Civic Intelligence

Keystone Development LLC

990 • Fiscal year 2025 • EIN 46-3332662

Oct 01, 2024 to Sep 30, 2025 • Filed on Feb 09, 2026

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

50th percentile

0.06x

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

2025 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2025

Liabilities / Revenue

74th percentile

0.29x

Higher debt load relative to revenue than 74% of similar nonprofits.

2025 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2025

Net Margin

39th percentile

0.7%

Higher net margin than 39% of similar nonprofits.

2025 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2025

Top Officer Pay

Score unavailable

No value available

This filing does not contain officer compensation rows.

Source year 2025

Asset Growth

30th percentile

-1.3%

Faster asset growth than 30% of similar nonprofits.

2025 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2025

Revenue Growth

78th percentile

24%

Faster revenue growth than 78% of similar nonprofits.

2025 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2025

Balance Sheet
Liabilities / Assets50th percentile

Assets

Down

$4,608,987

Down $7,146 (-0.2%) from 2024

Net Assets

Up

$4,340,885

Up $6,169 (+0.1%) from 2024

Liabilities

Down

$268,102

Down $13,315 (-4.7%) from 2024

Revenue And Expenses
Liabilities / Revenue74th percentileNet Margin39th percentile

Revenue

Up

$924,482

Up $612,331 (+196%) from 2024

Expenses

Up

$918,313

Up $295,088 (+47%) from 2024

Net Income

Up

$6,169

Up $317,243 (+102%) from 2024

Historical Trend

Balance Sheet Trend

Asset Growth30th 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

2025

Assets$4,608,987
Liabilities$268,102
Net Assets$4,340,885
Open 2025 Filing

Operations Trend

Revenue Growth78th 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

2025

Revenue$924,482
Expenses$918,313
Net Income$6,169
Open 2025 Filing
Jump To
Filing Snapshot
Filing Period
Oct 1, 2024 to Sep 30, 2025
Signed
Feb 9, 2026
Return Version
2024v5.5
Gross Receipts
$924,482
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$3,879,733$4,204,985▲ $325,252
Cash and Non-Interest-Bearing Accounts$340,913$231,664▼ $109,249
Savings and Temporary Cash Investments$344,723$80,124▼ $264,599
Accounts Receivable$37,903$80,040▲ $42,137
Prepaid Expenses and Deferred Charges$8,556$7,769▼ $787
Inventories for Sale or Use$4,305$4,405▲ $100
Total Assets$4,616,133$4,608,987▼ $7,146
Liabilities
Mortgage Notes Payable Secured by Investment Property$225,154$208,694▼ $16,460
Other Liabilities$31,730$36,146▲ $4,416
Accounts Payable and Accrued Expenses$23,199$20,886▼ $2,313
Deferred Revenue$1,334$2,376▲ $1,042
Total Liabilities$281,417$268,102▼ $13,315
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$4,334,716$4,340,885▲ $6,169
Total Net Assets Fund Balance$4,334,716$4,340,885▲ $6,169
Total Liabilities and Net Assets / Fund Balance$4,616,133$4,608,987▼ $7,146

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$3,353,934$1,078,893$4,432,827
Other Land Buildings$402,045-$402,045
Land$342,695-$342,695
Leasehold Improvements$106,311-$106,311
Compensation and Service Providers
Top Officer PayScore unavailable

Board Members and Trustees

NameTitle
Colin JohnsonChairperson
Ted GangerVice-chairperson
Donna CherryDirector
Gail Watterson-petersonDirector
Wesley FletcherDirector
Sam EdwardsExecutive Director
Revenue and Support

