Civic Intelligence

Union Homes Inc

990 • Fiscal year 2024 • EIN 43-1072814

Jan 01, 2024 to Dec 31, 2024 • Filed on Feb 04, 2025

Organization ProfileN/A
810 Bonnie DriveUnion, MO 63084

(636) 583-2099

Siviq Scores

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

Liabilities / Assets

72nd percentile

0.06x

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

2024 filings • 501(c)4 • <$500k nonprofits • Source year 2024

Liabilities / Revenue

73rd percentile

0.07x

Higher debt load relative to revenue than 73% of similar nonprofits.

2024 filings • 501(c)4 • <$500k nonprofits • Source year 2024

Net Margin

71st percentile

16%

Higher net margin than 71% of similar nonprofits.

2024 filings • 501(c)4 • <$500k nonprofits • Source year 2024

Top Officer Pay

89th percentile

$1,500

Higher top officer pay than 89% of similar nonprofits.

Top officer pay equals 0.5% of source-year revenue.

2024 filings • 501(c)4 • <$500k nonprofits • Source year 2024

Asset Growth

69th percentile

11%

Faster asset growth than 69% of similar nonprofits.

2024 filings • 501(c)4 • <$500k nonprofits • Annualized from 2023 to 2024

Revenue Growth

55th percentile

5.3%

Faster revenue growth than 55% of similar nonprofits.

2024 filings • 501(c)4 • <$500k nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets72nd percentile

Assets

Up

$280,433

Up $27,153 (+11%) from 2023

Net Assets

Up

$262,366

Up $43,010 (+20%) from 2023

Liabilities

Down

$18,067

Down $15,857 (-47%) from 2023

Revenue And Expenses
Liabilities / Revenue73rd percentileNet Margin71st percentile

Revenue

Up

$274,952

Up $13,931 (+5.3%) from 2023

Expenses

Down

$231,942

Down $10,405 (-4.3%) from 2023

Net Income

Up

$43,010

Up $24,336 (+130%) from 2023

Historical Trend

Balance Sheet Trend

Asset Growth69th percentile

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

$600K$400K$200K$0Assets 2011: $311,029Liabilities 2011: $378,4202011Assets 2012: $377,041Liabilities 2012: $361,270Net Assets 2012: $15,7712012Assets 2013: $406,220Liabilities 2013: $345,581Net Assets 2013: $60,6392013Assets 2014: $421,614Liabilities 2014: $324,462Net Assets 2014: $97,1522014Assets 2015: $418,876Liabilities 2015: $304,164Net Assets 2015: $114,7122015Assets 2016: $388,458Liabilities 2016: $265,389Net Assets 2016: $123,0692016Assets 2017: $359,608Liabilities 2017: $241,043Net Assets 2017: $118,5652017Assets 2018: $345,208Liabilities 2018: $209,287Net Assets 2018: $135,9212018Assets 2019: $311,396Liabilities 2019: $177,483Net Assets 2019: $133,9132019Assets 2020: $292,433Liabilities 2020: $142,646Net Assets 2020: $149,7872020Assets 2021: $272,613Liabilities 2021: $109,967Net Assets 2021: $162,6462021Assets 2022: $272,149Liabilities 2022: $71,467Net Assets 2022: $200,6822022Assets 2023: $253,280Liabilities 2023: $33,924Net Assets 2023: $219,3562023Assets 2024: $280,433Liabilities 2024: $18,067Net Assets 2024: $262,3662024Assets 2025: $283,142Liabilities 2025: $23,024Net Assets 2025: $260,1182025

Highlighted filing

2024

Assets$280,433
Liabilities$18,067
Net Assets$262,366
Open 2024 Filing

Operations Trend

Revenue Growth55th percentile

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

$300K$200K$100K$0-$100KRevenue 2011: $187,569Expenses 2011: $194,142Net Income 2011: -$6,5732011Expenses 2012: $171,8482012Revenue 2013: $253,814Expenses 2013: $208,946Net Income 2013: $44,8682013Revenue 2014: $256,703Expenses 2014: $220,190Net Income 2014: $36,5132014Revenue 2015: $241,388Expenses 2015: $223,828Net Income 2015: $17,5602015Revenue 2016: $243,802Expenses 2016: $235,445Net Income 2016: $8,3572016Revenue 2017: $236,559Expenses 2017: $241,063Net Income 2017: -$4,5042017Revenue 2018: $244,584Expenses 2018: $227,228Net Income 2018: $17,3562018Revenue 2019: $246,697Expenses 2019: $248,705Net Income 2019: -$2,0082019Revenue 2020: $245,271Expenses 2020: $229,397Net Income 2020: $15,8742020Revenue 2021: $245,828Expenses 2021: $232,969Net Income 2021: $12,8592021Revenue 2022: $253,781Expenses 2022: $215,745Net Income 2022: $38,0362022Revenue 2023: $261,021Expenses 2023: $242,347Net Income 2023: $18,6742023Revenue 2024: $274,952Expenses 2024: $231,942Net Income 2024: $43,0102024Revenue 2025: $274,846Expenses 2025: $277,094Net Income 2025: -$2,2482025

