Civic Intelligence

Fraser Independent Living Project III Inc Excelsior Court

EIN 41-1844773 • 501(c)3 • Richfield, MN

Profile

To operate an apartment complex for persons with developmental disabilities and very low income in minnetonka, minnesota, as hud project no. 092-hd032-wdd.

2400 West 64th StreetRichfield, MN 55423

www.fraser.org

Siviq Scores

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

Liabilities / Assets

97th percentile

1.93x

Higher debt load relative to assets than 97% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2024

Liabilities / Revenue

98th percentile

7.62x

Higher debt load relative to revenue than 98% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2024

Net Margin

38th percentile

-0.9%

Higher net margin than 38% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2024

Top Officer Pay

99th percentile

$565,767

Higher top officer pay than 99% of similar nonprofits.

Top officer pay equals 266.2% of source-year revenue.

501(c)3 • $500k-$1M nonprofits • Source year 2024

Asset Growth

34th percentile

-2.6%

Faster asset growth than 34% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Annualized from 2023 to 2024

Revenue Growth

45th percentile

3.6%

Faster revenue growth than 45% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Annualized from 2023 to 2024

Assets

Down

$840,075

Down $22,338 (-2.6%) from 2023

Liabilities

Down

$1,619,446

Down $20,390 (-1.2%) from 2023

Net Assets

Down

-$779,371

Down $1,948 (-0.3%) from 2023

Revenue

Up

$212,562

Up $7,369 (+3.6%) from 2023

Expenses

Down

$214,510

Down $5,451 (-2.5%) from 2023

Net Income

Up

-$1,948

Up $12,820 (+87%) from 2023

Trend Graphs

Balance Sheet Trend

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

$2.0M$1.0M$0-$1.0MAssets 2011: $1,223,642Liabilities 2011: $1,609,605Net Assets 2011: -$385,9632011Assets 2012: $1,247,573Liabilities 2012: $1,611,750Net Assets 2012: -$364,1772012Assets 2013: $1,216,057Liabilities 2013: $1,610,034Net Assets 2013: -$393,9772013Assets 2014: $1,184,066Liabilities 2014: $1,611,897Net Assets 2014: -$427,8312014Assets 2015: $1,069,237Liabilities 2015: $1,621,909Net Assets 2015: -$552,6722015Assets 2016: $1,045,134Liabilities 2016: $1,614,970Net Assets 2016: -$569,8362016Assets 2017: $1,016,520Liabilities 2017: $1,629,984Net Assets 2017: -$613,4642017Assets 2018: $978,998Liabilities 2018: $1,634,050Net Assets 2018: -$655,0522018Assets 2019: $950,240Liabilities 2019: $1,628,448Net Assets 2019: -$678,2082019Assets 2020: $922,349Liabilities 2020: $1,630,092Net Assets 2020: -$707,7432020Assets 2021: $922,142Liabilities 2021: $1,640,163Net Assets 2021: -$718,0212021Assets 2022: $881,693Liabilities 2022: $1,644,348Net Assets 2022: -$762,6552022Assets 2023: $862,413Liabilities 2023: $1,639,836Net Assets 2023: -$777,4232023Assets 2024: $840,075Liabilities 2024: $1,619,446Net Assets 2024: -$779,3712024

Highlighted filing

2024

Assets$840,075
Liabilities$1,619,446
Net Assets-$779,371

Operations Trend

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

$300K$200K$100K$0-$100K-$200KExpenses 2011: $160,5042011Revenue 2012: $184,441Expenses 2012: $162,655Net Income 2012: $21,7862012Revenue 2013: $121,160Expenses 2013: $150,960Net Income 2013: -$29,8002013Revenue 2014: $121,151Expenses 2014: $155,005Net Income 2014: -$33,8542014Revenue 2015: $125,816Expenses 2015: $250,657Net Income 2015: -$124,8412015Revenue 2016: $141,471Expenses 2016: $158,635Net Income 2016: -$17,1642016Revenue 2017: $143,203Expenses 2017: $186,831Net Income 2017: -$43,6282017Revenue 2018: $148,178Expenses 2018: $189,766Net Income 2018: -$41,5882018Revenue 2019: $160,515Expenses 2019: $183,671Net Income 2019: -$23,1562019Revenue 2020: $169,967Expenses 2020: $199,502Net Income 2020: -$29,5352020Revenue 2021: $198,610Expenses 2021: $208,881Net Income 2021: -$10,2712021Revenue 2022: $174,574Expenses 2022: $219,208Net Income 2022: -$44,6342022Revenue 2023: $205,193Expenses 2023: $219,961Net Income 2023: -$14,7682023Revenue 2024: $212,562Expenses 2024: $214,510Net Income 2024: -$1,9482024

