Civic Intelligence

Packer Apartments Corporation

EIN 39-1043627 • 501(c)3 • Milwaukee, WI

View Organization Page

Profile

To provide low income housing, social services, and training programs to low income families.

3744 West Greentree RoadMilwaukee, WI 53209

n/A

Siviq Scores

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

Liabilities / Assets

25th percentile

0.02x

Higher debt load relative to assets than 25% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2025

Liabilities / Revenue

29th percentile

0.05x

Higher debt load relative to revenue than 29% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2025

Net Margin

72nd percentile

19%

Higher net margin than 72% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2025

Top Officer Pay

23rd percentile

$0

Higher top officer pay than 23% of similar nonprofits.

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

501(c)3 • $5M-$10M nonprofits • Source year 2025

Asset Growth

69th percentile

11%

Faster asset growth than 69% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Annualized from 2024 to 2025

Revenue Growth

51st percentile

7.7%

Faster revenue growth than 51% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets25th percentile

Assets

Up

$6,176,285

Up $625,926 (+11%) from 2024

Liabilities

Down

$117,236

Down $9,082 (-7.2%) from 2024

Net Assets

Up

$6,059,049

Up $635,008 (+12%) from 2024

Operations
Liabilities / Revenue29th percentileNet Margin72nd percentile

Revenue

Up

$2,165,653

Up $154,167 (+7.7%) from 2024

Expenses

Up

$1,760,781

Up $66,120 (+3.9%) from 2024

Net Income

Up

$404,872

Up $88,047 (+28%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth69th percentile

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

$8.0M$6.0M$4.0M$2.0M$0Assets 2010: $3,997,052Liabilities 2010: $221,076Net Assets 2010: $3,775,9762010Assets 2011: $3,876,156Liabilities 2011: $123,012Net Assets 2011: $3,753,1442011Assets 2012: $3,815,829Liabilities 2012: $128,575Net Assets 2012: $3,687,2542012Assets 2013: $3,812,369Liabilities 2013: $114,410Net Assets 2013: $3,697,9592013Assets 2014: $3,742,133Liabilities 2014: $118,330Net Assets 2014: $3,623,8032014Assets 2015: $3,837,013Liabilities 2015: $224,594Net Assets 2015: $3,612,4192015Assets 2016: $3,584,239Liabilities 2016: $111,376Net Assets 2016: $3,472,8632016Assets 2017: $3,596,391Liabilities 2017: $95,696Net Assets 2017: $3,500,6952017Assets 2018: $3,709,318Liabilities 2018: $109,527Net Assets 2018: $3,599,7912018Assets 2019: $3,754,147Liabilities 2019: $128,248Net Assets 2019: $3,625,8992019Assets 2020: $3,915,238Liabilities 2020: $168,776Net Assets 2020: $3,746,4622020Assets 2021: $4,125,524Liabilities 2021: $96,821Net Assets 2021: $4,028,7032021Assets 2022: $4,410,300Liabilities 2022: $84,002Net Assets 2022: $4,326,2982022Assets 2023: $4,949,050Liabilities 2023: $99,058Net Assets 2023: $4,849,9922023Assets 2024: $5,550,359Liabilities 2024: $126,318Net Assets 2024: $5,424,0412024Assets 2025: $6,176,285Liabilities 2025: $117,236Net Assets 2025: $6,059,0492025

Highlighted filing

2025

Assets$6,176,285
Liabilities$117,236
Net Assets$6,059,049
Open 2025 Filing

Operations Trend

Revenue Growth51st percentile

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

$3.0M$2.0M$1.0M$0-$1.0MExpenses 2010: $1,430,1302010Expenses 2011: $1,480,0082011Expenses 2012: $1,553,0392012Revenue 2013: $1,539,950Expenses 2013: $1,529,245Net Income 2013: $10,7052013Revenue 2014: $1,549,412Expenses 2014: $1,623,568Net Income 2014: -$74,1562014Revenue 2015: $1,578,537Expenses 2015: $1,589,921Net Income 2015: -$11,3842015Revenue 2016: $1,614,144Expenses 2016: $1,753,700Net Income 2016: -$139,5562016Revenue 2017: $1,682,730Expenses 2017: $1,654,898Net Income 2017: $27,8322017Revenue 2018: $1,746,966Expenses 2018: $1,647,870Net Income 2018: $99,0962018Revenue 2019: $1,748,136Expenses 2019: $1,722,028Net Income 2019: $26,1082019Revenue 2020: $1,801,750Expenses 2020: $1,681,187Net Income 2020: $120,5632020Revenue 2021: $1,818,294Expenses 2021: $1,536,053Net Income 2021: $282,2412021Revenue 2022: $1,808,505Expenses 2022: $1,510,910Net Income 2022: $297,5952022Revenue 2023: $1,932,564Expenses 2023: $1,576,848Net Income 2023: $355,7162023Revenue 2024: $2,011,486Expenses 2024: $1,694,661Net Income 2024: $316,8252024Revenue 2025: $2,165,653Expenses 2025: $1,760,781Net Income 2025: $404,8722025

