Civic Intelligence

Warren County Development Corporation

EIN 47-5630568 • 501(c)3 • Mcminnville, TN

Profile

The specific purposes for which this corporation is organized include, but are not limited to:a. Assist low and moderate income individuals and their families in obtaining adequate housing which they would not be able to afford without assistance or support.b. Finance, construct, lease, operate and act as the developer of affordable housing.c. Provide supportive services and community development activities to benefit low and moderate income individuals and families.

301 Hardaway StreetMcminnville, TN 37110

n/A

Siviq Scores

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

Liabilities / Assets

14th percentile

0.00x

Higher debt load relative to assets than 14% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2024

Liabilities / Revenue

29th percentile

0.05x

Higher debt load relative to revenue than 29% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2024

Net Margin

83rd percentile

36%

Higher net margin than 83% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2024

Top Officer Pay

Score unavailable

No value available

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

Asset Growth

39th percentile

1.4%

Faster asset growth than 39% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Annualized from 2023 to 2024

Revenue Growth

75th percentile

26%

Faster revenue growth than 75% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets14th percentile

Assets

Up

$5,425,330

Up $77,343 (+1.4%) from 2023

Liabilities

Down

$12,749

Down $1,283 (-9.1%) from 2023

Net Assets

Up

$5,412,581

Up $78,626 (+1.5%) from 2023

Operations
Liabilities / Revenue29th percentileNet Margin83rd percentile

Revenue

Up

$236,288

Up $48,311 (+26%) from 2023

Expenses

Down

$151,282

Down $13,864 (-8.4%) from 2023

Net Income

Up

$85,006

Up $62,175 (+272%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth39th percentile

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

$6.0M$4.0M$2.0M$0Assets 2016: $2,944,506Liabilities 2016: $0Net Assets 2016: $2,944,5062016Assets 2017: $3,933,895Liabilities 2017: $234Net Assets 2017: $3,933,6612017Assets 2018: $4,694,040Liabilities 2018: $2,922Net Assets 2018: $4,691,1182018Assets 2019: $4,880,575Liabilities 2019: $3,673Net Assets 2019: $4,876,9022019Assets 2020: $4,942,204Liabilities 2020: $5,090Net Assets 2020: $4,937,1142020Assets 2021: $5,511,388Liabilities 2021: $2,820Net Assets 2021: $5,508,5682021Assets 2022: $5,301,776Liabilities 2022: $9,296Net Assets 2022: $5,292,4802022Assets 2023: $5,347,987Liabilities 2023: $14,032Net Assets 2023: $5,333,9552023Assets 2024: $5,425,330Liabilities 2024: $12,749Net Assets 2024: $5,412,5812024

Highlighted filing

2024

Assets$5,425,330
Liabilities$12,749
Net Assets$5,412,581
Open 2024 Filing

Operations Trend

Revenue Growth75th percentile

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

$3.0M$2.0M$1.0M$0Revenue 2016: $2,939,765Expenses 2016: $12,358Net Income 2016: $2,927,4072016Revenue 2017: $997,838Expenses 2017: $20,401Net Income 2017: $977,4372017Revenue 2018: $906,815Expenses 2018: $54,466Net Income 2018: $852,3492018Revenue 2019: $288,952Expenses 2019: $103,168Net Income 2019: $185,7842019Revenue 2020: $139,925Expenses 2020: $78,943Net Income 2020: $60,9822020Revenue 2021: $591,485Expenses 2021: $86,627Net Income 2021: $504,8582021Revenue 2022: $220,232Expenses 2022: $136,616Net Income 2022: $83,6162022Revenue 2023: $187,977Expenses 2023: $165,146Net Income 2023: $22,8312023Revenue 2024: $236,288Expenses 2024: $151,282Net Income 2024: $85,0062024

