Civic Intelligence

Aeon

990 • Fiscal year 2019 • EIN 41-1558711

Jan 01, 2019 to Dec 31, 2019 • Filed on Oct 06, 2020

Organization ProfileWWW.AEON.ORG

View Organization Page

901 North Third Street No 150Minneapolis, MN 55401

(612) 341-3148

Siviq Scores

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

Liabilities / Assets

87th percentile

0.89x

Higher debt load relative to assets than 87% of similar nonprofits.

2019 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2019

Liabilities / Revenue

92nd percentile

5.90x

Higher debt load relative to revenue than 92% of similar nonprofits.

2019 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2019

Net Margin

15th percentile

-8.8%

Higher net margin than 15% of similar nonprofits.

2019 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2019

Top Officer Pay

14th percentile

$218,267

Higher top officer pay than 14% of similar nonprofits.

Top officer pay equals 1.4% of source-year revenue.

2019 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2019

Asset Growth

97th percentile

62%

Faster asset growth than 97% of similar nonprofits.

2019 filings • 501(c)3 • $100M-$250M nonprofits • Annualized from 2018 to 2019

Revenue Growth

13th percentile

-18%

Faster revenue growth than 13% of similar nonprofits.

2019 filings • 501(c)3 • $100M-$250M nonprofits • Annualized from 2018 to 2019

Balance Sheet
Liabilities / Assets87th percentile

Assets

Up

$100,439,941

Up $38,386,530 (+62%) from 2018

Net Assets

Down

$11,100,007

Down $646,914 (-5.5%) from 2018

Liabilities

Up

$89,339,934

Up $39,033,444 (+78%) from 2018

Revenue And Expenses
Liabilities / Revenue92nd percentileNet Margin15th percentile

Revenue

Down

$15,147,574

Down $3,319,292 (-18%) from 2018

Expenses

Down

$16,476,292

Down $3,739,324 (-18%) from 2018

Net Income

Up

-$1,328,718

Up $420,032 (+24%) from 2018

Historical Trend

Balance Sheet Trend

Asset Growth97th percentile

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

$300M$200M$100M$0-$100MAssets 2010: $47,189,404Liabilities 2010: $39,085,567Net Assets 2010: $8,103,8372010Assets 2011: $58,053,171Liabilities 2011: $47,224,715Net Assets 2011: $10,828,4562011Assets 2012: $63,155,415Liabilities 2012: $55,040,342Net Assets 2012: $8,115,0732012Assets 2013: $70,282,321Liabilities 2013: $60,348,447Net Assets 2013: $9,933,8742013Assets 2014: $64,024,827Liabilities 2014: $56,890,026Net Assets 2014: $7,134,8012014Assets 2015: $43,889,785Liabilities 2015: $38,951,402Net Assets 2015: $4,938,3832015Assets 2016: $56,319,418Liabilities 2016: $49,188,180Net Assets 2016: $7,131,2382016Assets 2017: $60,512,507Liabilities 2017: $49,681,008Net Assets 2017: $10,831,4992017Assets 2018: $62,053,411Liabilities 2018: $50,306,490Net Assets 2018: $11,746,9212018Assets 2019: $100,439,941Liabilities 2019: $89,339,934Net Assets 2019: $11,100,0072019Assets 2020: $205,354,447Liabilities 2020: $194,979,530Net Assets 2020: $10,374,9172020Assets 2021: $203,568,122Liabilities 2021: $200,874,515Net Assets 2021: $2,693,6072021Assets 2022: $203,603,573Liabilities 2022: $214,263,326Net Assets 2022: -$10,659,7532022Assets 2023: $165,814,497Liabilities 2023: $215,483,330Net Assets 2023: -$49,668,8332023Assets 2024: $168,575,474Liabilities 2024: $234,461,652Net Assets 2024: -$65,886,1782024

