Civic Intelligence

Metropolitan Housing Development Corporation

EIN 39-1943553 • 501(c)3 • Chicago, IL

Profile

To provide housing, assisted care, community and other services to active senior citizens.

8 South Michigan Ave Ste 3100Chicago, IL 60603-3267

n/A

Siviq Scores

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

Liabilities / Assets

99th percentile

3.57x

Higher debt load relative to assets than 99% of similar nonprofits.

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

Liabilities / Revenue

99th percentile

20.65x

Higher debt load relative to revenue than 99% of similar nonprofits.

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

Net Margin

4th percentile

-80%

Higher net margin than 4% of similar nonprofits.

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

Top Officer Pay

75th percentile

$121,885

Higher top officer pay than 75% of similar nonprofits.

Top officer pay equals 42.8% of source-year revenue.

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

Asset Growth

6th percentile

-35%

Faster asset growth than 6% of similar nonprofits.

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

Revenue Growth

2nd percentile

-79%

Faster revenue growth than 2% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets99th percentile

Assets

$1,648,186

No earlier filing loaded for comparison.

Liabilities

$5,882,163

No earlier filing loaded for comparison.

Net Assets

-$4,233,977

No earlier filing loaded for comparison.

Operations
Liabilities / Revenue99th percentileNet Margin4th percentile

Revenue

$284,782

No earlier filing loaded for comparison.

Expenses

$511,510

No earlier filing loaded for comparison.

Net Income

-$226,728

No earlier filing loaded for comparison.

Trend Graphs

Balance Sheet Trend

Asset Growth6th percentile

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

$10M$5.0M$0-$5.0MAssets 2010: $3,732,210Liabilities 2010: $5,135,520Net Assets 2010: -$1,403,3102010Assets 2011: $3,612,946Liabilities 2011: $5,200,890Net Assets 2011: -$1,587,9442011Assets 2012: $3,298,888Liabilities 2012: $5,077,931Net Assets 2012: -$1,779,0432012Assets 2013: $3,147,328Liabilities 2013: $5,113,748Net Assets 2013: -$1,966,4202013Assets 2014: $2,971,153Liabilities 2014: $5,129,310Net Assets 2014: -$2,158,1572014Assets 2015: $3,040,595Liabilities 2015: $5,159,760Net Assets 2015: -$2,119,1652015Assets 2016: $3,078,207Liabilities 2016: $5,401,209Net Assets 2016: -$2,323,0022016Assets 2017: $2,763,696Liabilities 2017: $5,307,130Net Assets 2017: -$2,543,4342017Assets 2018: $2,610,265Liabilities 2018: $5,347,300Net Assets 2018: -$2,737,0352018Assets 2019: $2,480,922Liabilities 2019: $5,560,267Net Assets 2019: -$3,079,3452019Assets 2020: $2,414,591Liabilities 2020: $5,741,695Net Assets 2020: -$3,327,1042020Assets 2021: $2,105,192Liabilities 2021: $5,575,216Net Assets 2021: -$3,470,0242021Assets 2022: $1,972,286Liabilities 2022: $5,692,283Net Assets 2022: -$3,719,9972022Assets 2023: $1,764,918Liabilities 2023: $5,750,415Net Assets 2023: -$3,985,4972023Assets 2025: $1,648,186Liabilities 2025: $5,882,163Net Assets 2025: -$4,233,9772025

Highlighted filing

2025

Assets$1,648,186
Liabilities$5,882,163
Net Assets-$4,233,977
Open 2025 Filing

Operations Trend

Revenue Growth2nd percentile

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

$1.0M$500K$0-$500KExpenses 2010: $349,5572010Expenses 2011: $340,1692011Revenue 2012: $127,067Expenses 2012: $318,166Net Income 2012: -$191,0992012Revenue 2013: $158,964Expenses 2013: $346,341Net Income 2013: -$187,3772013Revenue 2014: $163,170Expenses 2014: $354,907Net Income 2014: -$191,7372014Revenue 2015: $367,475Expenses 2015: $328,483Net Income 2015: $38,9922015Revenue 2016: $181,491Expenses 2016: $385,328Net Income 2016: -$203,8372016Revenue 2017: $166,930Expenses 2017: $387,362Net Income 2017: -$220,4322017Revenue 2018: $175,262Expenses 2018: $368,863Net Income 2018: -$193,6012018Revenue 2019: $213,724Expenses 2019: $556,034Net Income 2019: -$342,3102019Revenue 2020: $234,964Expenses 2020: $482,723Net Income 2020: -$247,7592020Revenue 2021: $311,212Expenses 2021: $454,132Net Income 2021: -$142,9202021Revenue 2022: $244,399Expenses 2022: $494,372Net Income 2022: -$249,9732022Revenue 2023: $192,461Expenses 2023: $457,961Net Income 2023: -$265,5002023Revenue 2025: $284,782Expenses 2025: $511,510Net Income 2025: -$226,7282025

Highlighted filing

2025

Revenue$284,782
Expenses$511,510
Net Income-$226,728
Open 2025 Filing

Filings

Most recent year

2025 • Form 990XML pending. An XML filing is linked for this year, but detailed extraction is still pending.

