Civic Intelligence

Hillside Apartments Phase II Inc.

990 • Fiscal year 2021 • EIN 38-3276170

Jul 01, 2020 to Jun 30, 2021 • Filed on Apr 18, 2022

Organization Profilewww.PVM.org
311 W Main StHarbor Springs, MI 49740

(231) 526-7108

Siviq Scores

Precomputed percentiles for this filing year versus similar nonprofits in the same peer cohort.

Liabilities / Assets

81st percentile

1.47x

Higher debt load relative to assets than 81% of similar nonprofits.

2021 filings • NTEE L • $500k-$1M nonprofits • Source year 2021

Liabilities / Revenue

71st percentile

5.41x

Higher debt load relative to revenue than 71% of similar nonprofits.

2021 filings • NTEE L • $500k-$1M nonprofits • Source year 2021

Net Margin

20th percentile

-34%

Higher net margin than 20% of similar nonprofits.

2021 filings • NTEE L • $500k-$1M nonprofits • Source year 2021

Top Officer Pay

59th percentile

$47,883

Higher top officer pay than 59% of similar nonprofits.

Top officer pay equals 27.4% of source-year revenue.

2021 filings • NTEE L • $500k-$1M nonprofits • Source year 2021

Asset Growth

Score unavailable

No value available

No earlier valid filing was available within the previous three public years.

Source year 2021

Revenue Growth

Score unavailable

No value available

No earlier valid filing was available within the previous three public years.

Source year 2021

Balance Sheet
Liabilities / Assets81st percentile

Assets

$644,107

No earlier filing loaded for comparison.

Net Assets

-$300,561

No earlier filing loaded for comparison.

Liabilities

$944,668

No earlier filing loaded for comparison.

Revenue And Expenses
Liabilities / Revenue71st percentileNet Margin20th percentile

Revenue

$174,544

No earlier filing loaded for comparison.

Expenses

$234,211

No earlier filing loaded for comparison.

Net Income

-$59,667

No earlier filing loaded for comparison.

Historical Trend

Balance Sheet Trend

Asset GrowthScore unavailable

The highlighted filing sits inside the broader history for assets, liabilities, and net assets.

$1.5M$1.0M$500K$0-$500K-$1.0MAssets 2021: $644,107Liabilities 2021: $944,668Net Assets 2021: -$300,5612021Assets 2022: $630,808Liabilities 2022: $975,364Net Assets 2022: -$344,5562022Assets 2023: $629,258Liabilities 2023: $1,014,158Net Assets 2023: -$384,9002023Assets 2024: $638,761Liabilities 2024: $1,143,603Net Assets 2024: -$504,8422024Assets 2025: $558,215Liabilities 2025: $1,133,189Net Assets 2025: -$574,9742025

Highlighted filing

2021

Assets$644,107
Liabilities$944,668
Net Assets-$300,561
Open 2021 Filing

Operations Trend

Revenue GrowthScore unavailable

Revenue, expenses, and net income across loaded years, with this filing highlighted.

$300K$200K$100K$0-$100K-$200KRevenue 2021: $174,544Expenses 2021: $234,211Net Income 2021: -$59,6672021Revenue 2022: $175,386Expenses 2022: $219,381Net Income 2022: -$43,9952022Revenue 2023: $206,590Expenses 2023: $246,934Net Income 2023: -$40,3442023Revenue 2024: $143,347Expenses 2024: $263,289Net Income 2024: -$119,9422024Revenue 2025: $199,236Expenses 2025: $269,368Net Income 2025: -$70,1322025

Highlighted filing

2021

Revenue$174,544
Expenses$234,211
Net Income-$59,667
Open 2021 Filing
Jump To
Filing Snapshot
Filing Period
Jul 1, 2020 to Jun 30, 2021
Signed
Apr 18, 2022
Return Version
2020v4.2
Gross Receipts
$174,544
Mission and Program Overview

