Civic Intelligence

Woodco Housing Inc C/O Horizon Management Group

EIN 51-0172571 • 501(c)4 • LA Crosse, WI

Profile

To provide affordable low income housing for seniors and the disabled in rural areas.

224 Sixth Street North PO Box 282LA Crosse, WI 54602-2829

n/A

Siviq Scores

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

Liabilities / Assets

97th percentile

1.19x

Higher debt load relative to assets than 97% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Source year 2024

Liabilities / Revenue

98th percentile

6.20x

Higher debt load relative to revenue than 98% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Source year 2024

Net Margin

44th percentile

4.8%

Higher net margin than 44% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Source year 2024

Top Officer Pay

63rd percentile

$0

Higher top officer pay than 63% of similar nonprofits.

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

501(c)4 • $1M-$5M nonprofits • Source year 2024

Asset Growth

41st percentile

1.7%

Faster asset growth than 41% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Revenue Growth

59th percentile

14%

Faster revenue growth than 59% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets97th percentile

Assets

Up

$1,189,320

Up $19,777 (+1.7%) from 2023

Liabilities

Up

$1,418,989

Up $8,747 (+0.6%) from 2023

Net Assets

Up

-$229,669

Up $11,030 (+4.6%) from 2023

Operations
Liabilities / Revenue98th percentileNet Margin44th percentile

Revenue

Up

$228,940

Up $28,319 (+14%) from 2023

Expenses

Up

$217,910

Up $4,077 (+1.9%) from 2023

Net Income

Up

$11,030

Up $24,242 (+183%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth41st percentile

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

$1.5M$1.0M$500K$0-$500KAssets 2010: $430,685Liabilities 2010: $572,952Net Assets 2010: -$142,2672010Assets 2011: $409,611Liabilities 2011: $579,889Net Assets 2011: -$170,2782011Assets 2012: $401,084Liabilities 2012: $570,270Net Assets 2012: -$169,1862012Assets 2013: $383,624Liabilities 2013: $563,724Net Assets 2013: -$180,1002013Assets 2014: $369,973Liabilities 2014: $556,149Net Assets 2014: -$186,1762014Assets 2015: $369,126Liabilities 2015: $539,076Net Assets 2015: -$169,9502015Assets 2016: $367,491Liabilities 2016: $528,219Net Assets 2016: -$160,7282016Assets 2017: $364,703Liabilities 2017: $508,832Net Assets 2017: -$144,1292017Assets 2018: $367,063Liabilities 2018: $507,635Net Assets 2018: -$140,5722018Assets 2019: $343,102Liabilities 2019: $495,433Net Assets 2019: -$152,3312019Assets 2020: $419,141Liabilities 2020: $581,409Net Assets 2020: -$162,2682020Assets 2021: $893,393Liabilities 2021: $1,051,700Net Assets 2021: -$158,3072021Assets 2022: $1,158,404Liabilities 2022: $1,387,528Net Assets 2022: -$229,1242022Assets 2023: $1,169,543Liabilities 2023: $1,410,242Net Assets 2023: -$240,6992023Assets 2024: $1,189,320Liabilities 2024: $1,418,989Net Assets 2024: -$229,6692024

Highlighted filing

2024

Assets$1,189,320
Liabilities$1,418,989
Net Assets-$229,669
Open 2024 Filing

Operations Trend

Revenue Growth59th percentile

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

$300K$200K$100K$0-$100KExpenses 2010: $219,9732010Expenses 2011: $235,9552011Expenses 2012: $216,8262012Revenue 2013: $215,888Expenses 2013: $226,802Net Income 2013: -$10,9142013Revenue 2014: $224,669Expenses 2014: $230,745Net Income 2014: -$6,0762014Revenue 2015: $235,143Expenses 2015: $218,917Net Income 2015: $16,2262015Revenue 2016: $243,091Expenses 2016: $233,869Net Income 2016: $9,2222016Revenue 2017: $244,559Expenses 2017: $227,960Net Income 2017: $16,5992017Revenue 2018: $230,451Expenses 2018: $226,894Net Income 2018: $3,5572018Revenue 2019: $229,589Expenses 2019: $241,348Net Income 2019: -$11,7592019Revenue 2020: $183,398Expenses 2020: $193,335Net Income 2020: -$9,9372020Revenue 2021: $201,498Expenses 2021: $197,537Net Income 2021: $3,9612021Revenue 2022: $167,164Expenses 2022: $218,059Net Income 2022: -$50,8952022Revenue 2023: $200,621Expenses 2023: $213,833Net Income 2023: -$13,2122023Revenue 2024: $228,940Expenses 2024: $217,910Net Income 2024: $11,0302024

