Civic Intelligence

Wytheville Community Apartments

EIN 54-1579970 • 501(c)4 • 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.

Liabilities / Assets

80th percentile

0.12x

Higher debt load relative to assets than 80% of similar nonprofits.

501(c)4 • <$500k nonprofits • Source year 2024

Liabilities / Revenue

89th percentile

0.37x

Higher debt load relative to revenue than 89% of similar nonprofits.

501(c)4 • <$500k nonprofits • Source year 2024

Net Margin

24th percentile

-17%

Higher net margin than 24% of similar nonprofits.

501(c)4 • <$500k nonprofits • Source year 2024

Top Officer Pay

100th percentile

$505,081

Higher top officer pay than 100% of similar nonprofits.

Top officer pay equals 613.5% of source-year revenue.

501(c)4 • <$500k nonprofits • Source year 2024

Asset Growth

38th percentile

-8.6%

Faster asset growth than 38% of similar nonprofits.

501(c)4 • <$500k nonprofits • Annualized from 2023 to 2024

Revenue Growth

59th percentile

4.0%

Faster revenue growth than 59% of similar nonprofits.

501(c)4 • <$500k nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets80th percentile

Assets

Down

$251,090

Down $23,543 (-8.6%) from 2023

Liabilities

Down

$30,446

Down $9,604 (-24%) from 2023

Net Assets

Down

$220,644

Down $13,939 (-5.9%) from 2023

Operations
Liabilities / Revenue89th percentileNet Margin24th percentile

Revenue

Up

$82,325

Up $3,168 (+4.0%) from 2023

Expenses

Up

$96,264

Up $4,050 (+4.4%) from 2023

Net Income

Down

-$13,939

Down $882 (-6.8%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth38th percentile

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

$600K$400K$200K$0Assets 2011: $411,322Liabilities 2011: $8,767Net Assets 2011: $402,5552011Assets 2012: $386,246Liabilities 2012: $9,028Net Assets 2012: $377,2182012Assets 2013: $368,967Liabilities 2013: $8,809Net Assets 2013: $360,1582013Assets 2015: $333,535Liabilities 2015: $6,661Net Assets 2015: $326,8742015Assets 2016: $314,906Liabilities 2016: $7,502Net Assets 2016: $307,4042016Assets 2017: $308,906Liabilities 2017: $14,198Net Assets 2017: $294,7082017Assets 2018: $282,607Liabilities 2018: $6,527Net Assets 2018: $276,0802018Assets 2019: $269,421Liabilities 2019: $7,411Net Assets 2019: $262,0102019Assets 2020: $254,566Liabilities 2020: $8,357Net Assets 2020: $246,2092020Assets 2021: $256,842Liabilities 2021: $8,799Net Assets 2021: $248,0432021Assets 2022: $266,725Liabilities 2022: $19,085Net Assets 2022: $247,6402022Assets 2023: $274,633Liabilities 2023: $40,050Net Assets 2023: $234,5832023Assets 2024: $251,090Liabilities 2024: $30,446Net Assets 2024: $220,6442024

Highlighted filing

2024

Assets$251,090
Liabilities$30,446
Net Assets$220,644
Open 2024 Filing

Operations Trend

Revenue Growth59th percentile

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

$100K$50K$0-$50KExpenses 2011: $66,7522011Revenue 2012: $51,420Expenses 2012: $76,757Net Income 2012: -$25,3372012Revenue 2013: $50,909Expenses 2013: $67,969Net Income 2013: -$17,0602013Revenue 2015: $51,085Expenses 2015: $69,400Net Income 2015: -$18,3152015Revenue 2016: $63,606Expenses 2016: $83,076Net Income 2016: -$19,4702016Revenue 2017: $64,888Expenses 2017: $77,584Net Income 2017: -$12,6962017Revenue 2018: $67,503Expenses 2018: $86,131Net Income 2018: -$18,6282018Revenue 2019: $67,623Expenses 2019: $81,693Net Income 2019: -$14,0702019Revenue 2020: $72,576Expenses 2020: $88,377Net Income 2020: -$15,8012020Revenue 2021: $73,588Expenses 2021: $71,754Net Income 2021: $1,8342021Revenue 2022: $76,809Expenses 2022: $77,212Net Income 2022: -$4032022Revenue 2023: $79,157Expenses 2023: $92,214Net Income 2023: -$13,0572023Revenue 2024: $82,325Expenses 2024: $96,264Net Income 2024: -$13,9392024