Highlighted filing

2024

Revenue$274,952
Expenses$231,942
Net Income$43,010
Open 2024 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Feb 4, 2025
Return Version
2024v5.0
Gross Receipts
$274,952
Mission and Program Overview

Mission

Provide low income housing for senior citizens and handicapped individuals

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$102,082$100,898▼ $1,184
Cash and Non-Interest-Bearing Accounts$68,006$91,510▲ $23,504
Savings and Temporary Cash Investments$79,444$83,293▲ $3,849
Prepaid Expenses and Deferred Charges$3,498$4,282▲ $784
Accounts Receivable$250$450▲ $200
Other Notes and Loans Receivable, Net-$0-
Pledges and Grants Receivable-$0-
Receivable From Disqualified Prsn-$0-
Receivables From Officers Etc-$0-
Investments Other Securities-$0-
Investments Program Related-$0-
Investments in Publicly Traded Securities-$0-
Intangible Assets-$0-
Inventories for Sale or Use-$0-
Total Assets$253,280$280,433▲ $27,153
Other Assets Total-$0-
Liabilities
Mortgage Notes Payable Secured by Investment Property$13,649--
Accounts Payable and Accrued Expenses$12,175$10,117▼ $2,058
Other Liabilities$8,100$7,950▼ $150
Total Liabilities$33,924$18,067▼ $15,857
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$219,356$262,366▲ $43,010
Total Net Assets Fund Balance$219,356$262,366▲ $43,010
Total Liabilities and Net Assets / Fund Balance$253,280$280,433▲ $27,153

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$35,859$1,070,676$1,106,535
Leasehold Improvements$41,340$24,124$65,464
Other Land Buildings$-1$51,945$51,944
Land$23,700-$23,700
Compensation and Service Providers
Top Officer Pay89th percentile

Employees

NameTitleBaseTotal
Janice BartelDirector$1,500$1,500
Leola RowdenPresident$1,500$1,500
Dale SchmukeTreasurer$150$150
Constance SchmukeSecretary$150$150
Ron ArensDirector$150$150
Allen TeneyckVice President$100$100
Erin ReadDirector$100$100
Revenue and Support

Revenue Composition

Contributions and Grants
$20,844
Program Service Revenue
$250,080
Investment Income
$4,028
Other Revenue
$0
Change in Net Assets
$43,010

Audited Revenue Reconciliation

Revenue per Audited Statements
$274,952
Total Revenue per Audited Statements
$274,952
Total Revenue per Form 990
$274,952
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$228,292
Salaries, Compensation, and Employee Benefits$3,650
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$144,582--$144,582
Fees for Services Other$41,761--$41,761
Depreciation Depletion$22,074--$22,074
Fees for Services Management$14,448--$14,448
Current Officers, Directors, Trustees, and Key Employees-$3,650-$3,650
Fees for Services Accounting-$3,500-$3,500
Office Expenses$244$1,683-$1,927
Total Functional Expenses$223,109$8,833$0$231,942

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$231,942
Total Expenses per Audited Statements$231,942
Total Expenses per Form 990$231,942
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
Subject to proxy tax
No
Insider Transactions and Loans

Interested-Person Transactions

Interested PartyRelationshipDescriptionShared RevenueAmount
Guardian Managment LLCFamilyManagement ServicesNo$14,448

Loans and Receivables

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

Other Reported Liabilities

LiabilityAmount
Security Deposits$7,950
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
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

Governance Explanations

Form 990, Part VI, Section A, Line 2

“Board treasurer and secretary are married.”

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

“Initially reviewed by treasurer of the board before filing. The rest of the board reviews and approves at the next subsequent board meeting.”

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

“Conflicts of interest are monitored on a regular basis before contracts are approved by the entire board.”

Form 990, Part VI, Section C, Line 19

“Governing documents, policies, and financial statements are available upon request of any board member.”

