Civic Intelligence

Hcpi Development Fund Inc

EIN 46-5504308 • 501(c)3 • Baltimore, MD

Profile

The purpose of the central baltimore future fund is to stimulate inclusive economic growth and attract investment in the ten central baltimore neighborhoods by: 1 partnering with reinvestment fund to make loans to transformational high impact commercial, residential and neighborhood development projects 2 acquiring and offering to developers vacant and blighted properties for redevelopment and 3 providing advisory services to members of the public that facilitate a decrease of vacant and abandoned properties in ways that support community plans and objectives.

25 East 20th StreetBaltimore, MD 21218

cbfuturefund.org

Siviq Scores

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

Liabilities / Assets

62nd percentile

0.15x

Higher debt load relative to assets than 62% of similar nonprofits.

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

Liabilities / Revenue

95th percentile

3.79x

Higher debt load relative to revenue than 95% of similar nonprofits.

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

Net Margin

78th percentile

27%

Higher net margin than 78% of similar nonprofits.

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

Top Officer Pay

Score unavailable

No value available

No filing with officer rows is available for this organization yet.

Asset Growth

41st percentile

0.9%

Faster asset growth than 41% of similar nonprofits.

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

Revenue Growth

96th percentile

181%

Faster revenue growth than 96% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets62nd percentile

Assets

Up

$8,803,873

Up $4,230,291 (+92%) from 2023

Liabilities

Up

$3,929,704

Up $3,260,476 (+487%) from 2023

Net Assets

Up

$4,874,169

Up $969,815 (+25%) from 2023

Operations
Liabilities / Revenue95th percentileNet Margin78th percentile

Revenue

Up

$1,369,888

Up $1,193,083 (+675%) from 2023

Expenses

Up

$402,573

Up $272,849 (+210%) from 2023

Net Income

Up

$967,315

Up $920,234 (+1955%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth41st percentile

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

$10M$5.0M$0Assets 2015: $331,965Liabilities 2015: $0Net Assets 2015: $331,9652015Assets 2016: $2,126,073Liabilities 2016: $32,058Net Assets 2016: $2,094,0152016Assets 2017: $2,410,040Liabilities 2017: $38,389Net Assets 2017: $2,371,6512017Assets 2018: $3,408,881Liabilities 2018: $561,647Net Assets 2018: $2,847,2342018Assets 2019: $4,237,717Liabilities 2019: $757,826Net Assets 2019: $3,479,8912019Assets 2020: $4,056,869Liabilities 2020: $575,204Net Assets 2020: $3,481,6652020Assets 2021: $4,959,879Liabilities 2021: $701,802Net Assets 2021: $4,258,0772021Assets 2022: $4,532,988Liabilities 2022: $675,715Net Assets 2022: $3,857,2732022Assets 2023: $4,573,582Liabilities 2023: $669,228Net Assets 2023: $3,904,3542023Assets 2024: $8,803,873Liabilities 2024: $3,929,704Net Assets 2024: $4,874,1692024

Highlighted filing

2024

Assets$8,803,873
Liabilities$3,929,704
Net Assets$4,874,169
Open 2024 Filing

Operations Trend

Revenue Growth96th percentile

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

$1.5M$1.0M$500K$0-$500KRevenue 2015: $375,152Expenses 2015: $43,187Net Income 2015: $331,9652015Revenue 2016: $1,452,631Expenses 2016: $98,422Net Income 2016: $1,354,2092016Revenue 2017: $524,117Expenses 2017: $246,481Net Income 2017: $277,6362017Revenue 2018: $765,623Expenses 2018: $290,040Net Income 2018: $475,5832018Revenue 2019: $889,966Expenses 2019: $257,309Net Income 2019: $632,6572019Revenue 2020: $291,626Expenses 2020: $289,852Net Income 2020: $1,7742020Revenue 2021: $1,102,646Expenses 2021: $326,234Net Income 2021: $776,4122021Revenue 2022: $62,953Expenses 2022: $463,757Net Income 2022: -$400,8042022Revenue 2023: $176,805Expenses 2023: $129,724Net Income 2023: $47,0812023Revenue 2024: $1,369,888Expenses 2024: $402,573Net Income 2024: $967,3152024

