Civic Intelligence

Community Housing Initiatives Inc

EIN 42-1416426 • 501(c)3 • Spencer, IA

Profile

The mission of community housing initiatives, inc. Is to leverage and maximize opportunities for vibrant and resilient communities.

328 Grand AvenueSpencer, IA 51301

www.chihousing.com

Siviq Scores

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

Liabilities / Assets

37th percentile

0.13x

Higher debt load relative to assets than 37% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Liabilities / Revenue

72nd percentile

0.83x

Higher debt load relative to revenue than 72% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Net Margin

81st percentile

28%

Higher net margin than 81% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Top Officer Pay

30th percentile

$248,717

Higher top officer pay than 30% of similar nonprofits.

Top officer pay equals 2.9% of source-year revenue.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Asset Growth

56th percentile

7.4%

Faster asset growth than 56% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Revenue Growth

77th percentile

27%

Faster revenue growth than 77% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets37th percentile

Assets

Up

$53,593,763

Up $3,702,046 (+7.4%) from 2023

Liabilities

Up

$7,122,621

Up $600,896 (+9.2%) from 2023

Net Assets

Up

$46,471,142

Up $3,101,150 (+7.2%) from 2023

Operations
Liabilities / Revenue72nd percentileNet Margin81st percentile

Revenue

Up

$8,563,177

Up $1,829,805 (+27%) from 2023

Expenses

Up

$6,206,930

Up $277,705 (+4.7%) from 2023

Net Income

Up

$2,356,247

Up $1,552,100 (+193%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth56th percentile

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

$60M$40M$20M$0Assets 2010: $22,590,725Liabilities 2010: $4,912,021Net Assets 2010: $17,678,7042010Assets 2011: $24,623,015Liabilities 2011: $4,931,839Net Assets 2011: $19,691,1762011Assets 2012: $27,419,413Liabilities 2012: $4,653,597Net Assets 2012: $22,765,8162012Assets 2013: $28,995,938Liabilities 2013: $4,843,013Net Assets 2013: $24,152,9252013Assets 2014: $36,055,327Liabilities 2014: $7,014,740Net Assets 2014: $29,040,5872014Assets 2015: $40,093,722Liabilities 2015: $10,150,854Net Assets 2015: $29,942,8682015Assets 2016: $45,990,547Liabilities 2016: $12,966,801Net Assets 2016: $33,023,7462016Assets 2017: $46,915,045Liabilities 2017: $9,428,756Net Assets 2017: $37,486,2892017Assets 2018: $52,072,639Liabilities 2018: $10,512,255Net Assets 2018: $41,560,3842018Assets 2019: $51,450,536Liabilities 2019: $9,498,430Net Assets 2019: $41,952,1062019Assets 2020: $51,487,968Liabilities 2020: $7,274,031Net Assets 2020: $44,213,9372020Assets 2021: $50,484,883Liabilities 2021: $7,153,318Net Assets 2021: $43,331,5652021Assets 2022: $48,515,149Liabilities 2022: $6,961,037Net Assets 2022: $41,554,1122022Assets 2023: $49,891,717Liabilities 2023: $6,521,725Net Assets 2023: $43,369,9922023Assets 2024: $53,593,763Liabilities 2024: $7,122,621Net Assets 2024: $46,471,1422024

Highlighted filing

2024

Assets$53,593,763
Liabilities$7,122,621
Net Assets$46,471,142
Open 2024 Filing

Operations Trend

Revenue Growth77th percentile

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

$10M$5.0M$0-$5.0MExpenses 2010: $3,476,2432010Expenses 2011: $3,081,7282011Expenses 2012: $3,405,8562012Expenses 2013: $3,525,2092013Revenue 2014: $8,642,234Expenses 2014: $3,729,684Net Income 2014: $4,912,5502014Revenue 2015: $5,565,088Expenses 2015: $4,746,358Net Income 2015: $818,7302015Revenue 2016: $8,495,265Expenses 2016: $5,450,416Net Income 2016: $3,044,8492016Revenue 2017: $7,083,627Expenses 2017: $5,745,383Net Income 2017: $1,338,2442017Revenue 2018: $8,604,855Expenses 2018: $5,819,141Net Income 2018: $2,785,7142018Revenue 2019: $7,342,981Expenses 2019: $6,433,789Net Income 2019: $909,1922019Revenue 2020: $5,308,225Expenses 2020: $5,593,748Net Income 2020: -$285,5232020Revenue 2021: $5,152,673Expenses 2021: $5,860,731Net Income 2021: -$708,0582021Revenue 2022: $4,960,621Expenses 2022: $5,868,431Net Income 2022: -$907,8102022Revenue 2023: $6,733,372Expenses 2023: $5,929,225Net Income 2023: $804,1472023Revenue 2024: $8,563,177Expenses 2024: $6,206,930Net Income 2024: $2,356,2472024