Highlighted filing

2025

Revenue$2,165,653
Expenses$1,760,781
Net Income$404,872
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$6,176,285
Liabilities
$117,236
Net assets
$6,059,049
Revenue
$2,165,653
Expenses
$1,760,781
Net income
$404,872
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$6.18$0.12$6.06$2.17$1.76$0.40
2024Detailed filing. Detailed filing data is available for this year.$5.55$0.13$5.42$2.01$1.69$0.32
2023Detailed filing. Detailed filing data is available for this year.$4.95$0.10$4.85$1.93$1.58$0.36
2022Detailed filing. Detailed filing data is available for this year.$4.41$0.08$4.33$1.81$1.51$0.30
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.13$0.10$4.03$1.82$1.54$0.28
2020Detailed filing. Detailed filing data is available for this year.$3.92$0.17$3.75$1.80$1.68$0.12
2019Detailed filing. Detailed filing data is available for this year.$3.75$0.13$3.63$1.75$1.72$0.03
2018Detailed filing. Detailed filing data is available for this year.$3.71$0.11$3.60$1.75$1.65$0.10
2017Detailed filing. Detailed filing data is available for this year.$3.60$0.10$3.50$1.68$1.65$0.03
2016Detailed filing. Detailed filing data is available for this year.$3.58$0.11$3.47$1.61$1.75$0.14
2015Detailed filing. Detailed filing data is available for this year.$3.84$0.22$3.61$1.58$1.59$0.01
2014Detailed filing. Detailed filing data is available for this year.$3.74$0.12$3.62$1.55$1.62$0.07
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.81$0.11$3.70$1.54$1.53$0.01
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.82$0.13$3.69$1.55
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.88$0.12$3.75$1.48
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.00$0.22$3.78$1.43
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Oct 1, 2024 to Sep 30, 2025
Signed
Jan 20, 2026
Return Version
2024v5.5
Gross Receipts
$2,165,653
Mission and Program Overview

Mission

To provide low income housing, social services, and training programs to low income families.

Balance Sheet Detail
LineBeginningEndChange
Assets
Savings and Temporary Cash Investments$595,175$735,105▲ $139,930
Land, Buildings, and Equipment, Net$754,493$655,556▼ $98,937
Cash and Non-Interest-Bearing Accounts$132,327$123,846▼ $8,481
Accounts Receivable$28,234$50,075▲ $21,841
Other Notes and Loans Receivable, Net$50,000$50,000→ $0
Prepaid Expenses and Deferred Charges$33,904$25,355▼ $8,549
Total Assets$5,550,359$6,176,285▲ $625,926
Other Assets Total$3,956,226$4,536,348▲ $580,122
Liabilities
Accounts Payable and Accrued Expenses$85,605$71,300▼ $14,305
Other Liabilities$40,713$45,936▲ $5,223
Total Liabilities$126,318$117,236▼ $9,082
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$5,424,041$6,059,049▲ $635,008
Total Net Assets Fund Balance$5,424,041$6,059,049▲ $635,008
Total Liabilities and Net Assets / Fund Balance$5,550,359$6,176,285▲ $625,926

Asset Categories

AssetBook ValueDepreciationBasis
Leasehold Improvements$389,447$4,633,903$5,023,350
Buildings$5,197$2,313,327$2,318,524
Equipment$46,807$693,597$740,404
Other Land Buildings$22,074$383,194$405,268
Land$192,031-$192,031
Other Assets Org$13,935--
Compensation and Service Providers
Top Officer Pay23rd percentile

Board Members and Trustees

NameTitle
Rev Archie L IvyPresident
Rev John WaltonVice President
Dr Gloria V HawkinsDirector
Gloria Ladson-billingsDirector
Karl ByleenDirector
Ms Barbara Jill ThomasDirector
Rev Marcus AllenDirector
Rev Mark ClingerDirector
Rev Walter LanierDirector
Rev Carmen PorcoSecretary
Bill HauslerTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$2,164,098
Investment Income
$0
Other Revenue
$1,555
Change in Net Assets
$404,872

Audited Revenue Reconciliation

Revenue per Audited Statements
$2,165,653
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$229,031
Total Revenue per Audited Statements
$2,394,684
Total Revenue per Form 990
$2,165,653
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,126,357
Salaries, Compensation, and Employee Benefits$634,424
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$451,203--$451,203
Occupancy$180,559--$180,559
Insurance$167,236--$167,236
Office Expenses$156,333--$156,333
Other Employee Benefits$146,547--$146,547
Depreciation Depletion$131,588--$131,588
Other Expenses$114,235--$114,235
Fees for Services Management-$111,063-$111,063
Payroll Taxes$36,674--$36,674
Fees for Services Accounting-$13,230-$13,230
Fees for Services Legal-$9,583-$9,583
Advertising$2,857--$2,857
Total Functional Expenses$1,626,905$133,876$0$1,760,781

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$1,760,781
Total Expenses per Audited Statements$1,760,781
Total Expenses per Form 990$1,760,781
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
Security Deposits$45,936
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
No
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
No

Governance Explanations

Form 990, Part VI, Section B, Line 11B

“The secretary and accountant review the 990.”

