Civic Intelligence

Keystone Development LLC

990 • Fiscal year 2022 • EIN 46-3332662

Oct 01, 2021 to Sep 30, 2022 • Filed on Apr 20, 2023

Organization ProfileN/A
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

53rd percentile

0.08x

Higher debt load relative to assets than 53% of similar nonprofits.

2022 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2022

Liabilities / Revenue

85th percentile

0.74x

Higher debt load relative to revenue than 85% of similar nonprofits.

2022 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2022

Net Margin

89th percentile

49%

Higher net margin than 89% of similar nonprofits.

2022 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2022

Top Officer Pay

93rd percentile

$239,848

Higher top officer pay than 93% of similar nonprofits.

Top officer pay equals 48.9% of source-year revenue.

2022 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2022

Asset Growth

59th percentile

5.2%

Faster asset growth than 59% of similar nonprofits.

2022 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2021 to 2022

Revenue Growth

30th percentile

-7.2%

Faster revenue growth than 30% of similar nonprofits.

2022 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2021 to 2022

Balance Sheet
Liabilities / Assets53rd percentile

Assets

Up

$4,654,603

Up $229,819 (+5.2%) from 2021

Net Assets

Up

$4,289,695

Up $164,611 (+4.0%) from 2021

Liabilities

Up

$364,908

Up $65,208 (+22%) from 2021

Revenue And Expenses
Liabilities / Revenue85th percentileNet Margin89th percentile

Revenue

Down

$490,725

Down $38,130 (-7.2%) from 2021

Expenses

Down

$251,115

Down $64,241 (-20%) from 2021

Net Income

Up

$239,610

Up $26,111 (+12%) from 2021

Historical Trend

Balance Sheet Trend

Asset Growth59th percentile

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

2022

Assets$4,654,603
Liabilities$364,908
Net Assets$4,289,695
Open 2022 Filing

Operations Trend

Revenue Growth30th percentile

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

2022

Revenue$490,725
Expenses$251,115
Net Income$239,610
Open 2022 Filing
Jump To
Filing Snapshot
Filing Period
Oct 1, 2021 to Sep 30, 2022
Signed
Apr 20, 2023
Return Version
2021v4.2
Gross Receipts
$490,725
Mission and Program Overview

Mission

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$3,587,168$3,928,036▲ $340,868
Cash and Non-Interest-Bearing Accounts$419,862$676,200▲ $256,338
Savings and Temporary Cash Investments$413,482$45,083▼ $368,399
Inventories for Sale or Use$2,745$2,093▼ $652
Accounts Receivable$5$1,613▲ $1,608
Prepaid Expenses and Deferred Charges$1,522$1,578▲ $56
Total Assets$4,424,784$4,654,603▲ $229,819
Liabilities
Mortgage Notes Payable Secured by Investment Property$281,479$263,452▼ $18,027
Accounts Payable and Accrued Expenses$4,517$83,073▲ $78,556
Other Liabilities$12,476$12,813▲ $337
Deferred Revenue$1,228$5,570▲ $4,342
Total Liabilities$299,700$364,908▲ $65,208
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$4,125,084$4,289,695▲ $164,611
Total Net Assets Fund Balance$4,125,084$4,289,695▲ $164,611
Total Liabilities and Net Assets / Fund Balance$4,424,784$4,654,603▲ $229,819

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$3,092,888$586,338$3,679,226
Other Land Buildings$492,453-$492,453
Land$342,695-$342,695
Compensation and Service Providers
Top Officer Pay93rd percentile

Board Members and Trustees

NameTitle
Collin JohnsonChairperson
Richard McclainFormer President
Sam EdwardsPresident
Kathy BenedettoVice-chairperson
James TinnerCommissioner
Ted GangerCommissioner
Wesley FletcherCommissioner
Revenue and Support

Revenue Composition

Contributions and Grants
$336,406
Program Service Revenue
$154,058
Investment Income
$153
Other Revenue
$108
All Other Contributions
$742
Change in Net Assets
$239,610
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$251,115
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
Fees for Services Management-$18,566-$18,566
Interest$11,012--$11,012
Fees for Services Other$9,386--$9,386
Office Expenses$520$5,829-$6,349
Insurance$6,254--$6,254
All Other Expenses$3,334$1,535-$4,869
Other Expenses$2,765--$2,765
Fees for Services Legal-$1,814-$1,814
Fees for Services Accounting-$1,200-$1,200
Information Technology-$715-$715
Total Functional Expenses$221,456$29,659$0$251,115
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$12,813
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
Sam Edwards
Title
President
Phone
4232324784
Signed
2023-04-20
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Sam Edwards
Formed
2013
Legal Domicile
Tn
Voting Board Members
5
Independent Board Members
5
Employees
0
Volunteers
0