Highlighted filing

2024

Revenue$8,563,177
Expenses$6,206,930
Net Income$2,356,247
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$53,593,763
Liabilities
$7,122,621
Net assets
$46,471,142
Revenue
$8,563,177
Expenses
$6,206,930
Net income
$2,356,247
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$53.6$7.12$46.5$8.56$6.21$2.36
2023Detailed filing. Detailed filing data is available for this year.$49.9$6.52$43.4$6.73$5.93$0.80
2022Detailed filing. Detailed filing data is available for this year.$48.5$6.96$41.6$4.96$5.87$0.91
2021Detailed filing. Detailed filing data is available for this year.$50.5$7.15$43.3$5.15$5.86$0.71
2020Detailed filing. Detailed filing data is available for this year.$51.5$7.27$44.2$5.31$5.59$0.29
2019Detailed filing. Detailed filing data is available for this year.$51.5$9.50$42.0$7.34$6.43$0.91
2018Detailed filing. Detailed filing data is available for this year.$52.1$10.5$41.6$8.60$5.82$2.79
2017Detailed filing. Detailed filing data is available for this year.$46.9$9.43$37.5$7.08$5.75$1.34
2016Detailed filing. Detailed filing data is available for this year.$46.0$13.0$33.0$8.50$5.45$3.04
2015Detailed filing. Detailed filing data is available for this year.$40.1$10.2$29.9$5.57$4.75$0.82
2014Detailed filing. Detailed filing data is available for this year.$36.1$7.01$29.0$8.64$3.73$4.91
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$29.0$4.84$24.2$3.53
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$27.4$4.65$22.8$3.41
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$24.6$4.93$19.7$3.08
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$22.6$4.91$17.7$3.48
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 14, 2025
Return Version
2024v5.2
Gross Receipts
$8,563,177
Mission and Program Overview

Mission

The mission of community housing initiatives, inc. Is to leverage and maximize opportunities for vibrant and resilient communities.

Provide decent, safe & affordable housing for low & moderate income individuals.

Balance Sheet Detail
LineBeginningEndChange
Assets
Investments Program Related$17,679,608$18,180,296▲ $500,688
Land, Buildings, and Equipment, Net$16,197,536$17,380,044▲ $1,182,508
Other Notes and Loans Receivable, Net$7,277,349$8,977,381▲ $1,700,032
Savings and Temporary Cash Investments$4,115,310$3,420,332▼ $694,978
Accounts Receivable$1,835,389$1,797,210▼ $38,179
Pledges and Grants Receivable$39,751$15,860▼ $23,891
Cash and Non-Interest-Bearing Accounts$7,760$20▼ $7,740
Total Assets$49,891,717$53,593,763▲ $3,702,046
Other Assets Total$2,739,014$3,822,620▲ $1,083,606
Liabilities
Mortgage Notes Payable Secured by Investment Property$5,581,798$6,042,526▲ $460,728
Accounts Payable and Accrued Expenses$787,668$1,003,627▲ $215,959
Other Liabilities$79,329$72,375▼ $6,954
Deferred Revenue$72,930$4,093▼ $68,837
Total Liabilities$6,521,725$7,122,621▲ $600,896
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$43,369,992$46,471,142▲ $3,101,150
Total Net Assets Fund Balance$43,369,992$46,471,142▲ $3,101,150
Total Liabilities and Net Assets / Fund Balance$49,891,717$53,593,763▲ $3,702,046

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$14,361,058$8,587,497$22,948,555
Land$2,968,303-$2,968,303
Equipment$50,683$84,996$135,679
Investment Program Related Org$18,180,296--
Other Assets Org$19,862--
Compensation and Service Providers
Top Officer Pay30th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Samantha EricksonChief Operating OfficerFT$197,409$51,308$248,717
Mark VreemanChief Financial OfficerFT$141,152$42,673$183,825

Board Members and Trustees

NameTitle
David BridgewaterBoard Chair
Tim ShanahanBoard Vice Chair
John ZulkBoard Treasurer
Abbie GaffeyDirector
Bradie ChwirkaDirector
Denise FullerDirector
Omar PadillaDirector
Say BaccamDirector
Emily ZimmonSecretary

Highest Paid Contractors

ContractorServicesLocationCompensation
VisaFinancial ServicesPO BOX 8999, San Francisco, CA 94128$116,253
Revenue and Support

Revenue Composition

Contributions and Grants
$1,863,940
Program Service Revenue
$6,374,535
Investment Income
$141,942
Other Revenue
$182,760
All Other Contributions
$1,250,488
Change in Net Assets
$2,356,247

