Civic Intelligence

Niacog Housing Trust Fund Inc

EIN 45-2989334 • 501(c)3 • Mason City, IA

Profile

To enhance affordable housing stock and its availability to low to moderate income households within the funds member counties.

525 6th Street SWMason City, IA 50401

www.niacog.org/trustfund

Siviq Scores

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

Liabilities / Assets

72nd percentile

0.26x

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

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

Liabilities / Revenue

57th percentile

0.12x

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

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

Net Margin

55th percentile

6.8%

Higher net margin than 55% of similar nonprofits.

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

Top Officer Pay

40th percentile

$0

Higher top officer pay than 40% of similar nonprofits.

Top officer pay equals 0.0% of source-year revenue.

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

Asset Growth

80th percentile

22%

Faster asset growth than 80% of similar nonprofits.

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

Revenue Growth

21st percentile

-12%

Faster revenue growth than 21% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets72nd percentile

Assets

Up

$530,612

Up $94,399 (+22%) from 2023

Liabilities

Up

$139,661

Up $11,983 (+9.4%) from 2023

Net Assets

Up

$390,951

Up $82,416 (+27%) from 2023

Operations
Liabilities / Revenue57th percentileNet Margin55th percentile

Revenue

Down

$1,207,025

Down $161,032 (-12%) from 2023

Expenses

Down

$1,124,609

Down $239,462 (-18%) from 2023

Net Income

Up

$82,416

Up $78,430 (+1968%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth80th percentile

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

$600K$400K$200K$0Assets 2012: $58,927Liabilities 2012: $1,2042012Assets 2013: $64,915Liabilities 2013: $15,913Net Assets 2013: $49,0022013Assets 2014: $92,974Liabilities 2014: $7,379Net Assets 2014: $85,5952014Assets 2015: $45,105Liabilities 2015: $7,616Net Assets 2015: $37,4892015Assets 2016: $84,897Liabilities 2016: $1,691Net Assets 2016: $83,2062016Assets 2017: $113,411Liabilities 2017: $3,981Net Assets 2017: $109,4302017Assets 2018: $133,291Liabilities 2018: $11,241Net Assets 2018: $122,0502018Assets 2019: $197,275Liabilities 2019: $17,638Net Assets 2019: $179,6372019Assets 2020: $193,087Liabilities 2020: $16,615Net Assets 2020: $176,4722020Assets 2021: $252,578Liabilities 2021: $15,734Net Assets 2021: $236,8442021Assets 2022: $428,592Liabilities 2022: $124,043Net Assets 2022: $304,5492022Assets 2023: $436,213Liabilities 2023: $127,678Net Assets 2023: $308,5352023Assets 2024: $530,612Liabilities 2024: $139,661Net Assets 2024: $390,9512024

Highlighted filing

2024

Assets$530,612
Liabilities$139,661
Net Assets$390,951
Open 2024 Filing

Operations Trend

Revenue Growth21st percentile

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

$1.5M$1.0M$500K$0-$500KRevenue 2012: $164,923Expenses 2012: $132,350Net Income 2012: $32,5732012Revenue 2013: $218,441Expenses 2013: $227,162Net Income 2013: -$8,7212013Revenue 2014: $632,372Expenses 2014: $595,779Net Income 2014: $36,5932014Revenue 2015: $373,276Expenses 2015: $421,382Net Income 2015: -$48,1062015Revenue 2016: $167,718Expenses 2016: $122,001Net Income 2016: $45,7172016Revenue 2017: $287,946Expenses 2017: $261,722Net Income 2017: $26,2242017Revenue 2018: $600,880Expenses 2018: $588,260Net Income 2018: $12,6202018Revenue 2019: $902,683Expenses 2019: $845,096Net Income 2019: $57,5872019Revenue 2020: $683,384Expenses 2020: $686,549Net Income 2020: -$3,1652020Revenue 2021: $754,202Expenses 2021: $693,830Net Income 2021: $60,3722021Revenue 2022: $632,704Expenses 2022: $564,999Net Income 2022: $67,7052022Revenue 2023: $1,368,057Expenses 2023: $1,364,071Net Income 2023: $3,9862023Revenue 2024: $1,207,025Expenses 2024: $1,124,609Net Income 2024: $82,4162024

Highlighted filing

2024

Revenue$1,207,025
Expenses$1,124,609
Net Income$82,416
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$530,612
Liabilities
$139,661
Net assets
$390,951
Revenue
$1,207,025
Expenses
$1,124,609
Net income
$82,416
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$0.53$0.14$0.39$1.21$1.12$0.08
2023Detailed filing. Detailed filing data is available for this year.$0.44$0.13$0.31$1.37$1.36$0.00
2022Detailed filing. Detailed filing data is available for this year.$0.43$0.12$0.30$0.63$0.56$0.07
2021Detailed filing. Detailed filing data is available for this year.$0.25$0.02$0.24$0.75$0.69$0.06
2020Detailed filing. Detailed filing data is available for this year.$0.19$0.02$0.18$0.68$0.69$0.00
2019Detailed filing. Detailed filing data is available for this year.$0.20$0.02$0.18$0.90$0.85$0.06
2018Detailed filing. Detailed filing data is available for this year.$0.13$0.01$0.12$0.60$0.59$0.01
2017Detailed filing. Detailed filing data is available for this year.$0.11$0.00$0.11$0.29$0.26$0.03
2016Detailed filing. Detailed filing data is available for this year.$0.08$0.00$0.08$0.17$0.12$0.05
2015Detailed filing. Detailed filing data is available for this year.$0.05$0.01$0.04$0.37$0.42$0.05
2014Detailed filing. Detailed filing data is available for this year.$0.09$0.01$0.09$0.63$0.60$0.04
2013Detailed filing. Detailed filing data is available for this year.$0.06$0.02$0.05$0.22$0.23$0.01
2012Summary only. Only limited summary data is available for this year.$0.06$0.00$0.16$0.13$0.03
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Jun 19, 2025
Return Version
2024v5.0
Gross Receipts
$1,207,025
Mission and Program Overview

Mission

To enhance affordable housing stock and its availability to low to moderate income households within the fund's member counties.

