIEL BOLLMAN
IRS990/Form990PartVIISectionAGrp/PersonNm8LAURA BLANDING
IRS990/Form990PartVIISectionAGrp/PersonNm9THOMAS L LAPKA
IRS990/Form990PartVIISectionAGrp/PersonNm10KASSIE RHODES
IRS990/Form990PartVIISectionAGrp/PersonNm11ELVIN CALDWELL
IRS990/Form990PartVIISectionAGrp/PersonNm12JIM DELINE
IRS990/Form990PartVIISectionAGrp/PersonNm13NATE KIRK
IRS990/Form990PartVIISectionAGrp/PersonNm14PETER KULICK
IRS990/Form990PartVIISectionAGrp/PersonNm15MEAGHAN REDD
IRS990/Form990PartVIISectionAGrp/PersonNm16EMMA HENRY
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IRS990/Form990PartVIISectionAGrp/TitleTxt3DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt4DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt5DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt10DIRECTOR
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IRS990/Form990PartVIISectionAGrp/TitleTxt12TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt13VICE CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt14CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt15ASSISTANT EXECUTIVE DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt16EXECUTIVE DIRECTOR
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