Highlighted filing

2024

Revenue$212,562
Expenses$214,510
Net Income-$1,948

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.84$1.62$0.78$0.21$0.21$0.00
2023Detailed filing. Detailed filing data is available for this year.$0.86$1.64$0.78$0.21$0.22$0.01
2022Detailed filing. Detailed filing data is available for this year.$0.88$1.64$0.76$0.17$0.22$0.04
2021Detailed filing. Detailed filing data is available for this year.$0.92$1.64$0.72$0.20$0.21$0.01
2020Detailed filing. Detailed filing data is available for this year.$0.92$1.63$0.71$0.17$0.20$0.03
2019Detailed filing. Detailed filing data is available for this year.$0.95$1.63$0.68$0.16$0.18$0.02
2018Detailed filing. Detailed filing data is available for this year.$0.98$1.63$0.66$0.15$0.19$0.04
2017Detailed filing. Detailed filing data is available for this year.$1.02$1.63$0.61$0.14$0.19$0.04
2016Detailed filing. Detailed filing data is available for this year.$1.05$1.61$0.57$0.14$0.16$0.02
2015Detailed filing. Detailed filing data is available for this year.$1.07$1.62$0.55$0.13$0.25$0.12
2014Detailed filing. Detailed filing data is available for this year.$1.18$1.61$0.43$0.12$0.16$0.03
2013Detailed filing. Detailed filing data is available for this year.$1.22$1.61$0.39$0.12$0.15$0.03
2012Summary only. Only limited summary data is available for this year.$1.25$1.61$0.36$0.18$0.16$0.02
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.22$1.61$0.39$0.16
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Aug 26, 2025
Return Version
2024v5.2
Gross Receipts
$212,562
Mission and Program Overview

Mission

To operate an apartment complex for persons with developmental disabilities and very low income in minnetonka, minnesota, as hud project no. 092-hd032-wdd.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$766,710$716,646▼ $50,064
Accounts Receivable$0$4,386▲ $4,386
Prepaid Expenses and Deferred Charges$3,000$3,721▲ $721
Cash and Non-Interest-Bearing Accounts$1,679$2,430▲ $751
Total Assets$862,413$840,075▼ $22,338
Other Assets Total$91,024$112,892▲ $21,868
Liabilities
Mortgage Notes Payable Secured by Investment Property$1,598,200$1,598,200→ $0
Other Liabilities$36,799$16,685▼ $20,114
Accounts Payable and Accrued Expenses$4,837$4,561▼ $276
Total Liabilities$1,639,836$1,619,446▼ $20,390
Net Assets / Fund Balance
Total Net Assets Fund Balance$-777,423$-779,371▼ $1,948
Total Liabilities and Net Assets / Fund Balance$862,413$840,075▼ $22,338

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$533,660$1,012,973$1,546,633
Land$157,696-$157,696
Equipment$16,153$57,100$73,253
Other Land Buildings$9,137$24,565$33,702
Other Assets Org$11,361--
Compensation and Service Providers

Employees

NameTitleBaseOtherTotal
Nancy BaldricaChief Marketing & Development Officer$399$168,796$169,195
Diane CrossCEO/secretary$1,003$295$1,298
James OlsonCFO$590$114$704
Nancy BaldricaChief Marketing & Development Office$397$2$399
Matt ChiodoVP of Information Technology$371$5$376

Board Members and Trustees

NameTitle
Rick FerrisBoard Chair
Keith KleinFormer Board Chair
Peter RobbFormer Vice Chair/treasurer
Dr Armantina EspinosaVice Chair
Dr Krishnan SubrahmanianVice Chair
Gretchen CudakVice Chair
Randy PatteeVice Chair/treasurer
Kimberly KleinDirector of Neuropsychology
Elif MccainChief Administrative Officer
Patricia PuliceChief Clinical Officer
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$209,208
Investment Income
$1,185
Other Revenue
$2,169
Change in Net Assets
$-1,948

Audited Revenue Reconciliation

Revenue per Audited Statements
$212,562
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$212,562
Total Revenue per Form 990
$212,562
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$214,510
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$53,778--$53,778
Depreciation Depletion$50,064--$50,064
Fees for Services Accounting-$17,717-$17,717
Fees for Services Management-$10,569-$10,569
Office Expenses-$6,516-$6,516
Insurance$6,348--$6,348
Other Expenses$72$17,694-$72
Total Functional Expenses$162,014$52,496$0$214,510

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$214,510
Total Expenses per Audited Statements$214,510
Total Expenses per Form 990$214,510
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
Tenant Security Deposits$11,361
Related Party Payable, Fraser$5,240
Miscellaneous Liability$84
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
Yes
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 A, Line 6

The organization has members who also comprise the board of directors. Membership is strictly on a voluntary basis. The members receive no compensation or other gain from membership and have no rights in dissolution. The members are required to be directors of fraser, a related nonprofit corporation.

