Civic Intelligence

Greensboro Housing Management Corp

EIN 45-5440133 • 501(c)3 • Greensboro, NC

Profile

To develop and provide low income housing

450 North Church StreetGreensboro, NC 27410
Siviq Scores

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

Liabilities / Assets

12th percentile

0.03x

Higher debt load relative to assets than 12% of similar nonprofits.

NTEE L • $5M-$10M nonprofits • Source year 2024

Liabilities / Revenue

26th percentile

0.38x

Higher debt load relative to revenue than 26% of similar nonprofits.

NTEE L • $5M-$10M nonprofits • Source year 2024

Net Margin

79th percentile

21%

Higher net margin than 79% of similar nonprofits.

NTEE L • $5M-$10M nonprofits • Source year 2024

Top Officer Pay

78th percentile

$355,185

Higher top officer pay than 78% of similar nonprofits.

Top officer pay equals 54.0% of source-year revenue.

NTEE L • $5M-$10M nonprofits • Source year 2024

Asset Growth

63rd percentile

1.8%

Faster asset growth than 63% of similar nonprofits.

NTEE L • $5M-$10M nonprofits • Annualized from 2023 to 2024

Revenue Growth

14th percentile

-9.2%

Faster revenue growth than 14% of similar nonprofits.

NTEE L • $5M-$10M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets12th percentile

Assets

Up

$8,029,974

Up $145,197 (+1.8%) from 2023

Liabilities

Up

$247,193

Up $6,260 (+2.6%) from 2023

Net Assets

Up

$7,782,781

Up $138,937 (+1.8%) from 2023

Operations
Liabilities / Revenue26th percentileNet Margin79th percentile

Revenue

Down

$658,056

Down $66,314 (-9.2%) from 2023

Expenses

Down

$519,119

Down $195,948 (-27%) from 2023

Net Income

Up

$138,937

Up $129,634 (+1393%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth63rd percentile

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

$10M$5.0M$0-$5.0MAssets 2016: $371,404Liabilities 2016: $6,244Net Assets 2016: $365,1602016Assets 2017: $22,589Liabilities 2017: $245,322Net Assets 2017: -$222,7332017Assets 2018: $262,952Liabilities 2018: $167,056Net Assets 2018: $95,8962018Assets 2019: $4,693,692Liabilities 2019: $171,210Net Assets 2019: $4,522,4822019Assets 2020: $5,733,123Liabilities 2020: $356,484Net Assets 2020: $5,376,6392020Assets 2021: $6,228,350Liabilities 2021: $215,518Net Assets 2021: $6,012,8322021Assets 2022: $7,697,889Liabilities 2022: $63,348Net Assets 2022: $7,634,5412022Assets 2023: $7,884,777Liabilities 2023: $240,933Net Assets 2023: $7,643,8442023Assets 2024: $8,029,974Liabilities 2024: $247,193Net Assets 2024: $7,782,7812024

Highlighted filing

2024

Assets$8,029,974
Liabilities$247,193
Net Assets$7,782,781
Open 2024 Filing

Operations Trend

Revenue Growth14th percentile

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

$6.0M$4.0M$2.0M$0-$2.0MRevenue 2016: $1,164,919Expenses 2016: $799,657Net Income 2016: $365,2622016Revenue 2017: $306,046Expenses 2017: $893,939Net Income 2017: -$587,8932017Revenue 2018: $1,473,426Expenses 2018: $1,154,797Net Income 2018: $318,6292018Revenue 2019: $5,900,819Expenses 2019: $1,474,233Net Income 2019: $4,426,5862019Revenue 2020: $2,322,593Expenses 2020: $1,200,522Net Income 2020: $1,122,0712020Revenue 2021: $1,406,372Expenses 2021: $770,179Net Income 2021: $636,1932021Revenue 2022: $2,316,212Expenses 2022: $694,503Net Income 2022: $1,621,7092022Revenue 2023: $724,370Expenses 2023: $715,067Net Income 2023: $9,3032023Revenue 2024: $658,056Expenses 2024: $519,119Net Income 2024: $138,9372024

Highlighted filing

2024

Revenue$658,056
Expenses$519,119
Net Income$138,937
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$8,029,974
Liabilities
$247,193
Net assets
$7,782,781
Revenue
$658,056
Expenses
$519,119
Net income
$138,937
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$8.03$0.25$7.78$0.66$0.52$0.14
2023Summary only. Only limited summary data is available for this year.$7.88$0.24$7.64$0.72$0.72$0.01
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$7.70$0.06$7.63$2.32$0.69$1.62
2021Summary only. Only limited summary data is available for this year.$6.23$0.22$6.01$1.41$0.77$0.64
2020Facts available. Structured filing facts are available, but richer extracted sections are limited.$5.73$0.36$5.38$2.32$1.20$1.12
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$4.69$0.17$4.52$5.90$1.47$4.43
2018Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.26$0.17$0.10$1.47$1.15$0.32
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$0.02$0.25$0.22$0.31$0.89$0.59
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$0.37$0.01$0.37$1.16$0.80$0.37
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Oct 23, 2025
Return Version
2024v5.0
Gross Receipts
$658,056
Mission and Program Overview

