Civic Intelligence

West End Housing Corporation

EIN 43-1703219 • 501(c)3 • St Louis, MO

Profile

LOW INCOME HOUSING

1001 Craig Road Ste 200St Louis, MO 63146

n/A

Siviq Scores

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

Liabilities / Assets

99th percentile

2.53x

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

501(c)3 • $1M-$5M nonprofits • Source year 2024

Liabilities / Revenue

97th percentile

7.51x

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

501(c)3 • $1M-$5M nonprofits • Source year 2024

Net Margin

11th percentile

-28%

Higher net margin than 11% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Top Officer Pay

Score unavailable

No value available

No filing with officer rows is available for this organization yet.

Asset Growth

26th percentile

-3.5%

Faster asset growth than 26% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Revenue Growth

46th percentile

5.1%

Faster revenue growth than 46% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets99th percentile

Assets

Down

$1,112,031

Down $40,129 (-3.5%) from 2023

Liabilities

Up

$2,816,470

Up $65,542 (+2.4%) from 2023

Net Assets

Down

-$1,704,439

Down $105,671 (-6.6%) from 2023

Operations
Liabilities / Revenue97th percentileNet Margin11th percentile

Revenue

Up

$374,917

Up $18,323 (+5.1%) from 2023

Expenses

Up

$480,588

Up $47,218 (+11%) from 2023

Net Income

Down

-$105,671

Down $28,895 (-38%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth26th percentile

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

$4.0M$2.0M$0-$2.0MAssets 2010: $1,941,775Liabilities 2010: $2,691,280Net Assets 2010: -$749,5052010Assets 2011: $1,885,602Liabilities 2011: $2,710,054Net Assets 2011: -$824,4522011Assets 2012: $1,827,482Liabilities 2012: $2,700,285Net Assets 2012: -$872,8032012Assets 2013: $1,775,141Liabilities 2013: $2,717,228Net Assets 2013: -$942,0872013Assets 2014: $1,695,703Liabilities 2014: $2,743,104Net Assets 2014: -$1,047,4012014Assets 2015: $1,609,736Liabilities 2015: $2,763,032Net Assets 2015: -$1,153,2962015Assets 2016: $1,510,432Liabilities 2016: $2,704,934Net Assets 2016: -$1,194,5022016Assets 2017: $1,476,451Liabilities 2017: $2,725,152Net Assets 2017: -$1,248,7012017Assets 2018: $1,385,852Liabilities 2018: $2,763,298Net Assets 2018: -$1,377,4462018Assets 2019: $1,293,560Liabilities 2019: $2,717,968Net Assets 2019: -$1,424,4082019Assets 2020: $1,253,018Liabilities 2020: $2,705,299Net Assets 2020: -$1,452,2812020Assets 2021: $1,225,470Liabilities 2021: $2,721,257Net Assets 2021: -$1,495,7872021Assets 2022: $1,194,560Liabilities 2022: $2,716,552Net Assets 2022: -$1,521,9922022Assets 2023: $1,152,160Liabilities 2023: $2,750,928Net Assets 2023: -$1,598,7682023Assets 2024: $1,112,031Liabilities 2024: $2,816,470Net Assets 2024: -$1,704,4392024