Open filing
Assets
$1,648,186
Liabilities
$5,882,163
Net assets
-$4,233,977
Revenue
$284,782
Expenses
$511,510
Net income
-$226,728
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.65$5.88$4.23$0.28$0.51$0.23
2024XML pending. An XML filing is linked for this year, but detailed extraction is still pending.
2023Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.76$5.75$3.99$0.19$0.46$0.27
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.97$5.69$3.72$0.24$0.49$0.25
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.11$5.58$3.47$0.31$0.45$0.14
2020Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.41$5.74$3.33$0.23$0.48$0.25
2019Summary only. Only limited summary data is available for this year.$2.48$5.56$3.08$0.21$0.56$0.34
2018Summary only. Only limited summary data is available for this year.$2.61$5.35$2.74$0.18$0.37$0.19
2017Summary only. Only limited summary data is available for this year.$2.76$5.31$2.54$0.17$0.39$0.22
2016Summary only. Only limited summary data is available for this year.$3.08$5.40$2.32$0.18$0.39$0.20
2015Summary only. Only limited summary data is available for this year.$3.04$5.16$2.12$0.37$0.33$0.04
2014Summary only. Only limited summary data is available for this year.$2.97$5.13$2.16$0.16$0.35$0.19
2013Summary only. Only limited summary data is available for this year.$3.15$5.11$1.97$0.16$0.35$0.19
2012Summary only. Only limited summary data is available for this year.$3.30$5.08$1.78$0.13$0.32$0.19
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.61$5.20$1.59$0.34
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.73$5.14$1.40$0.35
Latest Detailed Filing

The latest 2025 filing currently has linked XML that has not been fully parsed yet. Showing the latest detailed filing from 2023 below.

Jump To
Filing Snapshot
Filing Period
Jul 1, 2022 to Jun 30, 2023
Signed
Nov 9, 2023
Return Version
2022v5.0
Gross Receipts
$192,461
Mission and Program Overview

Mission

To provide housing, assisted care, community and other services to active senior citizens.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,639,122$1,484,700▼ $154,422
Cash and Non-Interest-Bearing Accounts$4,403$8,235▲ $3,832
Prepaid Expenses and Deferred Charges$0$1,071▲ $1,071
Accounts Receivable$12,139$1,030▼ $11,109
Savings and Temporary Cash Investments$0$0→ $0
Other Notes and Loans Receivable, Net$0$0→ $0
Pledges and Grants Receivable$0$0→ $0
Receivable From Disqualified Prsn$0$0→ $0
Receivables From Officers Etc$0$0→ $0
Investments Other Securities$0$0→ $0
Investments Program Related$0$0→ $0
Investments in Publicly Traded Securities$0$0→ $0
Intangible Assets$0$0→ $0
Inventories for Sale or Use$0$0→ $0
Loans From Officers Directors$0$0→ $0
Total Assets$1,972,286$1,764,918▼ $207,368
Other Assets Total$316,622$269,882▼ $46,740
Liabilities
Other Liabilities$5,653,499$5,702,834▲ $49,335
Accounts Payable and Accrued Expenses$34,512$33,004▼ $1,508
Deferred Revenue$4,272$14,577▲ $10,305
Grants Payable$0$0→ $0
Mortgage Notes Payable Secured by Investment Property$0$0→ $0
Unsecured Notes Loans Payable$0$0→ $0
Escrow Account Liability$0$0→ $0
Tax Exempt Bond Liabilities$0$0→ $0
Total Liabilities$5,692,283$5,750,415▲ $58,132
Net Assets / Fund Balance
Net Assets With Donor Restrictions$0$0→ $0
Net Assets Without Donor Restrictions$-3,719,997$-3,985,497▼ $265,500
Total Net Assets Fund Balance$-3,719,997$-3,985,497▼ $265,500
Total Liabilities and Net Assets / Fund Balance$1,972,286$1,764,918▼ $207,368

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$965,491$3,281,102$4,246,593
Land$519,209-$519,209
Other Land Buildings-$7,798$7,798
Other Assets Org$5,000--
Compensation and Service Providers
Top Officer Pay75th percentile

Employees

NameTitleFull / Part TimeOtherTotal
Patricia LuxTreasurerPT$44,145$44,145
Michael J FiandacaPresidentPT$43,229$43,229

