Civic Intelligence

South Boston Non-Profit Housing Corp

EIN 38-3264734 • 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

42nd percentile

0.03x

Higher debt load relative to assets than 42% of similar nonprofits.

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

Liabilities / Revenue

53rd percentile

0.09x

Higher debt load relative to revenue than 53% of similar nonprofits.

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

Net Margin

34th percentile

-1.9%

Higher net margin than 34% 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 35.4% of source-year revenue.

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

Asset Growth

33rd percentile

-1.9%

Faster asset growth than 33% of similar nonprofits.

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

Revenue Growth

37th percentile

0.1%

Faster revenue growth than 37% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets42nd percentile

Assets

$3,087,048

No earlier filing loaded for comparison.

Liabilities

$95,541

No earlier filing loaded for comparison.

Net Assets

$2,991,507

No earlier filing loaded for comparison.

Operations
Liabilities / Revenue53rd percentileNet Margin34th percentile

Revenue

$1,039,393

No earlier filing loaded for comparison.

Expenses

$1,058,854

No earlier filing loaded for comparison.

Net Income

-$19,461

No earlier filing loaded for comparison.

Trend Graphs

Balance Sheet Trend

Asset Growth33rd percentile

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

$6.0M$4.0M$2.0M$0Assets 2011: $4,190,911Liabilities 2011: $85,339Net Assets 2011: $4,105,5722011Assets 2012: $4,142,059Liabilities 2012: $46,597Net Assets 2012: $4,095,4622012Assets 2013: $4,047,141Liabilities 2013: $69,020Net Assets 2013: $3,978,1212013Assets 2014: $3,904,229Liabilities 2014: $70,158Net Assets 2014: $3,834,0712014Assets 2015: $3,775,185Liabilities 2015: $82,821Net Assets 2015: $3,692,3642015Assets 2016: $3,718,300Liabilities 2016: $69,733Net Assets 2016: $3,648,5672016Assets 2017: $3,679,684Liabilities 2017: $81,306Net Assets 2017: $3,598,3782017Assets 2018: $3,597,204Liabilities 2018: $89,267Net Assets 2018: $3,507,9372018Assets 2019: $3,604,145Liabilities 2019: $125,818Net Assets 2019: $3,478,3272019Assets 2020: $3,485,643Liabilities 2020: $161,198Net Assets 2020: $3,324,4452020Assets 2021: $3,442,513Liabilities 2021: $205,583Net Assets 2021: $3,236,9302021Assets 2022: $3,244,932Liabilities 2022: $108,367Net Assets 2022: $3,136,5652022Assets 2023: $3,178,713Liabilities 2023: $113,824Net Assets 2023: $3,064,8892023Assets 2025: $3,087,048Liabilities 2025: $95,541Net Assets 2025: $2,991,5072025

Highlighted filing

2025

Assets$3,087,048
Liabilities$95,541
Net Assets$2,991,507
Open 2025 Filing

Operations Trend

Revenue Growth37th percentile

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

$1.5M$1.0M$500K$0-$500KExpenses 2011: $667,5012011Expenses 2012: $641,0222012Revenue 2013: $594,697Expenses 2013: $712,038Net Income 2013: -$117,3412013Revenue 2014: $589,950Expenses 2014: $734,000Net Income 2014: -$144,0502014Revenue 2015: $623,100Expenses 2015: $764,807Net Income 2015: -$141,7072015Revenue 2016: $643,784Expenses 2016: $687,581Net Income 2016: -$43,7972016Revenue 2017: $653,442Expenses 2017: $703,631Net Income 2017: -$50,1892017Revenue 2018: $703,740Expenses 2018: $794,181Net Income 2018: -$90,4412018Revenue 2019: $838,007Expenses 2019: $867,617Net Income 2019: -$29,6102019Revenue 2020: $781,247Expenses 2020: $935,129Net Income 2020: -$153,8822020Revenue 2021: $896,947Expenses 2021: $984,462Net Income 2021: -$87,5152021Revenue 2022: $906,699Expenses 2022: $1,007,064Net Income 2022: -$100,3652022Revenue 2023: $1,022,019Expenses 2023: $1,093,695Net Income 2023: -$71,6762023Revenue 2025: $1,039,393Expenses 2025: $1,058,854Net Income 2025: -$19,4612025