Preparer

Firm
Smith Marion & Co
Address
4068 RURAL PLAINS CIRCLE SUITE 180, FRANKLIN, TN 37064
Preparer
Carlos Carazo
Phone
6153098959
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IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearAmt0153
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus1YearAmt0609
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus2YearsAmt0275
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus3YearsAmt0166
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus4YearsAmt0165
IRS990ScheduleA/GrossInvestmentIncome170Grp/TotalAmt01368
IRS990ScheduleA/GrossReceiptsRltdActivitiesAmt0387045
IRS990ScheduleA/OtherIncome170Grp/CurrentTaxYearAmt0108
IRS990ScheduleA/OtherIncome170Grp/CurrentTaxYearMinus2YearsAmt048429
IRS990ScheduleA/OtherIncome170Grp/TotalAmt048537
IRS990ScheduleA/PublicOrganization170Ind0X
IRS990ScheduleA/PublicSupportCY170Pct00.97230
IRS990ScheduleA/PublicSupportPY170Pct00.97070
IRS990ScheduleA/PublicSupportTotal170Amt01751821
IRS990ScheduleA/ThirtyThrPctSuprtTestsCY170Ind0X
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearAmt0336406
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus1YearAmt0295259
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus2YearsAmt0368153
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus3YearsAmt0741503
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus4YearsAmt010500
IRS990ScheduleA/TotalCalendarYear170Grp/TotalAmt01751821
IRS990ScheduleA/TotalSupportAmt01801726
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/BookValueAmt03092888
IRS990ScheduleD/BuildingsGrp/DepreciationAmt0586338
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt03679226
IRS990ScheduleD/LandGrp/BookValueAmt0342695
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt0342695
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt0492453
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt0492453
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt012813
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0TENANT SECURITY DEPOSITS
IRS990ScheduleD/TotalBookValueLandBuildingsAmt03928036
IRS990ScheduleD/TotalLiabilityAmt012813
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/CompensationBasedOnRltdOrgsAmt0218822
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990FilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990RltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompensationFlngOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompRltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsRltdOrgsAmt021026
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationRltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm0RICHARD MCCLAIN
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt0FORMER PRESIDENT
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt0239848
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/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
IRS990ScheduleR/AssetExchangeInd00
IRS990ScheduleR/AssetPurchaseFromOtherOrgInd00
IRS990ScheduleR/AssetSaleToOtherOrgInd00
IRS990ScheduleR/DivRelatedOrganizationInd00
IRS990ScheduleR/GiftGrntCapContriFromOthOrgInd01
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/InvolvedAmt0276279
IRS990ScheduleR/TransactionsRelatedOrgGrp/MethodOfAmountDeterminationTxt0FMV
IRS990ScheduleR/TransactionsRelatedOrgGrp/OtherOrganizationName/BusinessNameLine1Txt0JOHNSON CITY HOUSING AUTHORITY
IRS990ScheduleR/TransactionsRelatedOrgGrp/OtherOrganizationName/BusinessNameLine1Txt1JOHNSON CITY HOUSING AUTHORITY
IRS990ScheduleR/TransactionsRelatedOrgGrp/TransactionTypeTxt0P
IRS990ScheduleR/TransactionsRelatedOrgGrp/TransactionTypeTxt1C
IRS990ScheduleR/TransferFromOtherOrgInd00
IRS990ScheduleR/TransferToOtherOrgInd00
IRS990/SchoolOperatingInd00
IRS990/SignificantChangeInd00
IRS990/SignificantNewProgramSrvcInd00
IRS990/SubjectToExcsTaxNetInvstIncInd00
IRS990/SubjectToProxyTaxInd00
IRS990/SubjToTaxRmnrtnExPrchtPymtInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TerminateOperationsInd00
IRS990/TotalAssetsBOYAmt04424784
IRS990/TotalAssetsEOYAmt04654603
IRS990/TotalAssetsGrp/BOYAmt04424784
IRS990/TotalAssetsGrp/EOYAmt04654603
IRS990/TotalCompGreaterThan150KInd01
IRS990/TotalContributionsAmt0336406
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt029659
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt0221456

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Filings

Displayed year

2022 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$4,654,603
Liabilities
$364,908
Net assets
$4,289,695
Revenue
$490,725
Expenses
$251,115
Net income
$239,610
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$4.61$0.27$4.34$0.92$0.92$0.01
2024Detailed filing. Detailed filing data is available for this year.$4.62$0.28$4.33$0.31$0.62$0.31
2023Detailed filing. Detailed filing data is available for this year.$4.73$0.27$4.46$0.61$0.44$0.17
2022Detailed filing. Detailed filing data is available for this year.$4.65$0.36$4.29$0.49$0.25$0.24
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.42$0.30$4.13$0.53$0.32$0.21
2020Detailed filing. Detailed filing data is available for this year.$2.90$0.32$2.58$0.85$1.52$0.67
2019Summary only. Only limited summary data is available for this year.$3.51$0.26$3.25$0.79$0.14$0.65
2018Summary only. Only limited summary data is available for this year.$2.61$0.01$2.60$0.12$0.15$0.03
2017Summary only. Only limited summary data is available for this year.$2.64$0.01$2.63$0.29$0.16$0.13
2016Summary only. Only limited summary data is available for this year.$2.53$0.03$2.50$1.23$0.08$1.15
2015Summary only. Only limited summary data is available for this year.$1.60$0.25$1.35$0.77$0.04$0.73
2014Summary only. Only limited summary data is available for this year.$0.62$0.00$0.62$0.69$0.07$0.62