Revenue Composition

Contributions and Grants
$519,113
Program Service Revenue
$264,388
Investment Income
$15,251
Other Revenue
$125,730
All Other Contributions
$461,966
Change in Net Assets
$6,169
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$636,206
Salaries, Compensation, and Employee Benefits$282,107
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$178,591$31,516-$210,107
Depreciation Depletion-$173,854-$173,854
Other Employee Benefits$61,200$10,800-$72,000
Other Expenses$21,857$31,803-$21,857
All Other Expenses$9,734$7,670-$17,404
Fees for Services Management-$16,000-$16,000
Insurance-$15,499-$15,499
Interest-$15,083-$15,083
Office Expenses$656$12,968-$13,624
Fees for Services Accounting-$8,252-$8,252
Fees for Services Legal-$2,423-$2,423
Information Technology-$2,153-$2,153
Travel-$1,860-$1,860
Fees for Services Other$1,778--$1,778
Total Functional Expenses$580,290$338,023$0$918,313
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$19,236
Compensated Absences$12,636
Other$4,274
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
No
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
2026-02-09
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/CurrentTaxYearMinus1YearAmt034919
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus2YearsAmt09930
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus3YearsAmt0153
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus4YearsAmt0609
IRS990ScheduleA/GrossInvestmentIncome170Grp/TotalAmt060862
IRS990ScheduleA/GrossReceiptsRltdActivitiesAmt01035547
IRS990ScheduleA/OtherIncome170Grp/CurrentTaxYearAmt0125730
IRS990ScheduleA/OtherIncome170Grp/CurrentTaxYearMinus1YearAmt0346
IRS990ScheduleA/OtherIncome170Grp/CurrentTaxYearMinus2YearsAmt0-240
IRS990ScheduleA/OtherIncome170Grp/CurrentTaxYearMinus3YearsAmt0108
IRS990ScheduleA/OtherIncome170Grp/TotalAmt0125944
IRS990ScheduleA/PublicOrganization170Ind0X
IRS990ScheduleA/PublicSupportCY170Pct00.89760
IRS990ScheduleA/PublicSupportPY170Pct00.94020
IRS990ScheduleA/PublicSupportTotal170Amt01636954
IRS990ScheduleA/ThirtyThrPctSuprtTestsCY170Ind0X
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearAmt0519113
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus1YearAmt054590
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus2YearsAmt0431586
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus3YearsAmt0336406
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus4YearsAmt0295259
IRS990ScheduleA/TotalCalendarYear170Grp/TotalAmt01636954
IRS990ScheduleA/TotalSupportAmt01823760
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/BookValueAmt03353934
IRS990ScheduleD/BuildingsGrp/DepreciationAmt01078893
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt04432827
IRS990ScheduleD/LandGrp/BookValueAmt0342695
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt0342695
IRS990ScheduleD/LeaseholdImprovementsGrp/BookValueAmt0106311
IRS990ScheduleD/LeaseholdImprovementsGrp/OtherCostOrOtherBasisAmt0106311
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt0402045
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt0402045
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt019236
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt112636
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt24274
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0TENANT SECURITY DEPOSITS
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1COMPENSATED ABSENCES
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc2OTHER
IRS990ScheduleD/TotalBookValueLandBuildingsAmt04204985
IRS990ScheduleD/TotalLiabilityAmt036146
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/CompensationBasedOnRltdOrgsAmt0176072
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990FilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990RltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompensationFlngOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompRltdOrgsAmt012882
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsRltdOrgsAmt022956
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationRltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm0SAM EDWARDS
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt0EXECUTIVE DIRECTOR
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt0211910
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/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/ReimbursementPaidToOtherOrgInd00
IRS990ScheduleR/RentalOfFacilitiesToOthOrgInd00
IRS990ScheduleR/RentalOfFcltsFromOthOrgInd00
IRS990ScheduleR/SharingOfFacilitiesInd00
IRS990ScheduleR/TransactionsRelatedOrgGrp/InvolvedAmt0194600
IRS990ScheduleR/TransactionsRelatedOrgGrp/MethodOfAmountDeterminationTxt0FMV
IRS990ScheduleR/TransactionsRelatedOrgGrp/OtherOrganizationName/BusinessNameLine1Txt0JOHNSON CITY HOUSING AUTHORITY
IRS990ScheduleR/TransactionsRelatedOrgGrp/TransactionTypeTxt0R
IRS990ScheduleR/TransferFromOtherOrgInd00
IRS990ScheduleR/TransferToOtherOrgInd01
IRS990/SchoolOperatingInd00
IRS990/SignificantChangeInd00
IRS990/SignificantNewProgramSrvcInd00
IRS990/SubjectToExcsTaxNetInvstIncInd00
IRS990/SubjectToProxyTaxInd00
IRS990/SubjToTaxRmnrtnExPrchtPymtInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TerminateOperationsInd00
IRS990/TotalAssetsBOYAmt04616133
IRS990/TotalAssetsEOYAmt04608987
IRS990/TotalAssetsGrp/BOYAmt04616133
IRS990/TotalAssetsGrp/EOYAmt04608987
IRS990/TotalCompGreaterThan150KInd01
IRS990/TotalContributionsAmt0519113
IRS990/TotalEmployeeCnt00

Document Assets

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Filings

Displayed year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$4,608,987
Liabilities
$268,102
Net assets
$4,340,885
Revenue
$924,482
Expenses
$918,313
Net income
$6,169
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