Highlighted filing

2024

Revenue$228,940
Expenses$217,910
Net Income$11,030
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$1,189,320
Liabilities
$1,418,989
Net assets
-$229,669
Revenue
$228,940
Expenses
$217,910
Net income
$11,030
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.19$1.42$0.23$0.23$0.22$0.01
2023Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.17$1.41$0.24$0.20$0.21$0.01
2022Detailed filing. Detailed filing data is available for this year.$1.16$1.39$0.23$0.17$0.22$0.05
2021Detailed filing. Detailed filing data is available for this year.$0.89$1.05$0.16$0.20$0.20$0.00
2020Detailed filing. Detailed filing data is available for this year.$0.42$0.58$0.16$0.18$0.19$0.01
2019Detailed filing. Detailed filing data is available for this year.$0.34$0.50$0.15$0.23$0.24$0.01
2018Detailed filing. Detailed filing data is available for this year.$0.37$0.51$0.14$0.23$0.23$0.00
2017Detailed filing. Detailed filing data is available for this year.$0.36$0.51$0.14$0.24$0.23$0.02
2016Detailed filing. Detailed filing data is available for this year.$0.37$0.53$0.16$0.24$0.23$0.01
2015Detailed filing. Detailed filing data is available for this year.$0.37$0.54$0.17$0.24$0.22$0.02
2014Detailed filing. Detailed filing data is available for this year.$0.37$0.56$0.19$0.22$0.23$0.01
2013Detailed filing. Detailed filing data is available for this year.$0.38$0.56$0.18$0.22$0.23$0.01
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.40$0.57$0.17$0.22
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.41$0.58$0.17$0.24
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.43$0.57$0.14$0.22
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 18, 2025
Return Version
2024v5.2
Gross Receipts
$228,940
Mission and Program Overview

Mission

To provide affordable low income housing for seniors and the disabled in rural areas.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$993,705$992,516▼ $1,189
Savings and Temporary Cash Investments$127,482$120,225▼ $7,257
Cash and Non-Interest-Bearing Accounts$19,951$64,631▲ $44,680
Accounts Receivable$8,106$10,342▲ $2,236
Prepaid Expenses and Deferred Charges$20,299$1,606▼ $18,693
Total Assets$1,169,543$1,189,320▲ $19,777
Liabilities
Mortgage Notes Payable Secured by Investment Property$1,315,393$1,315,392▼ $1
Accounts Payable and Accrued Expenses$61,486$81,849▲ $20,363
Escrow Account Liability$30,927$17,482▼ $13,445
Deferred Revenue$2,436$4,266▲ $1,830
Total Liabilities$1,410,242$1,418,989▲ $8,747
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-240,699$-229,669▲ $11,030
Total Net Assets Fund Balance$-240,699$-229,669▲ $11,030
Total Liabilities and Net Assets / Fund Balance$1,169,543$1,189,320▲ $19,777

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$119,038$896,088$1,015,126
Other Land Buildings$855,186-$855,186
Leasehold Improvements$3,346$87,367$90,713
Land$12,892-$12,892
Equipment$2,054$3,863$5,917
Compensation and Service Providers
Top Officer Pay63rd percentile

Board Members and Trustees

NameTitle
Howard KlamrowskiPresident
Terry AustinVice President
Leslie SmithDirector
Linda PetersDirector
Linda AustinSecretary
Nancy PotterTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$228,877
Investment Income
$63
Other Revenue
$0
Change in Net Assets
$11,030
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$217,910
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
Occupancy$83,356--$83,356
Fees for Services Management-$30,569-$30,569
Depreciation Depletion$27,205--$27,205
Fees for Services Other$23,385--$23,385
Insurance$19,443--$19,443
Fees for Services Accounting-$6,000-$6,000
Advertising$1,809--$1,809
Other Expenses$1,782--$1,782
Office Expenses-$205-$205
Total Functional Expenses$181,136$36,774$0$217,910
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
Subject to proxy tax
No
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Backup withholding compliance
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
No
Key decisions subject to board approval
No
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 3

“The board has hired horizon management to oversee management of the rental projects.”