Highlighted filing

2024

Revenue$236,288
Expenses$151,282
Net Income$85,006
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$5,425,330
Liabilities
$12,749
Net assets
$5,412,581
Revenue
$236,288
Expenses
$151,282
Net income
$85,006
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$5.43$0.01$5.41$0.24$0.15$0.09
2023Detailed filing. Detailed filing data is available for this year.$5.35$0.01$5.33$0.19$0.17$0.02
2022Detailed filing. Detailed filing data is available for this year.$5.30$0.01$5.29$0.22$0.14$0.08
2021Detailed filing. Detailed filing data is available for this year.$5.51$0.00$5.51$0.59$0.09$0.50
2020Detailed filing. Detailed filing data is available for this year.$4.94$0.01$4.94$0.14$0.08$0.06
2019Detailed filing. Detailed filing data is available for this year.$4.88$0.00$4.88$0.29$0.10$0.19
2018Detailed filing. Detailed filing data is available for this year.$4.69$0.00$4.69$0.91$0.05$0.85
2017Detailed filing. Detailed filing data is available for this year.$3.93$0.00$3.93$1.00$0.02$0.98
2016Detailed filing. Detailed filing data is available for this year.$2.94$0.00$2.94$2.94$0.01$2.93
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
May 12, 2025
Return Version
2024v5.1
Gross Receipts
$236,288
Mission and Program Overview

Mission

The specific purposes for which this corporation is organized include, but are not limited to:a. Assist low and moderate income individuals and their families in obtaining adequate housing which they would not be able to afford without assistance or support.b. Finance, construct, lease, operate and act as the developer of affordable housing.c. Provide supportive services and community development activities to benefit low and moderate income individuals and families.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$2,918,793$2,855,073▼ $63,720
Investments Other Securities$2,176,785$2,266,806▲ $90,021
Cash and Non-Interest-Bearing Accounts$248,839$298,950▲ $50,111
Prepaid Expenses and Deferred Charges$2,485$3,281▲ $796
Accounts Receivable$1,085$1,220▲ $135
Total Assets$5,347,987$5,425,330▲ $77,343
Liabilities
Accounts Payable and Accrued Expenses$10,138$8,452▼ $1,686
Other Liabilities$3,351$3,699▲ $348
Deferred Revenue$543$598▲ $55
Total Liabilities$14,032$12,749▼ $1,283
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$5,333,955$5,412,581▲ $78,626
Total Net Assets Fund Balance$5,333,955$5,412,581▲ $78,626
Total Liabilities and Net Assets / Fund Balance$5,347,987$5,425,330▲ $77,343

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$2,209,660$247,767$2,457,427
Land$645,413-$645,413
Other Securities$2,266,806--
Compensation and Service Providers
Top Officer PayScore unavailable

Employees

NameTitleOtherTotal
Pamela VaughnExecutive Director$118,122$118,122

Board Members and Trustees

NameTitle
Tommy SavageChairman
Barry KingVice Chairman
Jeanie MccormickMember
Kevin DunlapMember
Revenue and Support

Revenue Composition

Contributions and Grants
$81,133
Program Service Revenue
$44,526
Investment Income
$100,768
Other Revenue
$9,861
All Other Contributions
$81,133
Change in Net Assets
$85,006
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$151,282
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$50,976$12,744-$63,720
Fees for Services Other$7,962$1,991-$9,953
Fees for Services Accounting$3,040$760-$3,800
Other Expenses$2,997$749-$3,746
Insurance$1,988$497-$2,485
Conferences and Meetings$849$212-$1,061
All Other Expenses$510$127-$637
Office Expenses$16$4-$20
Total Functional Expenses$121,026$30,256$0$151,282
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
Security Deposits$3,699
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

“Each board member receives, reviews, and approves the return”

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

“Annual memos are distributed to document compliance for the year”

Form 990, Part VI, Section C, Line 19

“Upon written request the organization will make available the governing documents, policies and/or financial statements”

Filing and Contact Details

Filer

Filer Name
Warren County Development Corporation
EIN
47-5630568
Phone
9314733286
Address
301 HARDAWAY STREET, MCMINNVILLE, TN 37110

