Civic Intelligence

Keystone Development LLC

990 • Fiscal year 2021 • EIN 46-3332662

Oct 01, 2020 to Sep 30, 2021 • Filed on Feb 18, 2022

901 Pardee StreetJohnson City, TN 37601

(423) 232-4784

Siviq Scores

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

Liabilities / Assets

50th percentile

0.07x

Higher debt load relative to assets than 50% of similar nonprofits.

2021 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2021

Liabilities / Revenue

81st percentile

0.57x

Higher debt load relative to revenue than 81% of similar nonprofits.

2021 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2021

Net Margin

82nd percentile

40%

Higher net margin than 82% of similar nonprofits.

2021 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2021

Top Officer Pay

Score unavailable

No value available

This filing does not contain officer compensation rows.

Source year 2021

Asset Growth

87th percentile

53%

Faster asset growth than 87% of similar nonprofits.

2021 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2020 to 2021

Revenue Growth

7th percentile

-38%

Faster revenue growth than 7% of similar nonprofits.

2021 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2020 to 2021

Assets

Up

$4,424,784

Up $1,525,727 (+53%) from 2020

Net Assets

Up

$4,125,084

Up $1,544,975 (+60%) from 2020

Liabilities

Down

$299,700

Down $19,248 (-6.0%) from 2020

Revenue

Down

$528,855

Down $317,525 (-38%) from 2020

Expenses

Down

$315,356

Down $1,201,677 (-79%) from 2020

Net Income

Up

$213,499

Up $884,152 (+132%) from 2020

Historical Trend

Balance Sheet Trend

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

$6.0M$4.0M$2.0M$0Assets 2014: $618,838Liabilities 2014: $121Net Assets 2014: $618,7172014Assets 2015: $1,596,248Liabilities 2015: $247,219Net Assets 2015: $1,349,0292015Assets 2016: $2,530,871Liabilities 2016: $31,847Net Assets 2016: $2,499,0242016Assets 2017: $2,641,329Liabilities 2017: $12,979Net Assets 2017: $2,628,3502017Assets 2018: $2,610,464Liabilities 2018: $12,431Net Assets 2018: $2,598,0332018Assets 2019: $3,509,078Liabilities 2019: $258,316Net Assets 2019: $3,250,7622019Assets 2020: $2,899,057Liabilities 2020: $318,948Net Assets 2020: $2,580,1092020Assets 2021: $4,424,784Liabilities 2021: $299,700Net Assets 2021: $4,125,0842021Assets 2022: $4,654,603Liabilities 2022: $364,908Net Assets 2022: $4,289,6952022Assets 2023: $4,727,179Liabilities 2023: $271,263Net Assets 2023: $4,455,9162023Assets 2024: $4,616,133Liabilities 2024: $281,417Net Assets 2024: $4,334,7162024Assets 2025: $4,608,987Liabilities 2025: $268,102Net Assets 2025: $4,340,8852025

Highlighted filing

2021

Assets$4,424,784
Liabilities$299,700
Net Assets$4,125,084

Operations Trend

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

$2.0M$1.0M$0-$1.0MRevenue 2014: $690,433Expenses 2014: $71,716Net Income 2014: $618,7172014Revenue 2015: $774,925Expenses 2015: $44,613Net Income 2015: $730,3122015Revenue 2016: $1,230,002Expenses 2016: $80,007Net Income 2016: $1,149,9952016Revenue 2017: $285,136Expenses 2017: $155,810Net Income 2017: $129,3262017Revenue 2018: $115,316Expenses 2018: $145,633Net Income 2018: -$30,3172018Revenue 2019: $789,012Expenses 2019: $136,283Net Income 2019: $652,7292019Revenue 2020: $846,380Expenses 2020: $1,517,033Net Income 2020: -$670,6532020Revenue 2021: $528,855Expenses 2021: $315,356Net Income 2021: $213,4992021Revenue 2022: $490,725Expenses 2022: $251,115Net Income 2022: $239,6102022Revenue 2023: $605,861Expenses 2023: $439,640Net Income 2023: $166,2212023Revenue 2024: $312,151Expenses 2024: $623,225Net Income 2024: -$311,0742024Revenue 2025: $924,482Expenses 2025: $918,313Net Income 2025: $6,1692025

