Civic Intelligence

Culpepper Garden III Incorporated

EIN 54-1873290 • 501(c)3 • Arlington, VA

Profile

To provide low income housing units and supportive services for elderly tenants over the age of 62. Culpepper garden iii does not discriminate on the basis of race, sex, elderliness, religion, or national origin.

4435 N Pershing DriveArlington, VA 22203-2748

www.culpeppergarden.org

Siviq Scores

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

Liabilities / Assets

98th percentile

1.86x

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

501(c)3 • $1M-$5M nonprofits • Source year 2025

Liabilities / Revenue

91st percentile

1.42x

Higher debt load relative to revenue than 91% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Net Margin

30th percentile

-3.9%

Higher net margin than 30% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Top Officer Pay

40th percentile

$0

Higher top officer pay than 40% of similar nonprofits.

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

501(c)3 • $1M-$5M nonprofits • Source year 2025

Asset Growth

21st percentile

-6.8%

Faster asset growth than 21% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Revenue Growth

50th percentile

7.4%

Faster revenue growth than 50% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets98th percentile

Assets

Down

$3,641,482

Down $264,210 (-6.8%) from 2024

Liabilities

Down

$6,778,486

Down $76,878 (-1.1%) from 2024

Net Assets

Down

-$3,137,004

Down $187,332 (-6.4%) from 2024

Operations
Liabilities / Revenue91st percentileNet Margin30th percentile

Revenue

Up

$4,758,294

Up $325,799 (+7.4%) from 2024

Expenses

Up

$4,945,626

Up $141,861 (+3.0%) from 2024

Net Income

Up

-$187,332

Up $183,938 (+50%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth21st percentile

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

$10M$5.0M$0-$5.0MAssets 2011: $5,527,176Liabilities 2011: $6,733,964Net Assets 2011: -$1,206,7882011Assets 2012: $5,322,597Liabilities 2012: $6,686,073Net Assets 2012: -$1,363,4762012Assets 2013: $5,202,390Liabilities 2013: $6,686,178Net Assets 2013: -$1,483,7882013Assets 2014: $5,098,784Liabilities 2014: $6,748,634Net Assets 2014: -$1,649,8502014Assets 2015: $5,012,544Liabilities 2015: $6,788,997Net Assets 2015: -$1,776,4532015Assets 2016: $4,783,572Liabilities 2016: $6,713,724Net Assets 2016: -$1,930,1522016Assets 2017: $4,758,160Liabilities 2017: $6,761,483Net Assets 2017: -$2,003,3232017Assets 2018: $4,644,600Liabilities 2018: $6,815,565Net Assets 2018: -$2,170,9652018Assets 2019: $4,528,912Liabilities 2019: $6,827,670Net Assets 2019: -$2,298,7582019Assets 2020: $4,327,118Liabilities 2020: $6,847,124Net Assets 2020: -$2,520,0062020Assets 2021: $4,348,861Liabilities 2021: $6,867,257Net Assets 2021: -$2,518,3962021Assets 2022: $4,408,963Liabilities 2022: $6,893,497Net Assets 2022: -$2,484,5342022Assets 2023: $4,176,607Liabilities 2023: $6,755,009Net Assets 2023: -$2,578,4022023Assets 2024: $3,905,692Liabilities 2024: $6,855,364Net Assets 2024: -$2,949,6722024Assets 2025: $3,641,482Liabilities 2025: $6,778,486Net Assets 2025: -$3,137,0042025

Highlighted filing

2025

Assets$3,641,482
Liabilities$6,778,486
Net Assets-$3,137,004
Open 2025 Filing

Operations Trend

Revenue Growth50th percentile

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

$6.0M$4.0M$2.0M$0-$2.0MRevenue 2011: $2,686,921Expenses 2011: $2,868,340Net Income 2011: -$181,4192011Revenue 2012: $2,790,157Expenses 2012: $2,946,845Net Income 2012: -$156,6882012Revenue 2013: $2,886,844Expenses 2013: $3,007,156Net Income 2013: -$120,3122013Revenue 2014: $2,918,692Expenses 2014: $3,084,753Net Income 2014: -$166,0612014Revenue 2015: $2,968,779Expenses 2015: $3,095,382Net Income 2015: -$126,6032015Revenue 2016: $3,009,273Expenses 2016: $3,162,972Net Income 2016: -$153,6992016Revenue 2017: $3,105,778Expenses 2017: $3,178,949Net Income 2017: -$73,1712017Revenue 2018: $3,648,737Expenses 2018: $3,816,367Net Income 2018: -$167,6302018Revenue 2019: $3,676,501Expenses 2019: $3,804,298Net Income 2019: -$127,7972019Revenue 2020: $3,745,141Expenses 2020: $3,966,389Net Income 2020: -$221,2482020Revenue 2021: $3,986,845Expenses 2021: $3,985,235Net Income 2021: $1,6102021Revenue 2022: $4,223,629Expenses 2022: $4,189,767Net Income 2022: $33,8622022Revenue 2023: $4,391,159Expenses 2023: $4,485,027Net Income 2023: -$93,8682023Revenue 2024: $4,432,495Expenses 2024: $4,803,765Net Income 2024: -$371,2702024Revenue 2025: $4,758,294Expenses 2025: $4,945,626Net Income 2025: -$187,3322025

