Civic Intelligence

Keystone Development LLC

990 • Fiscal year 2023 • EIN 46-3332662

Oct 01, 2022 to Sep 30, 2023 • Filed on May 30, 2024

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

48th percentile

0.06x

Higher debt load relative to assets than 48% of similar nonprofits.

2023 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2023

Liabilities / Revenue

79th percentile

0.45x

Higher debt load relative to revenue than 79% of similar nonprofits.

2023 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2023

Net Margin

80th percentile

27%

Higher net margin than 80% of similar nonprofits.

2023 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2023

Top Officer Pay

47th percentile

$49,483

Higher top officer pay than 47% of similar nonprofits.

Top officer pay equals 8.2% of source-year revenue.

2023 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2023

Asset Growth

42nd percentile

1.6%

Faster asset growth than 42% of similar nonprofits.

2023 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2022 to 2023

Revenue Growth

70th percentile

23%

Faster revenue growth than 70% of similar nonprofits.

2023 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2022 to 2023

Balance Sheet
Liabilities / Assets48th percentile

Assets

Up

$4,727,179

Up $72,576 (+1.6%) from 2022

Net Assets

Up

$4,455,916

Up $166,221 (+3.9%) from 2022

Liabilities

Down

$271,263

Down $93,645 (-26%) from 2022

Revenue And Expenses
Liabilities / Revenue79th percentileNet Margin80th percentile

Revenue

Up

$605,861

Up $115,136 (+23%) from 2022

Expenses

Up

$439,640

Up $188,525 (+75%) from 2022

Net Income

Down

$166,221

Down $73,389 (-31%) from 2022

Historical Trend

Balance Sheet Trend

Asset Growth42nd 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

2023

Assets$4,727,179
Liabilities$271,263
Net Assets$4,455,916
Open 2023 Filing

Operations Trend

Revenue Growth70th 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

2023

Revenue$605,861
Expenses$439,640
Net Income$166,221
Open 2023 Filing
Jump To
Filing Snapshot
Filing Period
Oct 1, 2022 to Sep 30, 2023
Signed
May 30, 2024
Return Version
2022v5.0
Gross Receipts
$605,861
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$3,928,036$3,810,926▼ $117,110
Investments Other Securities-$365,583-
Cash and Non-Interest-Bearing Accounts$676,200$346,507▼ $329,693
Savings and Temporary Cash Investments$45,083$199,336▲ $154,253
Inventories for Sale or Use$2,093$1,664▼ $429
Prepaid Expenses and Deferred Charges$1,578$1,655▲ $77
Accounts Receivable$1,613$1,508▼ $105
Total Assets$4,654,603$4,727,179▲ $72,576
Liabilities
Mortgage Notes Payable Secured by Investment Property$263,452$244,676▼ $18,776
Other Liabilities$12,813$17,250▲ $4,437
Accounts Payable and Accrued Expenses$83,073$7,145▼ $75,928
Deferred Revenue$5,570$2,192▼ $3,378
Total Liabilities$364,908$271,263▼ $93,645
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$4,289,695$4,455,916▲ $166,221
Total Net Assets Fund Balance$4,289,695$4,455,916▲ $166,221
Total Liabilities and Net Assets / Fund Balance$4,654,603$4,727,179▲ $72,576

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$3,468,231$731,183$4,199,414
Land$342,695-$342,695
Other Securities$365,583--
Compensation and Service Providers
Top Officer Pay47th percentile

Employees

NameTitleOtherTotal
Sam EdwardsExecutive Director$49,483$49,483

Board Members and Trustees

NameTitle
Collin JohnsonChairperson
Ted GangerVice-chairperson
Donna CherryDirector
Gail Watterson-petersonDirector
Wesley FletcherDirector
Revenue and Support

