Civic Intelligence

Williams Street Apartments Inc

EIN 45-0511565 • 501(c)3 • Jefferson City, MO

Profile

Williams street apartments, inc. (the organization) is a fifteen bed residential facility, with fourteen subsidized units. The organization's project provides supportive housing for persons with chronic mental health disabilities. The project name of the facility is warren scott apartments. The facility is located in jefferson city, missouri. The organization's project is operated under section 811 of the national affordable housing act and regulated by the u.s. Department of housing and urban development (hud) with respect to rental charges and operating methods. The organization's major program is its section 811 capital advance and the related project rental assistance contract (prac).

2013 William StreetJefferson City, MO 65109

n/A

Siviq Scores

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

Liabilities / Assets

57th percentile

0.04x

Higher debt load relative to assets than 57% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2025

Liabilities / Revenue

82nd percentile

0.31x

Higher debt load relative to revenue than 82% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2025

Net Margin

10th percentile

-37%

Higher net margin than 10% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2025

Top Officer Pay

96th percentile

$186,710

Higher top officer pay than 96% of similar nonprofits.

Top officer pay equals 181.8% of source-year revenue.

501(c)3 • $500k-$1M nonprofits • Source year 2025

Asset Growth

35th percentile

-2.3%

Faster asset growth than 35% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Annualized from 2024 to 2025

Revenue Growth

27th percentile

-8.8%

Faster revenue growth than 27% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets57th percentile

Assets

Down

$891,043

Down $20,896 (-2.3%) from 2024

Liabilities

Up

$32,094

Up $17,303 (+117%) from 2024

Net Assets

Down

$858,949

Down $38,199 (-4.3%) from 2024

Operations
Liabilities / Revenue82nd percentileNet Margin10th percentile

Revenue

Down

$102,707

Down $9,933 (-8.8%) from 2024

Expenses

Up

$140,906

Up $18,630 (+15%) from 2024

Net Income

Down

-$38,199

Down $28,563 (-296%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth35th percentile

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

$1.5M$1.0M$500K$0Assets 2011: $1,186,597Liabilities 2011: $21,652Net Assets 2011: $1,164,9452011Assets 2012: $1,152,924Liabilities 2012: $14,801Net Assets 2012: $1,138,1232012Assets 2013: $1,132,915Liabilities 2013: $16,937Net Assets 2013: $1,115,9782013Assets 2014: $1,106,678Liabilities 2014: $19,935Net Assets 2014: $1,086,7432014Assets 2015: $1,080,043Liabilities 2015: $27,694Net Assets 2015: $1,052,3492015Assets 2016: $1,049,603Liabilities 2016: $40,555Net Assets 2016: $1,009,0482016Assets 2017: $1,011,976Liabilities 2017: $32,883Net Assets 2017: $979,0932017Assets 2018: $979,628Liabilities 2018: $53,949Net Assets 2018: $925,6792018Assets 2019: $932,092Liabilities 2019: $30,520Net Assets 2019: $901,5722019Assets 2020: $904,005Liabilities 2020: $28,542Net Assets 2020: $875,4632020Assets 2021: $884,111Liabilities 2021: $25,439Net Assets 2021: $858,6722021Assets 2022: $890,783Liabilities 2022: $21,082Net Assets 2022: $869,7012022Assets 2023: $942,612Liabilities 2023: $35,828Net Assets 2023: $906,7842023Assets 2024: $911,939Liabilities 2024: $14,791Net Assets 2024: $897,1482024Assets 2025: $891,043Liabilities 2025: $32,094Net Assets 2025: $858,9492025

Highlighted filing

2025

Assets$891,043
Liabilities$32,094
Net Assets$858,949
Open 2025 Filing

Operations Trend

Revenue Growth27th percentile

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

$200K$100K$0-$100KExpenses 2011: $88,8762011Expenses 2012: $96,7232012Revenue 2013: $72,017Expenses 2013: $94,162Net Income 2013: -$22,1452013Revenue 2014: $70,897Expenses 2014: $100,132Net Income 2014: -$29,2352014Revenue 2015: $71,381Expenses 2015: $105,775Net Income 2015: -$34,3942015Revenue 2016: $72,788Expenses 2016: $116,089Net Income 2016: -$43,3012016Revenue 2017: $75,482Expenses 2017: $105,437Net Income 2017: -$29,9552017Revenue 2018: $77,042Expenses 2018: $130,456Net Income 2018: -$53,4142018Revenue 2019: $81,583Expenses 2019: $105,690Net Income 2019: -$24,1072019Revenue 2020: $83,911Expenses 2020: $110,020Net Income 2020: -$26,1092020Revenue 2021: $86,748Expenses 2021: $103,539Net Income 2021: -$16,7912021Revenue 2022: $117,991Expenses 2022: $106,962Net Income 2022: $11,0292022Revenue 2023: $153,379Expenses 2023: $116,296Net Income 2023: $37,0832023Revenue 2024: $112,640Expenses 2024: $122,276Net Income 2024: -$9,6362024Revenue 2025: $102,707Expenses 2025: $140,906Net Income 2025: -$38,1992025

