Civic Intelligence

The Wisconsin Partnership for Housing Development Inc

EIN 39-1508503 • 501(c)3 • Madison, WI

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Profile

The partnership is committed to housing for everyone because it's essential for building healthy communities. We build effective public-private partnerships to expand access to affordable housing options. We do this by directly developing quality housing and by consulting with local groups to provide them with the expertise and capacity to expand affordable housing in their communities.

821 E Washington Ave 200WMadison, WI 53703

wphd.info

Siviq Scores

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

Liabilities / Assets

85th percentile

0.72x

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

501(c)3 • $10M-$25M nonprofits • Source year 2024

Liabilities / Revenue

96th percentile

8.49x

Higher debt load relative to revenue than 96% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Net Margin

23rd percentile

-5.5%

Higher net margin than 23% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Top Officer Pay

36th percentile

$148,172

Higher top officer pay than 36% of similar nonprofits.

Top officer pay equals 10.0% of source-year revenue.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Asset Growth

87th percentile

27%

Faster asset growth than 87% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Revenue Growth

19th percentile

-11%

Faster revenue growth than 19% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets85th percentile

Assets

Up

$17,515,692

Up $3,704,178 (+27%) from 2023

Liabilities

Up

$12,576,558

Up $852,220 (+7.3%) from 2023

Net Assets

Up

$4,939,134

Up $2,851,958 (+137%) from 2023

Operations
Liabilities / Revenue96th percentileNet Margin23rd percentile

Revenue

Down

$1,481,643

Down $174,756 (-11%) from 2023

Expenses

Down

$1,562,624

Down $340,382 (-18%) from 2023

Net Income

Up

-$80,981

Up $165,626 (+67%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth87th percentile

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

$20M$15M$10M$5.0M$0Assets 2010: $3,093,435Liabilities 2010: $1,420,363Net Assets 2010: $1,673,0722010Assets 2011: $2,577,189Liabilities 2011: $1,316,494Net Assets 2011: $1,260,6952011Assets 2012: $2,210,466Liabilities 2012: $1,394,008Net Assets 2012: $816,4582012Assets 2013: $1,724,135Liabilities 2013: $1,132,580Net Assets 2013: $591,5552013Assets 2014: $2,588,207Liabilities 2014: $1,895,031Net Assets 2014: $693,1762014Assets 2015: $2,530,630Liabilities 2015: $1,708,896Net Assets 2015: $821,7342015Assets 2016: $2,059,568Liabilities 2016: $1,390,007Net Assets 2016: $669,5612016Assets 2017: $2,781,493Liabilities 2017: $2,012,890Net Assets 2017: $768,6032017Assets 2018: $3,415,616Liabilities 2018: $2,765,542Net Assets 2018: $650,0742018Assets 2019: $9,041,196Liabilities 2019: $7,845,422Net Assets 2019: $1,195,7742019Assets 2020: $10,716,823Liabilities 2020: $8,637,560Net Assets 2020: $2,079,2632020Assets 2021: $10,900,771Liabilities 2021: $8,700,818Net Assets 2021: $2,199,9532021Assets 2022: $11,509,631Liabilities 2022: $9,175,848Net Assets 2022: $2,333,7832022Assets 2023: $13,811,514Liabilities 2023: $11,724,338Net Assets 2023: $2,087,1762023Assets 2024: $17,515,692Liabilities 2024: $12,576,558Net Assets 2024: $4,939,1342024

