Civic Intelligence

Phi Phi Zeta House Corporation

EIN 38-3219513 • 501(c)8 • Howell, MI

Profile

Housing for fraternal organization

5118 Hinckey RoadHowell, MI 48843

n/A

Siviq Scores

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

Liabilities / Assets

74th percentile

0.10x

Higher debt load relative to assets than 74% of similar nonprofits.

501(c)8 • $1M-$5M nonprofits • Source year 2024

Liabilities / Revenue

66th percentile

0.17x

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

501(c)8 • $1M-$5M nonprofits • Source year 2024

Net Margin

41st percentile

3.6%

Higher net margin than 41% of similar nonprofits.

501(c)8 • $1M-$5M nonprofits • Source year 2024

Top Officer Pay

46th percentile

$0

Higher top officer pay than 46% of similar nonprofits.

Top officer pay equals 0.0% of source-year revenue.

501(c)8 • $1M-$5M nonprofits • Source year 2024

Asset Growth

100th percentile

363%

Faster asset growth than 100% of similar nonprofits.

501(c)8 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Revenue Growth

96th percentile

177%

Faster revenue growth than 96% of similar nonprofits.

501(c)8 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets74th percentile

Assets

Up

$3,361,270

Up $2,635,138 (+363%) from 2023

Liabilities

Down

$341,290

Down $34,317 (-9.1%) from 2023

Net Assets

Up

$3,019,980

Up $2,669,455 (+762%) from 2023

Operations
Liabilities / Revenue66th percentileNet Margin41st percentile

Revenue

Up

$1,980,100

Up $1,264,258 (+177%) from 2023

Expenses

Up

$1,908,780

Up $1,346,287 (+239%) from 2023

Net Income

Down

$71,320

Down $82,029 (-53%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth100th percentile

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

$4.0M$3.0M$2.0M$1.0M$0-$1.0MAssets 2010: $329,558Liabilities 2010: $479,5792010Assets 2011: $325,282Liabilities 2011: $467,4462011Assets 2012: $320,603Liabilities 2012: $462,6362012Assets 2013: $320,471Liabilities 2013: $462,504Net Assets 2013: -$142,0332013Assets 2014: $324,272Liabilities 2014: $465,604Net Assets 2014: -$141,3322014Assets 2015: $331,846Liabilities 2015: $470,816Net Assets 2015: -$138,9702015Assets 2016: $327,263Liabilities 2016: $474,037Net Assets 2016: -$146,7742016Assets 2017: $337,988Liabilities 2017: $469,428Net Assets 2017: -$131,4402017Assets 2018: $358,651Liabilities 2018: $454,551Net Assets 2018: -$95,9002018Assets 2019: $367,126Liabilities 2019: $435,824Net Assets 2019: -$68,6982019Assets 2020: $381,821Liabilities 2020: $416,357Net Assets 2020: -$34,5362020Assets 2021: $412,792Liabilities 2021: $408,885Net Assets 2021: $3,9072021Assets 2022: $591,906Liabilities 2022: $394,730Net Assets 2022: $197,1762022Assets 2023: $726,132Liabilities 2023: $375,607Net Assets 2023: $350,5252023Assets 2024: $3,361,270Liabilities 2024: $341,290Net Assets 2024: $3,019,9802024