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

“The management agent and the board reviews form 990 and the financial statement.”

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

“All board members are required to notify the board of potential conflicts, which are then provided to the management agency and agency.”

Form 990, Part VI, Section C, Line 19

“Documents are available upon request.”

Filing and Contact Details

Filer

Filer Name
Woodco Housing Inc
EIN
51-0172571
Phone
6087842935
Address
224 SIXTH STREET NORTH PO BOX 282, LA CROSSE, WI 54602-2829

Signing Officer

Name
Denise Loveland
Title
Management Agent
Phone
6087842935
Signed
2025-11-18
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Denise Loveland
Formed
1988
Legal Domicile
Wi
Voting Board Members
6
Independent Board Members
6
Employees
0
Volunteers
0

Preparer

Firm
Hawkins Ash Cpas Llp
Address
500 S SECOND STREET SUITE 200, LA CROSSE, WI 54601
Preparer
Brittany F Leonard
Phone
6087847737
Supplemental Narrative

Additional Explanations

Form 990, Part IX, Line 11G

“Maintenance mangement contract: program service expenses 19,758. Management and general expenses 0. Fundraising expenses 0. Total expenses 19,758. Property maintenance contract: program service expenses 3,627. Management and general expenses 0. Fundraising expenses 0. Total expenses 3,627.”

FORM 990, PART XII, LINE 2C:

“The process has not changed from the prior year.”

Financial Statement Notes

PART IV, LINE 1B:

“Tenant security deposits - $14,047”

Raw XML Appendix353 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.