Filing and Contact Details

Filer

Filer Name
Union Homes Inc
EIN
43-1072814
Phone
6365832099
Address
810 BONNIE DRIVE, UNION, MO 63084

Signing Officer

Name
Dale Schmuke
Title
Treasurer
Signed
2025-02-04
Discuss with paid preparer
Yes

Organization Details

Formed
1976
Legal Domicile
Mo
Voting Board Members
7
Independent Board Members
5
Employees
0

Preparer

Firm
Tochtrop & Associates Pc
Address
2 WAINWRIGHT ST STE 200, WASHINGTON, MO 63090
Preparer
Kevin J Tochtrop
Phone
6362396400
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IRS990/ProhibitedTaxShelterTransInd0false
IRS990/PYContributionsGrantsAmt021912
IRS990/PYExcessBenefitTransInd0false
IRS990/PYInvestmentIncomeAmt01693
IRS990/PymtTravelEntrtnmntPubOfclGrp/TotalAmt00
IRS990/PYOtherExpensesAmt0238897
IRS990/PYProgramServiceRevenueAmt0237416
IRS990/PYRevenuesLessExpensesAmt018674
IRS990/PYSalariesCompEmpBnftPaidAmt03450
IRS990/PYTotalExpensesAmt0242347
IRS990/PYTotalRevenueAmt0261021
IRS990/RcvblFromDisqualifiedPrsnGrp/EOYAmt00
IRS990/ReceivablesFromOfficersEtcGrp/EOYAmt00
IRS990/ReconcilationRevenueExpnssAmt043010
IRS990/RegularMonitoringEnfrcInd0true
IRS990/RelatedEntityInd0false
IRS990/RelatedOrganizationCtrlEntInd0false
IRS990/ReportInvestmentsOtherSecInd0false
IRS990/ReportLandBuildingEquipmentInd0true
IRS990/ReportOtherAssetsInd0false
IRS990/ReportOtherLiabilitiesInd0true
IRS990/ReportProgramRelatedInvstInd0false
IRS990/RevenueAmt0267255
IRS990/RoyaltiesGrp/TotalAmt00
IRS990/RoyaltiesRevenueGrp/TotalRevenueColumnAmt00
IRS990/SavingsAndTempCashInvstGrp/BOYAmt079444
IRS990/SavingsAndTempCashInvstGrp/EOYAmt083293
IRS990/ScheduleBRequiredInd0false
IRS990ScheduleD/BuildingsGrp/BookValueAmt035859
IRS990ScheduleD/BuildingsGrp/DepreciationAmt01070676
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt01106535
IRS990ScheduleD/ExpensesSubtotalAmt0231942
IRS990ScheduleD/LandGrp/BookValueAmt023700
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt023700
IRS990ScheduleD/LeaseholdImprovementsGrp/BookValueAmt041340
IRS990ScheduleD/LeaseholdImprovementsGrp/DepreciationAmt024124
IRS990ScheduleD/LeaseholdImprovementsGrp/OtherCostOrOtherBasisAmt065464
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt0-1
IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt051945
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt051944
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt07950
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0SECURITY DEPOSITS
IRS990ScheduleD/RevenueSubtotalAmt0274952
IRS990ScheduleD/TotalBookValueLandBuildingsAmt0100898
IRS990ScheduleD/TotalExpensesPerForm990Amt0231942
IRS990ScheduleD/TotalLiabilityAmt07950
IRS990ScheduleD/TotalRevenuePerForm990Amt0274952
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt0274952
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt0231942
IRS990/ScheduleJRequiredInd0false
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/NameOfInterested/PersonNm0GUARDIAN MANAGMENT LLC
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/RelationshipDescriptionTxt0FAMILY
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/SharingOfRevenuesInd0false
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/TransactionAmt014448
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/TransactionDesc0MANAGEMENT SERVICES
IRS990ScheduleL/SupplementalInformationDetail/ExplanationTxt0MANAGEMENT SERVICES IS PROVIDED BY A COMPANY OWNED BY THE BOARD SECRETARY AND TREASURER'S DAUGHTER AND SON-IN-LAW. THE BOARD SECRETARY AND TREASURER ABSTAINED FROM VOTING ON APPROVAL OF THE MANAGEMENT SERVICES CONTRACT.
IRS990ScheduleL/SupplementalInformationDetail/FormAndLineReferenceDesc0Schedule L, Part V Supplemental Information
IRS990/ScheduleORequiredInd0true
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0BOARD TREASURER AND SECRETARY ARE MARRIED.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1INITIALLY REVIEWED BY TREASURER OF THE BOARD BEFORE FILING. THE REST OF THE BOARD REVIEWS AND APPROVES AT THE NEXT SUBSEQUENT BOARD MEETING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2CONFLICTS OF INTEREST ARE MONITORED ON A REGULAR BASIS BEFORE CONTRACTS ARE APPROVED BY THE ENTIRE BOARD.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3GOVERNING DOCUMENTS, POLICIES, AND FINANCIAL STATEMENTS ARE AVAILABLE UPON REQUEST OF ANY BOARD MEMBER.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0Form 990, Part VI, Section A, Line 2
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1Form 990, Part VI, Section B, Line 11b
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2Form 990, Part VI, Section B, Line 12c
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3Form 990, Part VI, Section C, Line 19
IRS990/SchoolOperatingInd0false
IRS990/SignificantChangeInd0false
IRS990/SignificantNewProgramSrvcInd0false
IRS990/SubjectToExcsTaxNetInvstIncInd0false
IRS990/SubjectToProxyTaxInd0false
IRS990/SubjToTaxRmnrtnExPrchtPymtInd0false
IRS990/TaxablePartyNotificationInd0false
IRS990/TaxExemptBondsInd0false
IRS990/TerminateOperationsInd0false
IRS990/TotalAssetsBOYAmt0253280
IRS990/TotalAssetsEOYAmt0280433
IRS990/TotalAssetsGrp/BOYAmt0253280
IRS990/TotalAssetsGrp/EOYAmt0280433
IRS990/TotalCompGreaterThan150KInd0false
IRS990/TotalContributionsAmt020844
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt08833
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt0223109
IRS990/TotalFunctionalExpensesGrp/TotalAmt0231942
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt033924
IRS990/TotalLiabilitiesEOYAmt018067
IRS990/TotalLiabilitiesGrp/BOYAmt033924
IRS990/TotalLiabilitiesGrp/EOYAmt018067
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt0219356
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt0262366
IRS990/TotalProgramServiceExpensesAmt0223109
IRS990/TotalProgramServiceRevenueAmt0250080
IRS990/TotalReportableCompFromOrgAmt03650
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0254108
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0274952
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt0253280
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt0280433
IRS990/TravelGrp/TotalAmt00
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd0false
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt0810 BONNIE DRIVE
IRS990/USAddress/CityNm0UNION
IRS990/USAddress/StateAbbreviationCd0MO
IRS990/USAddress/ZIPCd063084
IRS990/VotingMembersGoverningBodyCnt07
IRS990/VotingMembersIndependentCnt05
IRS990/WebsiteAddressTxt0N/A
IRS990/WhistleblowerPolicyInd0false
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd0true
ReturnHeader/BusinessOfficerGrp/PersonNm0DALE SCHMUKE
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0Treasurer
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-02-04
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0UNION HOMES INC
ReturnHeader/Filer/BusinessNameControlTxt0UNIO
ReturnHeader/Filer/EIN0431072814
ReturnHeader/Filer/PhoneNum06365832099
ReturnHeader/Filer/USAddress/AddressLine1Txt0810 BONNIE DRIVE
ReturnHeader/Filer/USAddress/CityNm0UNION
ReturnHeader/Filer/USAddress/StateAbbreviationCd0MO
ReturnHeader/Filer/USAddress/ZIPCd063084
ReturnHeader/IRSResponsiblePrtyInfoCurrInd0true
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0431677501
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0TOCHTROP & ASSOCIATES PC
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt02 WAINWRIGHT ST STE 200
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0WASHINGTON
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0MO
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd063090
ReturnHeader/PreparerPersonGrp/PhoneNum06362396400
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0Kevin J Tochtrop
ReturnHeader/ReturnTs02025-02-11T06:13:08-08:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02024-01-01
ReturnHeader/TaxPeriodEndDt02024-12-31
ReturnHeader/TaxYr02024

