Civic Intelligence

Hcpi Development Fund Inc.

990 • Fiscal year 2023 • EIN 46-5504308

Jan 01, 2023 to Jun 30, 2023 • Filed on May 08, 2024

Organization ProfileCBFUTUREFUND.ORG
25 East 20th StreetBaltimore, MD 21218

(410) 709-1495

Siviq Scores

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

Liabilities / Assets

62nd percentile

0.15x

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

2023 filings • 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.

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

39th percentile

$0

Higher top officer pay than 39% of similar nonprofits.

Top officer pay equals 0.0% of source-year revenue.

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

Asset Growth

40th percentile

0.9%

Faster asset growth than 40% of similar nonprofits.

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

Revenue Growth

95th percentile

181%

Faster revenue growth than 95% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets62nd percentile

Assets

Up

$4,573,582

Up $40,594 (+0.9%) from 2022

Net Assets

Up

$3,904,354

Up $47,081 (+1.2%) from 2022

Liabilities

Down

$669,228

Down $6,487 (-1.0%) from 2022

Revenue And Expenses
Liabilities / Revenue95th percentileNet Margin80th percentile

Revenue

Up

$176,805

Up $113,852 (+181%) from 2022

Expenses

Down

$129,724

Down $334,033 (-72%) from 2022

Net Income

Up

$47,081

Up $447,885 (+112%) from 2022

Historical Trend

Balance Sheet Trend

Asset Growth40th percentile

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

$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

2023

Assets$4,573,582
Liabilities$669,228
Net Assets$3,904,354
Open 2023 Filing

Operations Trend

Revenue Growth95th percentile

Revenue, expenses, and net income across loaded years, with this 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

2023

Revenue$176,805
Expenses$129,724
Net Income$47,081
Open 2023 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2023 to Jun 30, 2023
Signed
May 8, 2024
Return Version
2023v5.0
Gross Receipts
$176,805
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$1,845,071$1,884,162▲ $39,091
Cash and Non-Interest-Bearing Accounts$1,138,325$1,041,013▼ $97,312
Savings and Temporary Cash Investments$887,450$870,433▼ $17,017
Other Notes and Loans Receivable, Net$633,436$637,899▲ $4,463
Investments Other Securities-$60,000-
Pledges and Grants Receivable-$54,484-
Accounts Receivable$13,497$13,074▼ $423
Prepaid Expenses and Deferred Charges$15,209$12,517▼ $2,692
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$4,532,988$4,573,582▲ $40,594
Other Assets Total-$0-
Liabilities
Escrow Account Liability$629,640$611,557▼ $18,083
Accounts Payable and Accrued Expenses$46,075$57,671▲ $11,596
Total Liabilities$675,715$669,228▼ $6,487
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$3,624,112$3,734,747▲ $110,635
Net Assets With Donor Restrictions$233,161$169,607▼ $63,554
Total Net Assets Fund Balance$3,857,273$3,904,354▲ $47,081
Total Liabilities and Net Assets / Fund Balance$4,532,988$4,573,582▲ $40,594

Asset Categories

AssetBook ValueDepreciationBasis
Leasehold Improvements$1,411,472$268,369$1,679,841
Land$472,690-$472,690
Compensation and Service Providers
Top Officer Pay39th percentile

Board Members and Trustees

NameTitle
Joe McNeelyChair emeritus
Michael PokornyChairman
Amanda KimbersDirector
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
$54,484
Program Service Revenue
$115,271
Investment Income
$5,947
Other Revenue
$1,103
Change in Net Assets
$47,081

Audited Revenue Reconciliation

Revenue per Audited Statements
$176,805
Revenue Not Reported on Form 990
$51,204
Total Revenue per Audited Statements
$228,009
Total Revenue per Form 990
$176,805
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$105,281
Salaries, Compensation, and Employee Benefits$24,443
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$37,702--$37,702
Fees for Services Management$11,546$14,454-$26,000
Current Officers, Directors, Trustees, and Key Employees$21,999$2,444-$24,443
Depreciation Depletion$21,187--$21,187
Office Expenses$3,504$2,777-$6,281
Fees for Services Other$1,993$2,495-$4,488
Other Expenses$1,922$1,242-$3,164
Total Functional Expenses$106,312$23,412$0$129,724

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$180,928
Expenses per Audited Statements$129,724
Total Expenses per Form 990$129,724
Expenses Not Reported on Form 990$51,204
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.”