Highlighted filing

2024

Assets$3,361,270
Liabilities$341,290
Net Assets$3,019,980
Open 2024 Filing

Operations Trend

Revenue Growth96th percentile

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

$2.0M$1.0M$0-$1.0MRevenue 2010: $56,003Expenses 2010: $86,656Net Income 2010: -$30,6532010Revenue 2011: $73,210Expenses 2011: $78,865Net Income 2011: -$5,6552011Revenue 2012: $79,000Expenses 2012: $78,869Net Income 2012: $1312012Revenue 2013: $66,014Expenses 2013: $66,014Net Income 2013: $02013Revenue 2014: $64,000Expenses 2014: $63,299Net Income 2014: $7012014Revenue 2015: $70,206Expenses 2015: $67,844Net Income 2015: $2,3622015Revenue 2016: $55,836Expenses 2016: $63,640Net Income 2016: -$7,8042016Revenue 2017: $74,840Expenses 2017: $59,506Net Income 2017: $15,3342017Revenue 2018: $83,736Expenses 2018: $48,196Net Income 2018: $35,5402018Revenue 2019: $56,334Expenses 2019: $29,132Net Income 2019: $27,2022019Revenue 2020: $63,216Expenses 2020: $29,054Net Income 2020: $34,1622020Revenue 2021: $70,754Expenses 2021: $32,311Net Income 2021: $38,4432021Revenue 2022: $822,721Expenses 2022: $655,855Net Income 2022: $166,8662022Revenue 2023: $715,842Expenses 2023: $562,493Net Income 2023: $153,3492023Revenue 2024: $1,980,100Expenses 2024: $1,908,780Net Income 2024: $71,3202024

Highlighted filing

2024

Revenue$1,980,100
Expenses$1,908,780
Net Income$71,320
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$3,361,270
Liabilities
$341,290
Net assets
$3,019,980
Revenue
$1,980,100
Expenses
$1,908,780
Net income
$71,320
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.36$0.34$3.02$1.98$1.91$0.07
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$0.73$0.38$0.35$0.72$0.56$0.15
2022Detailed filing. Detailed filing data is available for this year.$0.59$0.39$0.20$0.82$0.66$0.17
2021Detailed filing. Detailed filing data is available for this year.$0.41$0.41$0.00$0.07$0.03$0.04
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$0.38$0.42$0.03$0.06$0.03$0.03
2019Detailed filing. Detailed filing data is available for this year.$0.37$0.44$0.07$0.06$0.03$0.03
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$0.36$0.45$0.10$0.08$0.05$0.04
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$0.34$0.47$0.13$0.07$0.06$0.02
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$0.33$0.47$0.15$0.06$0.06$0.01
2015XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$0.33$0.47$0.14$0.07$0.07$0.00
2014Detailed filing. Detailed filing data is available for this year.$0.32$0.47$0.14$0.06$0.06$0.00
2013Detailed filing. Detailed filing data is available for this year.$0.32$0.46$0.14$0.07$0.07$0.00
2012Summary only. Only limited summary data is available for this year.$0.32$0.46$0.08$0.08$0.00
2011Summary only. Only limited summary data is available for this year.$0.33$0.47$0.07$0.08$0.01
2010Summary only. Only limited summary data is available for this year.$0.33$0.48$0.06$0.09$0.03
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Sep 22, 2025
Return Version
2024v5.2
Gross Receipts
$1,980,100
Mission and Program Overview

Mission

Housing for Fraternal Organization

Provide adequate housing for active chapter and fraternitymembers, as well as, a place for recruting, meetings, andgatherings throughout the school year.

Balance Sheet Detail
LineBeginningEndChange
Assets
Rtn Earn Endowment Incm Other Fnds$350,525$3,019,980▲ $2,669,455
Land, Buildings, and Equipment, Net$423,473$2,289,044▲ $1,865,571
Cash and Non-Interest-Bearing Accounts$298,599$1,068,166▲ $769,567
Total Assets$726,132$3,361,270▲ $2,635,138
Other Assets Total$4,060$4,060→ $0
Liabilities
Mortgage Notes Payable Secured by Investment Property$375,607$341,290▼ $34,317
Total Liabilities$375,607$341,290▼ $34,317
Net Assets / Fund Balance
Total Net Assets Fund Balance$350,525$3,019,980▲ $2,669,455
Total Liabilities and Net Assets / Fund Balance$726,132$3,361,270▲ $2,635,138

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$2,247,337--
Land$41,707--
Compensation and Service Providers
Top Officer Pay46th percentile