To enhance affordable housing stock and its availability to low to moderate income households within the fund's member counties

Balance Sheet Detail
LineBeginningEndChange
Assets
Savings and Temporary Cash Investments-$254,582-
Cash and Non-Interest-Bearing Accounts$176,637$243,173▲ $66,536
Loans From Officers Directors$100,000$100,000→ $0
Accounts Receivable$16,750$25,500▲ $8,750
Total Assets$436,213$530,612▲ $94,399
Other Assets Total$242,826$7,357▼ $235,469
Liabilities
Accounts Payable and Accrued Expenses$27,678$27,160▼ $518
Deferred Revenue-$12,501-
Total Liabilities$127,678$139,661▲ $11,983
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$304,856$390,951▲ $86,095
Net Assets With Donor Restrictions$3,679--
Total Net Assets Fund Balance$308,535$390,951▲ $82,416
Total Liabilities and Net Assets / Fund Balance$436,213$530,612▲ $94,399
Compensation and Service Providers
Top Officer Pay40th percentile

Board Members and Trustees

NameTitle
Veronica LittererChair
Randy HassmanVice Chair
Florence Sis GreimanDirector
Gary McvickerDirector
Jacquelyn ArthurDirector
Susan SmithDirector
Tim LathamDirector
Trever OlsenDirector
Myrtle NelsonExecutive Di
Barrett DeathelineauSecretary-tr
Revenue and Support

Revenue Composition

Contributions and Grants
$1,182,998
Program Service Revenue
$19,445
Investment Income
$4,582
Other Revenue
$0
All Other Contributions
$1,182,998
Change in Net Assets
$82,416

Audited Revenue Reconciliation

Revenue per Audited Statements
$1,207,025
Total Revenue per Audited Statements
$1,207,025
Total Revenue per Form 990
$1,207,025
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Grants and Similar Amounts Paid$1,043,819
Other Expenses$80,790
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Grants to Domestic Individuals$1,043,819--$1,043,819
Fees for Services Management-$57,792-$57,792
Travel$3,000$60-$3,060
Fees for Services Accounting-$3,000-$3,000
Office Expenses-$1,036-$1,036
Other Expenses$783--$783
Insurance-$780-$780
Fees for Services Lobbying-$600-$600
Conferences and Meetings-$327-$327
Total Functional Expenses$1,061,014$63,595$0$1,124,609

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$1,124,609
Total Expenses per Audited Statements$1,124,609
Total Expenses per Form 990$1,124,609
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
Insider Transactions and Loans

Interested-Person Transactions

Interested PartyRelationshipDescriptionShared RevenueAmount
No Iowa Area Council of GovtCommon ManagemeAdmin Fee to NiacogNo$74,264

Loans and Receivables

Line ItemBeginningEndChange
Loans from Officers, Directors, Trustees, and Key Employees$100,000$100,000→ $0
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Backup withholding compliance
No
Business relationship with 35% controlled entity
Yes
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
Yes
Management duties delegated
Yes

Governance Explanations

Form 990, Page 6, Part VI, Line 3

“NIACOG”

Form 990, Page 6, Part VI, Line 7B

“All decisions are subject to board approval”

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

“No review was or will be conducted.”

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

“YES”

Form 990, Page 6, Part VI, Line 19

“No documents available to the public”

Filing and Contact Details

Filer

Filer Name
Niacog Housing Trust Fund Inc
EIN
45-2989334
Phone
6414230491
Address
525 6TH STREET SW, MASON CITY, IA 50401

Signing Officer

Name
Myrtle Nelson
Title
Executive Director
Phone
6414230491
Signed
2025-06-19

Organization Details

Principal Officer
Myrtle Nelson
Formed
2011
Legal Domicile
Ia
Voting Board Members
9
Independent Board Members
9
Employees
0
Volunteers
7

Preparer

Firm
Fort & Schlegel CPA Pc
Address
910 1ST AVE N, FORT DODGE, IA 50501
Preparer
Jeremiah N Schlegel
Phone
5159555560
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IRS990ScheduleC/SupplementalInformationDetail/ExplanationTxt0LOBBYING ACTIVITY INCLUDES ONLY A FEE PAID TO AN ADVOCATE WHO REPRESENTS LOCAL HOUSING TRUSTS IN MATTERS OF STATE FUNDING.
IRS990ScheduleC/SupplementalInformationDetail/FormAndLineReferenceDesc0SCHEDULE C, PART IV
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1ALL DECISIONS ARE SUBJECT TO BOARD APPROVAL
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2NO REVIEW WAS OR WILL BE CONDUCTED.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3YES
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4NO DOCUMENTS AVAILABLE TO THE PUBLIC
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