Signing Officer

Name
Pam Vaughn
Title
Executive Director
Phone
9314733286
Signed
2025-05-12
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Tommy Savage
Formed
2016
Legal Domicile
Tn
Voting Board Members
4
Independent Board Members
4
Employees
0
Volunteers
45

Preparer

Firm
Smith Marion & Co
Address
4068 RURAL PLAINS CIRCLE, FRANKLIN, TN 37064
Preparer
Chad Porter
Phone
6153098959
Supplemental Narrative

Financial Statement Notes

PART X, LINE 2:

“In accordance with accounting standards, which provides accounting and disclosure guidance about uncertain tax positions taken by an organization, management believes that all of the positions taken by the organization in its federal and state income tax returns are more likely than not to be sustained upon examination. The organization files returns in the us federal jurisdiction.”

Raw XML AppendixShowing 400 of 406 raw XML fields

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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IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus3YearsAmt083688
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus4YearsAmt0101708
IRS990ScheduleA/GrossInvestmentIncome170Grp/TotalAmt0463520
IRS990ScheduleA/GrossReceiptsRltdActivitiesAmt0245606
IRS990ScheduleA/OtherIncome170Grp/CurrentTaxYearAmt09861
IRS990ScheduleA/OtherIncome170Grp/TotalAmt09861
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IRS990ScheduleA/PublicSupportCY170Pct00.58670
IRS990ScheduleA/PublicSupportPY170Pct00.48780
IRS990ScheduleA/PublicSupportTotal170Amt0671879
IRS990ScheduleA/ThirtyThrPctSuprtTestsCY170Ind0X
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearAmt081133
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus1YearAmt060657
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus2YearsAmt069338
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus3YearsAmt0454339
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus4YearsAmt06412
IRS990ScheduleA/TotalCalendarYear170Grp/TotalAmt0671879
IRS990ScheduleA/TotalSupportAmt01145260
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/BookValueAmt02209660
IRS990ScheduleD/BuildingsGrp/DepreciationAmt0247767
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt02457427
IRS990ScheduleD/FootnoteTextInd0X
IRS990ScheduleD/LandGrp/BookValueAmt0645413
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt0645413
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt03699
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0SECURITY DEPOSITS
IRS990ScheduleD/OtherSecuritiesGrp/BookValueAmt02266806
IRS990ScheduleD/OtherSecuritiesGrp/Desc0OTHER SECURITIES
IRS990ScheduleD/OtherSecuritiesGrp/MethodValuationCd0F
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0IN ACCORDANCE WITH ACCOUNTING STANDARDS, WHICH PROVIDES ACCOUNTING AND DISCLOSURE GUIDANCE ABOUT UNCERTAIN TAX POSITIONS TAKEN BY AN ORGANIZATION, MANAGEMENT BELIEVES THAT ALL OF THE POSITIONS TAKEN BY THE ORGANIZATION IN ITS FEDERAL AND STATE INCOME TAX RETURNS ARE MORE LIKELY THAN NOT TO BE SUSTAINED UPON EXAMINATION. THE ORGANIZATION FILES RETURNS IN THE US FEDERAL JURISDICTION.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0PART X, LINE 2:
IRS990ScheduleD/TotalBookValueLandBuildingsAmt02855073
IRS990ScheduleD/TotalBookValueSecuritiesAmt02266806
IRS990ScheduleD/TotalLiabilityAmt03699
IRS990/ScheduleJRequiredInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0EACH BOARD MEMBER RECEIVES, REVIEWS, AND APPROVES THE RETURN
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1ANNUAL MEMOS ARE DISTRIBUTED TO DOCUMENT COMPLIANCE FOR THE YEAR
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2UPON WRITTEN REQUEST THE ORGANIZATION WILL MAKE AVAILABLE THE GOVERNING DOCUMENTS, POLICIES AND/OR FINANCIAL STATEMENTS
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION B, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION C, LINE 19
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IRS990ScheduleR/AssetSaleToOtherOrgInd00