Board Members and Trustees

NameTitle
Timothy BednarkPresident Manager
Carl CravenDirector
Daryll YargerDirector
Ernest KurschatDirector
Greg CarlsonDirector
Steven WilliamSecretary
Alex CieslaTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$11,543
Program Service Revenue
$0
Investment Income
$102,986
Other Revenue
$1,865,571
All Other Contributions
$11,543
Change in Net Assets
$71,320
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,908,780
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
Insurance$15,815--$15,815
Fees for Services Other$13,396--$13,396
Interest$11,360--$11,360
Fees for Services Accounting$800$800-$1,600
Other Expenses$1,038--$1,038
Total Functional Expenses$1,907,980$800$0$1,908,780
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
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
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
No
Other officer compensation reviewed
No
Conflict-of-interest policy
No
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990 governing body review Part VI line 11

“The governing body reviewed the 990 before publication. Review will be conducted.”

Governing documents etc available to public Part VI line 19

“The governing documents are available to the public. Governing documents are available to the public.”

Filing and Contact Details

Filer

Filer Name
Phi Phi Zeta House Corporation
EIN
38-3219513
In Care Of
% ALEX CIESLA
Phone
2315908383
Address
5118 HINCKEY ROAD, HOWELL, MI 48843

Signing Officer

Name
Alex Ciesla
Title
Treasurer
Phone
2315908383
Signed
2025-09-22
Discuss with paid preparer
No

Organization Details

Principal Officer
Timothy Bednark
Formed
1981
Legal Domicile
Mi
Voting Board Members
7
Independent Board Members
4
Employees
0
Volunteers
10

Preparer

Firm
Professional Financial Assoc LLC
Address
29831 W 9 MILE RD, FARMINGTON, MI 48336
Preparer
J Michael Mastantuono CPA
Phone
2484730101
Supplemental Narrative

Additional Explanations

Explanation of other changes in net assets or fund balances Part XI line 9

“INCREASE IN FUND BALANCE”

List of other fees for services expenses Part IX line 11G

“Other epxenses property taxes $4,867 repairs $519,291 storage unit $3,918 utlities $7,439”