Mission

Provide housing and services to low income senior adults

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$621,358$592,664▼ $28,694
Savings and Temporary Cash Investments$49,262$42,621▼ $6,641
Accounts Receivable$7,567$8,219▲ $652
Prepaid Expenses and Deferred Charges-$378-
Cash and Non-Interest-Bearing Accounts$2,021$225▼ $1,796
Total Assets$680,208$644,107▼ $36,101
Liabilities
Other Liabilities$886,666$887,435▲ $769
Accounts Payable and Accrued Expenses$34,436$57,233▲ $22,797
Total Liabilities$921,102$944,668▲ $23,566
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-240,894$-300,561▼ $59,667
Total Net Assets Fund Balance$-240,894$-300,561▼ $59,667
Total Liabilities and Net Assets / Fund Balance$680,208$644,107▼ $36,101

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$515,850$774,823$1,290,673
Equipment$32,010$88,097$120,107
Other Land Buildings$44,804$16,519$61,323
Compensation and Service Providers
Top Officer Pay59th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Sarah GrantAdministratorPT$11,971$35,912$47,883

Board Members and Trustees

NameTitle
Linda Rhodes-PaulyChair
Kay FlavinVice Chair
Dennis HuggDirector
Edy StoughtonDirector
Joanne RobinsonDirector
Karin FlintDirector
Mark SlaterDirector
Roy GriffittsDirector
Terrance KeatingDirector
Tim KnappDirector
Andy SpenceSecretary
David HartnettTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$9,554
Program Service Revenue
$160,327
Investment Income
$6
Other Revenue
$4,657
All Other Contributions
$9,554
Change in Net Assets
$-59,667

Audited Revenue Reconciliation

Revenue per Audited Statements
$174,544
Total Revenue per Audited Statements
$174,544
Total Revenue per Form 990
$174,544
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$163,689
Salaries, Compensation, and Employee Benefits$70,522
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$52,586--$52,586
Depreciation Depletion$46,505--$46,505
Other Salaries and Wages$32,727--$32,727
Current Officers, Directors, Trustees, and Key Employees-$21,097-$21,097
Office Expenses$13,137--$13,137
Other Employee Benefits$6,973$4,495-$11,468
Insurance$11,453--$11,453
Fees for Services Management-$11,423-$11,423
Fees for Services Other$7,101--$7,101
Fees for Services Accounting-$6,906-$6,906
Fees for Services Legal-$5,406-$5,406
Information Technology$4,419--$4,419
Payroll Taxes$2,409$1,553-$3,962
All Other Expenses$31$2,697-$2,728
Other Expenses$1,396--$1,396
Pension Plan Contributions$771$497-$1,268
Travel-$319-$319
Advertising$310--$310
Total Functional Expenses$179,818$54,393$0$234,211

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$234,211
Total Expenses per Audited Statements$234,211
Total Expenses per Form 990$234,211
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$881,900
Federal income taxes$5,535
HUD capital advance-
surplus cash note-
Governance and Compliance

Governance Checklist

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

Governance Explanations

Form 990, Part VI, Section A, Line 3

“The Organization contracts with Presbyterian Villages of Michigan for management services”

Form 990, Part VI, Section A, Line 7A

“Presbyterian Villages of Michigan is the sole member of the corporation and appoints the members of the board.”

Form 990, Part VI, Section B, Line 11

“A copy of the completed form was presented to the board at a meeting prior to filing”

Form 990, Part VI, Section B, Line 12

“Presbyterian Villages of Michigan annually distributes conflict of interest forms to all board members and senior staff. Forms are returned to the PVM offices. This Organization does not have its own conflict of interest policy, but uses the conflict of interest policy of Presbyterian Villages of Michigan.”

Form 990, Part VI, Section B, Line 13

“The Organization does not have its own whistleblower policy. It relies on the policy of PVM, its management company”

Form 990, Part VI, Section B, Line 14

“The Organization does not have a written document retention policy approved by its board of directors it relies on the policy adopted by Presbyterian Villages of Michigan, its management agent”

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

“A biannual salary study is conducted by an independent compensation analyst who reports to the PVM Sr VP of HR and to the PVM Human Resources committee of the board. Wage rates are studied for all employee positions.”