Highlighted filing

2024

Revenue$1,369,888
Expenses$402,573
Net Income$967,315
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$8,803,873
Liabilities
$3,929,704
Net assets
$4,874,169
Revenue
$1,369,888
Expenses
$402,573
Net income
$967,315
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$8.80$3.93$4.87$1.37$0.40$0.97
2023Detailed filing. Detailed filing data is available for this year.$4.57$0.67$3.90$0.18$0.13$0.05
2022Detailed filing. Detailed filing data is available for this year.$4.53$0.68$3.86$0.06$0.46$0.40
2021Detailed filing. Detailed filing data is available for this year.$4.96$0.70$4.26$1.10$0.33$0.78
2020Detailed filing. Detailed filing data is available for this year.$4.06$0.58$3.48$0.29$0.29$0.00
2019Detailed filing. Detailed filing data is available for this year.$4.24$0.76$3.48$0.89$0.26$0.63
2018Summary only. Only limited summary data is available for this year.$3.41$0.56$2.85$0.77$0.29$0.48
2017Detailed filing. Detailed filing data is available for this year.$2.41$0.04$2.37$0.52$0.25$0.28
2016Detailed filing. Detailed filing data is available for this year.$2.13$0.03$2.09$1.45$0.10$1.35
2015Detailed filing. Detailed filing data is available for this year.$0.33$0.00$0.33$0.38$0.04$0.33
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2023 to Jun 30, 2024
Signed
May 7, 2025
Return Version
2023v6.0
Gross Receipts
$1,369,888
Mission and Program Overview

Mission

The purpose of the central baltimore future fund is to stimulate inclusive economic growth and attract investment in the ten central baltimore neighborhoods by: 1 partnering with reinvestment fund to make loans to transformational high impact commercial, residential and neighborhood development projects 2 acquiring and offering to developers vacant and blighted properties for redevelopment and 3 providing advisory services to members of the public that facilitate a decrease of vacant and abandoned properties in ways that support community plans and objectives.

To increase economic activity, decrease the incidence of vacant properties, and promote community development investments benefiting low to moderate income communities in ten central baltimore neighborhoods that have long suffered deterioration and blight.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,884,162$5,123,806▲ $3,239,644
Pledges and Grants Receivable$54,484$1,094,388▲ $1,039,904
Cash and Non-Interest-Bearing Accounts$1,041,013$951,826▼ $89,187
Savings and Temporary Cash Investments$870,433$800,139▼ $70,294
Other Notes and Loans Receivable, Net$637,899$657,923▲ $20,024
Prepaid Expenses and Deferred Charges$12,517$67,751▲ $55,234
Investments Other Securities$60,000$0▼ $60,000
Accounts Receivable$13,074$11,373▼ $1,701
Receivable From Disqualified Prsn-$0-
Receivables From Officers Etc-$0-
Investments Program Related-$0-
Investments in Publicly Traded Securities-$0-
Intangible Assets-$0-
Inventories for Sale or Use-$0-
Total Assets$4,573,582$8,803,873▲ $4,230,291
Other Assets Total-$96,667-
Liabilities
Mortgage Notes Payable Secured by Investment Property-$3,286,033-
Escrow Account Liability$611,557$518,151▼ $93,406
Accounts Payable and Accrued Expenses$57,671$125,520▲ $67,849
Total Liabilities$669,228$3,929,704▲ $3,260,476
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$3,734,747$4,874,169▲ $1,139,422
Net Assets With Donor Restrictions$169,607--
Total Net Assets Fund Balance$3,904,354$4,874,169▲ $969,815
Total Liabilities and Net Assets / Fund Balance$4,573,582$8,803,873▲ $4,230,291

Asset Categories

AssetBook ValueDepreciationBasis
Leasehold Improvements$2,728,986$323,577$3,052,563
Land$2,394,820-$2,394,820
Compensation and Service Providers
Top Officer PayScore unavailable