Raw XML Appendix303 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/AllOtherContributionsAmt011543
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IRS990/BooksInCareOfDetail/PersonNm0ALEX CIESLA
IRS990/BooksInCareOfDetail/PhoneNum02315908383
IRS990/BooksInCareOfDetail/USAddress/AddressLine1Txt05118 HINCKEY ROAD
IRS990/BooksInCareOfDetail/USAddress/CityNm0HOWELL
IRS990/BooksInCareOfDetail/USAddress/StateAbbreviationCd0MI
IRS990/BooksInCareOfDetail/USAddress/ZIPCd048843
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IRS990/CashNonInterestBearingGrp/BOYAmt0298599
IRS990/CashNonInterestBearingGrp/EOYAmt01068166
IRS990/ChangeToOrgDocumentsInd0false
IRS990/CollectionsOfArtInd0false
IRS990/CompensationFromOtherSrcsInd0false
IRS990/CompensationProcessCEOInd0false
IRS990/CompensationProcessOtherInd0false
IRS990/ConflictOfInterestPolicyInd0false
IRS990/ConservationEasementsInd0false
IRS990/ConsolidatedAuditFinclStmtInd0false
IRS990/CreditCounselingInd0false
IRS990/CYBenefitsPaidToMembersAmt00
IRS990/CYContributionsGrantsAmt011543
IRS990/CYGrantsAndSimilarPaidAmt00
IRS990/CYInvestmentIncomeAmt0102986
IRS990/CYOtherExpensesAmt01908780
IRS990/CYOtherRevenueAmt01865571
IRS990/CYProgramServiceRevenueAmt00
IRS990/CYRevenuesLessExpensesAmt071320
IRS990/CYSalariesCompEmpBnftPaidAmt00
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IRS990/CYTotalProfFndrsngExpnsAmt00
IRS990/CYTotalRevenueAmt01980100
IRS990/DecisionsSubjectToApprovaInd0false
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IRS990/DeductibleNonCashContriInd0false
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IRS990/Desc0Provide adequate housing for active chapter and fraternity members, as well as, a place for recruting, meetings, and gatherings throughout the school year.
IRS990/DescribedInSection501c3Ind0false
IRS990/DisregardedEntityInd0false
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IRS990/DonorAdvisedFundInd0false
IRS990/DonorRstrOrQuasiEndowmentsInd0false
IRS990/ElectionOfBoardMembersInd0false
IRS990/EmployeeCnt00
IRS990/ExpenseAmt01907980
IRS990/FamilyOrBusinessRlnInd0false
IRS990/FederalGrantAuditRequiredInd0false
IRS990/FeesForServicesAccountingGrp/ManagementAndGeneralAmt0800
IRS990/FeesForServicesAccountingGrp/ProgramServicesAmt0800
IRS990/FeesForServicesAccountingGrp/TotalAmt01600
IRS990/FeesForServicesOtherGrp/ProgramServicesAmt013396
IRS990/FeesForServicesOtherGrp/TotalAmt013396
IRS990/ForeignActivitiesInd0false
IRS990/ForeignFinancialAccountInd0false
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IRS990/Form990PartVIISectionAGrp/AverageHoursPerWeekRltdOrgRt00.00
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IRS990/Form990PartVIISectionAGrp/IndividualTrusteeOrDirectorInd0X
IRS990/Form990PartVIISectionAGrp/IndividualTrusteeOrDirectorInd1X
IRS990/Form990PartVIISectionAGrp/IndividualTrusteeOrDirectorInd2X
IRS990/Form990PartVIISectionAGrp/IndividualTrusteeOrDirectorInd3X
IRS990/Form990PartVIISectionAGrp/IndividualTrusteeOrDirectorInd4X
IRS990/Form990PartVIISectionAGrp/OfficerInd0X
IRS990/Form990PartVIISectionAGrp/OfficerInd1X
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt00
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt10
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt20
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt30
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt40
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt50
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt60
IRS990/Form990PartVIISectionAGrp/PersonNm0STEVEN WILLIAM
IRS990/Form990PartVIISectionAGrp/PersonNm1ERNEST KURSCHAT
IRS990/Form990PartVIISectionAGrp/PersonNm2CARL CRAVEN
IRS990/Form990PartVIISectionAGrp/PersonNm3DARYLL YARGER
IRS990/Form990PartVIISectionAGrp/PersonNm4GREG CARLSON
IRS990/Form990PartVIISectionAGrp/PersonNm5TIMOTHY BEDNARK
IRS990/Form990PartVIISectionAGrp/PersonNm6ALEX CIESLA
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt00
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt00
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt50
IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt60
IRS990/Form990PartVIISectionAGrp/TitleTxt0SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt1DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt2DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt3DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt4DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt5PRESIDENT MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt6TREASURER