Highlighted filing

2019

Assets$100,439,941
Liabilities$89,339,934
Net Assets$11,100,007
Open 2019 Filing

Operations Trend

Revenue Growth13th percentile

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

$100M$50M$0-$50MExpenses 2010: $8,975,2152010Expenses 2011: $13,459,0202011Expenses 2012: $12,399,6262012Revenue 2013: $16,698,758Expenses 2013: $16,225,821Net Income 2013: $472,9372013Revenue 2014: $20,246,885Expenses 2014: $22,232,484Net Income 2014: -$1,985,5992014Revenue 2015: $13,670,594Expenses 2015: $15,867,012Net Income 2015: -$2,196,4182015Revenue 2016: $15,042,260Expenses 2016: $16,437,411Net Income 2016: -$1,395,1512016Revenue 2017: $15,308,145Expenses 2017: $15,433,602Net Income 2017: -$125,4572017Revenue 2018: $18,466,866Expenses 2018: $20,215,616Net Income 2018: -$1,748,7502018Revenue 2019: $15,147,574Expenses 2019: $16,476,292Net Income 2019: -$1,328,7182019Revenue 2020: $34,369,814Expenses 2020: $36,797,264Net Income 2020: -$2,427,4502020Revenue 2021: $37,122,785Expenses 2021: $44,804,095Net Income 2021: -$7,681,3102021Revenue 2022: $34,793,622Expenses 2022: $50,323,803Net Income 2022: -$15,530,1812022Revenue 2023: $35,940,978Expenses 2023: $74,887,394Net Income 2023: -$38,946,4162023Revenue 2024: $44,429,925Expenses 2024: $60,775,809Net Income 2024: -$16,345,8842024

Highlighted filing

2019

Revenue$15,147,574
Expenses$16,476,292
Net Income-$1,328,718
Open 2019 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2019 to Dec 31, 2019
Signed
Oct 6, 2020
Return Version
2019v5.1
Gross Receipts
$15,215,776
Mission and Program Overview

Mission

Create and sustain quality affordable homes that strengthen lives and communities.

To create and sustain quality affordable homes that strengthen lives and communities. Aeon acquires, improves and preserves decent, safe and affordablehousing for very low, low and moderate income persons; remainingresponsible and responsive to the community, neighborhoods andresidents it serves.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$36,681,032$70,849,155▲ $34,168,123
Savings and Temporary Cash Investments$5,232,629$7,923,611▲ $2,690,982
Cash and Non-Interest-Bearing Accounts$4,921,234$7,851,396▲ $2,930,162
Investments Program Related$5,814,994$5,562,822▼ $252,172
Accounts Receivable$5,162,231$3,354,660▼ $1,807,571
Other Notes and Loans Receivable, Net$2,778,407$3,107,399▲ $328,992
Intangible Assets$823,968$823,968→ $0
Pledges and Grants Receivable$502,097$634,862▲ $132,765
Prepaid Expenses and Deferred Charges$136,569$331,818▲ $195,249
Total Assets$62,053,411$100,439,941▲ $38,386,530
Other Assets Total$250$250→ $0
Liabilities
Mortgage Notes Payable Secured by Investment Property$41,748,855$79,810,743▲ $38,061,888
Accounts Payable and Accrued Expenses$8,486,818$9,027,304▲ $540,486
Deferred Revenue$70,817$501,887▲ $431,070
Total Liabilities$50,306,490$89,339,934▲ $39,033,444
Net Assets / Fund Balance
Net Assets With Donor Restrictions$10,244,274$10,461,599▲ $217,325
Net Assets Without Donor Restrictions$1,502,647$638,408▼ $864,239
Total Net Assets Fund Balance$11,746,921$11,100,007▼ $646,914
Total Liabilities and Net Assets / Fund Balance$62,053,411$100,439,941▲ $38,386,530

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$60,674,828$23,293,069$83,967,897
Land$8,812,965-$8,812,965
Equipment$858,542$1,201,191$2,059,733
Leasehold Improvements$502,820$868,240$1,371,060
Investment Program Related Org$295,227--
Compensation and Service Providers
Top Officer Pay14th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Alan ArthurPresident & CEOFT$197,992$20,275$218,267
Caroline HortonTreasurer & Chief Financial OfficerFT$153,600$13,672$167,272
Stacy McmahonVice President of Asset ManagementFT$152,104$14,948$167,052
Virginia BrownVice President of AdvancementFT$138,663$11,961$150,624
Robert NovakControllerFT$136,063$12,917$148,980
Barbara HalversonVP of Property Operations-outgoingFT$130,104$9,305$139,409
Angela EmmrichDirector of Hr & AdministrationFT$112,498$22,308$134,806
Miranda WalkerHousing Development ManagerFT$113,514$11,885$125,399