Highlighted filing

2021

Revenue$528,855
Expenses$315,356
Net Income$213,499
Jump To
Filing Snapshot
Filing Period
Oct 1, 2020 to Sep 30, 2021
Signed
Feb 18, 2022
Return Version
2020v4.2
Gross Receipts
$528,855
Mission and Program Overview

Mission

To promote and provide a safe, sanitary, secure, and affordable housing for those with little or no income in johnson city, tennessee.

To promote and provide safe, sanitary, secure, and affordable housing for those with little or no income in johnson city, tennessee

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$2,279,899$3,587,168▲ $1,307,269
Cash and Non-Interest-Bearing Accounts$97,257$419,862▲ $322,605
Savings and Temporary Cash Investments$517,466$413,482▼ $103,984
Inventories for Sale or Use-$2,745-
Prepaid Expenses and Deferred Charges$1,074$1,522▲ $448
Accounts Receivable$3,361$5▼ $3,356
Total Assets$2,899,057$4,424,784▲ $1,525,727
Liabilities
Mortgage Notes Payable Secured by Investment Property$298,789$281,479▼ $17,310
Other Liabilities$14,924$12,476▼ $2,448
Accounts Payable and Accrued Expenses$4,608$4,517▼ $91
Deferred Revenue$627$1,228▲ $601
Total Liabilities$318,948$299,700▼ $19,248
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$2,580,109$4,125,084▲ $1,544,975
Total Net Assets Fund Balance$2,580,109$4,125,084▲ $1,544,975
Total Liabilities and Net Assets / Fund Balance$2,899,057$4,424,784▲ $1,525,727

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$3,237,733$441,493$3,679,226
Land$187,450-$187,450
Other Land Buildings$161,985-$161,985
Compensation and Service Providers

Board Members and Trustees

NameTitle
Collin JohnsonChairperson
Richard McclainPresident
Kathy BenedettoVice-chairperson
James TinnerCommissioner
Ted GangerCommissioner
Wesley FletcherCommissioner
Revenue and Support

Revenue Composition

Contributions and Grants
$295,259
Program Service Revenue
$232,987
Investment Income
$609
Other Revenue
$0
Change in Net Assets
$213,499

Audited Revenue Reconciliation

Revenue per Audited Statements
$528,855
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$528,855
Total Revenue per Form 990
$528,855
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$315,356
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
Depreciation Depletion$144,845--$144,845
Office Expenses$512$43,600-$44,112
Fees for Services Other$36,540--$36,540
Fees for Services Management-$17,871-$17,871
Interest$11,733--$11,733
All Other Expenses$4,116$1,535-$5,651
Insurance$5,639--$5,639
Fees for Services Legal-$2,998-$2,998
Other Expenses$2,287--$2,287
Information Technology-$1,565-$1,565
Fees for Services Accounting-$650-$650
Travel$302--$302
Total Functional Expenses$247,137$68,219$0$315,356

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$315,356
Total Expenses per Audited Statements$315,356
Total Expenses per Form 990$315,356
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$0
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 Security Deposits$12,476
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
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
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, Part VI, Section B, Line 11B

Form 990 is presented to the board of directors prior to filing with the internal revenue service

Form 990, Part VI, Section C, Line 18

Governing documents are made available to the public upon request

Form 990, Part VI, Section C, Line 19

Governing documents are made available to the public upon request

Filing and Contact Details

Filer

Filer Name
Keystone Development Inc
EIN
46-3332662
Phone
4232324784
Address
901 PARDEE STREET, JOHNSON CITY, TN 37601

