Civic Intelligence

Beaumont Csi Senior Housing Inc

EIN 38-3264727 • 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

39th percentile

0.02x

Higher debt load relative to assets than 39% of similar nonprofits.

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

Liabilities / Revenue

52nd percentile

0.08x

Higher debt load relative to revenue than 52% of similar nonprofits.

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

Net Margin

32nd percentile

-3.1%

Higher net margin than 32% 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 57.2% of source-year revenue.

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

Asset Growth

36th percentile

-0.9%

Faster asset growth than 36% of similar nonprofits.

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

Revenue Growth

38th percentile

0.8%

Faster revenue growth than 38% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets39th percentile

Assets

Down

$2,241,726

Down $19,492 (-0.9%) from 2024

Liabilities

Up

$54,178

Up $604 (+1.1%) from 2024

Net Assets

Down

$2,187,548

Down $20,096 (-0.9%) from 2024

Operations
Liabilities / Revenue52nd percentileNet Margin32nd percentile

Revenue

Up

$643,964

Up $4,997 (+0.8%) from 2024

Expenses

Up

$664,060

Up $2,172 (+0.3%) from 2024

Net Income

Up

-$20,096

Up $2,825 (+12%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth36th percentile

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

$3.0M$2.0M$1.0M$0Assets 2011: $2,848,696Liabilities 2011: $41,524Net Assets 2011: $2,807,1722011Assets 2012: $2,815,677Liabilities 2012: $26,680Net Assets 2012: $2,788,9972012Assets 2013: $2,764,323Liabilities 2013: $36,532Net Assets 2013: $2,727,7912013Assets 2014: $2,724,138Liabilities 2014: $55,395Net Assets 2014: $2,668,7432014Assets 2015: $2,636,419Liabilities 2015: $113,647Net Assets 2015: $2,522,7722015Assets 2016: $2,591,135Liabilities 2016: $51,765Net Assets 2016: $2,539,3702016Assets 2017: $2,584,194Liabilities 2017: $50,909Net Assets 2017: $2,533,2852017Assets 2018: $2,485,669Liabilities 2018: $51,083Net Assets 2018: $2,434,5862018Assets 2019: $2,497,715Liabilities 2019: $54,815Net Assets 2019: $2,442,9002019Assets 2020: $2,407,450Liabilities 2020: $50,043Net Assets 2020: $2,357,4072020Assets 2021: $2,379,783Liabilities 2021: $56,675Net Assets 2021: $2,323,1082021Assets 2022: $2,295,691Liabilities 2022: $39,331Net Assets 2022: $2,256,3602022Assets 2023: $2,290,399Liabilities 2023: $59,834Net Assets 2023: $2,230,5652023Assets 2024: $2,261,218Liabilities 2024: $53,574Net Assets 2024: $2,207,6442024Assets 2025: $2,241,726Liabilities 2025: $54,178Net Assets 2025: $2,187,5482025

Highlighted filing

2025

Assets$2,241,726
Liabilities$54,178
Net Assets$2,187,548
Open 2025 Filing

Operations Trend

Revenue Growth38th percentile

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

$1.0M$500K$0-$500KExpenses 2011: $413,8872011Revenue 2012: $387,401Expenses 2012: $405,576Net Income 2012: -$18,1752012Revenue 2013: $379,957Expenses 2013: $441,163Net Income 2013: -$61,2062013Revenue 2014: $377,231Expenses 2014: $436,279Net Income 2014: -$59,0482014Revenue 2015: $379,472Expenses 2015: $525,443Net Income 2015: -$145,9712015Revenue 2016: $462,391Expenses 2016: $445,793Net Income 2016: $16,5982016Revenue 2017: $433,675Expenses 2017: $439,760Net Income 2017: -$6,0852017Revenue 2018: $479,978Expenses 2018: $578,677Net Income 2018: -$98,6992018Revenue 2019: $491,757Expenses 2019: $483,443Net Income 2019: $8,3142019Revenue 2020: $516,810Expenses 2020: $602,303Net Income 2020: -$85,4932020Revenue 2021: $551,637Expenses 2021: $585,936Net Income 2021: -$34,2992021Revenue 2022: $573,218Expenses 2022: $639,966Net Income 2022: -$66,7482022Revenue 2023: $598,152Expenses 2023: $623,947Net Income 2023: -$25,7952023Revenue 2024: $638,967Expenses 2024: $661,888Net Income 2024: -$22,9212024Revenue 2025: $643,964Expenses 2025: $664,060Net Income 2025: -$20,0962025

Highlighted filing

2025

Revenue$643,964
Expenses$664,060
Net Income-$20,096
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
$2,241,726
Liabilities
$54,178
Net assets
$2,187,548
Revenue
$643,964
Expenses
$664,060
Net income
-$20,096
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.24$0.05$2.19$0.64$0.66$0.02
2024XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.26$0.05$2.21$0.64$0.66$0.02
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.29$0.06$2.23$0.60$0.62$0.03
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.30$0.04$2.26$0.57$0.64$0.07
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.38$0.06$2.32$0.55$0.59$0.03
2020Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.41$0.05$2.36$0.52$0.60$0.09
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.50$0.05$2.44$0.49$0.48$0.01
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.49$0.05$2.43$0.48$0.58$0.10
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.58$0.05$2.53$0.43$0.44$0.01
2016Detailed filing. Detailed filing data is available for this year.$2.59$0.05$2.54$0.46$0.45$0.02
2015Import issue. A filing source exists for this year, but detailed import did not complete cleanly.$2.64$0.11$2.52$0.38$0.53$0.15
2014Detailed filing. Detailed filing data is available for this year.$2.72$0.06$2.67$0.38$0.44$0.06
2013XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.76$0.04$2.73$0.38$0.44$0.06
2012Summary only. Only limited summary data is available for this year.$2.82$0.03$2.79$0.39$0.41$0.02
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.85$0.04$2.81$0.41
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Oct 16, 2025
Return Version
2024v5.2
Gross Receipts
$643,964
Mission and Program Overview

