Civic Intelligence

Hillside Apartments Phase II Inc.

990 • Fiscal year 2023 • EIN 38-3276170

Jul 01, 2022 to Jun 30, 2023 • Filed on May 07, 2024

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

(248) 281-2020

Siviq Scores

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

Liabilities / Assets

85th percentile

1.61x

Higher debt load relative to assets than 85% of similar nonprofits.

2023 filings • NTEE L • $500k-$1M nonprofits • Source year 2023

Liabilities / Revenue

74th percentile

4.91x

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

2023 filings • NTEE L • $500k-$1M nonprofits • Source year 2023

Net Margin

33rd percentile

-20%

Higher net margin than 33% of similar nonprofits.

2023 filings • NTEE L • $500k-$1M nonprofits • Source year 2023

Top Officer Pay

63rd percentile

$49,166

Higher top officer pay than 63% of similar nonprofits.

Top officer pay equals 23.8% of source-year revenue.

2023 filings • NTEE L • $500k-$1M nonprofits • Source year 2023

Asset Growth

58th percentile

-0.2%

Faster asset growth than 58% of similar nonprofits.

2023 filings • NTEE L • $500k-$1M nonprofits • Annualized from 2022 to 2023

Revenue Growth

77th percentile

18%

Faster revenue growth than 77% of similar nonprofits.

2023 filings • NTEE L • $500k-$1M nonprofits • Annualized from 2022 to 2023

Balance Sheet
Liabilities / Assets85th percentile

Assets

Down

$629,258

Down $1,550 (-0.2%) from 2022

Net Assets

Down

-$384,900

Down $40,344 (-12%) from 2022

Liabilities

Up

$1,014,158

Up $38,794 (+4.0%) from 2022

Revenue And Expenses
Liabilities / Revenue74th percentileNet Margin33rd percentile

Revenue

Up

$206,590

Up $31,204 (+18%) from 2022

Expenses

Up

$246,934

Up $27,553 (+13%) from 2022

Net Income

Up

-$40,344

Up $3,651 (+8.3%) from 2022

Historical Trend

Balance Sheet Trend

Asset Growth58th percentile

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

2023

Assets$629,258
Liabilities$1,014,158
Net Assets-$384,900
Open 2023 Filing

Operations Trend

Revenue Growth77th percentile

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

2023

Revenue$206,590
Expenses$246,934
Net Income-$40,344
Open 2023 Filing
Jump To
Filing Snapshot
Filing Period
Jul 1, 2022 to Jun 30, 2023
Signed
May 7, 2024
Return Version
2022v5.0
Gross Receipts
$206,590
Mission and Program Overview

Mission

Provide housing and services to low income senior adults

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$557,535$524,520▼ $33,015
Accounts Receivable$30,340$51,768▲ $21,428
Savings and Temporary Cash Investments$41,069$48,708▲ $7,639
Cash and Non-Interest-Bearing Accounts$1,864$4,262▲ $2,398
Total Assets$630,808$629,258▼ $1,550
Liabilities
Other Liabilities$887,347$887,881▲ $534
Accounts Payable and Accrued Expenses$88,017$126,277▲ $38,260
Total Liabilities$975,364$1,014,158▲ $38,794
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-344,556$-384,900▼ $40,344
Total Net Assets Fund Balance$-344,556$-384,900▼ $40,344
Total Liabilities and Net Assets / Fund Balance$630,808$629,258▼ $1,550

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$451,790$848,268$1,300,058
Equipment$28,898$102,956$131,854
Other Land Buildings$43,832$21,478$65,310
Compensation and Service Providers
Top Officer Pay63rd percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Sarah GrantAdministratorPT$18,598$30,568$49,166

Board Members and Trustees

NameTitle
Joanne RobinsonChair
Kay FlavinVice Chair
Dr Maria KokasDirector
Emil MuccinoDirector
Kenneth MurphyDirector
Linda Rhodes-PaulyDirector
Mark SlaterDirector
Roy GriffittsDirector
Tim KnappDirector
Edy StoughtonSecretary
David HartnettTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$13,936
Program Service Revenue
$185,568
Investment Income
$34
Other Revenue
$7,052
All Other Contributions
$13,936
Change in Net Assets
$-40,344

