Coastal Housing Corporation

EIN 54-1525662 • 501(c)3 • Christiansburg, VA

Profile

LOW INCOME HOUSING

448 Depot StreetChristiansburg, VA 24073

n/A

Siviq Scores

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

0.28x

Higher debt load relative to assets than 73% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

0.53x

Higher debt load relative to revenue than 82% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

-26%

Higher net margin than 12% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

$505,081

Higher top officer pay than 97% of similar nonprofits.

Top officer pay equals 56.1% of source-year revenue.

501(c)3 • $1M-$5M nonprofits • Source year 2024

-11%

Faster asset growth than 16% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2024

14%

Faster revenue growth than 61% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Balance Sheet

Liabilities / Assets73rd percentile

Assets

Down

$1,686,483

Down $205,271 (-11%) from 2023

Liabilities

$478,204

Up $30,222 (+6.7%) from 2023

Net Assets

Down

$1,208,279

Down $235,493 (-16%) from 2023

Operations

Liabilities / Revenue82nd percentile Net Margin12th percentile

Revenue

$900,605

Up $113,797 (+14%) from 2023

Expenses

$1,136,098

Up $63,553 (+5.9%) from 2023

Net Income

-$235,493

Up $50,244 (+18%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth16th percentile

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

Highlighted filing

2024

Assets$1,686,483

Liabilities$478,204

Net Assets$1,208,279

Open 2024 Filing

Operations Trend

Revenue Growth61st percentile

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

Highlighted filing

2024

Revenue$900,605

Expenses$1,136,098

Net Income-$235,493

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: $1,686,483
Liabilities: $478,204
Net assets: $1,208,279
Revenue: $900,605
Expenses: $1,136,098
Net income: -$235,493

	Balance Sheet			Operations
Year	Assets	Liabilities	Net Assets	Revenue	Expenses	Net Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.	$1.69	$0.48	$1.21	$0.90	$1.14	$0.24
2023Detailed filing. Detailed filing data is available for this year.	$1.89	$0.45	$1.44	$0.79	$1.07	$0.29
2022Detailed filing. Detailed filing data is available for this year.	$2.12	$0.39	$1.73	$0.78	$1.06	$0.28
2021Detailed filing. Detailed filing data is available for this year.	$2.09	$0.09	$2.01	$0.76	$0.85	$0.09
2020Detailed filing. Detailed filing data is available for this year.	$2.18	$0.08	$2.10	$0.75	$0.80	$0.05
2019Detailed filing. Detailed filing data is available for this year.	$2.23	$0.08	$2.15	$0.72	$0.79	$0.07
2018Detailed filing. Detailed filing data is available for this year.	$2.29	$0.07	$2.22	$0.71	$0.78	$0.07
2017Detailed filing. Detailed filing data is available for this year.	$2.37	$0.08	$2.29	$0.68	$0.76	$0.08
2016Detailed filing. Detailed filing data is available for this year.	$2.44	$0.07	$2.37	$0.64	$0.81	$0.16
2015Detailed filing. Detailed filing data is available for this year.	$2.60	$0.06	$2.53	$0.66	$0.89	$0.23
2014Detailed filing. Detailed filing data is available for this year.	$2.85	$0.08	$2.76	$0.64	$0.75	$0.11
2013Detailed filing. Detailed filing data is available for this year.	$3.07	$0.20	$2.87	$0.64	$0.75	$0.10
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.	$3.04	$0.06	$2.97		$0.70
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.	$3.15	$0.12	$3.03		$0.68

Latest Filing Detail

Jump To

Filing Snapshot

Filing Period: Jan 1, 2024 to Dec 31, 2024
Signed: Nov 14, 2025
Return Version: 2024v5.1
Gross Receipts: $900,605

Mission and Program Overview

Mission

LOW INCOME HOUSING

Balance Sheet Detail

Line	Beginning	End	Change
Assets
Land, Buildings, and Equipment, Net	$1,135,738	$1,070,002	▼ $65,736
Prepaid Expenses and Deferred Charges	$33,608	$35,136	▲ $1,528
Accounts Receivable	$38,704	$26,238	▼ $12,466
Cash and Non-Interest-Bearing Accounts	$864	$701	▼ $163
Receivable From Disqualified Prsn	$0	$0	→ $0
Receivables From Officers Etc	$0	$0	→ $0
Investments Other Securities	$0	-	-
Investments Program Related	$0	-	-
Loans From Officers Directors	$0	$0	→ $0
Total Assets	$1,891,754	$1,686,483	▼ $205,271
Other Assets Total	$682,840	$554,406	▼ $128,434
Liabilities
Accounts Payable and Accrued Expenses	$391,256	$403,989	▲ $12,733
Other Liabilities	$52,462	$54,864	▲ $2,402
Deferred Revenue	$4,264	$19,351	▲ $15,087
Total Liabilities	$447,982	$478,204	▲ $30,222
Net Assets / Fund Balance
Net Assets Without Donor Restrictions	$1,443,772	$1,208,279	▼ $235,493
Total Net Assets Fund Balance	$1,443,772	$1,208,279	▼ $235,493
Total Liabilities and Net Assets / Fund Balance	$1,891,754	$1,686,483	▼ $205,271