Board Members and Trustees

NameTitle
Tami DiehmChair
Lynette DumalagChair-outgoing
Scott AndersonVice Chair & Secretary
Cj Simmons-faye JonesDirector
Jackie FosterDirector
Jeff MatthewsDirector
Khadija AliDirector
Kirsten SpreckDirector
Martha NevanenDirector
Martha SwansonDirector
Melissa DowneyDirector
Oscar YanezDirector
Rick PurcellDirector
Sareoun EarmDirector
Suado AbdiDirector
Tanessa GreeneDirector
Tom HoffmanDirector
Billy BrownleeDirector-outgoing
Robert TimperleyDirector-outgoing

Highest Paid Contractors

ContractorServicesLocationCompensation
Walker RoofingRoofing Contractor2270 CAPP RD, St Paul, MN 55114$257,144
Faegre Drinker Biddle & Reath LLPLegal ServicesNW 6139 PO BOX 1450, Minneapolis, MN 55485-6139$180,206
United Protective AgencySecurity ServicesPO BOX 18600, Minneapolis, MN 55418$147,444
Mahoney Ulbrich Christiansen Russ PaAudit Services10 RIVER PARK PLAZA SUITE 800, St Paul, MN 55107$118,011
Outdoor Environments INCGrounds Contractor9025 HIGHWAY 101 - FRONTAGE ROAD, Savage, MN 55378$111,932
Revenue and Support

Revenue Composition

Contributions and Grants
$3,388,802
Program Service Revenue
$11,530,439
Investment Income
$296,535
Other Revenue
$-68,202
All Other Contributions
$1,812,891
Change in Net Assets
$-1,328,718

Noncash Contribution Practices

Property subject to holding requirements
No
Reviewed unusual noncash gifts
Yes
Third parties used for noncash contributions
No

Noncash Contributions

Contribution TypeContribution CountReported AmountValuation Method
Securities Publicly Traded7$19,868Value of Stock
Other Non Cash Contri Table3$10,468Fair Market Value
Clothing and Household Goods-$765Fair Market Value
Total Noncash Contributions10$31,101-
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$10,069,006
Salaries, Compensation, and Employee Benefits$6,343,087
Total Fundraising Expense$968,004
Professional Fundraising Fees$64,199
Grants and Similar Amounts Paid$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$3,605,207$710,207$480,510$4,795,924
Depreciation Depletion$1,770,869$9,600$15,721$1,796,190
Interest$1,339,507$1,087$1,780$1,342,374
Fees for Services Other$639,991$57,924$58,224$756,139
Office Expenses$561,718$79,860$112,799$754,377
Occupancy$717,824--$717,824
All Other Expenses$396,198$166,238$65,143$627,579
Current Officers, Directors, Trustees, and Key Employees$394,943$76,834$53,172$524,949
Other Expenses$521,784--$521,784
Other Employee Benefits$367,194$61,410$54,963$483,567
Payroll Taxes$239,412$59,485$38,634$337,531
Insurance$248,655$87,371-$336,026
Pension Plan Contributions$152,717$25,540$22,859$201,116
Fees for Services Management$170,012--$170,012
Fees for Services Accounting$52,860$79,989-$132,849
Fees for Services Legal$952$80,634-$81,586
Fees for Services Professional Fundraising--$64,199$64,199
Fees for Services Lobbying-$8,498-$8,498
Total Functional Expenses$14,003,611$1,504,677$968,004$16,476,292
Fundraising, Events, and Gaming
Fundraising activities
Yes
Gaming activities
No
Professional fundraiser used
Yes

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Direct Expenses$68,202
Professional Fundraising Fees$64,199
Fundraising Gross Income$0

Fundraising Events

EventGross ReceiptsGross RevenueDirect ExpensesNet Income
Beyond Bricks and Mortar$382,398-$34,141-
Total Events$382,398-$68,202$-68,202
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
Yes
Subject to proxy tax
No
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
Yes
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, Line 6

“Aeon's membership consists of people who live in the service area, come to annual meetings, and support aeon's mission. The members do not elect the board of directors, but do vote on changes in the governing documents, file minutes, etc.”