Form 990, Part VI, Section B, Line 12C

“The organization asks each member of the board if there are conflicts and requests they be disclosed if necessary.”

Form 990, Part VI, Section C, Line 19

“The documents are available upon request.”

Filing and Contact Details

Filer

Filer Name
Packer Apartments Corporation
EIN
39-1043627
Phone
4143527120
Address
3744 WEST GREENTREE ROAD, MILWAUKEE, WI 53209

Signing Officer

Name
Carmen Porco
Title
Secretary
Phone
4143527120
Signed
2026-01-20
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Carmen Porco
Formed
1966
Legal Domicile
Wi
Voting Board Members
11
Independent Board Members
11
Employees
17
Volunteers
11

Preparer

Firm
Cliftonlarsonallen Llp
Address
10401 W INNOVATION DR STE 300, WAUWATOSA, WI 53226
Preparer
Kristen Donlevy
Phone
4144761880
Supplemental Narrative

Financial Statement Notes

PART X, LINE 2:

“No provision or benefit for income taxes has been included in these financial statements since the corporation is exempt from federal income taxes, except for tax on unrelated business income, under section 501(c)(3) of the internal revenue code. The corporation had no unrelated business income for the years ended september 30, 2025 and 2024. The corporation believes that it has appropriate support for any tax positions taken, and as such, does not have any uncertain tax positions that are material to the financial statements.”

Raw XML AppendixShowing 400 of 543 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.

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IRS990ScheduleD/OtherAssetsOrgGrp/Desc0RESERVE FOR REPLACEMENTS
IRS990ScheduleD/OtherAssetsOrgGrp/Desc1RESERVE FOR SOCIAL SERVICE PROGRAMS
IRS990ScheduleD/OtherAssetsOrgGrp/Desc2RESIDUAL RECEIPTS RESERVE
IRS990ScheduleD/OtherAssetsOrgGrp/Desc3FUTURE VIABILITY PLAN
IRS990ScheduleD/OtherAssetsOrgGrp/Desc4RELATED PARTY RECIEVABLE
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IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0SECURITY DEPOSITS
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IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0NO PROVISION OR BENEFIT FOR INCOME TAXES HAS BEEN INCLUDED IN THESE FINANCIAL STATEMENTS SINCE THE CORPORATION IS EXEMPT FROM FEDERAL INCOME TAXES, EXCEPT FOR TAX ON UNRELATED BUSINESS INCOME, UNDER SECTION 501(C)(3) OF THE INTERNAL REVENUE CODE. THE CORPORATION HAD NO UNRELATED BUSINESS INCOME FOR THE YEARS ENDED SEPTEMBER 30, 2025 AND 2024. THE CORPORATION BELIEVES THAT IT HAS APPROPRIATE SUPPORT FOR ANY TAX POSITIONS TAKEN, AND AS SUCH, DOES NOT HAVE ANY UNCERTAIN TAX POSITIONS THAT ARE MATERIAL TO THE FINANCIAL STATEMENTS.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0PART X, LINE 2:
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IRS990ScheduleD/TotalBookValueOtherAssetsAmt04536348
IRS990ScheduleD/TotalExpensesPerForm990Amt01760781
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IRS990/ScheduleJRequiredInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE SECRETARY AND ACCOUNTANT REVIEW THE 990.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE ORGANIZATION ASKS EACH MEMBER OF THE BOARD IF THERE ARE CONFLICTS AND REQUESTS THEY BE DISCLOSED IF NECESSARY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE DOCUMENTS ARE AVAILABLE UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION B, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION C, LINE 19
IRS990ScheduleR/AssetExchangeInd00
IRS990ScheduleR/AssetPurchaseFromOtherOrgInd00
IRS990ScheduleR/AssetSaleToOtherOrgInd00
IRS990ScheduleR/DivRelatedOrganizationInd00
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IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd00
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt0NORTHPORT APARTMENTS CORPORATION
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt13700 GREENTREE CORPORATION
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt26800 TEUTONIA CORPORATION
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt3CAMBRIDGE APARTMENTS CORPORATION
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt4PLYMOUTH APARTMENTS CORPORATION
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt5HOUSING MINISTRIES OF AMERICAN BAPTISTS
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/EIN0391043639
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/EIN1391037453
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