Highlighted filing

2024

Assets$17,515,692
Liabilities$12,576,558
Net Assets$4,939,134
Open 2024 Filing

Operations Trend

Revenue Growth19th percentile

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

$3.0M$2.0M$1.0M$0-$1.0MExpenses 2010: $790,2532010Expenses 2011: $654,8992011Expenses 2012: $659,2652012Revenue 2013: $404,031Expenses 2013: $628,934Net Income 2013: -$224,9032013Revenue 2014: $678,586Expenses 2014: $576,965Net Income 2014: $101,6212014Revenue 2015: $714,612Expenses 2015: $561,054Net Income 2015: $153,5582015Revenue 2016: $356,113Expenses 2016: $508,286Net Income 2016: -$152,1732016Revenue 2017: $604,843Expenses 2017: $505,801Net Income 2017: $99,0422017Revenue 2018: $1,451,313Expenses 2018: $1,177,315Net Income 2018: $273,9982018Revenue 2019: $2,051,001Expenses 2019: $1,841,325Net Income 2019: $209,6762019Revenue 2020: $800,458Expenses 2020: $914,952Net Income 2020: -$114,4942020Revenue 2021: $1,075,048Expenses 2021: $936,420Net Income 2021: $138,6282021Revenue 2022: $1,266,395Expenses 2022: $1,132,565Net Income 2022: $133,8302022Revenue 2023: $1,656,399Expenses 2023: $1,903,006Net Income 2023: -$246,6072023Revenue 2024: $1,481,643Expenses 2024: $1,562,624Net Income 2024: -$80,9812024

Highlighted filing

2024

Revenue$1,481,643
Expenses$1,562,624
Net Income-$80,981
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$17,515,692
Liabilities
$12,576,558
Net assets
$4,939,134
Revenue
$1,481,643
Expenses
$1,562,624
Net income
-$80,981
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$17.5$12.6$4.94$1.48$1.56$0.08
2023Detailed filing. Detailed filing data is available for this year.$13.8$11.7$2.09$1.66$1.90$0.25
2022Detailed filing. Detailed filing data is available for this year.$11.5$9.18$2.33$1.27$1.13$0.13
2021Detailed filing. Detailed filing data is available for this year.$10.9$8.70$2.20$1.08$0.94$0.14
2020Detailed filing. Detailed filing data is available for this year.$10.7$8.64$2.08$0.80$0.91$0.11
2019Summary only. Only limited summary data is available for this year.$9.04$7.85$1.20$2.05$1.84$0.21
2018Detailed filing. Detailed filing data is available for this year.$3.42$2.77$0.65$1.45$1.18$0.27
2017Detailed filing. Detailed filing data is available for this year.$2.78$2.01$0.77$0.60$0.51$0.10
2016Detailed filing. Detailed filing data is available for this year.$2.06$1.39$0.67$0.36$0.51$0.15
2015Detailed filing. Detailed filing data is available for this year.$2.53$1.71$0.82$0.71$0.56$0.15
2014Detailed filing. Detailed filing data is available for this year.$2.59$1.90$0.69$0.68$0.58$0.10
2013Detailed filing. Detailed filing data is available for this year.$1.72$1.13$0.59$0.40$0.63$0.22
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.21$1.39$0.82$0.66
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.58$1.32$1.26$0.65
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.09$1.42$1.67$0.79
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 17, 2025
Return Version
2024v5.2
Gross Receipts
$1,820,866
Mission and Program Overview

Mission

We expand access to affordable housing opportunities through partnerships among the public, nonprofit, and private sectors to create and sustain strong neighborhoods and communities.

To expand access to affordable housing opportunities through partnerships among the public, nonprofit, and private sectors to create and sustain strong neighborhoods and communities.

Balance Sheet Detail
LineBeginningEndChange
Assets
Investments Program Related$7,916,419$11,040,702▲ $3,124,283
Land, Buildings, and Equipment, Net$3,877,156$3,803,139▼ $74,017
Cash and Non-Interest-Bearing Accounts$1,171,479$282,379▼ $889,100
Savings and Temporary Cash Investments$133,518$233,776▲ $100,258
Accounts Receivable$31,737$155,929▲ $124,192
Other Notes and Loans Receivable, Net$80,299$80,299→ $0
Prepaid Expenses and Deferred Charges$3,762$7,155▲ $3,393
Pledges and Grants Receivable$179,321$2,160▼ $177,161
Total Assets$13,811,514$17,515,692▲ $3,704,178
Other Assets Total$417,823$1,910,153▲ $1,492,330
Liabilities
Other Liabilities$9,321,331$10,353,554▲ $1,032,223
Mortgage Notes Payable Secured by Investment Property$2,263,380$2,128,018▼ $135,362
Accounts Payable and Accrued Expenses$139,627$94,986▼ $44,641
Total Liabilities$11,724,338$12,576,558▲ $852,220
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$1,664,314$4,660,429▲ $2,996,115
Net Assets With Donor Restrictions$422,862$278,705▼ $144,157
Total Net Assets Fund Balance$2,087,176$4,939,134▲ $2,851,958
Total Liabilities and Net Assets / Fund Balance$13,811,514$17,515,692▲ $3,704,178