Document Assets

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Filings

Displayed year

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

Open filing
Assets
$280,433
Liabilities
$18,067
Net assets
$262,366
Revenue
$274,952
Expenses
$231,942
Net income
$43,010
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$2.83$0.23$2.60$2.75$2.77$0.02
2024Detailed filing. Detailed filing data is available for this year.$2.80$0.18$2.62$2.75$2.32$0.43
2023Detailed filing. Detailed filing data is available for this year.$2.53$0.34$2.19$2.61$2.42$0.19
2022Detailed filing. Detailed filing data is available for this year.$2.72$0.71$2.01$2.54$2.16$0.38
2021Detailed filing. Detailed filing data is available for this year.$2.73$1.10$1.63$2.46$2.33$0.13
2020Detailed filing. Detailed filing data is available for this year.$2.92$1.43$1.50$2.45$2.29$0.16
2019Detailed filing. Detailed filing data is available for this year.$3.11$1.77$1.34$2.47$2.49$0.02
2018Detailed filing. Detailed filing data is available for this year.$3.45$2.09$1.36$2.45$2.27$0.17
2017Detailed filing. Detailed filing data is available for this year.$3.60$2.41$1.19$2.37$2.41$0.05
2016Detailed filing. Detailed filing data is available for this year.$3.88$2.65$1.23$2.44$2.35$0.08
2015Detailed filing. Detailed filing data is available for this year.$4.19$3.04$1.15$2.41$2.24$0.18
2014Detailed filing. Detailed filing data is available for this year.$4.22$3.24$0.97$2.57$2.20$0.37
2013Detailed filing. Detailed filing data is available for this year.$4.06$3.46$0.61$2.54$2.09$0.45
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.77$3.61$0.16$1.72
2011Summary only. Only limited summary data is available for this year.$3.11$3.78$1.88$1.94$0.07