Signing Officer

Name
Richard Mcclain
Title
President
Phone
4232324784
Signed
2022-02-18
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Richard Mcclain
Formed
2013
Legal Domicile
Tn
Voting Board Members
5
Independent Board Members
5
Employees
0
Volunteers
0

Preparer

Firm
Smith Marion & Co
Address
5141 VIRGINIA WAY SUITE 400, BRENTWOOD, TN 37027
Preparer
Carlos Carazo
Phone
6153098959
Supplemental Narrative

Additional Explanations

Form 990, Part IX, Line 11G

Other contract services: program service expenses 36,540. Management and general expenses 0. Fundraising expenses 0. Total expenses 36,540.

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IRS990ScheduleA/GrossInvestmentIncome170Grp/TotalAmt01527
IRS990ScheduleA/GrossReceiptsRltdActivitiesAmt0232987
IRS990ScheduleA/OtherIncome170Grp/CurrentTaxYearMinus1YearAmt048429
IRS990ScheduleA/OtherIncome170Grp/CurrentTaxYearMinus4YearsAmt0186
IRS990ScheduleA/OtherIncome170Grp/TotalAmt048615
IRS990ScheduleA/PublicOrganization170Ind0X
IRS990ScheduleA/PublicSupportCY170Pct00.97070
IRS990ScheduleA/PublicSupportTotal170Amt01661057
IRS990ScheduleA/ThirtyThrPctSuprtTestsCY170Ind0X
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearAmt0295259
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus1YearAmt0368153
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus2YearsAmt0741503
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus3YearsAmt010500
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus4YearsAmt0245642
IRS990ScheduleA/TotalCalendarYear170Grp/TotalAmt01661057
IRS990ScheduleA/TotalSupportAmt01711199
IRS990ScheduleB/ContributorInformationGrp/ContributorBusinessName/BusinessNameLine10RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorNum0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine10RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine20RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/City0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/State0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/ZIPCode0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/TotalContributionsAmt0RESTRICTED
IRS990/ScheduleBRequiredInd01
IRS990ScheduleD/BuildingsGrp/BookValueAmt03237733
IRS990ScheduleD/BuildingsGrp/DepreciationAmt0441493
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt03679226
IRS990ScheduleD/ExpensesNotReportedAmt00
IRS990ScheduleD/ExpensesNotRptFinclStmtAmt00
IRS990ScheduleD/ExpensesSubtotalAmt0315356
IRS990ScheduleD/LandGrp/BookValueAmt0187450
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt0187450
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt0161985
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt0161985
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt012476
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0TENANT SECURITY DEPOSITS
IRS990ScheduleD/RevenueNotReportedAmt00
IRS990ScheduleD/RevenueNotReportedFinclStmtAmt00
IRS990ScheduleD/RevenueSubtotalAmt0528855
IRS990ScheduleD/TotalBookValueLandBuildingsAmt03587168
IRS990ScheduleD/TotalExpensesPerForm990Amt0315356
IRS990ScheduleD/TotalLiabilityAmt012476
IRS990ScheduleD/TotalRevenuePerForm990Amt0528855
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt0528855
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt0315356
IRS990ScheduleJ/AnyNonFixedPaymentsInd00
IRS990ScheduleJ/CompBasedOnRevenueOfFlngOrgInd00
IRS990ScheduleJ/CompBsdNetEarnsFlngOrgInd00
IRS990ScheduleJ/CompBsdNetEarnsRltdOrgsInd00
IRS990ScheduleJ/CompBsdOnRevRelatedOrgsInd00
IRS990ScheduleJ/EquityBasedCompArrngmInd00
IRS990ScheduleJ/InitialContractExceptionInd00
IRS990/ScheduleJRequiredInd01
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BaseCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusFilingOrganizationAmount00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusRelatedOrganizationsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompensationBasedOnRltdOrgsAmt0223804
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990FilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990RltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompensationFlngOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompRltdOrgsAmt014232