Revenue Composition

Contributions and Grants
$431,586
Program Service Revenue
$164,585
Investment Income
$9,930
Other Revenue
$-240
All Other Contributions
$56,283
Change in Net Assets
$166,221
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$291,485
Salaries, Compensation, and Employee Benefits$148,155
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$144,845--$144,845
Other Salaries and Wages$93,129$16,435-$109,564
Other Employee Benefits$32,802$5,789-$38,591
Fees for Services Management-$19,210-$19,210
Interest$10,261--$10,261
Fees for Services Accounting-$8,137-$8,137
All Other Expenses$5,653$1,535-$7,188
Insurance$6,408--$6,408
Other Expenses$3,344--$3,344
Office Expenses$848$2,364-$3,212
Fees for Services Other$1,176--$1,176
Fees for Services Legal-$840-$840
Information Technology-$700-$700
Total Functional Expenses$384,630$55,010$0$439,640
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$11,789
Compensated Absences$5,461
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
2024-05-30
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/CurrentTaxYearAmt09930
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus1YearAmt0153
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus2YearsAmt0609
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus3YearsAmt0275
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus4YearsAmt0166
IRS990ScheduleA/GrossInvestmentIncome170Grp/TotalAmt011133
IRS990ScheduleA/GrossReceiptsRltdActivitiesAmt0548863
IRS990ScheduleA/OtherIncome170Grp/CurrentTaxYearAmt0-240
IRS990ScheduleA/OtherIncome170Grp/CurrentTaxYearMinus1YearAmt0108
IRS990ScheduleA/OtherIncome170Grp/CurrentTaxYearMinus3YearsAmt048429
IRS990ScheduleA/OtherIncome170Grp/TotalAmt048297
IRS990ScheduleA/PublicOrganization170Ind0X
IRS990ScheduleA/PublicSupportCY170Pct00.97340
IRS990ScheduleA/PublicSupportPY170Pct00.97230
IRS990ScheduleA/PublicSupportTotal170Amt02172907
IRS990ScheduleA/ThirtyThrPctSuprtTestsCY170Ind0X
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearAmt0431586
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus1YearAmt0336406
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus2YearsAmt0295259
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus3YearsAmt0368153
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus4YearsAmt0741503
IRS990ScheduleA/TotalCalendarYear170Grp/TotalAmt02172907
IRS990ScheduleA/TotalSupportAmt02232337
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/BookValueAmt03468231
IRS990ScheduleD/BuildingsGrp/DepreciationAmt0731183
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt04199414
IRS990ScheduleD/LandGrp/BookValueAmt0342695
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt0342695
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt011789
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt15461
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0TENANT SECURITY DEPOSITS
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1COMPENSATED ABSENCES
IRS990ScheduleD/OtherSecuritiesGrp/BookValueAmt0365583
IRS990ScheduleD/OtherSecuritiesGrp/Desc0CERTIFICATE OF DEPOSITS
IRS990ScheduleD/OtherSecuritiesGrp/MethodValuationCd0F
IRS990ScheduleD/TotalBookValueLandBuildingsAmt03810926
IRS990ScheduleD/TotalBookValueSecuritiesAmt0365583
IRS990ScheduleD/TotalLiabilityAmt017250
IRS990/ScheduleJRequiredInd00
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/InvolvedAmt0312183
IRS990ScheduleR/TransactionsRelatedOrgGrp/MethodOfAmountDeterminationTxt0FMV
IRS990ScheduleR/TransactionsRelatedOrgGrp/OtherOrganizationName/BusinessNameLine1Txt0JOHNSON CITY HOUSING AUTHORITY
IRS990ScheduleR/TransactionsRelatedOrgGrp/TransactionTypeTxt0C
IRS990ScheduleR/TransferFromOtherOrgInd00
IRS990ScheduleR/TransferToOtherOrgInd00
IRS990/SchoolOperatingInd00
IRS990/SignificantChangeInd00
IRS990/SignificantNewProgramSrvcInd00
IRS990/SubjectToExcsTaxNetInvstIncInd00
IRS990/SubjectToProxyTaxInd00
IRS990/SubjToTaxRmnrtnExPrchtPymtInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TerminateOperationsInd00
IRS990/TotalAssetsBOYAmt04654603
IRS990/TotalAssetsEOYAmt04727179
IRS990/TotalAssetsGrp/BOYAmt04654603
IRS990/TotalAssetsGrp/EOYAmt04727179
IRS990/TotalCompGreaterThan150KInd00
IRS990/TotalContributionsAmt0431586
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt055010
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt0384630
IRS990/TotalFunctionalExpensesGrp/TotalAmt0439640
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt0364908
IRS990/TotalLiabilitiesEOYAmt0271263
IRS990/TotalLiabilitiesGrp/BOYAmt0364908
IRS990/TotalLiabilitiesGrp/EOYAmt0271263
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt04289695
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt04455916
IRS990/TotalOtherCompensationAmt00
IRS990/TotalProgramServiceExpensesAmt0384630
IRS990/TotalProgramServiceRevenueAmt0164585
IRS990/TotalReportableCompFromOrgAmt00
IRS990/TotalRevenueGrp/ExclusionAmt09930
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0164345
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0605861
IRS990/TotalRevenueGrp/UnrelatedBusinessRevenueAmt00
IRS990/TotalVolunteersCnt00
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt04654603
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt04727179
IRS990/TotReportableCompRltdOrgAmt049483
IRS990/TrnsfrExmptNonChrtblRltdOrgInd00
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd00
IRS990/UponRequestInd0X

Document Assets

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Filings

Displayed year

2023 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$4,727,179
Liabilities
$271,263
Net assets
$4,455,916
Revenue
$605,861
Expenses
$439,640
Net income
$166,221
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