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

The organization has members who also comprise the board of directors. Membership is strictly on a voluntary basis. The members receive no compensation or other gain from membership and have no rights in dissolution. The members are required to be directors of fraser, a related nonprofit corporation.

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

The completed form 990 is reviewed and approved by the organization's chief financial officer. It is also reviewed and approved by the operating board of directors before filing.

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

On an annual basis, all management employees and all members of the board of directors are required to review, update, and sign the conflict of interest policy. The policy requires full disclosure of all relationships and/or activities that create or appear to create a conflict of interest. Conflicts that the executive committee becomes aware of through this or any other means are reviewed and resolved through either resignation, recusement from voting, or other board participation, or other means as appropriate.

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

The compensation of the chief executive officer is determined by an independent committee of the board of directors, whose members are unrelated to and not subject to the control of the ceo. The committee surveys comparable positions using information from similar organizations, from formal salary surveys, forms 990, and the minnesota council on nonprofits. The committee also uses the results of the performance evaluation of the ceo prepared by the board chair. The compensation recommendation of the committee is reviewed and approved by the executive committee of the board of directors.

Form 990, Part VI, Section C, Line 19

The documents are made available upon receipt of a reasonable request, presented in writing.

Filing and Contact Details

Filer

Filer Name
Fraser Independent Living Project Iii
EIN
41-1844773
Phone
6128611688
Address
2400 WEST 64TH STREET, RICHFIELD, MN 55423

Signing Officer

Name
Diane S Cross
Title
CEO
Phone
6127988317
Signed
2025-08-26
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Diane S Cross
Formed
1995
Legal Domicile
Mn
Voting Board Members
6
Independent Board Members
5
Employees
0
Volunteers
5

Preparer

Firm
Boulay Pllp
Address
11095 VIKING DRIVE-STE 500, EDEN PRAIRIE, MN 55344
Preparer
Jadin C Bragg
Phone
9528939320
Supplemental Narrative

Additional Explanations

Form 990, Part XII, Line 2C

The process has not changed from prior years.

Financial Statement Notes

PART X, LINE 2:

The organization is a non-profit entity and, therefore, is exempt from federal and state income taxes under 501(c)(3) of the internal revenue code and applicable state statutes. The organization has evaluated whether they have any significant tax uncertainties that would require recognition or disclosure. Primarily due to the exempt status, the organization does not have any significant tax uncertainties that would require recognition or disclosure. For years before 2021 the organization is no longer subject to u.s. Federal or state income tax examination.