IRS990ScheduleR/DivRelatedOrganizationInd00
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IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd00
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt0MCMINNVILLE HOUSING AUTHORITY
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt0HOUSING AUTHORITY
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IRS990ScheduleR/LoansOrGuaranteesToOtherOrgInd00
IRS990ScheduleR/PaidEmployeesSharingInd00
IRS990ScheduleR/PerformOfServicesByOtherOrgInd00
IRS990ScheduleR/PerformOfServicesForOthOrgInd00
IRS990ScheduleR/ReceiptOfIntAnntsRntsRyltsInd00
IRS990ScheduleR/ReimbursementPaidByOtherOrgInd00
IRS990ScheduleR/ReimbursementPaidToOtherOrgInd00
IRS990ScheduleR/RentalOfFacilitiesToOthOrgInd00
IRS990ScheduleR/RentalOfFcltsFromOthOrgInd00
IRS990ScheduleR/SharingOfFacilitiesInd00
IRS990ScheduleR/TransferFromOtherOrgInd00
IRS990ScheduleR/TransferToOtherOrgInd00
IRS990/SchoolOperatingInd00
IRS990/SignificantChangeInd00
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IRS990/SubjectToExcsTaxNetInvstIncInd00
IRS990/SubjectToProxyTaxInd00
IRS990/SubjToTaxRmnrtnExPrchtPymtInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TerminateOperationsInd00
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IRS990/TotalAssetsGrp/BOYAmt05347987
IRS990/TotalAssetsGrp/EOYAmt05425330
IRS990/TotalCompGreaterThan150KInd00
IRS990/TotalContributionsAmt081133
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt030256
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt0121026
IRS990/TotalFunctionalExpensesGrp/TotalAmt0151282
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt014032
IRS990/TotalLiabilitiesEOYAmt012749
IRS990/TotalLiabilitiesGrp/BOYAmt014032
IRS990/TotalLiabilitiesGrp/EOYAmt012749
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IRS990/TotalOtherCompensationAmt00
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IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt054387
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0236288
IRS990/TotalRevenueGrp/UnrelatedBusinessRevenueAmt00
IRS990/TotalVolunteersCnt045
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt05347987
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt05425330
IRS990/TotReportableCompRltdOrgAmt0118122
IRS990/TrnsfrExmptNonChrtblRltdOrgInd00
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd00
IRS990/UponRequestInd0X
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IRS990/USAddress/ZIPCd037110
IRS990/VotingMembersGoverningBodyCnt04
IRS990/VotingMembersIndependentCnt04
IRS990/WebsiteAddressTxt0N/A
IRS990/WhistleblowerPolicyInd01
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd01
ReturnHeader/BusinessOfficerGrp/PersonNm0PAM VAUGHN
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0EXECUTIVE DIRECTOR
ReturnHeader/BusinessOfficerGrp/PhoneNum09314733286
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-05-12
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0WARREN COUNTY DEVELOPMENT CORPORATION
ReturnHeader/Filer/BusinessNameControlTxt0WARR
ReturnHeader/Filer/EIN0475630568
ReturnHeader/Filer/PhoneNum09314733286
ReturnHeader/Filer/USAddress/AddressLine1Txt0301 HARDAWAY STREET
ReturnHeader/Filer/USAddress/CityNm0MCMINNVILLE
ReturnHeader/Filer/USAddress/StateAbbreviationCd0TN
ReturnHeader/Filer/USAddress/ZIPCd037110
ReturnHeader/IRSResponsiblePrtyInfoCurrInd01
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0831445511
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0SMITH MARION & CO
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt04068 RURAL PLAINS CIRCLE
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0FRANKLIN
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0TN
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd037064
ReturnHeader/PreparerPersonGrp/PhoneNum06153098959
ReturnHeader/PreparerPersonGrp/PreparationDt02025-05-12

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