Highlighted filing

2025

Revenue$102,707
Expenses$140,906
Net Income-$38,199
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$891,043
Liabilities
$32,094
Net assets
$858,949
Revenue
$102,707
Expenses
$140,906
Net income
-$38,199
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$0.89$0.03$0.86$0.10$0.14$0.04
2024Detailed filing. Detailed filing data is available for this year.$0.91$0.01$0.90$0.11$0.12$0.01
2023Detailed filing. Detailed filing data is available for this year.$0.94$0.04$0.91$0.15$0.12$0.04
2022Detailed filing. Detailed filing data is available for this year.$0.89$0.02$0.87$0.12$0.11$0.01
2021Detailed filing. Detailed filing data is available for this year.$0.88$0.03$0.86$0.09$0.10$0.02
2020Detailed filing. Detailed filing data is available for this year.$0.90$0.03$0.88$0.08$0.11$0.03
2019Detailed filing. Detailed filing data is available for this year.$0.93$0.03$0.90$0.08$0.11$0.02
2018Detailed filing. Detailed filing data is available for this year.$0.98$0.05$0.93$0.08$0.13$0.05
2017Detailed filing. Detailed filing data is available for this year.$1.01$0.03$0.98$0.08$0.11$0.03
2016Detailed filing. Detailed filing data is available for this year.$1.05$0.04$1.01$0.07$0.12$0.04
2015Detailed filing. Detailed filing data is available for this year.$1.08$0.03$1.05$0.07$0.11$0.03
2014Detailed filing. Detailed filing data is available for this year.$1.11$0.02$1.09$0.07$0.10$0.03
2013Summary only. Only limited summary data is available for this year.$1.13$0.02$1.12$0.07$0.09$0.02
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.15$0.01$1.14$0.10
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.19$0.02$1.16$0.09
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Oct 25, 2025
Return Version
2024v5.0
Gross Receipts
$102,707
Mission and Program Overview

Mission

Williams street apartments, inc. (the organization) is a fifteen bed residential facility, with fourteen subsidized units. The organization's project provides supportive housing for persons with chronic mental health disabilities. The project name of the facility is warren scott apartments. The facility is located in jefferson city, missouri. The organization's project is operated under section 811 of the national affordable housing act and regulated by the u.s. Department of housing and urban development (hud) with respect to rental charges and operating methods. The organization's major program is its section 811 capital advance and the related project rental assistance contract (prac).

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$862,225$828,310▼ $33,915
Savings and Temporary Cash Investments$42,586$56,407▲ $13,821
Cash and Non-Interest-Bearing Accounts$4,508$3,712▼ $796
Prepaid Expenses and Deferred Charges$2,366$2,453▲ $87
Accounts Receivable$254$161▼ $93
Total Assets$911,939$891,043▼ $20,896
Liabilities
Other Liabilities$9,510$22,147▲ $12,637
Accounts Payable and Accrued Expenses$5,281$9,947▲ $4,666
Total Liabilities$14,791$32,094▲ $17,303
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$897,148$858,949▼ $38,199
Total Net Assets Fund Balance$897,148$858,949▼ $38,199
Total Liabilities and Net Assets / Fund Balance$911,939$891,043▼ $20,896

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$671,218$596,723$1,267,941
Land$137,978-$137,978
Equipment$19,114$22,799$41,913
Compensation and Service Providers
Top Officer Pay96th percentile

Employees

NameTitleOtherTotal
Andrea CheungBoard Secret$128,972$128,972

Board Members and Trustees

NameTitle
Chi CheungPresident
Candace TreatDirector
Greg BowmanDirector
Jeremy CheungDirector
Stephen BuchholzDirector
Revenue and Support

Revenue Composition

Contributions and Grants
$58,788
Program Service Revenue
$43,869
Investment Income
$50
Other Revenue
$0
Change in Net Assets
$-38,199