Asset Categories

Asset	Book Value	Depreciation	Basis
Buildings	$629,919	$4,636,833	$5,266,752
Other Land Buildings	$171,214	$225,699	$396,913
Land	$268,869	-	$268,869
Leasehold Improvements	$0	$78,972	$78,972
Equipment	$0	$19,831	$19,831
Other Assets Org	$248,478	-	-

Compensation and Service Providers

Top Officer Pay97th percentile

Board Members and Trustees

Name	Title
Racquel Reddie	Board Chair
Charles Famuliner	Past Chair
Jeffrey Reed	CEO/President
Ana Castilla	Vice Chair
J Andy Hall	COO
Lance Sutherland	Evp / CFO
Deborah Sherman Lee	Member
Harold Nassau	Member
John Randolph	Member
Nathan Kerr	Member
Shawn McMahon	Member
Susan Sisk	Member

Revenue and Support

Revenue Composition

Contributions and Grants: $0
Program Service Revenue: $894,292
Investment Income: $6,313
Other Revenue: $0
Change in Net Assets: $-235,493

Audited Revenue Reconciliation

Revenue per Audited Statements: $0
Revenue Not Reported on Financial Statements: $0
Revenue Not Reported on Form 990: $0
Other Revenue Adjustments: $0
Total Revenue per Form 990: $0

Expenses and Functional Allocation

Major Expense Lines

Line Item	Amount
Other Expenses	$940,379
Salaries, Compensation, and Employee Benefits	$195,719
Grants and Similar Amounts Paid	$0
Professional Fundraising Fees	$0
Total Fundraising Expense	$0

Functional Expense Allocation

Line Item	Program	Management	Fundraising	Total
Depreciation Depletion	$192,455	$0	-	$192,455
Other Salaries and Wages	$96,849	$42,804	-	$139,653
Insurance	$72,724	$0	-	$72,724
Other Expenses	$68,302	$0	-	$68,302
Fees for Services Management	$0	$67,903	-	$67,903
Other Employee Benefits	$41,387	$0	-	$41,387
Fees for Services Accounting	$20,018	$0	-	$20,018
Office Expenses	$18,037	$0	-	$18,037
Payroll Taxes	$14,679	$0	-	$14,679
Fees for Services Legal	$4,322	$0	-	$4,322
All Other Expenses	$622	$0	$0	$622
Total Functional Expenses	$1,025,391	$110,707	$0	$1,136,098

Audited Expense Reconciliation

Line Item	Amount
Expenses Not Reported on Financial Statements	$0
Expenses Not Reported on Form 990	$0
Expenses per Audited Statements	$0
Other Expense Adjustments	$0
Total Expenses per Form 990	$0

Fundraising, Events, and Gaming

Fundraising activities: No
Gaming activities: No
Professional fundraiser used: No

Fundraising and Gaming Totals

Line Item	Amount
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 Item	Beginning	End	Change
Loans from Officers, Directors, Trustees, and Key Employees	$0	$0	→ $0
Receivables from Disqualified Persons	$0	$0	→ $0
Receivables from Officers, Directors, Trustees, and Key Employees	$0	$0	→ $0

Related Organizations and Partnerships

Related Tax-Exempt Organizations

Organization	Location	Activity	Code	Public Charity	Controlled
Belford Commons Corporation	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No
City Light Development Corp	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No
Community Housing Partners Corporation	Christiansburg, VA	Low-income Housing	501(c)(3)	7	No
Community Housing Partners Corporation of Florida	iverness, FL	lOW-INCOME HOUSING	501(c)(3)	7	No
Ellett Road Apartments Corp	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No
Ephphatha Village Inc	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No
Galax Community Apartments Corp	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No
Giles Community Apartments Corp	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No
Greenbrier Woods Corp	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No
Wytheville Community Apartment	Christiansburg, VA	Low-income Housing	501(c)(3)	10	No
somerset court apartments inc	cHRISTIANSBURG, VA	lOW-INCOME HOUSING	501(c)(3)	10	No
woodland park apartments of hickory inc	cHRISTIANSBURG, VA	lOW-INCOME HOUSING	501(c)(3)	10	No