Mission

To develop and provide low income housing

Balance Sheet Detail
LineBeginningEndChange
Assets
Cash and Non-Interest-Bearing Accounts$6,212,937$6,319,562▲ $106,625
Other Notes and Loans Receivable, Net$1,511,656$1,511,656→ $0
Accounts Receivable$42,576$91,587▲ $49,011
Land, Buildings, and Equipment, Net$1,349$1,348▼ $1
Prepaid Expenses and Deferred Charges$768$204▼ $564
Total Assets$7,884,777$8,029,974▲ $145,197
Other Assets Total$115,491$105,617▼ $9,874
Liabilities
Accounts Payable and Accrued Expenses$98,702$228,057▲ $129,355
Other Liabilities$142,231$19,136▼ $123,095
Total Liabilities$240,933$247,193▲ $6,260
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$7,643,844$7,782,781▲ $138,937
Total Net Assets Fund Balance$7,643,844$7,782,781▲ $138,937
Total Liabilities and Net Assets / Fund Balance$7,884,777$8,029,974▲ $145,197

Asset Categories

AssetBook ValueDepreciationBasis
Equipment$382$36,655$37,037
Other Land Buildings$966-$966
Compensation and Service Providers
Top Officer Pay78th percentile

Board Members and Trustees

NameTitle
Doug ThorneChair
Sandra NeermanVice Chair
Christopher BoozerDirector
Jackie LucasDirector
Sofia CrispDirector
Woodrow DawkinsDirector
James CoxCEO
Neikelle FerrisCFO
Meredith DayeCOO
Revenue and Support

Revenue Composition

Contributions and Grants
$448,952
Program Service Revenue
$120,000
Investment Income
$89,104
Other Revenue
$0
Change in Net Assets
$138,937
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$519,119
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Fees for Services Management$419,406--$419,406
Other Expenses$23,802--$23,802
Information Technology$15,536--$15,536
Insurance$14,040--$14,040
Office Expenses$3,279--$3,279
Fees for Services Legal$2,069--$2,069
Fees for Services Accounting$1,722--$1,722
Travel$1,392--$1,392
Total Functional Expenses$519,119$0$0$519,119
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
Deferred Inflow$19,136
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
Yes
Annual disclosure for covered persons
Yes
Audit committee
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
Yes
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, Page 6, Part VI, Line 11B

“The ceo reviews and approves return and provides copy to the board.”

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

“Document listing any known or potential conflicts of interest signed yearly. Employees are required to update during the year if changes occur.”

Form 990, Page 6, Part VI, Line 15A

“Review of ceo completed by the board of directors which also determines a salary increase or other salary changes. Salary compensation studies are conducted on a semi-annual basis.”

Form 990, Page 6, Part VI, Line 15B

“Officers are paid through a related organization. Paid employees undergo an annual performance review written and conducted by the organization. Any salary increase or changes are at the discretion of the ceo unless they exceed budgeted amounts. Budgeted amounts are reviewed and authorized by the board yearly as part of the adoption of the overall ghmc budget. Salary compensation studies are conducted on a semi-annual basis.”

Form 990, Page 6, Part VI, Line 19

“Documents are available by request.”

Filing and Contact Details

Filer

Filer Name
Greensboro Housing Management Corp
EIN
45-5440133
Phone
3362758501
Address
450 NORTH CHURCH STREET, GREENSBORO, NC 27410

Signing Officer

Name
James Cox
Title
CEO
Phone
3362758501
Signed
2025-10-23
Discuss with paid preparer
Yes

Organization Details

Principal Officer
James Cox
Legal Domicile
Nc
Voting Board Members
6
Independent Board Members
6
Employees
0

Preparer

Firm
Rector Reeder & Lofton Pc
Address
623 TOM BREWER ROAD, LOGANVILLE, GA 30052-4042
Preparer
Michael K Ozment CPA
Phone
7708798411
Raw XML AppendixShowing 400 of 425 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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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm0JAMES COX
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm1MEREDITH DAYE
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm2NEIKELLE FERRIS
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE CEO REVIEWS AND APPROVES RETURN AND PROVIDES COPY TO THE BOARD.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1DOCUMENT LISTING ANY KNOWN OR POTENTIAL CONFLICTS OF INTEREST SIGNED YEARLY. EMPLOYEES ARE REQUIRED TO UPDATE DURING THE YEAR IF CHANGES OCCUR.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2REVIEW OF CEO COMPLETED BY THE BOARD OF DIRECTORS WHICH ALSO DETERMINES A SALARY INCREASE OR OTHER SALARY CHANGES. SALARY COMPENSATION STUDIES ARE CONDUCTED ON A SEMI-ANNUAL BASIS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3OFFICERS ARE PAID THROUGH A RELATED ORGANIZATION. PAID EMPLOYEES UNDERGO AN ANNUAL PERFORMANCE REVIEW WRITTEN AND CONDUCTED BY THE ORGANIZATION. ANY SALARY INCREASE OR CHANGES ARE AT THE DISCRETION OF THE CEO UNLESS THEY EXCEED BUDGETED AMOUNTS. BUDGETED AMOUNTS ARE REVIEWED AND AUTHORIZED BY THE BOARD YEARLY AS PART OF THE ADOPTION OF THE OVERALL GHMC BUDGET. SALARY COMPENSATION STUDIES ARE CONDUCTED ON A SEMI-ANNUAL BASIS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4DOCUMENTS ARE AVAILABLE BY REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 6, PART VI, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 15A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 15B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PAGE 6, PART VI, LINE 19
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ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd0true
ReturnHeader/BusinessOfficerGrp/PersonNm0JAMES COX
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0CEO

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