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$2,518,014$2,723,575$5,241,589
Land$1,239,048-$1,239,048
Other Land Buildings$46,077$122,266$168,343
Investment Program Related Org$2,932,939--
Other Assets Org$79,660--
Compensation and Service Providers
Top Officer Pay36th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Todd MandelExecutive DirectorFT$143,856$4,316$148,172

Board Members and Trustees

NameTitle
Marissa DownsChair
William WigchersVice Chair
Ariam KeseteDirector
Carla CrossDirector
Dan KroetzDirector
Gina StilpDirector
Hal BerganDirector
Melissa BusseDirector
Mike WatersTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Knight Barry Title ServicesClosing And Related Costs24580 RIMROCK RD, Madison, WI 53713$419,750
Blt Construction LLCLead Abatement Services6755 COUNTY RD T, Barneveld, WI 53507$205,120
Revenue and Support

Revenue Composition

Contributions and Grants
$473,124
Program Service Revenue
$1,077,057
Investment Income
$11,785
Other Revenue
$-80,323
All Other Contributions
$37,020
Change in Net Assets
$-80,981
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,050,786
Salaries, Compensation, and Employee Benefits$511,838
Total Fundraising Expense$29,585
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$259,951$22,297$4,994$287,242
Occupancy$263,609$3,508$1,872$268,989
Current Officers, Directors, Trustees, and Key Employees$118,538$14,817$14,817$148,172
Depreciation Depletion$133,467$6,584-$140,051
Interest-$99,938-$99,938
Fees for Services Accounting-$56,979-$56,979
Insurance$47,664$1,798$960$50,422
Fees for Services Management-$38,474-$38,474
Other Employee Benefits$30,810$3,021$1,613$35,444
Payroll Taxes$30,135$2,955$1,577$34,667
Office Expenses$28,564$4,045$1,702$34,311
Travel$24,523$2,423$1,284$28,230
Fees for Services Other-$10,843-$10,843
Advertising$6,870$878$369$8,117
Pension Plan Contributions$5,488$538$287$6,313
Fees for Services Legal-$4,716-$4,716
Other Expenses$3,061--$3,061
Information Technology$2,045$287$110$2,442
Total Functional Expenses$1,258,938$274,101$29,585$1,562,624
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
Deferred Loans$8,564,947
Construction Loans Payable$934,362
Refundable Advance$761,141
Security Deposits$52,972
Due to Ahfe Conference$26,787
Prepaid Rent$13,345
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
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
No

Governance Explanations

Form 990, Part VI, Section A, Line 2

“William wigchers and gina stilp have a business relationship. David ritchay and dan kroetz have a business relationship.”

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

“A draft of the form 990 is provided by mail or email to all members of the governing body and management for their review. Each director is given the opportunity to comment by mail or email with questions. The directors approve the prepared form 990 either explicitly or implicitly if no response to the draft form 990 is given after a reasonable period of time. The prepared form 990 is filed with the irs once approved.”

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

“All members of the governing body and all employees are given a form to disclose all known and potential conflicts of interest. The signed forms are kept at the partnership's office in madison, wisconsin. A director with a conflict of interest is asked to abstain from voting on or discussing the transaction involved.”

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

“The executive committee of the governing body conducts a review of the compensation of the executive director. The committee members use data such as independent compensation surveys and the compensation of officers of similar organizations to determine the compensation for these positions. The committee members vote to approve the compensation and decisions regarding compensation are documented in the minutes of the meetings of the committee.”

Form 990, Part VI, Section C, Line 19

“The partnership made its governing documents available to the public upon written request. The partnership's conflict of interest policy was not made available to the public. Annual financial statements were posted on the partnership's website.”

Filing and Contact Details

Filer

Filer Name
The Wisconsin Partnership for Housing
EIN
39-1508503
Phone
6082585560
Address
821 E WASHINGTON AVE 200W, MADISON, WI 53703

Signing Officer

Name
Todd Mandel
Title
Executive Director
Phone
6082585560
Signed
2025-11-17
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Todd Mandel
Formed
1985
Legal Domicile
Wi
Voting Board Members
9
Independent Board Members
9
Employees
6
Volunteers
9

Preparer

Firm
Wegner Cpas Llp
Address
2921 LANDMARK PL STE 300, MADISON, WI 53713-4236
Preparer
Jason Stephens CPA
Phone
6082744020
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Share of net income of subsidiaries 1,414,007.”