Highlighted filing

2025

Revenue$1,039,393
Expenses$1,058,854
Net Income-$19,461
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
$3,087,048
Liabilities
$95,541
Net assets
$2,991,507
Revenue
$1,039,393
Expenses
$1,058,854
Net income
-$19,461
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.09$0.10$2.99$1.04$1.06$0.02
2024XML pending. An XML filing is linked for this year, but detailed extraction is still pending.
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.18$0.11$3.06$1.02$1.09$0.07
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.24$0.11$3.14$0.91$1.01$0.10
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.44$0.21$3.24$0.90$0.98$0.09
2020Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.49$0.16$3.32$0.78$0.94$0.15
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.60$0.13$3.48$0.84$0.87$0.03
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.60$0.09$3.51$0.70$0.79$0.09
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.68$0.08$3.60$0.65$0.70$0.05
2016Import issue. A filing source exists for this year, but detailed import did not complete cleanly.$3.72$0.07$3.65$0.64$0.69$0.04
2015XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$3.78$0.08$3.69$0.62$0.76$0.14
2014Detailed filing. Detailed filing data is available for this year.$3.90$0.07$3.83$0.59$0.73$0.14
2013Import issue. A filing source exists for this year, but detailed import did not complete cleanly.$4.05$0.07$3.98$0.59$0.71$0.12
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.14$0.05$4.10$0.64
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.19$0.09$4.11$0.67
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Jan 14, 2026
Return Version
2024v5.5
Gross Receipts
$1,039,393
Mission and Program Overview

Mission

To provide housing facilities for low income senior citizens.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$2,559,541$2,460,647▼ $98,894
Investments Program Related$491,204$534,590▲ $43,386
Prepaid Expenses and Deferred Charges$21,736$21,242▼ $494
Cash and Non-Interest-Bearing Accounts$46,340$18,750▼ $27,590
Accounts Receivable$1,078$3,561▲ $2,483
Total Assets$3,145,744$3,087,048▼ $58,696
Other Assets Total$25,845$48,258▲ $22,413
Liabilities
Accounts Payable and Accrued Expenses$110,485$70,753▼ $39,732
Other Liabilities$16,156$18,986▲ $2,830
Deferred Revenue$8,135$5,802▼ $2,333
Total Liabilities$134,776$95,541▼ $39,235
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$3,010,968$2,991,507▼ $19,461
Total Net Assets Fund Balance$3,010,968$2,991,507▼ $19,461
Total Liabilities and Net Assets / Fund Balance$3,145,744$3,087,048▼ $58,696

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,958,288$3,686,566$5,644,854
Land$469,961-$469,961
Other Land Buildings$28,453$4,536$32,989
Equipment$3,945$9,134$13,079
Investment Program Related Org$17,343--
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
$602,254
Program Service Revenue
$416,138
Investment Income
$17,823
Other Revenue
$3,178
Change in Net Assets
$-19,461

Audited Revenue Reconciliation

Revenue per Audited Statements
$1,039,393
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$1,039,393
Total Revenue per Form 990
$1,039,393
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,058,854
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$487,593--$487,593
Depreciation Depletion$146,862--$146,862
Fees for Services Management-$84,050-$84,050
Other Expenses$80,032$83,951-$80,032
Insurance$63,510--$63,510
Office Expenses-$31,455-$31,455
Fees for Services Accounting-$8,255-$8,255
Fees for Services Legal-$3,549-$3,549
Advertising-$1,346-$1,346
Conferences and Meetings-$1,332-$1,332
Total Functional Expenses$844,916$213,938$0$1,058,854

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$1,058,854
Total Expenses per Audited Statements$1,058,854
Total Expenses per Form 990$1,058,854
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$10,968
Accrued Mgmt Fee Payable$6,675
Residual Receipts Avail for Recaptu$1,343
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
South Boston Non-profit Housing Corp
EIN
38-3264734
Phone
5867539002
Address
8425 E TWELVE MILE ROAD, WARREN, MI 48093

Signing Officer

Name
Cindy Lamb
Title
Assistant Treasurer
Phone
5867539002
Signed
2026-01-14
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Cindy Lamb
Formed
1995
Legal Domicile
Ma
Voting Board Members
10
Independent Board Members
10
Employees
0
Volunteers
15