IRS990/Form990ProvidedToGvrnBodyInd0true
IRS990/FormationYr01981
IRS990/FormerOfcrEmployeesListedInd0false
IRS990/FSAuditedInd0false
IRS990/FundraisingActivitiesInd0false
IRS990/GamingActivitiesInd0false
IRS990/GoverningBodyVotingMembersCnt07
IRS990/GrantsToIndividualsInd0false
IRS990/GrantsToOrganizationsInd0false
IRS990/GrantToRelatedPersonInd0false
IRS990/GrossReceiptsAmt01980100
IRS990/GroupReturnForAffiliatesInd0false
IRS990/IncludeFIN48FootnoteInd0false
IRS990/IndependentAuditFinclStmtInd0false
IRS990/IndependentVotingMemberCnt04
IRS990/IndivRcvdGreaterThan100KCnt00
IRS990/IndoorTanningServicesInd0false
IRS990/InfoInScheduleOPartIXInd0X
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IRS990/InvestmentIncomeGrp/RelatedOrExemptFuncIncomeAmt051493
IRS990/InvestmentIncomeGrp/TotalRevenueColumnAmt0102986
IRS990/InvestmentInJointVentureInd0false
IRS990/IRPDocumentCnt00
IRS990/IRPDocumentW2GCnt00
IRS990/LandBldgEquipBasisNetGrp/BOYAmt0423473
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IRS990/LandBldgEquipCostOrOtherBssAmt02289044
IRS990/LegalDomicileStateCd0MI
IRS990/LoanOutstandingInd0false
IRS990/LocalChaptersInd0false
IRS990/MaterialDiversionOrMisuseInd0false
IRS990/MembersOrStockholdersInd0false
IRS990/MethodOfAccountingAccrualInd0X
IRS990/MinutesOfCommitteesInd0true
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IRS990/MoreThan5000KToIndividualsInd0false
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IRS990/MortgNotesPyblScrdInvstPropGrp/BOYAmt0375607
IRS990/MortgNotesPyblScrdInvstPropGrp/EOYAmt0341290
IRS990/NetAssetsOrFundBalancesBOYAmt0350525
IRS990/NetAssetsOrFundBalancesEOYAmt03019980
IRS990/NetIncmFromFundraisingEvtGrp/TotalRevenueColumnAmt00
IRS990/NetUnrelatedBusTxblIncmAmt00
IRS990/NoListedPersonsCompensatedInd0X
IRS990/NondeductibleContributionsInd0false
IRS990/OfficerMailingAddressInd0false
IRS990/OperateHospitalInd0false
IRS990/Organization501cInd0X
IRS990/OrgDoesNotFollowFASB117Ind0X
IRS990/OtherAssetsTotalGrp/BOYAmt04060
IRS990/OtherAssetsTotalGrp/EOYAmt04060
IRS990/OtherChangesInNetAssetsAmt02598135
IRS990/OtherExpensesGrp/Desc0REBUILD EXPENSES
IRS990/OtherExpensesGrp/Desc1MISCELLANEOUS
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IRS990/OtherRevenueMiscGrp/BusinessCd0900099
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IRS990/RelatedEntityInd0false
IRS990/RelatedOrganizationCtrlEntInd0false
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IRS990/ReportLandBuildingEquipmentInd0true
IRS990/ReportOtherAssetsInd0false
IRS990/ReportOtherLiabilitiesInd0false
IRS990/ReportProgramRelatedInvstInd0false
IRS990/RevenueAmt01865571
IRS990/RtnEarnEndowmentIncmOthFndsGrp/BOYAmt0350525
IRS990/RtnEarnEndowmentIncmOthFndsGrp/EOYAmt03019980
IRS990/ScheduleBRequiredInd0false
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IRS990ScheduleD/TotalBookValueLandBuildingsAmt02289044
IRS990/ScheduleJRequiredInd0false
IRS990/ScheduleORequiredInd0true
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE GOVERNING BODY REVIEWED THE 990 BEFORE PUBLICATION. REVIEW WILL BE CONDUCTED.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE GOVERNING DOCUMENTS ARE AVAILABLE TO THE PUBLIC. GOVERNING DOCUMENTS ARE AVAILABLE TO THE PUBLIC.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2INCREASE IN FUND BALANCE
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3OTHER EPXENSES PROPERTY TAXES $4,867 REPAIRS $519,291 STORAGE UNIT $3,918 UTLITIES $7,439
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0Form 990 governing body review Part VI line 11
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1Governing documents etc available to public Part VI line 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2Explanation of other changes in net assets or fund balances Part XI line 9
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3List of other fees for services expenses Part IX line 11g
IRS990/SchoolOperatingInd0false
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IRS990/SubjToTaxRmnrtnExPrchtPymtInd0false
IRS990/TaxablePartyNotificationInd0false
IRS990/TaxExemptBondsInd0false
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ReturnHeader/ReturnTs02025-09-22T11:45:27-04:00
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ReturnHeader/TaxPeriodBeginDt02024-01-01
ReturnHeader/TaxPeriodEndDt02024-12-31
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