Board Members and Trustees

NameTitle
Joseph McNeelyChair emeritus
Michael PokornyChairman
Amy BonitzDirector
Ernst ValeryDirector
Peter JacksonDirector
Tamir EzzatDirector
Ellen JanesSecretary/ED of Related Org
Leon Pinkett IIITreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$1,093,158
Program Service Revenue
$243,769
Investment Income
$20,464
Other Revenue
$12,497
All Other Contributions
$7,999
Change in Net Assets
$967,315

Audited Revenue Reconciliation

Revenue per Audited Statements
$1,369,888
Revenue Not Reported on Form 990
$333,197
Total Revenue per Audited Statements
$1,703,085
Total Revenue per Form 990
$1,369,888
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$401,337
Salaries, Compensation, and Employee Benefits$1,236
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$137,411--$137,411
Fees for Services Management$94,780$20,434-$115,214
Depreciation Depletion$58,541--$58,541
Interest-$51,701-$51,701
Office Expenses$28,127$6,982-$35,109
Other Expenses$2,421$940-$3,361
Current Officers, Directors, Trustees, and Key Employees$1,112$124-$1,236
Total Functional Expenses$322,392$80,181$0$402,573

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$735,770
Expenses per Audited Statements$402,573
Total Expenses per Form 990$402,573
Expenses Not Reported on Form 990$333,197
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
Insider Transactions and Loans

Loans and Receivables

Line ItemBeginningEndChange
Receivables from Disqualified Persons-$0-
Receivables from Officers, Directors, Trustees, and Key Employees-$0-
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
No
Backup withholding compliance
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
Yes
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, Line 7A

“As detailed in the organization's 1023, the board of directors of the HCPI Development Fund is elected by the board of directors of the non-profit, 501c3 Central Baltimore Partnership.”

Form 990, Part VI, Section A, Line 7B

“As detailed in the organization's 1023, the board of directors of the HCPI Development Fund is elected by the board of directors of the non-profit, 501c3 Central Baltimore Partnership.”

Form 990, Part VI, Section B, Line 11B

“The form 990 is distributed to the entire board for review and approval prior to filing.”

Form 990, Part VI, Section B, Line 12C

“The organization continuously monitors and enforces its conflict of interest policy. Each board member annually signs a conflict of interest statement stating they have no conflict of interest relating to issues subject to board action and approval. In addition, any payments of any external party related to a board member is disclosed to the entire board if a conflict is perceived that a board member does not believe is a conflict, it would be discussed by the executive committee, and if necessary it might choose to require the board member to recuse him/herself from any discussion or board action.”

Form 990, Part VI, Section C, Line 19

“The organization makes its form 990, governing documents, conflict of interest policy and financial statements available to the public upon request. A copy of the form 990 is also available online via www. Guidestar.org.”

Form 990, Part VI, Section B, Line 15A

“There were no compensated employees in 2023. Payroll entry is carried over from termination of ed from previous year.”

Filing and Contact Details

Filer

Filer Name
Hcpi Development Fund Inc
EIN
46-5504308
Phone
4107091495
Address
25 EAST 20TH STREET, BALTIMORE, MD 21218

Signing Officer

Name
Michael Pokorny
Title
Chairman
Signed
2025-05-07
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Michael Pokorny
Formed
2013
Legal Domicile
Md
Voting Board Members
8
Independent Board Members
7
Employees
0
Volunteers
10

Preparer

Firm
C E a Scholtes and Associates
Address
106 TUNBRIDGE ROAD, BALTIMORE, MD 21212
Preparer
Chris Scholtes CPA
Phone
4103230010
Supplemental Narrative

Additional Explanations

Form 990, Part XI, Line 9

“Noncontrolling interest - member contribution = $2500”

Schedule A, Part II

“The organization changed its fiscal year on the previously filed form 990, filing a short period return for the period 1/1/2023 until 06/30/2023. The information presented on schedule a, part ii for tax years 2023, 2022, 2021, 2020, and 2019 is for the years ended 6/30/24, 6/30/23, 12/31/22, 12/31/21 and 12/31/2020, respectively.”