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 1,788 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/BOYAmt0110485
IRS990/AccountsPayableAccrExpnssGrp/EOYAmt070753
IRS990/AccountsReceivableGrp/BOYAmt01078
IRS990/AccountsReceivableGrp/EOYAmt03561
IRS990/ActivitiesConductedPrtshpInd00
IRS990/ActivityOrMissionDesc0TO PROVIDE HOUSING FACILITIES FOR LOW INCOME SENIOR CITIZENS.
IRS990/AdvertisingGrp/ManagementAndGeneralAmt01346
IRS990/AdvertisingGrp/TotalAmt01346
IRS990/AnnualDisclosureCoveredPrsnInd01
IRS990/AuditCommitteeInd01
IRS990/BackupWthldComplianceInd01
IRS990/BooksInCareOfDetail/BusinessName/BusinessNameLine1Txt0CINDY 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/BusinessRlnWithOrgMemInd00
IRS990/CashNonInterestBearingGrp/BOYAmt046340
IRS990/CashNonInterestBearingGrp/EOYAmt018750
IRS990/ChangeToOrgDocumentsInd00
IRS990/CntrctRcvdGreaterThan100KCnt00
IRS990/CollectionsOfArtInd00
IRS990/CompensationFromOtherSrcsInd00
IRS990/CompensationProcessCEOInd01
IRS990/CompensationProcessOtherInd00
IRS990/ConferencesMeetingsGrp/ManagementAndGeneralAmt01332
IRS990/ConferencesMeetingsGrp/TotalAmt01332
IRS990/ConflictOfInterestPolicyInd01
IRS990/ConservationEasementsInd00
IRS990/ConsolidatedAuditFinclStmtInd01
IRS990/CreditCounselingInd00
IRS990/CYBenefitsPaidToMembersAmt00
IRS990/CYContributionsGrantsAmt0602254
IRS990/CYGrantsAndSimilarPaidAmt00
IRS990/CYInvestmentIncomeAmt017823
IRS990/CYOtherExpensesAmt01058854
IRS990/CYOtherRevenueAmt03178
IRS990/CYProgramServiceRevenueAmt0416138
IRS990/CYRevenuesLessExpensesAmt0-19461
IRS990/CYSalariesCompEmpBnftPaidAmt00
IRS990/CYTotalExpensesAmt01058854
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IRS990/CYTotalProfFndrsngExpnsAmt00
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IRS990/DeferredRevenueGrp/EOYAmt05802
IRS990/DelegationOfMgmtDutiesInd01
IRS990/DepreciationDepletionGrp/ProgramServicesAmt0146862
IRS990/DepreciationDepletionGrp/TotalAmt0146862
IRS990/Desc0SOUTH BOSTON NON-PROFIT HOUSING CORPORATION, IS A MASSACHUSETTS NON-PROFIT HOUSING CORPORATION ORGANIZED ON A NON-STOCK BASIS BY COOPERATIVE SERVICES, INC., A MICHIGAN NON-PROFIT COOPERATIVE. THE CORPORATION WAS FORMED IN NOVEMBER 1995 TO ACQUIRE AN INTEREST IN REAL PROPERTY LOCATED IN BOSTON, MASSACHUSETTS AND TO CONSTRUCT AND OPERATE THEREON AN APARTMENT PROJECT OF 65 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/DonorRstrOrQuasiEndowmentsInd00
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IRS990/EmployeeCnt00
IRS990/EngagedInExcessBenefitTransInd00
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IRS990/FamilyOrBusinessRlnInd00
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IRS990/FederalGrantAuditRequiredInd01
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IRS990/FeesForServicesAccountingGrp/TotalAmt08255
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IRS990/FeesForServicesManagementGrp/TotalAmt084050
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IRS990/Form990PartVIISectionAGrp/PersonNm11GINA CARTER
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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
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IRS990/Form990PartVIISectionAGrp/TitleTxt20FORMER DIRECTOR
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IRS990ScheduleA/Form990ScheduleAPartVIGrp/FormAndLineReferenceDesc0SCHEDULE A, PART III, LINE 12:
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