Highlighted filing

2024

Assets$1,112,031
Liabilities$2,816,470
Net Assets-$1,704,439
Open 2024 Filing

Operations Trend

Revenue Growth46th percentile

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

$600K$400K$200K$0-$200KExpenses 2010: $283,9652010Expenses 2011: $286,8532011Revenue 2012: $224,428Expenses 2012: $272,779Net Income 2012: -$48,3512012Revenue 2013: $216,941Expenses 2013: $286,225Net Income 2013: -$69,2842013Revenue 2014: $217,242Expenses 2014: $322,557Net Income 2014: -$105,3152014Revenue 2015: $256,016Expenses 2015: $361,910Net Income 2015: -$105,8942015Revenue 2016: $269,199Expenses 2016: $310,405Net Income 2016: -$41,2062016Revenue 2017: $272,797Expenses 2017: $326,996Net Income 2017: -$54,1992017Revenue 2018: $268,507Expenses 2018: $397,252Net Income 2018: -$128,7452018Revenue 2019: $324,979Expenses 2019: $371,941Net Income 2019: -$46,9622019Revenue 2020: $336,138Expenses 2020: $364,011Net Income 2020: -$27,8732020Revenue 2021: $333,215Expenses 2021: $376,721Net Income 2021: -$43,5062021Revenue 2022: $349,803Expenses 2022: $376,008Net Income 2022: -$26,2052022Revenue 2023: $356,594Expenses 2023: $433,370Net Income 2023: -$76,7762023Revenue 2024: $374,917Expenses 2024: $480,588Net Income 2024: -$105,6712024

Highlighted filing

2024

Revenue$374,917
Expenses$480,588
Net Income-$105,671
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$1,112,031
Liabilities
$2,816,470
Net assets
-$1,704,439
Revenue
$374,917
Expenses
$480,588
Net income
-$105,671
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$1.11$2.82$1.70$0.37$0.48$0.11
2023Detailed filing. Detailed filing data is available for this year.$1.15$2.75$1.60$0.36$0.43$0.08
2022Detailed filing. Detailed filing data is available for this year.$1.19$2.72$1.52$0.35$0.38$0.03
2021Detailed filing. Detailed filing data is available for this year.$1.23$2.72$1.50$0.33$0.38$0.04
2020Detailed filing. Detailed filing data is available for this year.$1.25$2.71$1.45$0.34$0.36$0.03
2019Detailed filing. Detailed filing data is available for this year.$1.29$2.72$1.42$0.32$0.37$0.05
2018Detailed filing. Detailed filing data is available for this year.$1.39$2.76$1.38$0.27$0.40$0.13
2017Detailed filing. Detailed filing data is available for this year.$1.48$2.73$1.25$0.27$0.33$0.05
2016Detailed filing. Detailed filing data is available for this year.$1.51$2.70$1.19$0.27$0.31$0.04
2015Detailed filing. Detailed filing data is available for this year.$1.61$2.76$1.15$0.26$0.36$0.11
2014Detailed filing. Detailed filing data is available for this year.$1.70$2.74$1.05$0.22$0.32$0.11
2013Detailed filing. Detailed filing data is available for this year.$1.78$2.72$0.94$0.22$0.29$0.07
2012Summary only. Only limited summary data is available for this year.$1.83$2.70$0.87$0.22$0.27$0.05
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.89$2.71$0.82$0.29
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.94$2.69$0.75$0.28
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 6, 2025
Return Version
2024v5.0
Gross Receipts
$374,917
Mission and Program Overview

Mission

LOW INCOME HOUSING

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,009,118$945,132▼ $63,986
Accounts Receivable$2,045$3,433▲ $1,388
Cash and Non-Interest-Bearing Accounts$2,916--
Prepaid Expenses and Deferred Charges$9,488$924▼ $8,564
Total Assets$1,152,160$1,112,031▼ $40,129
Other Assets Total$128,593$162,542▲ $33,949
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,666,900$2,666,900→ $0
Accounts Payable and Accrued Expenses$72,114$134,976▲ $62,862
Other Liabilities$11,914$14,594▲ $2,680
Total Liabilities$2,750,928$2,816,470▲ $65,542
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-1,598,768$-1,704,439▼ $105,671
Total Net Assets Fund Balance$-1,598,768$-1,704,439▼ $105,671
Total Liabilities and Net Assets / Fund Balance$1,152,160$1,112,031▼ $40,129

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$865,184$1,878,472$2,743,656
Equipment$55,320$182,029$237,349
Land$24,628-$24,628
Other Assets Org$2--
Compensation and Service Providers
Top Officer PayScore unavailable