Financial Statement Notes

Part IV, Line 2B: Explanation of escrow account liability

“In January 2018, the Organization received $500,000 from the City of Baltimore to be held by the Organization in a separately maintained escrow account. Any interest accrued on the funds within the escrow account shall become part of the escrow account. The Organization has agreed to hold and disburse the funds on behalf of the City of Baltimore in accordance with the terms of the guarantee agreement. The escrow liability balance including interest totaled $518,151 and $516,557 as of June 30, 2024 and 2023, respectively. As part of a purchase and sale agreement entered during 2021, the Organization is holding in escrow to be released to the buyer of 3100 Greenmount Avenue upon completion of the obligations outlined in the purchase and sale agreement. The escrow is non-interest bearing. The escrow liability balance totaled $0 and $95,000 as of June 30, 2024 and 2023, respectively.”

Part X : FIN48 Footnote

“The organization is a tax-exempt entity under section 501(c)(3) of the inernal revenue code. Therefore, there is no provision for income taxes in these consolidated financial statements. The organization's evaluation on june 30, 2024 revealed no uncertain tax positions that would have a material impact on the consolidated financial statements. The previous three (3) tax years remain subject to examination by the irs. The organization does not believe that any reasonably possible changes will occur within the next twelve (12) months that will have a material impact on the consolidated financial statements.”