Highlighted filing

2024

Revenue$82,325
Expenses$96,264
Net Income-$13,939
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$251,090
Liabilities
$30,446
Net assets
$220,644
Revenue
$82,325
Expenses
$96,264
Net income
-$13,939
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$2.51$0.30$2.21$0.82$0.96$0.14
2023Detailed filing. Detailed filing data is available for this year.$2.75$0.40$2.35$0.79$0.92$0.13
2022Detailed filing. Detailed filing data is available for this year.$2.67$0.19$2.48$0.77$0.77$0.00
2021Detailed filing. Detailed filing data is available for this year.$2.57$0.09$2.48$0.74$0.72$0.02
2020Detailed filing. Detailed filing data is available for this year.$2.55$0.08$2.46$0.73$0.88$0.16
2019Detailed filing. Detailed filing data is available for this year.$2.69$0.07$2.62$0.68$0.82$0.14
2018Detailed filing. Detailed filing data is available for this year.$2.83$0.07$2.76$0.68$0.86$0.19
2017Detailed filing. Detailed filing data is available for this year.$3.09$0.14$2.95$0.65$0.78$0.13
2016Summary only. Only limited summary data is available for this year.$3.15$0.08$3.07$0.64$0.83$0.19
2015Summary only. Only limited summary data is available for this year.$3.34$0.07$3.27$0.51$0.69$0.18
2013Summary only. Only limited summary data is available for this year.$3.69$0.09$3.60$0.51$0.68$0.17
2012Summary only. Only limited summary data is available for this year.$3.86$0.09$3.77$0.51$0.77$0.25
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.11$0.09$4.03$0.67
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
$82,325
Mission and Program Overview

Mission

LOW INCOME HOUSING

To Build And Operate A 10-Unit Low-Income Housing Apartment Project In Wytheville, Virginia

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$167,963$161,404▼ $6,559
Prepaid Expenses and Deferred Charges$1,692$1,778▲ $86
Accounts Receivable$1,339$59▼ $1,280
Cash and Non-Interest-Bearing Accounts$0$0→ $0
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$274,633$251,090▼ $23,543
Other Assets Total$103,639$87,849▼ $15,790
Liabilities
Accounts Payable and Accrued Expenses$35,991$27,775▼ $8,216
Other Liabilities$2,068$2,289▲ $221
Deferred Revenue$1,991$382▼ $1,609
Total Liabilities$40,050$30,446▼ $9,604
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$234,583$220,644▼ $13,939
Total Net Assets Fund Balance$234,583$220,644▼ $13,939
Total Liabilities and Net Assets / Fund Balance$274,633$251,090▼ $23,543

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$90,697$597,688$688,385
Equipment$17,901$23,933$41,834
Leasehold Improvements$23,077$7,333$30,410
Land$29,729-$29,729
Other Assets Org$3,514--
Compensation and Service Providers
Top Officer Pay100th percentile

Board Members and Trustees

NameTitle
Racquel ReddieBoard Chair
Charles FamulinerPast Chair
Jeffrey ReedCEO/President
Ana CastillaVice Chair
J Andy HallCOO
Lance SutherlandEvp / CFO
Deborah Sherman LeeMember
Harold NassauMember
John RandolphMember
Nathan KerrMember
Shawn McMahonMember
Susan SiskMember
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$82,096
Investment Income
$229
Other Revenue
$0
Change in Net Assets
$-13,939

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 ItemAmount
Other Expenses$64,757
Salaries, Compensation, and Employee Benefits$31,507
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Comp Disqual Persons$23,853--$23,853
Depreciation Depletion$12,864--$12,864
Fees for Services Management$10,042--$10,042
Other Employee Benefits$5,777--$5,777
Office Expenses$4,495--$4,495
Insurance$3,027--$3,027
Fees for Services Accounting$3,019--$3,019
Payroll Taxes$1,877--$1,877
Other Expenses$256--$256
All Other Expenses$227$0$0$227
Fees for Services Legal$148--$148
Advertising$28--$28
Total Functional Expenses$96,264$0$0$96,264

Audited Expense Reconciliation

Line ItemAmount
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 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
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
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Federal Income Taxes$2,289
Tenant 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
Wytheville Community Apartments Corporation
EIN
54-1579970
Phone
5403822002
Address
448 Depot Street, Christiansburg, VA 24073

Signing Officer

Name
Jeffrey Reed
Title
President
Signed
2025-11-14
Discuss with paid preparer
No

Organization Details

Formed
1990
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.”

Raw XML AppendixShowing 400 of 2,108 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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IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0The 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.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0Schedule D, Part X, Line 2 FIN 48 (ASC 740) footnote
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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm0Jeffrey Reed
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm1J Andy Hall
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm2Lance Sutherland
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt0CEO/President
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt1COO
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt2EVP / CFO
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IRS990ScheduleJ/SupplementalInformationDetail/ExplanationTxt0Community Housing Partners Corporation's Board Collects Independent Data on compensation from other like organizations and approves compensation for the CEO, CFO, COO and Vice-presidents.

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