Noncash Contribution Practices

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

Noncash Contributions

Contribution TypeContribution CountReported AmountValuation Method
Real Estate Other1$1,237,488Fair Market Value
Total Noncash Contributions1$1,237,488-

Audited Revenue Reconciliation

Revenue per Audited Statements
$8,563,177
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$744,903
Total Revenue per Audited Statements
$9,308,080
Total Revenue per Form 990
$8,563,177
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$3,169,445
Salaries, Compensation, and Employee Benefits$3,037,485
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$1,775,904$130,733-$1,906,637
Occupancy$918,551$263,462-$1,182,013
Depreciation Depletion$897,830--$897,830
Current Officers, Directors, Trustees, and Key Employees$149,914$282,627-$432,541
Other Employee Benefits$325,372$15,629-$341,001
Interest$188,606--$188,606
Pension Plan Contributions$173,727$12,453-$186,180
Payroll Taxes$132,983$38,143-$171,126
Information Technology$115,409$33,102-$148,511
Office Expenses$113,047$32,424-$145,471
Fees for Services Management$145,035--$145,035
Travel$105,975$30,396-$136,371
All Other Expenses$61,769$19,013-$80,782
Fees for Services Other$80,452--$80,452
Fees for Services Accounting$6,836$64,782-$71,618
Fees for Services Legal$11,440$44,007-$55,447
Advertising$10,670$3,061-$13,731
Insurance$2,095$8,820-$10,915
Conferences and Meetings-$1,992-$1,992
Other Expenses$484$108-$592
Total Functional Expenses$5,224,341$982,589$0$6,206,930

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$6,206,930
Total Expenses per Audited Statements$6,206,930
Total Expenses per Form 990$6,206,930
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
Yes
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Security Deposits$72,375
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
Yes
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, Line 6

“Community housing initiatives, inc. Has one class of members. Any person elected as a member of the board of directors of the corporation upper des moines opportunity, inc. Shall by virtue of that election, and without other qualification also be a member of community housing initiatives, inc.”

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

“Upper des moines opportunity, inc. Elects the directors of community housing initiatives, inc.”

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

“The draft form 990 is forwarded to the finance committee for review and discussion/comment. The form 990 is then brought before the board of directors for approval prior to filing with the internal revenue service.”

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

“Compliance with the conflict of interest policy is through regular review of vendor lists and cash disbursement internal controls. Board members and officers are required to annually disclose any conflicts. If a conflict arises, the conflict is brought to the attention of the president and then the board of directors if material. The board shall determine whether a conflict exists and is material, and in the presence of an existing material conflict, whether the contemplated transaction may be authorized as just, fair, and reasonable to the organization. The decision of the board on these matters will rest in their sole discretion, and their concern must be the welfare of the organization and the advancement of its purpose.”

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

“In addition to conducting annual written performance evaluations, the organization uses the neighborworks america and nonprofit times annual salary surveys to guide setting of the compensation for the president and other key employees. The referenced salary surveys are available to the organization on an annual basis. In addition to the two studies mentioned above, community housing initiatives, inc. Had a compensation study performed by verisight in january 2025. Compensation for the ceo is reviewed and approved by the board of directors. Compensation for the other officers is reviewed and approved by the ceo.”

Form 990, Part VI, Section C, Line 19

“The organization makes its governing documents, conflict of interest policy, and financial statements available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Community Housing Initiatives Inc
EIN
42-1416426
Phone
7122625640
Address
328 GRAND AVENUE, SPENCER, IA 51301

Signing Officer

Name
Mark Vreeman
Title
Chief Financial Officer
Phone
7122625965
Signed
2025-11-14
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Samantha Erickson
Formed
1994
Legal Domicile
Ia
Voting Board Members
9
Independent Board Members
9
Employees
44
Volunteers
2,125

Preparer

Firm
Rsm US Llp
Address
400 LOCUST ST STE 640, DES MOINES, IA 50309-2354
Preparer
Kathy Fairchild
Phone
5155586600
Supplemental Narrative

Financial Statement Notes

PART X, LINE 2:

“The organizations are required to assess whether it is more likely than not that a tax position will be sustained upon examination on the technical merits of the position assuming the taxing authority has full knowledge of all information. If the tax position does not meet the more likely than not recognition threshold, the benefit of that position is not recognized in the consolidated financial statements. The organizations have determined there are no amounts to record as assets or liabilities related to uncertain tax positions.”

Raw XML AppendixShowing 400 of 1,447 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/ActivityOrMissionDesc0PROVIDE DECENT, SAFE & AFFORDABLE HOUSING FOR LOW & MODERATE INCOME INDIVIDUALS.
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