Path#Value
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IRS990/Desc0TO PROVIDE AFFORDABLE HOUSING FOR SENIOR CITIZENS AND INDIVIDUALS AND FAMILIES HAVING LOW TO MODERATE INCOME LIVING IN RURAL AREAS. WOODCO HAS 36 APARTMENTS AND OCCUPANCY IS NEAR 100%. RENTAL ASSISTANCE AND INTEREST SUBSIDIES ARE PROVIDED BY THE USDA.
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IRS990/QuidProQuoContributionsInd00
IRS990/ReconcilationRevenueExpnssAmt011030
IRS990/RegularMonitoringEnfrcInd01
IRS990/RelatedEntityInd00
IRS990/RelatedOrganizationCtrlEntInd00
IRS990/ReportInvestmentsOtherSecInd00
IRS990/ReportLandBuildingEquipmentInd01
IRS990/ReportOtherAssetsInd00
IRS990/ReportOtherLiabilitiesInd00
IRS990/ReportProgramRelatedInvstInd00
IRS990/RevenueAmt0228877
IRS990/SavingsAndTempCashInvstGrp/BOYAmt0127482
IRS990/SavingsAndTempCashInvstGrp/EOYAmt0120225
IRS990/ScheduleBRequiredInd00
IRS990ScheduleD/AgentTrusteeEtcInd01
IRS990ScheduleD/BuildingsGrp/BookValueAmt0119038
IRS990ScheduleD/BuildingsGrp/DepreciationAmt0896088
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt01015126
IRS990ScheduleD/EquipmentGrp/BookValueAmt02054
IRS990ScheduleD/EquipmentGrp/DepreciationAmt03863
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt05917
IRS990ScheduleD/InclEscrowCustodialAcctLiabInd00
IRS990ScheduleD/LandGrp/BookValueAmt012892
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt012892
IRS990ScheduleD/LeaseholdImprovementsGrp/BookValueAmt03346
IRS990ScheduleD/LeaseholdImprovementsGrp/DepreciationAmt087367
IRS990ScheduleD/LeaseholdImprovementsGrp/OtherCostOrOtherBasisAmt090713
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt0855186
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt0855186
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0TENANT SECURITY DEPOSITS - $14,047
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0PART IV, LINE 1B:
IRS990ScheduleD/TotalBookValueLandBuildingsAmt0992516
IRS990/ScheduleJRequiredInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE BOARD HAS HIRED HORIZON MANAGEMENT TO OVERSEE MANAGEMENT OF THE RENTAL PROJECTS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE MANAGEMENT AGENT AND THE BOARD REVIEWS FORM 990 AND THE FINANCIAL STATEMENT.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2ALL BOARD MEMBERS ARE REQUIRED TO NOTIFY THE BOARD OF POTENTIAL CONFLICTS, WHICH ARE THEN PROVIDED TO THE MANAGEMENT AGENCY AND AGENCY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3DOCUMENTS ARE AVAILABLE UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4MAINTENANCE MANGEMENT CONTRACT: PROGRAM SERVICE EXPENSES 19,758. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 19,758. PROPERTY MAINTENANCE CONTRACT: PROGRAM SERVICE EXPENSES 3,627. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 3,627.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5THE PROCESS HAS NOT CHANGED FROM THE PRIOR YEAR.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION A, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION B, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PART VI, SECTION C, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PART IX, LINE 11G
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5FORM 990, PART XII, LINE 2C:
IRS990/SchoolOperatingInd00
IRS990/SignificantChangeInd00
IRS990/SignificantNewProgramSrvcInd00
IRS990/StatesWhereCopyOfReturnIsFldCd0WI
IRS990/SubjectToExcsTaxNetInvstIncInd00
IRS990/SubjectToProxyTaxInd00
IRS990/SubjToTaxRmnrtnExPrchtPymtInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TerminateOperationsInd00
IRS990/TotalAssetsBOYAmt01169543
IRS990/TotalAssetsEOYAmt01189320
IRS990/TotalAssetsGrp/BOYAmt01169543
IRS990/TotalAssetsGrp/EOYAmt01189320
IRS990/TotalCompGreaterThan150KInd00
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt036774
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt0181136
IRS990/TotalFunctionalExpensesGrp/TotalAmt0217910
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt01410242
IRS990/TotalLiabilitiesEOYAmt01418989
IRS990/TotalLiabilitiesGrp/BOYAmt01410242
IRS990/TotalLiabilitiesGrp/EOYAmt01418989
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt0-240699
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt0-229669
IRS990/TotalOtherCompensationAmt00
IRS990/TotalProgramServiceExpensesAmt0181136
IRS990/TotalProgramServiceRevenueAmt0228877
IRS990/TotalReportableCompFromOrgAmt00
IRS990/TotalRevenueGrp/ExclusionAmt063
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0228877
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0228940
IRS990/TotalRevenueGrp/UnrelatedBusinessRevenueAmt00
IRS990/TotalVolunteersCnt00
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt01169543
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt01189320
IRS990/TotReportableCompRltdOrgAmt00
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd00
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt0224 SIXTH STREET NORTH PO BOX 2829
IRS990/USAddress/CityNm0LA CROSSE
IRS990/USAddress/StateAbbreviationCd0WI
IRS990/USAddress/ZIPCd0546022829
IRS990/VotingMembersGoverningBodyCnt06
IRS990/VotingMembersIndependentCnt06
IRS990/WebsiteAddressTxt0N/A
IRS990/WhistleblowerPolicyInd00
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd01
ReturnHeader/BusinessOfficerGrp/PersonNm0DENISE LOVELAND
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0MANAGEMENT AGENT
ReturnHeader/BusinessOfficerGrp/PhoneNum06087842935
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-11-18
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0WOODCO HOUSING INC
ReturnHeader/Filer/BusinessName/BusinessNameLine2Txt0C/O HORIZON MANAGEMENT GROUP
ReturnHeader/Filer/BusinessNameControlTxt0WOOD
ReturnHeader/Filer/EIN0510172571
ReturnHeader/Filer/PhoneNum06087842935
ReturnHeader/Filer/USAddress/AddressLine1Txt0224 SIXTH STREET NORTH PO BOX 282
ReturnHeader/Filer/USAddress/CityNm0LA CROSSE
ReturnHeader/Filer/USAddress/StateAbbreviationCd0WI
ReturnHeader/Filer/USAddress/ZIPCd0546022829
ReturnHeader/IRSResponsiblePrtyInfoCurrInd01
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0390912608
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0HAWKINS ASH CPAS LLP
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt0500 S SECOND STREET SUITE 200
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0LA CROSSE
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0WI
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd054601
ReturnHeader/PreparerPersonGrp/PhoneNum06087847737
ReturnHeader/PreparerPersonGrp/PreparationDt02025-11-17
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0BRITTANY F LEONARD
ReturnHeader/ReturnTs02025-11-18T11:31:05-06:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02024-01-01
ReturnHeader/TaxPeriodEndDt02024-12-31
ReturnHeader/TaxYr02024

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