Audited Revenue Reconciliation

Revenue per Audited Statements
$206,590
Total Revenue per Audited Statements
$206,590
Total Revenue per Form 990
$206,590
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$173,809
Salaries, Compensation, and Employee Benefits$73,125
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$73,411--$73,411
Depreciation Depletion$46,954--$46,954
Other Salaries and Wages$38,853--$38,853
Current Officers, Directors, Trustees, and Key Employees-$18,598-$18,598
Insurance$14,270--$14,270
Fees for Services Management-$11,832-$11,832
Other Employee Benefits$4,736$6,061-$10,797
Fees for Services Accounting-$10,450-$10,450
Office Expenses$10,431--$10,431
Information Technology$4,262--$4,262
Payroll Taxes$1,678$2,148-$3,826
All Other Expenses$1$1,688-$1,689
Pension Plan Contributions$461$590-$1,051
Fees for Services Legal-$395-$395
Advertising$105--$105
Interest$10--$10
Total Functional Expenses$195,172$51,762$0$246,934

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$246,934
Total Expenses per Audited Statements$246,934
Total Expenses per Form 990$246,934
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$5,981
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 and all related schedules was distributed to the board members via e-mail for their review, comment and questions 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 consultant/analyst who reports to the PVM Executive Committee acting in their capacity as the PVM Compensation Committee. Compensation rates are also routinely surveyed and evaluated for all employee positions.”

Form 990, Part VI, Section C, 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
Address
311 W Main St, Harbor Springs, MI 49740

Signing Officer

Name
Joanne Robinson
Title
Board Chair
Signed
2024-05-07
Discuss with paid preparer
No

Organization Details

Principal Officer
Joanne Robinson
Formed
1996
Legal Domicile
Mi
Voting Board Members
11
Independent Board Members
11
Employees
2
Volunteers
11
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 2 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 provision is recorded in the financial statements.”