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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/Form990PartVIISectionAGrp/TitleTxt0CEO/SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt1BOARD CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt2VICE CHAIR/TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt3VICE CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt4VICE CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt5VICE CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt6FORMER BOARD CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt7FORMER VICE CHAIR/TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt8CFO
IRS990/Form990PartVIISectionAGrp/TitleTxt9CHIEF ADMINISTRATIVE OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt10DIRECTOR OF NEUROPSYCHOLOGY
IRS990/Form990PartVIISectionAGrp/TitleTxt11CHIEF CLINICAL OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt12VP OF INFORMATION TECHNOLOGY
IRS990/Form990PartVIISectionAGrp/TitleTxt13CHIEF MARKETING & DEVELOPMENT OFFICER
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IRS990/GrantsToOrganizationsInd00
IRS990/GrantToRelatedPersonInd00
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IRS990/MembersOrStockholdersInd01
IRS990/MethodOfAccountingAccrualInd0X
IRS990/MinutesOfCommitteesInd01
IRS990/MinutesOfGoverningBodyInd01
IRS990/MissionDesc0TO OPERATE AN APARTMENT COMPLEX FOR PERSONS WITH DEVELOPMENTAL DISABILITIES AND VERY LOW INCOME IN MINNETONKA, MINNESOTA, AS HUD PROJECT NO. 092-HD032-WDD.
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IRS990/NetUnrelatedBusTxblIncmAmt00
IRS990/NondeductibleContributionsInd00
IRS990/OccupancyGrp/ProgramServicesAmt053778
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IRS990/OfficeExpensesGrp/ManagementAndGeneralAmt06516
IRS990/OfficeExpensesGrp/TotalAmt06516
IRS990/OfficerMailingAddressInd00
IRS990/OperateHospitalInd00
IRS990/Organization501c3Ind0X
IRS990/OrganizationFollowsFASB117Ind0X
IRS990/OtherAssetsTotalGrp/BOYAmt091024
IRS990/OtherAssetsTotalGrp/EOYAmt0112892
IRS990/OtherChangesInNetAssetsAmt00
IRS990/OtherExpensesGrp/Desc0SHARED PAYROLL COSTS
IRS990/OtherExpensesGrp/Desc1REPAIRS & MAINTENANCE
IRS990/OtherExpensesGrp/Desc2OTHER FINANCIAL EXPENSE
IRS990/OtherExpensesGrp/Desc3OTHER EXPENSE - LOSS ON
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IRS990/OtherExpensesGrp/ProgramServicesAmt025719
IRS990/OtherExpensesGrp/ProgramServicesAmt125085
IRS990/OtherExpensesGrp/ProgramServicesAmt2948
IRS990/OtherExpensesGrp/ProgramServicesAmt372
IRS990/OtherExpensesGrp/TotalAmt043413
IRS990/OtherExpensesGrp/TotalAmt125085
IRS990/OtherExpensesGrp/TotalAmt2948
IRS990/OtherExpensesGrp/TotalAmt372
IRS990/OtherLiabilitiesGrp/BOYAmt036799
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IRS990/OtherRevenueMiscGrp/BusinessCd0531390
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IRS990/PartialLiquidationInd00
IRS990/PayPremiumsPrsnlBnftCntrctInd00
IRS990/PoliticalCampaignActyInd00
IRS990/PrepaidExpensesDefrdChargesGrp/BOYAmt03000
IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt03721
IRS990/PrincipalOfficerNm0DIANE S CROSS
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IRS990/QuidProQuoContributionsInd00
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IRS990/RegularMonitoringEnfrcInd01
IRS990/RelatedEntityInd01
IRS990/RelatedOrganizationCtrlEntInd00
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IRS990/ReportLandBuildingEquipmentInd01
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IRS990/ReportOtherLiabilitiesInd01
IRS990/ReportProgramRelatedInvstInd00
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IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus3YearsAmt014195
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IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus3YearsAmt011
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IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus1YearAmt0204033
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus2YearsAmt0195569
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus3YearsAmt0184334
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus4YearsAmt0169089
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/TotalAmt0962233
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearAmt01185
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus1YearAmt078
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus2YearsAmt012
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus3YearsAmt011
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IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/TotalAmt01323
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IRS990ScheduleA/PublicSupportPY509Pct00.98530
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IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/TotalAmt010000
IRS990ScheduleA/SubstantialContributorsAmtGrp/TotalAmt00
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IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus4YearsAmt0169089
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IRS990/ScheduleBRequiredInd00
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IRS990ScheduleD/EquipmentGrp/DepreciationAmt057100
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IRS990ScheduleD/FootnoteTextInd0X
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IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt0157696
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt0101531
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt111361
IRS990ScheduleD/OtherAssetsOrgGrp/Desc0RESTRICTED DEPOSITS & FUNDED RESERVES
IRS990ScheduleD/OtherAssetsOrgGrp/Desc1TENANT DEPOSITS
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt09137
IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt024565
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt033702
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt011361
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt184
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IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0TENANT SECURITY DEPOSITS
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1MISCELLANEOUS LIABILITY
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc2RELATED PARTY PAYABLE, FRASER
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IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0THE ORGANIZATION IS A NON-PROFIT ENTITY AND, THEREFORE, IS EXEMPT FROM FEDERAL AND STATE INCOME TAXES UNDER 501(C)(3) OF THE INTERNAL REVENUE CODE AND APPLICABLE STATE STATUTES. THE ORGANIZATION HAS EVALUATED WHETHER THEY HAVE ANY SIGNIFICANT TAX UNCERTAINTIES THAT WOULD REQUIRE RECOGNITION OR DISCLOSURE. PRIMARILY DUE TO THE EXEMPT STATUS, THE ORGANIZATION DOES NOT HAVE ANY SIGNIFICANT TAX UNCERTAINTIES THAT WOULD REQUIRE RECOGNITION OR DISCLOSURE. FOR YEARS BEFORE 2021 THE ORGANIZATION IS NO LONGER SUBJECT TO U.S. FEDERAL OR STATE INCOME TAX EXAMINATION.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0PART X, LINE 2:
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IRS990ScheduleD/TotalBookValueOtherAssetsAmt0112892
IRS990ScheduleD/TotalExpensesPerForm990Amt0214510
IRS990ScheduleD/TotalLiabilityAmt016685
IRS990ScheduleD/TotalRevenuePerForm990Amt0212562
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt0212562
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IRS990ScheduleJ/AnyNonFixedPaymentsInd01
IRS990ScheduleJ/BoardOrCommitteeApprovalInd0X
IRS990ScheduleJ/CompBasedOnRevenueOfFlngOrgInd00
IRS990ScheduleJ/CompBsdNetEarnsFlngOrgInd00

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