Raw XML AppendixShowing 400 of 570 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
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IRS990/AccountsReceivableGrp/BOYAmt031737
IRS990/AccountsReceivableGrp/EOYAmt0155929
IRS990/ActivitiesConductedPrtshpInd00
IRS990/ActivityOrMissionDesc0TO EXPAND ACCESS TO AFFORDABLE HOUSING OPPORTUNITIES THROUGH PARTNERSHIPS AMONG THE PUBLIC, NONPROFIT, AND PRIVATE SECTORS TO CREATE AND SUSTAIN STRONG NEIGHBORHOODS AND COMMUNITIES.
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IRS990/BooksInCareOfDetail/USAddress/CityNm0MADISON
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IRS990/BooksInCareOfDetail/USAddress/ZIPCd053703
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IRS990/CostOfGoodsSoldAmt0339223
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IRS990/CYContributionsGrantsAmt0473124
IRS990/CYGrantsAndSimilarPaidAmt00
IRS990/CYInvestmentIncomeAmt011785
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IRS990/CYOtherRevenueAmt0-80323
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IRS990/CYRevenuesLessExpensesAmt0-80981
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IRS990/Form990PartVIISectionAGrp/PersonNm4CARLA CROSS
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IRS990/Form990PartVIISectionAGrp/PersonNm9TODD MANDEL
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IRS990/MissionDesc0THE PARTNERSHIP IS COMMITTED TO HOUSING FOR EVERYONE BECAUSE IT'S ESSENTIAL FOR BUILDING HEALTHY COMMUNITIES. WE BUILD EFFECTIVE PUBLIC-PRIVATE PARTNERSHIPS TO EXPAND ACCESS TO AFFORDABLE HOUSING OPTIONS. WE DO THIS BY DIRECTLY DEVELOPING QUALITY HOUSING AND BY CONSULTING WITH LOCAL GROUPS TO PROVIDE THEM WITH THE EXPERTISE AND CAPACITY TO EXPAND AFFORDABLE HOUSING IN THEIR COMMUNITIES.
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IRS990ScheduleA/PublicSupportCY170Pct00.99530
IRS990ScheduleA/PublicSupportPY170Pct00.99650
IRS990ScheduleA/PublicSupportTotal170Amt03782616
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IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus3YearsAmt0545202
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IRS990ScheduleA/TotalCalendarYear170Grp/TotalAmt03782616
IRS990ScheduleA/TotalSupportAmt03800564
IRS990ScheduleB/ContributorInformationGrp/ContributorBusinessName/BusinessNameLine10RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorNum0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine10RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine20RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/City0RESTRICTED
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IRS990ScheduleB/ContributorInformationGrp/TotalContributionsAmt0RESTRICTED
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IRS990ScheduleD/InvstProgramRelatedOrgGrp/BookValueAmt01369263
IRS990ScheduleD/InvstProgramRelatedOrgGrp/BookValueAmt1510000
IRS990ScheduleD/InvstProgramRelatedOrgGrp/BookValueAmt2500
IRS990ScheduleD/InvstProgramRelatedOrgGrp/BookValueAmt36228000
IRS990ScheduleD/InvstProgramRelatedOrgGrp/BookValueAmt42932939
IRS990ScheduleD/InvstProgramRelatedOrgGrp/Desc0DUE FROM THE EDGE ARTIST FLATS, LLC
IRS990ScheduleD/InvstProgramRelatedOrgGrp/Desc1DUE FROM BARTON SCHOOL APARTMENTS, LLC
IRS990ScheduleD/InvstProgramRelatedOrgGrp/Desc2INVESTMENT IN UPLANDS HOMES, LLC
IRS990ScheduleD/InvstProgramRelatedOrgGrp/Desc3DUE FROM VARIOUS PARTNERSHIPS
IRS990ScheduleD/InvstProgramRelatedOrgGrp/Desc4INVESTMENT IN OHTV, LLC
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IRS990ScheduleD/OtherAssetsOrgGrp/Desc0CONSTRUCTION IN PROGRESS
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IRS990ScheduleD/OtherAssetsOrgGrp/Desc3OPERATING RESERVE
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IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt0168343
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt026787
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