Form 990, Part VI, Section B, Line 19

“The Organization has not yet established a process for publicly disclosing its governing documents or conflict of interest policy. Such items are available upon request. Annual audits and Form 990 are available at www.PVM.org”

Filing and Contact Details

Filer

Filer Name
Hillside Apartments Phase II
EIN
38-3276170
Phone
2315267108
Address
311 W Main St, Harbor Springs, MI 49740

Signing Officer

Name
Joanne Robinson
Title
Chair
Signed
2022-04-18
Discuss with paid preparer
No

Organization Details

Principal Officer
Sarah Grant
Formed
1996
Legal Domicile
Mi
Voting Board Members
12
Independent Board Members
12
Employees
3
Volunteers
12
Supplemental Narrative

Additional Explanations

Form 990, Part V, Line 2A

“PVM acts as a common pay master for all entities within the PVM system, therefore this Organization does not file any W-2 forms. The Organization reported here has approximately 3 employees.”

Financial Statement Notes

X 1

“The Organization is exempt from federal income taxes under Section 501c3 of the Internal Revenue Code. Accordingly, no tax provisions is recorded in the financial statements.”

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IRS990/PayPremiumsPrsnlBnftCntrctInd0false
IRS990/PayrollTaxesGrp/ManagementAndGeneralAmt01553
IRS990/PayrollTaxesGrp/ProgramServicesAmt02409
IRS990/PayrollTaxesGrp/TotalAmt03962
IRS990/PensionPlanContributionsGrp/ManagementAndGeneralAmt0497
IRS990/PensionPlanContributionsGrp/ProgramServicesAmt0771
IRS990/PensionPlanContributionsGrp/TotalAmt01268
IRS990/PoliticalCampaignActyInd0false
IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt0378
IRS990/PrincipalOfficerNm0Sarah Grant
IRS990/ProfessionalFundraisingInd0false
IRS990/ProgramServiceRevenueGrp/BusinessCd0531110
IRS990/ProgramServiceRevenueGrp/Desc0Apartment rent
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt0160327
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt0160327
IRS990/ProhibitedTaxShelterTransInd0false
IRS990/PYExcessBenefitTransInd0false
IRS990/PYInvestmentIncomeAmt09
IRS990/PymtTravelEntrtnmntPubOfclGrp/TotalAmt00
IRS990/PYOtherExpensesAmt0156380
IRS990/PYOtherRevenueAmt04285
IRS990/PYProgramServiceRevenueAmt0158283
IRS990/PYRevenuesLessExpensesAmt0-51057
IRS990/PYSalariesCompEmpBnftPaidAmt057254
IRS990/PYTotalExpensesAmt0213634
IRS990/PYTotalRevenueAmt0162577
IRS990/QuidProQuoContributionsInd0false
IRS990/RcvFndsToPayPrsnlBnftCntrctInd0false
IRS990/ReconcilationRevenueExpnssAmt0-59667
IRS990/RelatedEntityInd0true
IRS990/RelatedOrganizationCtrlEntInd0false
IRS990/ReportInvestmentsOtherSecInd0false
IRS990/ReportLandBuildingEquipmentInd0true
IRS990/ReportOtherAssetsInd0false
IRS990/ReportOtherLiabilitiesInd0true
IRS990/ReportProgramRelatedInvstInd0false
IRS990/RevenueAmt0174544
IRS990/RoyaltiesGrp/TotalAmt00
IRS990/SavingsAndTempCashInvstGrp/BOYAmt049262
IRS990/SavingsAndTempCashInvstGrp/EOYAmt042621
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearAmt09554
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus3YearsAmt012530
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus4YearsAmt010409
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/TotalAmt032493
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearAmt06
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus1YearAmt09
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus2YearsAmt07
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus3YearsAmt09
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus4YearsAmt013
IRS990ScheduleA/GrossInvestmentIncome509Grp/TotalAmt044
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearAmt0164984
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus1YearAmt0162568
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus2YearsAmt0198954
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus3YearsAmt0153580
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus4YearsAmt0172641
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/TotalAmt0852727
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearAmt06
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus1YearAmt09
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus2YearsAmt07
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus3YearsAmt09
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus4YearsAmt013
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/TotalAmt044
IRS990ScheduleA/InvestmentIncomeCYPct00.00000
IRS990ScheduleA/InvestmentIncomePYPct00.00010
IRS990ScheduleA/NetIncomeFromOtherUBIGrp/TotalAmt00
IRS990ScheduleA/OtherIncome509Grp/TotalAmt00
IRS990ScheduleA/Post1975UBTIGrp/TotalAmt00
IRS990ScheduleA/PubliclySupportedOrg509a2Ind0X
IRS990ScheduleA/PublicSupportCY170Pct00.00000
IRS990ScheduleA/PublicSupportCY509Pct01.00000