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

“Aeon's members do not elect the board of directors, but they do approve changes in the governing documents.”

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

“The 990 is reviewed and finalized by the chief financial officer before going to the president and board to review and accept.”

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

“Board members and employees are required to sign off on a conflict of interest statement annually. At the beginning of each board meeting, board members are asked to disclose any existing conflicts of interest. Any potential conflicts of interest are reviewed and addressed by the president and the board.”

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

“The board reviewed compensation for executive directors of other organizations in the twin cities as reported on guidestar and in the other organizations' form 990s. The information was gathered by the executive committee and discussed by the board in an executive session of a board meeting. The president/ceo regularly reviews comparative compensation data from third party surveys and reports to establish and revise key employee compensation and reviews the determinations and results with the director of hr and others.”

Form 990, Part VI, Section C, Line 19

“The organization makes its governing documents available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Aeon
EIN
41-1558711
Phone
6123413148
Address
901 NORTH THIRD STREET NO 150, MINNEAPOLIS, MN 55401

Signing Officer

Name
Alan Arthur
Title
President
Phone
6123413148
Signed
2020-10-06
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Alan Arthur
Formed
1986
Legal Domicile
Mn
Voting Board Members
17
Independent Board Members
17
Employees
231
Volunteers
443

Preparer

Firm
Baker Tilly US Llp
Address
225 S 6TH ST 2300, MINNEAPOLIS, MN 55402
Preparer
Lawrence H Mohr CPA
Phone
6128764500
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Capital contributions 749,999. Transfer of ownership interest -126,446. Carrington project 58,251.”

FORM 990, PART XII, LINE 2C:

“The process for the oversight and selection for the audit of the financial statements did not change.”

Financial Statement Notes

PART X, LINE 2:

“Aeon, east village housing corporation, and the landing apartments are minnesota nonprofit corporations and are exempt from income taxes under section 501(c)(3) of the internal revenue code and applicable minnesota statutes, except to the extent they have taxable income from activities that are not related to their exempt purposes. Unrelated business income is taxed at the corporate income tax rate. The limited partnerships are not taxable entities. Accordingly, income and losses are passed through to the partners. The tax status of the limited liability companies is determined on an entity by entity basis. Income and losses of wholly owned llc's determined to be non-taxable entities are included in the tax return of aeon. Income and losses of llc's determined to be taxable entities are subject to federal and state corporate income taxes. No income taxes were paid in 2019. Aeon is not currently under examination by any taxing jurisdiction. Federal and state tax authorities no longer have the right to examine tax years prior to 2016. Any interest or penalties associated with tax positions are reported as such within the management and general expenses category. There were no such interest or penalties recorded in the accompanying financial statements. Management believe aeon does not have any uncertain tax positions that are material to the financial statements.”