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
2024-05-08
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Michael Pokorny
Formed
2013
Legal Domicile
Md
Voting Board Members
9
Independent Board Members
9
Employees
0
Volunteers
10

Preparer

Firm
CEA Scholtes and Associates
Address
106 Tunbridge Rd, Baltimore, MD 21212
Preparer
Chris Scholtes CPA
Phone
4103230010
Supplemental Narrative

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 $516,557 as of June 30, 2023. 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 obligation outlined in the purchase and sale agreement. The escrow is non-interest bearing. The escrow liability balance totaled $95,000 as of June 30, 2023.”

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, 2023 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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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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IRS990/PrincipalOfficerNm0MICHAEL POKORNY
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IRS990ScheduleD/DonatedServicesUseFcltsAmt051204
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IRS990ScheduleD/InclEscrowCustodialAcctLiabInd0true
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IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt0472690
IRS990ScheduleD/LeaseholdImprovementsGrp/BookValueAmt01411472
IRS990ScheduleD/LeaseholdImprovementsGrp/DepreciationAmt0268369
IRS990ScheduleD/LeaseholdImprovementsGrp/OtherCostOrOtherBasisAmt01679841
IRS990ScheduleD/RevenueNotReportedAmt051204
IRS990ScheduleD/RevenueSubtotalAmt0176805
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 $516,557 as of June 30, 2023. 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 obligation outlined in the purchase and sale agreement. The escrow is non-interest bearing. The escrow liability balance totaled $95,000 as of June 30, 2023.
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, 2023 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
IRS990ScheduleD/TotalBookValueLandBuildingsAmt01884162
IRS990ScheduleD/TotalExpensesPerForm990Amt0129724
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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/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
IRS990ScheduleR/AssetExchangeInd0false
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IRS990ScheduleR/AssetSaleToOtherOrgInd0false
IRS990ScheduleR/DivRelatedOrganizationInd0false
IRS990ScheduleR/GiftGrntCapContriFromOthOrgInd0false
IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd0false
IRS990ScheduleR/IdDisregardedEntitiesGrp/DirectControllingEntityName/BusinessNameLine1Txt0HCPI DEVELOPMENT FUND INC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DirectControllingEntityName/BusinessNameLine1Txt1HCPI DEVELOPMENT FUND INC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DirectControllingEntityName/BusinessNameLine1Txt2HCPI DEVELOPMENT FUND INC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DirectControllingEntityName/BusinessNameLine1Txt3HCPI DEVELOPMENT FUND INC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DirectControllingEntityName/BusinessNameLine1Txt4HCPI DEVELOPMENT FUND INC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DirectControllingEntityName/BusinessNameLine1Txt5HCPI DEVELOPMENT FUND INC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DirectControllingEntityName/BusinessNameLine1Txt6HCPI DEVELOPMENT FUND INC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DirectControllingEntityName/BusinessNameLine1Txt7HCPI DEVELOPMENT FUND INC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DirectControllingEntityName/BusinessNameLine1Txt8HCPI DEVELOPMENT FUND INC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DisregardedEntityName/BusinessNameLine1Txt0BALTIMORE COMMUNITY LLC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DisregardedEntityName/BusinessNameLine1Txt1HCPI CONSULTING LLC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DisregardedEntityName/BusinessNameLine1Txt2BALTIMORE COMMUNITY 2 LLC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DisregardedEntityName/BusinessNameLine1Txt3BALTIMORE COMMUNITY 3 LLC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DisregardedEntityName/BusinessNameLine1Txt4BALTIMORE COMMUNITY 4 LLC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DisregardedEntityName/BusinessNameLine1Txt5BALTIMORE COMMUNITY 5 LLC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DisregardedEntityName/BusinessNameLine1Txt6BALTIMORE COMMUNITY 7 LLC

Document Assets

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Filings

Displayed year

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

Open filing
Assets
$4,573,582
Liabilities
$669,228
Net assets
$3,904,354
Revenue
$176,805
Expenses
$129,724
Net income
$47,081
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