Audited Revenue Reconciliation

Revenue per Audited Statements
$102,707
Total Revenue per Audited Statements
$102,707
Total Revenue per Form 990
$102,707
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$123,682
Salaries, Compensation, and Employee Benefits$17,224
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$40,414--$40,414
Occupancy$39,755--$39,755
Office Expenses$12,822$6,441-$19,263
Other Salaries and Wages-$16,000-$16,000
Insurance$11,728--$11,728
Fees for Services Management-$7,344-$7,344
Fees for Services Accounting-$5,178-$5,178
Payroll Taxes-$1,224-$1,224
Total Functional Expenses$104,719$36,187$0$140,906

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$140,906
Total Expenses per Audited Statements$140,906
Total Expenses per Form 990$140,906
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
Residual Receipts Payable to Hud$12,867
Investment by Sponsor$6,481
Tenant Security Deposits$2,489
Prepaid Rents$310
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
No
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
Yes
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Page 6, Part VI, Line 2

“Chi cheung andrea cheung president bd secy daughter chi cheung jeremy cheung president director son”

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

“Form 990 is compared to written policies and financial statements to determine completeness and accuracy to the organization's mission and accomplishments.”

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

“Each year the organization's board of directors discusses possible conflicts of interest. All known conflicts are discussed and approved, or rejected if inappropriate.”

Form 990, Page 6, Part VI, Line 19

“The organization's governing documents are available upon request or can be obtained from the secretary of state of missouri web-site.”

Filing and Contact Details

Filer

Filer Name
Williams Street Apartments Inc
EIN
45-0511565
Phone
5736368108
Address
2013 WILLIAM STREET, JEFFERSON CITY, MO 65109
Doing Business As
Warren Scott Apartments

Signing Officer

Name
Andrea Cheung
Title
Board Secretary
Phone
5736368108
Signed
2025-10-25
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Chi Cheung
Formed
2003
Voting Board Members
6
Independent Board Members
3
Employees
0

Preparer

Firm
James R Mcginnis CPA
Address
1618 WILMOR DR, JEFFERSON CITY, MO 65101-5565
Preparer
James R Mcginnis
Phone
5733384599
Supplemental Narrative

Additional Explanations

FORM 990 - ORGANIZATION'S MISSION

“Williams street apartments, inc. (the organization) is a fifteen bed residential facility, with fourteen subsidized units. The organization's project provides supportive housing for persons with chronic mental health disabilities. The project name of the facility is warren scott apartments. The facility is located in jefferson city, missouri. The organization's project is operated under section 811 of the national affordable housing act and regulated by the u.s. Department of housing and urban development (hud) with respect to rental charges and operating methods. The organization's major program is its section 811 capital advance and the related project rental assistance contract (prac).”

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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0WILLIAMS STREET APARTMENTS, INC. (THE ORGANIZATION) IS A FIFTEEN BED RESIDENTIAL FACILITY, WITH FOURTEEN SUBSIDIZED UNITS. THE ORGANIZATION'S PROJECT PROVIDES SUPPORTIVE HOUSING FOR PERSONS WITH CHRONIC MENTAL HEALTH DISABILITIES. THE PROJECT NAME OF THE FACILITY IS WARREN SCOTT APARTMENTS. THE FACILITY IS LOCATED IN JEFFERSON CITY, MISSOURI. THE ORGANIZATION'S PROJECT IS OPERATED UNDER SECTION 811 OF THE NATIONAL AFFORDABLE HOUSING ACT AND REGULATED BY THE U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD) WITH RESPECT TO RENTAL CHARGES AND OPERATING METHODS. THE ORGANIZATION'S MAJOR PROGRAM IS ITS SECTION 811 CAPITAL ADVANCE AND THE RELATED PROJECT RENTAL ASSISTANCE CONTRACT (PRAC).
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1CHI CHEUNG ANDREA CHEUNG PRESIDENT BD SECY DAUGHTER CHI CHEUNG JEREMY CHEUNG PRESIDENT DIRECTOR SON
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2FORM 990 IS COMPARED TO WRITTEN POLICIES AND FINANCIAL STATEMENTS TO DETERMINE COMPLETENESS AND ACCURACY TO THE ORGANIZATION'S MISSION AND ACCOMPLISHMENTS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3EACH YEAR THE ORGANIZATION'S BOARD OF DIRECTORS DISCUSSES POSSIBLE CONFLICTS OF INTEREST. ALL KNOWN CONFLICTS ARE DISCUSSED AND APPROVED, OR REJECTED IF INAPPROPRIATE.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4THE ORGANIZATION'S GOVERNING DOCUMENTS ARE AVAILABLE UPON REQUEST OR CAN BE OBTAINED FROM THE SECRETARY OF STATE OF MISSOURI WEB-SITE.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990 - ORGANIZATION'S MISSION
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt1HARAMBEE HOUSE INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt2MCKEE STREET APARTMENTS INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt3RICHARD WALZ APARTMENTS INC
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