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IRS990/OtherRevenueMiscGrp/BusinessCd1531390
IRS990/OtherRevenueMiscGrp/Desc0laundry vending income
IRS990/OtherRevenueMiscGrp/Desc1cable TV revenue
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IRS990/OtherRevenueMiscGrp/RelatedOrExemptFuncIncomeAmt15942
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IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt15942
IRS990/OtherRevenueTotalAmt07052
IRS990/OtherSalariesAndWagesGrp/ProgramServicesAmt038853
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IRS990/PayrollTaxesGrp/ManagementAndGeneralAmt02148
IRS990/PayrollTaxesGrp/ProgramServicesAmt01678
IRS990/PayrollTaxesGrp/TotalAmt03826
IRS990/PensionPlanContributionsGrp/ManagementAndGeneralAmt0590
IRS990/PensionPlanContributionsGrp/ProgramServicesAmt0461
IRS990/PensionPlanContributionsGrp/TotalAmt01051
IRS990/PoliticalCampaignActyInd0false
IRS990/PrincipalOfficerNm0Joanne Robinson
IRS990/ProfessionalFundraisingInd0false
IRS990/ProgramServiceRevenueGrp/BusinessCd0531110
IRS990/ProgramServiceRevenueGrp/Desc0Apartment rent
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt0185568
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt0185568
IRS990/ProhibitedTaxShelterTransInd0false
IRS990/PYContributionsGrantsAmt03988
IRS990/PYExcessBenefitTransInd0false
IRS990/PYInvestmentIncomeAmt05
IRS990/PymtTravelEntrtnmntPubOfclGrp/TotalAmt00
IRS990/PYOtherExpensesAmt0166571
IRS990/PYOtherRevenueAmt05905
IRS990/PYProgramServiceRevenueAmt0165488
IRS990/PYRevenuesLessExpensesAmt0-43995
IRS990/PYSalariesCompEmpBnftPaidAmt052810
IRS990/PYTotalExpensesAmt0219381
IRS990/PYTotalRevenueAmt0175386
IRS990/QuidProQuoContributionsInd0false
IRS990/RcvFndsToPayPrsnlBnftCntrctInd0false
IRS990/ReconcilationRevenueExpnssAmt0-40344
IRS990/RelatedEntityInd0true
IRS990/RelatedOrganizationCtrlEntInd0false
IRS990/ReportInvestmentsOtherSecInd0false
IRS990/ReportLandBuildingEquipmentInd0true
IRS990/ReportOtherAssetsInd0false
IRS990/ReportOtherLiabilitiesInd0true
IRS990/ReportProgramRelatedInvstInd0false
IRS990/RevenueAmt0206590
IRS990/RoyaltiesGrp/TotalAmt00
IRS990/SavingsAndTempCashInvstGrp/BOYAmt041069
IRS990/SavingsAndTempCashInvstGrp/EOYAmt048708
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearAmt013936
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus1YearAmt03988
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus2YearsAmt09554
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/TotalAmt027478
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearAmt034
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus1YearAmt05
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus2YearsAmt06
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus3YearsAmt09
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus4YearsAmt07
IRS990ScheduleA/GrossInvestmentIncome509Grp/TotalAmt061
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearAmt0192620
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus1YearAmt0171393
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus2YearsAmt0164984
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus3YearsAmt0162568
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus4YearsAmt0198954
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/TotalAmt0890519
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearAmt034
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus1YearAmt05
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IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus3YearsAmt09
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus4YearsAmt07
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/TotalAmt061
IRS990ScheduleA/InvestmentIncomeCYPct00.00010
IRS990ScheduleA/NetIncomeFromOtherUBIGrp/TotalAmt00
IRS990ScheduleA/OtherIncome509Grp/TotalAmt00
IRS990ScheduleA/Post1975UBTIGrp/TotalAmt00
IRS990ScheduleA/PubliclySupportedOrg509a2Ind0X
IRS990ScheduleA/PublicSupportCY509Pct00.99990
IRS990ScheduleA/PublicSupportPY509Pct01.00000
IRS990ScheduleA/PublicSupportTotal509Amt0917997
IRS990ScheduleA/ThirtyThrPctSuprtTestsCY509Ind0X
IRS990ScheduleA/Total509Grp/CurrentTaxYearAmt0206556
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus1YearAmt0175381
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus2YearsAmt0174538
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus3YearsAmt0162568
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus4YearsAmt0198954
IRS990ScheduleA/Total509Grp/TotalAmt0917997
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearAmt0206590
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus1YearAmt0175386
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IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus3YearsAmt0162577
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus4YearsAmt0198961
IRS990ScheduleA/TotalSupportCalendarYearGrp/TotalAmt0918058
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IRS990ScheduleB/ContributorInformationGrp/ContributorNum0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine10RESTRICTED
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IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/State0RESTRICTED
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IRS990ScheduleD/BuildingsGrp/DepreciationAmt0848268
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt01300058
IRS990ScheduleD/EquipmentGrp/BookValueAmt028898
IRS990ScheduleD/EquipmentGrp/DepreciationAmt0102956
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt0131854
IRS990ScheduleD/ExpensesSubtotalAmt0246934
IRS990ScheduleD/InclEscrowCustodialAcctLiabInd0false
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt043832
IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt021478
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt065310
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt05981
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/RevenueSubtotalAmt0206590
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0The Organization is exempt from federal income taxes under Section 501c3 of the Internal Revenue Code. Accordingly, no tax provision is recorded in the financial statements.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0X 1
IRS990ScheduleD/TotalBookValueLandBuildingsAmt0524520
IRS990ScheduleD/TotalExpensesPerForm990Amt0246934
IRS990ScheduleD/TotalLiabilityAmt0887881
IRS990ScheduleD/TotalRevenuePerForm990Amt0206590
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt0206590
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt0246934
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 2 employees.

Document Assets

No mirrored PDF or thumbnail assets are attached yet.

Filings

Displayed year

2023 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$629,258
Liabilities
$1,014,158
Net assets
-$384,900
Revenue
$206,590
Expenses
$246,934
Net income
-$40,344
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