Board Members and Trustees

NameTitle
John FiandacaSecretary
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$188,735
Investment Income
$0
Other Revenue
$3,726
Change in Net Assets
$-265,500
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$389,414
Salaries, Compensation, and Employee Benefits$68,547
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$149,789$4,633-$154,422
Other Salaries and Wages$57,071$6,340-$63,411
Insurance$29,350--$29,350
Other Expenses$21,224$656-$21,880
Fees for Services Management-$12,960-$12,960
Fees for Services Accounting-$8,640-$8,640
Office Expenses$7,089$788-$7,877
All Other Expenses$6,627--$6,627
Payroll Taxes$4,622$514-$5,136
Interest-$4,040-$4,040
Fees for Services Legal-$2,083-$2,083
Total Functional Expenses$410,041$47,920$0$457,961
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Direct Expenses$0
Fundraising Gross Income$0
Gaming Direct Expenses$0
Gaming Gross Income$0
Professional Fundraising Fees$0
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
No
Subject to proxy tax
No
Insider Transactions and Loans

Loans and Receivables

Line ItemBeginningEndChange
Loans from Officers, Directors, Trustees, and Key Employees$0$0→ $0
Receivables from Disqualified Persons$0$0→ $0
Receivables from Officers, Directors, Trustees, and Key Employees$0$0→ $0
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Base Occupancy Fee Payable$5,570,230
Due to Affiliates$120,841
Accrued Expenses$11,763
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
Yes
Annual disclosure for covered persons
Yes
Audit committee
No
Backup withholding compliance
No
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
Filing and Contact Details

Filer

Filer Name
Delavan Active Seniors Corp Iii
EIN
39-1943553
In Care Of
% DELAVAN ACTIVE SENIORS COR I
Address
8 SOUTH MICHIGAN AVE STE 3100, CHICAGO, IL 60603-3267

Signing Officer

Name
Michael Fiandaca
Title
President
Phone
3122369673
Signed
2023-11-09
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Michael Fiandaca
Formed
1998
Legal Domicile
Wi
Voting Board Members
3
Independent Board Members
0
Employees
0

Preparer

Firm
Haran & Associates Ltd
Address
3201 OLD GLENVIEW RD STE 250, WILMETTE, IL 60091
Preparer
Karen a Schaefer
Phone
8478531234
Supplemental Narrative

Additional Explanations

Process of Review

“Return is circulated among management for review and comments before it is filed.”

Enforcement of Conflicts Policy

“Annually it is discussed in a board meeting.”

Governing Documents Disclosure

“Upon request it is available for inspection.”

Raw XML AppendixShowing 400 of 577 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
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IRS990/OtherExpensesGrp/ManagementAndGeneralAmt1656
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IRS990/OtherExpensesGrp/ProgramServicesAmt165390
IRS990/OtherExpensesGrp/ProgramServicesAmt242130
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IRS990/OtherExpensesGrp/TotalAmt172656
IRS990/OtherExpensesGrp/TotalAmt242130
IRS990/OtherExpensesGrp/TotalAmt321880
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IRS990/OtherLiabilitiesGrp/EOYAmt05702834
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IRS990/OtherSalariesAndWagesGrp/ProgramServicesAmt057071
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IRS990/PayrollTaxesGrp/TotalAmt05136
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IRS990/PrincipalOfficerNm0MICHAEL FIANDACA
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IRS990/ProgramServiceRevenueGrp/BusinessCd1531110
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IRS990/ProgramServiceRevenueGrp/Desc1RESALE REVENUE
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IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt119890
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IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt119890
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IRS990/ReportLandBuildingEquipmentInd0true
IRS990/ReportOtherAssetsInd0true
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IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt15000
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IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt07798
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IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1DUE TO AFFILIATES
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc2ACCRUED EXPENSES
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0RETURN IS CIRCULATED AMONG MANAGEMENT FOR REVIEW AND COMMENTS BEFORE IT IS FILED.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1ANNUALLY IT IS DISCUSSED IN A BOARD MEETING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2UPON REQUEST IT IS AVAILABLE FOR INSPECTION.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0PROCESS OF REVIEW
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1ENFORCEMENT OF CONFLICTS POLICY
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2GOVERNING DOCUMENTS DISCLOSURE
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd6false
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DirectControllingEntityName/BusinessNameLine1Txt0NA
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DirectControllingEntityName/BusinessNameLine1Txt1NA
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DirectControllingEntityName/BusinessNameLine1Txt2NA
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DirectControllingEntityName/BusinessNameLine1Txt3NA
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DirectControllingEntityName/BusinessNameLine1Txt4NA
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DirectControllingEntityName/BusinessNameLine1Txt5NA
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DirectControllingEntityName/BusinessNameLine1Txt6NA
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DirectControllingEntityName/BusinessNameLine1Txt7NA
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt0FIRST ACTIVE SENIORS CORPORATION II
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt1FIRST ACTIVE SENIORS CORP III
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt2FIRST ACTIVE SENIORS CORPORATION IV
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt3FIRST ACTIVE SENIORS CORPORATION I

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