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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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IRS990/Form990PartVIISectionAGrp/TitleTxt7Director
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IRS990/MissionDesc0THE PURPOSE OF THE CENTRAL BALTIMORE FUTURE FUND IS TO STIMULATE INCLUSIVE ECONOMIC GROWTH AND ATTRACT INVESTMENT IN THE TEN CENTRAL BALTIMORE NEIGHBORHOODS BY: 1 PARTNERING WITH REINVESTMENT FUND TO MAKE LOANS TO TRANSFORMATIONAL HIGH IMPACT COMMERCIAL, RESIDENTIAL AND NEIGHBORHOOD DEVELOPMENT PROJECTS 2 ACQUIRING AND OFFERING TO DEVELOPERS VACANT AND BLIGHTED PROPERTIES FOR REDEVELOPMENT AND 3 PROVIDING ADVISORY SERVICES TO MEMBERS OF THE PUBLIC THAT FACILITATE A DECREASE OF VACANT AND ABANDONED PROPERTIES IN WAYS THAT SUPPORT COMMUNITY PLANS AND OBJECTIVES.
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IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0In January 2018, the Organization received $500,000 from the City of Baltimore to be held by the Organization in a separately maintained escrow account. Any interest accrued on the funds within the escrow account shall become part of the escrow account. The Organization has agreed to hold and disburse the funds on behalf of the City of Baltimore in accordance with the terms of the guarantee agreement. The escrow liability balance including interest totaled $518,151 and $516,557 as of June 30, 2024 and 2023, respectively. As part of a purchase and sale agreement entered during 2021, the Organization is holding in escrow to be released to the buyer of 3100 Greenmount Avenue upon completion of the obligations outlined in the purchase and sale agreement. The escrow is non-interest bearing. The escrow liability balance totaled $0 and $95,000 as of June 30, 2024 and 2023, respectively.
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt1THE ORGANIZATION IS A TAX-EXEMPT ENTITY UNDER SECTION 501(C)(3) OF THE INERNAL REVENUE CODE. THEREFORE, THERE IS NO PROVISION FOR INCOME TAXES IN THESE CONSOLIDATED FINANCIAL STATEMENTS. THE ORGANIZATION'S EVALUATION ON JUNE 30, 2024 REVEALED NO UNCERTAIN TAX POSITIONS THAT WOULD HAVE A MATERIAL IMPACT ON THE CONSOLIDATED FINANCIAL STATEMENTS. THE PREVIOUS THREE (3) TAX YEARS REMAIN SUBJECT TO EXAMINATION BY THE IRS. THE ORGANIZATION DOES NOT BELIEVE THAT ANY REASONABLY POSSIBLE CHANGES WILL OCCUR WITHIN THE NEXT TWELVE (12) MONTHS THAT WILL HAVE A MATERIAL IMPACT ON THE CONSOLIDATED FINANCIAL STATEMENTS.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0Part IV, Line 2b: Explanation of escrow account liability
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc1Part X : FIN48 Footnote
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0As detailed in the organization's 1023, the board of directors of the HCPI Development Fund is elected by the board of directors of the non-profit, 501c3 Central Baltimore Partnership.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1As detailed in the organization's 1023, the board of directors of the HCPI Development Fund is elected by the board of directors of the non-profit, 501c3 Central Baltimore Partnership.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE FORM 990 IS DISTRIBUTED TO THE ENTIRE BOARD FOR REVIEW AND APPROVAL PRIOR TO FILING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3THE ORGANIZATION CONTINUOUSLY MONITORS AND ENFORCES ITS CONFLICT OF INTEREST POLICY. EACH BOARD MEMBER ANNUALLY SIGNS A CONFLICT OF INTEREST STATEMENT STATING THEY HAVE NO CONFLICT OF INTEREST RELATING TO ISSUES SUBJECT TO BOARD ACTION AND APPROVAL. IN ADDITION, ANY PAYMENTS OF ANY EXTERNAL PARTY RELATED TO A BOARD MEMBER IS DISCLOSED TO THE ENTIRE BOARD IF A CONFLICT IS PERCEIVED THAT A BOARD MEMBER DOES NOT BELIEVE IS A CONFLICT, IT WOULD BE DISCUSSED BY THE EXECUTIVE COMMITTEE, AND IF NECESSARY IT MIGHT CHOOSE TO REQUIRE THE BOARD MEMBER TO RECUSE HIM/HERSELF FROM ANY DISCUSSION OR BOARD ACTION.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4THE ORGANIZATION MAKES ITS FORM 990, GOVERNING DOCUMENTS, CONFLICT OF INTEREST POLICY AND FINANCIAL STATEMENTS AVAILABLE TO THE PUBLIC UPON REQUEST. A COPY OF THE FORM 990 IS ALSO AVAILABLE ONLINE VIA WWW. GUIDESTAR.ORG.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5NONCONTROLLING INTEREST - MEMBER CONTRIBUTION = $2500
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt6THERE WERE NO COMPENSATED EMPLOYEES IN 2023. PAYROLL ENTRY IS CARRIED OVER FROM TERMINATION OF ED FROM PREVIOUS YEAR.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt7THE ORGANIZATION CHANGED ITS FISCAL YEAR ON THE PREVIOUSLY FILED FORM 990, FILING A SHORT PERIOD RETURN FOR THE PERIOD 1/1/2023 UNTIL 06/30/2023. THE INFORMATION PRESENTED ON SCHEDULE A, PART II FOR TAX YEARS 2023, 2022, 2021, 2020, AND 2019 IS FOR THE YEARS ENDED 6/30/24, 6/30/23, 12/31/22, 12/31/21 AND 12/31/2020, RESPECTIVELY.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0Form 990, Part VI, Section A, Line 7a
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1Form 990, Part VI, Section A, Line 7b
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2Form 990, Part VI, Section B, Line 11b
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3Form 990, Part VI, Section B, Line 12c
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4Form 990, Part VI, Section C, Line 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5Form 990, Part XI, Line 9
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc6FORM 990, PART VI, SECTION B, LINE 15A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc7SCHEDULE A, PART II
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IRS990ScheduleR/IdDisregardedEntitiesGrp/DirectControllingEntityName/BusinessNameLine1Txt0HCPI DEVELOPMENT FUND INC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DirectControllingEntityName/BusinessNameLine1Txt1HCPI DEVELOPMENT FUND INC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DirectControllingEntityName/BusinessNameLine1Txt2HCPI DEVELOPMENT FUND INC

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