IRS990ScheduleA/PublicSupportPY509Pct00.99990
IRS990ScheduleA/PublicSupportTotal170Amt00
IRS990ScheduleA/PublicSupportTotal509Amt0885220
IRS990ScheduleA/ThirtyThrPctSuprtTestsCY509Ind0X
IRS990ScheduleA/Total509Grp/CurrentTaxYearAmt0174538
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus1YearAmt0162568
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus2YearsAmt0198954
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus3YearsAmt0166110
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus4YearsAmt0183050
IRS990ScheduleA/Total509Grp/TotalAmt0885220
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearAmt0174544
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus1YearAmt0162577
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus2YearsAmt0198961
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus3YearsAmt0166119
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus4YearsAmt0183063
IRS990ScheduleA/TotalSupportCalendarYearGrp/TotalAmt0885264
IRS990ScheduleB/ContributorInformationGrp/ContributorBusinessName/BusinessNameLine10RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorNum0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine10RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine20RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/City0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/State0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/ZIPCode0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/TotalContributionsAmt0RESTRICTED
IRS990/ScheduleBRequiredInd0true
IRS990ScheduleD/BuildingsGrp/BookValueAmt0515850
IRS990ScheduleD/BuildingsGrp/DepreciationAmt0774823
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt01290673
IRS990ScheduleD/EquipmentGrp/BookValueAmt032010
IRS990ScheduleD/EquipmentGrp/DepreciationAmt088097
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt0120107
IRS990ScheduleD/ExpensesSubtotalAmt0234211
IRS990ScheduleD/InclEscrowCustodialAcctLiabInd0false
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt044804
IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt016519
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt061323
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt05535
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt1881900
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0Federal income taxes
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1Tenant security deposits
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc2HUD capital advance
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc3surplus cash note
IRS990ScheduleD/OtherSecuritiesGrp/Desc0Financial derivatives and other financial products
IRS990ScheduleD/OtherSecuritiesGrp/Desc1Closely-held equity interests
IRS990ScheduleD/RevenueSubtotalAmt0174544
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0The Organization is exempt from federal income taxes under Section 501c3 of the Internal Revenue Code. Accordingly, no tax provisions is recorded in the financial statements.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0X 1
IRS990ScheduleD/TotalBookValueLandBuildingsAmt0592664
IRS990ScheduleD/TotalExpensesPerForm990Amt0234211
IRS990ScheduleD/TotalLiabilityAmt0887435
IRS990ScheduleD/TotalRevenuePerForm990Amt0174544
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt0174544
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt0234211
IRS990ScheduleJ/AnyNonFixedPaymentsInd0false
IRS990ScheduleJ/CompBasedOnRevenueOfFlngOrgInd0false
IRS990ScheduleJ/CompBsdNetEarnsFlngOrgInd0false
IRS990ScheduleJ/CompBsdNetEarnsRltdOrgsInd0false
IRS990ScheduleJ/CompBsdOnRevRelatedOrgsInd0false
IRS990ScheduleJ/InitialContractExceptionInd0false
IRS990ScheduleJ/RebuttablePresumptionProcInd0false
IRS990/ScheduleJRequiredInd0false
IRS990/ScheduleORequiredInd0true
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0PVM acts as a common pay master for all entities within the PVM system, therefore this Organization does not file any W-2 forms. The Organization reported here has approximately 3 employees.

Document Assets

No mirrored PDF or thumbnail assets are attached yet.

Filings

Displayed year

2021 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$644,107
Liabilities
$944,668
Net assets
-$300,561
Revenue
$174,544
Expenses
$234,211
Net income
-$59,667
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$0.56$1.13$0.57$0.20$0.27$0.07
2024Detailed filing. Detailed filing data is available for this year.$0.64$1.14$0.50$0.14$0.26$0.12
2023Detailed filing. Detailed filing data is available for this year.$0.63$1.01$0.38$0.21$0.25$0.04
2022Detailed filing. Detailed filing data is available for this year.$0.63$0.98$0.34$0.18$0.22$0.04
2021Detailed filing. Detailed filing data is available for this year.$0.64$0.94$0.30$0.17$0.23$0.06