Raw XML AppendixShowing 400 of 2,090 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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IRS990/ActivityOrMissionDesc0TO CREATE AND SUSTAIN QUALITY AFFORDABLE HOMES THAT STRENGTHEN LIVES AND COMMUNITIES. AEON ACQUIRES, IMPROVES AND PRESERVES DECENT, SAFE AND AFFORDABLEHOUSING FOR VERY LOW, LOW AND MODERATE INCOME PERSONS; REMAININGRESPONSIBLE AND RESPONSIVE TO THE COMMUNITY, NEIGHBORHOODS ANDRESIDENTS IT SERVES.
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IRS990/Form990PartVIISectionAGrp/PersonNm3SUADO ABDI
IRS990/Form990PartVIISectionAGrp/PersonNm4KHADIJA ALI
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IRS990/Form990PartVIISectionAGrp/PersonNm6MELISSA DOWNEY
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IRS990/Form990PartVIISectionAGrp/PersonNm11JEFF MATTHEWS
IRS990/Form990PartVIISectionAGrp/PersonNm12MARTHA NEVANEN
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IRS990/Form990PartVIISectionAGrp/PersonNm17ROBERT TIMPERLEY
IRS990/Form990PartVIISectionAGrp/PersonNm18OSCAR YANEZ
IRS990/Form990PartVIISectionAGrp/PersonNm19ALAN ARTHUR
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IRS990/Form990PartVIISectionAGrp/PersonNm23VIRGINIA BROWN
IRS990/Form990PartVIISectionAGrp/PersonNm24ROBERT NOVAK
IRS990/Form990PartVIISectionAGrp/PersonNm25MIRANDA WALKER
IRS990/Form990PartVIISectionAGrp/PersonNm26ANGELA EMMRICH
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IRS990/Form990PartVIISectionAGrp/TitleTxt0CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt1CHAIR-OUTGOING
IRS990/Form990PartVIISectionAGrp/TitleTxt2VICE CHAIR & SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt3DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt4DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt5DIRECTOR-OUTGOING
IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt10DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt12DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt13DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt14DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt15DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt16DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt17DIRECTOR-OUTGOING
IRS990/Form990PartVIISectionAGrp/TitleTxt18DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt19PRESIDENT & CEO
IRS990/Form990PartVIISectionAGrp/TitleTxt20TREASURER & CHIEF FINANCIAL OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt21VP OF PROPERTY OPERATIONS-OUTGOING
IRS990/Form990PartVIISectionAGrp/TitleTxt22VICE PRESIDENT OF ASSET MANAGEMENT
IRS990/Form990PartVIISectionAGrp/TitleTxt23VICE PRESIDENT OF ADVANCEMENT
IRS990/Form990PartVIISectionAGrp/TitleTxt24CONTROLLER
IRS990/Form990PartVIISectionAGrp/TitleTxt25HOUSING DEVELOPMENT MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt26DIRECTOR OF HR & ADMINISTRATION
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IRS990/MinutesOfCommitteesInd01
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IRS990/MissionDesc0TO CREATE AND SUSTAIN QUALITY AFFORDABLE HOMES THAT STRENGTHEN LIVES AND COMMUNITIES.
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IRS990/OfficeExpensesGrp/ManagementAndGeneralAmt079860

Document Assets

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Filings

Displayed year

2019 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$100,439,941
Liabilities
$89,339,934
Net assets
$11,100,007
Revenue
$15,147,574
Expenses
$16,476,292
Net income
-$1,328,718
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$169$234$65.9$44.4$60.8$16.3
2023Detailed filing. Detailed filing data is available for this year.$166$215$49.7$35.9$74.9$38.9
2022Detailed filing. Detailed filing data is available for this year.$204$214$10.7$34.8$50.3$15.5
2021Detailed filing. Detailed filing data is available for this year.$204$201$2.69$37.1$44.8$7.68
2020Detailed filing. Detailed filing data is available for this year.$205$195$10.4$34.4$36.8$2.43
2019Detailed filing. Detailed filing data is available for this year.$100$89.3$11.1$15.1$16.5$1.33
2018Detailed filing. Detailed filing data is available for this year.$62.1$50.3$11.7$18.5$20.2$1.75
2017Detailed filing. Detailed filing data is available for this year.$60.5$49.7$10.8$15.3$15.4$0.13
2016Detailed filing. Detailed filing data is available for this year.$56.3$49.2$7.13$15.0$16.4$1.40
2015Detailed filing. Detailed filing data is available for this year.$43.9$39.0$4.94$13.7$15.9$2.20
2014Detailed filing. Detailed filing data is available for this year.$64.0$56.9$7.13$20.2$22.2$1.99
2013Detailed filing. Detailed filing data is available for this year.$70.3$60.3$9.93$16.7$16.2$0.47
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$63.2$55.0$8.12$12.4
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$58.1$47.2$10.8$13.5
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$47.2$39.1$8.10$8.98