Mission

To provide housing facilities for low income senior citizens.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,825,332$1,807,971▼ $17,361
Investments Program Related$381,601$366,765▼ $14,836
Cash and Non-Interest-Bearing Accounts$23,237$33,248▲ $10,011
Prepaid Expenses and Deferred Charges$7,674$10,884▲ $3,210
Accounts Receivable$7,415$6,897▼ $518
Total Assets$2,261,218$2,241,726▼ $19,492
Other Assets Total$15,959$15,961▲ $2
Liabilities
Accounts Payable and Accrued Expenses$31,853$28,655▼ $3,198
Other Liabilities$21,709$25,504▲ $3,795
Deferred Revenue$12$19▲ $7
Total Liabilities$53,574$54,178▲ $604
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$2,207,644$2,187,548▼ $20,096
Total Net Assets Fund Balance$2,207,644$2,187,548▼ $20,096
Total Liabilities and Net Assets / Fund Balance$2,261,218$2,241,726▼ $19,492

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,548,878$2,587,478$4,136,356
Land$196,239-$196,239
Leasehold Improvements$52,555$7,660$60,215
Equipment$10,299$194$10,493
Investment Program Related Org$14,571--
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
$405,414
Program Service Revenue
$223,157
Investment Income
$10,378
Other Revenue
$5,015
Change in Net Assets
$-20,096

Audited Revenue Reconciliation

Revenue per Audited Statements
$643,964
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$643,964
Total Revenue per Form 990
$643,964
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$664,060
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$247,316--$247,316
Other Expenses$79,918$77,853-$157,771
Depreciation Depletion$107,519--$107,519
Fees for Services Management-$70,075-$70,075
Insurance$39,659--$39,659
Office Expenses-$32,661-$32,661
Fees for Services Accounting-$7,970-$7,970
Fees for Services Legal-$823-$823
Advertising-$266-$266
Total Functional Expenses$474,412$189,648$0$664,060

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$664,060
Total Expenses per Audited Statements$664,060
Total Expenses per Form 990$664,060
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$14,191
Accrued Mgmt Fee Payable$6,410
Residual Rcpts Avail for Recapture$4,903
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
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
Beaumont Csi Senior Housing Inc
EIN
38-3264727
Phone
5867539002
Address
8425 E TWELVE MILE ROAD, WARREN, MI 48093

Signing Officer

Name
Cindy Lamb
Title
Assistant Secretary
Phone
5867539002
Signed
2025-10-16
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Cindy Lamb
Formed
1995
Legal Domicile
CA
Voting Board Members
10
Independent Board Members
10
Employees
0
Volunteers
10

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 1,799 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/BOYAmt031853
IRS990/AccountsPayableAccrExpnssGrp/EOYAmt028655
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IRS990/AccountsReceivableGrp/EOYAmt06897
IRS990/ActivitiesConductedPrtshpInd00
IRS990/ActivityOrMissionDesc0TO PROVIDE HOUSING FACILITIES FOR LOW INCOME SENIOR CITIZENS.
IRS990/AdvertisingGrp/ManagementAndGeneralAmt0266
IRS990/AdvertisingGrp/TotalAmt0266
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IRS990/BooksInCareOfDetail/PhoneNum05867539002
IRS990/BooksInCareOfDetail/USAddress/AddressLine1Txt08425 E TWELVE MILE ROAD
IRS990/BooksInCareOfDetail/USAddress/CityNm0WARREN
IRS990/BooksInCareOfDetail/USAddress/StateAbbreviationCd0MI
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IRS990/ConservationEasementsInd00
IRS990/ConsolidatedAuditFinclStmtInd00
IRS990/CreditCounselingInd00
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IRS990/CYContributionsGrantsAmt0405414
IRS990/CYGrantsAndSimilarPaidAmt00
IRS990/CYInvestmentIncomeAmt010378
IRS990/CYOtherExpensesAmt0664060
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IRS990/Desc0BEAUMONT CSI SENIOR HOUSING, INC., IS A CALIFORNIA NON-PROFIT HOUSINGCORPORATION ORGANIZED ON A NON-STOCK BASIS BY COOPERATIVE SERVICES,INC., A MICHIGAN NON-PROFIT COOPERATIVE. THE CORPORATION WAS FORMED INNOVEMBER 1995 TO ACQUIRE AN INTEREST IN REAL PROPERTY LOCATED INBEAUMONT, CALIFORNIA AND TO CONSTRUCT AND OPERATE THEREON AN APARTMENTPROJECT OF 50 UNITS. HOUSING IS PROVIDED TO LOW INCOME SENIORS INCOOPERATION WITH THE US DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT.
IRS990/DescribedInSection501c3Ind01
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IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt10DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR
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IRS990/Form990PartVIISectionAGrp/TitleTxt13REGIONAL MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt14NATIONAL DEVELOPMENT MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt15NATIONAL CONSTRUCTION MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt16CHIEF OPERATIONS OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt17FORMER PRESIDENT
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IRS990/Form990PartVIISectionAGrp/TitleTxt20FORMER DIRECTOR
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