Related Partnerships and Joint Ventures

Organization	Location	Activity	Income	Assets	Ownership	Managing Partner
Amherst-rutledge Hills LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Apartments at Kingsridge 2 LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Apartments at Kingsridge 3 LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Apartments at Kingsridge LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Atrium Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Battleground Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Belleville Meadows LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Bettie Davis LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Blue Ridge Commons Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Central City Homes Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Checed Warwick Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Chpc-dolly Ann LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Chpc-old Farm Village LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
College Hill Homes Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Cumberland Court Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Dinwiddie-sentry Woods LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Farmville-parkview Gardens LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Friendship Village Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Halifax-honeytree Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Highland Avenue LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Hilltop Homes LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Holly Court Senior Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Hunting Hills Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Johnson Williams LP	Christiansburg, VA	Low-income Housing	-	-	-	No
Kippax Place Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Langston Park Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Laurel Woods Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Lexington-hilltop Historic LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Mt Sterling Main Cross LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Newport News-warwick Sro LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Northway Family LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Oak Hill-davidson LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Ocean Bridge Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Ocean Terrace Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Orange-spicers Mill LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Patrick-Cedar Square LP	Christiansburg, VA	Low-income Housing	-	-	-	No
Pearisburg Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Petersburg Woodvale Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Planters Woods South Hill LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Portsmouth-afton Square Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Powell Valley Jonesville Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Primrose Place Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Pulaski-meadowview Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
SUL Tranquility Lakes LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Smithfield-church Manor Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Smoke Ridge LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Spotsylvania-courthouse Green LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Tappahannock-rappahannock Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
The Apartments at Overlook Terrace LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
The Apartments at Rivermont LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Townsquare at Dumfries Bond LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Trinity Court Redevelopment LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Van Story Branch Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Virginia Beach Development Association LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Virginia Beach-friendship Village LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Warsaw-college Green I LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Warsaw-college Green Ii LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Wellesley Commons Apartments LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Williamsburg-lafayette Elderly LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Williamsburg-lafayette Square LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Williamsburg-lafayette Village Family LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Yorktown-rivermeade Ii LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Yorktown-rivermeade LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Yorktown-yorkshire Lp	Christiansburg, VA	Low-income Housing	-	-	-	No
Yorktown-yorktown Square I LLC	Christiansburg, VA	Low-income Housing	-	-	-	No
Yorktown-yorktown Square Ii LLC	Christiansburg, VA	Low-income Housing	-	-	-	No

Debt and Bond Financing

Other Reported Liabilities

Liability	Amount
Federal Income Taxes	$54,864
Security Deposit Liability	-

Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant: No
Annual disclosure for covered persons: Yes
Audit committee: 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: Yes
Key decisions subject to board approval: No
Management duties delegated: No

Governance Explanations

Form 990, Part VI, Line 11B Review of form 990 by governing body

“The board approves the 990.”

Form 990, Part VI, Line 12C Conflict of interest policy

“The Organization follows the conflict of interest policy of its parent organization.”

Form 990, Part VI, Line 19 Required documents available to the public

“Documents are available for public inspection at the main office.”

Filing and Contact Details

Filer

Filer Name: Coastal Housing Corporation
EIN: 54-1525662
Phone: 5403822002
Address: 448 Depot Street, Christiansburg, VA 24073

Signing Officer

Name: Jeffrey Reed
Title: President
Signed: 2025-11-14
Discuss with paid preparer: Yes

Organization Details

Formed: 2001
Legal Domicile: Va
Voting Board Members: 9
Independent Board Members: 9
Employees: 0
Volunteers: 0

Preparer

Firm: Forvis Mazars LLP
Address: 4161 Piedmont Parkway Suite 310, Greensboro, NC 27410
Preparer: Kevin Rayfield
Phone: 3368895156

Supplemental Narrative

Financial Statement Notes

Schedule D, Part X, Line 2 FIN 48 (ASC 740) footnote

“The Organization is exempt from federal and state income taxes under Section 501(c)(3) of the Internal Revenue Code and the tax statutes of the Commonwealth of Virginia; accordingly, the accompanying financial statements do not reflect a provision or liability for federal and state income taxes.”

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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/PersonNm	4	John Randolph
IRS990/Form990PartVIISectionAGrp/PersonNm	5	Nathan Kerr
IRS990/Form990PartVIISectionAGrp/PersonNm	6	Racquel Reddie
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IRS990/Form990PartVIISectionAGrp/PersonNm	8	Susan Sisk
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