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsRltdOrgsAmt023841
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationRltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm0RICHARD MCCLAIN
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt0PRESIDENT
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt0261877
IRS990ScheduleJ/SeverancePaymentInd00
IRS990ScheduleJ/SupplementalNonqualRtrPlanInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0FORM 990 IS PRESENTED TO THE BOARD OF DIRECTORS PRIOR TO FILING WITH THE INTERNAL REVENUE SERVICE
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1GOVERNING DOCUMENTS ARE MADE AVAILABLE TO THE PUBLIC UPON REQUEST
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2GOVERNING DOCUMENTS ARE MADE AVAILABLE TO THE PUBLIC UPON REQUEST
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3OTHER CONTRACT SERVICES: PROGRAM SERVICE EXPENSES 36,540. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 36,540.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION C, LINE 18
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION C, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PART IX, LINE 11G
IRS990ScheduleR/AssetExchangeInd00
IRS990ScheduleR/AssetPurchaseFromOtherOrgInd00
IRS990ScheduleR/AssetSaleToOtherOrgInd00
IRS990ScheduleR/DivRelatedOrganizationInd00
IRS990ScheduleR/GiftGrntCapContriFromOthOrgInd00
IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd00
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd00
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt0JOHNSON CITY HOUSING AUTHORITY
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/EIN0626002106
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ExemptCodeSectionTxt0GOV'T
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/LegalDomicileStateCd0TN
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt0HOUSING
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PublicCharityStatusTxt0LINE 6
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/AddressLine1Txt0PO BOX 59
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/CityNm0JOHNSON CITY
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/StateAbbreviationCd0TN
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/ZIPCd037605
IRS990ScheduleR/LoansOrGuaranteesFromOthOrgInd00
IRS990ScheduleR/LoansOrGuaranteesToOtherOrgInd00
IRS990ScheduleR/PaidEmployeesSharingInd00
IRS990ScheduleR/PerformOfServicesByOtherOrgInd00
IRS990ScheduleR/PerformOfServicesForOthOrgInd00
IRS990ScheduleR/ReceiptOfIntAnntsRntsRyltsInd00
IRS990ScheduleR/ReimbursementPaidByOtherOrgInd00
IRS990ScheduleR/ReimbursementPaidToOtherOrgInd01
IRS990ScheduleR/RentalOfFacilitiesToOthOrgInd00
IRS990ScheduleR/RentalOfFcltsFromOthOrgInd00
IRS990ScheduleR/SharingOfFacilitiesInd00
IRS990ScheduleR/TransactionsRelatedOrgGrp/InvolvedAmt010598
IRS990ScheduleR/TransactionsRelatedOrgGrp/MethodOfAmountDeterminationTxt0FMV
IRS990ScheduleR/TransactionsRelatedOrgGrp/OtherOrganizationName/BusinessNameLine1Txt0JOHNSON CITY HOUSING AUTHORITY
IRS990ScheduleR/TransactionsRelatedOrgGrp/TransactionTypeTxt0P
IRS990ScheduleR/TransferFromOtherOrgInd00
IRS990ScheduleR/TransferToOtherOrgInd00
IRS990/SchoolOperatingInd00
IRS990/SignificantChangeInd00
IRS990/SignificantNewProgramSrvcInd00
IRS990/SubjectToExcsTaxNetInvstIncInd00
IRS990/SubjectToProxyTaxInd00
IRS990/SubjToTaxRmnrtnExPrchtPymtInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TerminateOperationsInd00
IRS990/TotalAssetsBOYAmt02899057
IRS990/TotalAssetsEOYAmt04424784
IRS990/TotalAssetsGrp/BOYAmt02899057
IRS990/TotalAssetsGrp/EOYAmt04424784
IRS990/TotalCompGreaterThan150KInd01
IRS990/TotalContributionsAmt0295259
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt068219
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt0247137
IRS990/TotalFunctionalExpensesGrp/TotalAmt0315356
IRS990/TotalGrossUBIAmt00

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