Board Members and Trustees

NameTitle
Carletus LathanPresident &
Aline PhillipsV. President
Clarence Calvert JrBoard Member
Jason HannekeBoard Member
Lisa CalliottBoard Member
Raymond RobinsonBoard Member
Renee BornettBoard Member
Joseph GirardiCFO
Agnes Barnes SpencerSecretary
Anthony CrateTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$370,805
Investment Income
$1,202
Other Revenue
$2,910
Change in Net Assets
$-105,671

Audited Revenue Reconciliation

Revenue per Audited Statements
$374,917
Total Revenue per Audited Statements
$374,917
Total Revenue per Form 990
$374,917
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$347,166
Salaries, Compensation, and Employee Benefits$133,422
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$46,436$51,782-$98,218
Depreciation Depletion$83,478--$83,478
Insurance$71,126--$71,126
Occupancy$30,219--$30,219
All Other Expenses$13,084$14,312-$27,396
Other Employee Benefits$26,388--$26,388
Fees for Services Management-$22,393-$22,393
Office Expenses-$17,861-$17,861
Other Expenses$9,895--$9,895
Payroll Taxes$8,816--$8,816
Fees for Services Accounting-$6,430-$6,430
Fees for Services Legal-$1,204-$1,204
Total Functional Expenses$366,606$113,982$0$480,588

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$480,588
Total Expenses per Audited Statements$480,588
Total Expenses per Form 990$480,588
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 Deposits$14,594
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
Yes

Governance Explanations

Form 990, Page 6, Part VI, Line 3

“Operational control and responsibility of handling tenants, which involves move in and move out procedures, hud qualifications and requalification, and maintaining hud required files. Managerial control over the property, which involves the upkeep, maintenance and improvement of land and buildings.”

Form 990, Page 6, Part VI, Line 11B

“Form 990 is sent to the board chairman for review. The board chairman then determines how to distribute form 990.”

Form 990, Page 6, Part VI, Line 12C

“The organization has each board member sign a conflict of interest form disclosing what, if any, conflicts of interest the member would have annually.”

Form 990, Page 6, Part VI, Line 19

“The organization makes public documents available upon request. Documents are available in paper or by email.”

Filing and Contact Details

Filer

Filer Name
West End Housing Corporation
EIN
43-1703219
Phone
3147260111
Address
1001 CRAIG ROAD STE 200, ST LOUIS, MO 63146
Doing Business As
Mercy Seat Apartments

Signing Officer

Name
Joseph Girardi
Title
CFO
Phone
3147260111
Signed
2025-11-06
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Joseph Girardi
Formed
1996
Legal Domicile
Mo
Voting Board Members
10
Independent Board Members
10
Employees
0

Preparer

Firm
Christen Souers LLC
Address
10347 DAWSONS CREEK BLVD STE C, FORT WAYNE, IN 46825-1905
Preparer
Anna M Collins CPA
Phone
2604840653
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0OPERATIONAL CONTROL AND RESPONSIBILITY OF HANDLING TENANTS, WHICH INVOLVES MOVE IN AND MOVE OUT PROCEDURES, HUD QUALIFICATIONS AND REQUALIFICATION, AND MAINTAINING HUD REQUIRED FILES. MANAGERIAL CONTROL OVER THE PROPERTY, WHICH INVOLVES THE UPKEEP, MAINTENANCE AND IMPROVEMENT OF LAND AND BUILDINGS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1FORM 990 IS SENT TO THE BOARD CHAIRMAN FOR REVIEW. THE BOARD CHAIRMAN THEN DETERMINES HOW TO DISTRIBUTE FORM 990.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE ORGANIZATION HAS EACH BOARD MEMBER SIGN A CONFLICT OF INTEREST FORM DISCLOSING WHAT, IF ANY, CONFLICTS OF INTEREST THE MEMBER WOULD HAVE ANNUALLY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3THE ORGANIZATION MAKES PUBLIC DOCUMENTS AVAILABLE UPON REQUEST. DOCUMENTS ARE AVAILABLE IN PAPER OR BY EMAIL.
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IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 19
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ReturnHeader/BuildTS02025-03-06 01:10:19Z
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