Highlighted filing

2025

Revenue$4,758,294
Expenses$4,945,626
Net Income-$187,332
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$3,641,482
Liabilities
$6,778,486
Net assets
-$3,137,004
Revenue
$4,758,294
Expenses
$4,945,626
Net income
-$187,332
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$3.64$6.78$3.14$4.76$4.95$0.19
2024Detailed filing. Detailed filing data is available for this year.$3.91$6.86$2.95$4.43$4.80$0.37
2023Detailed filing. Detailed filing data is available for this year.$4.18$6.76$2.58$4.39$4.49$0.09
2022Detailed filing. Detailed filing data is available for this year.$4.41$6.89$2.48$4.22$4.19$0.03
2021Detailed filing. Detailed filing data is available for this year.$4.35$6.87$2.52$3.99$3.99$0.00
2020Detailed filing. Detailed filing data is available for this year.$4.33$6.85$2.52$3.75$3.97$0.22
2019Detailed filing. Detailed filing data is available for this year.$4.53$6.83$2.30$3.68$3.80$0.13
2018Detailed filing. Detailed filing data is available for this year.$4.64$6.82$2.17$3.65$3.82$0.17
2017Detailed filing. Detailed filing data is available for this year.$4.76$6.76$2.00$3.11$3.18$0.07
2016Detailed filing. Detailed filing data is available for this year.$4.78$6.71$1.93$3.01$3.16$0.15
2015Detailed filing. Detailed filing data is available for this year.$5.01$6.79$1.78$2.97$3.10$0.13
2014Summary only. Only limited summary data is available for this year.$5.10$6.75$1.65$2.92$3.08$0.17
2013Summary only. Only limited summary data is available for this year.$5.20$6.69$1.48$2.89$3.01$0.12
2012Summary only. Only limited summary data is available for this year.$5.32$6.69$1.36$2.79$2.95$0.16
2011Summary only. Only limited summary data is available for this year.$5.53$6.73$1.21$2.69$2.87$0.18
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Oct 16, 2025
Return Version
2024v5.2
Gross Receipts
$4,761,008
Mission and Program Overview

Mission

To provide low income housing units and supportive services for elderly tenants over the age of 62. Culpepper garden iii does not discriminate on the basis of race, sex, elderliness, religion, or national origin.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$3,382,862$3,137,367▼ $245,495
Investments Program Related$341,046$282,410▼ $58,636
Cash and Non-Interest-Bearing Accounts$34,257$122,045▲ $87,788
Accounts Receivable$90,008$90,620▲ $612
Inventories for Sale or Use$10,133$7,444▼ $2,689
Prepaid Expenses and Deferred Charges$1,188$1,330▲ $142
Savings and Temporary Cash Investments$46,198$266▼ $45,932
Total Assets$3,905,692$3,641,482▼ $264,210
Liabilities
Mortgage Notes Payable Secured by Investment Property$6,550,900$6,550,900→ $0
Accounts Payable and Accrued Expenses$253,426$192,780▼ $60,646
Deferred Revenue$31,105$17,492▼ $13,613
Other Liabilities$19,933$17,314▼ $2,619
Total Liabilities$6,855,364$6,778,486▼ $76,878
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-2,949,672$-3,137,004▼ $187,332
Total Net Assets Fund Balance$-2,949,672$-3,137,004▼ $187,332
Total Liabilities and Net Assets / Fund Balance$3,905,692$3,641,482▼ $264,210

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$2,720,508$5,041,534$7,762,042
Other Land Buildings$312,343$441,106$753,449
Land$73,486-$73,486
Equipment$31,030$38,646$69,676
Investment Program Related Org$260,033--
Compensation and Service Providers
Top Officer Pay40th percentile

Board Members and Trustees

NameTitle
Charles MengChair
Mary Susan PhilpVice Chair
Peter KantVice Chair
Adam KrischerDirector
Barbara FavolaDirector
Brooke Hammond-perezDirector
Chris SpahrDirector
Emily AbrahamDirector
Kathy CameronDirector
Mesbah MotamedDirector
Micheline Castan-smithDirector
Sandy BushueDirector
Vinh NguyenDirector
Hugh FranklinSecretary
Rafael E RomanTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Coordinated Services Management INCManagement Services3333 PETERS CREEK ROAD, Roanoke, VA 24019$219,868
Revenue and Support

Revenue Composition

Contributions and Grants
$551,375
Program Service Revenue
$4,206,486
Investment Income
$433
Other Revenue
$0
Change in Net Assets
$-187,332

Audited Revenue Reconciliation

Revenue per Audited Statements
$4,758,294
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$2,714
Total Revenue per Audited Statements
$4,761,008
Total Revenue per Form 990
$4,758,294
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Salaries, Compensation, and Employee Benefits$3,255,825
Other Expenses$1,689,801
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$2,688,498--$2,688,498
Occupancy$369,872--$369,872
Other Employee Benefits$367,615--$367,615
Depreciation Depletion$316,824--$316,824
Fees for Services Management-$256,860-$256,860
Payroll Taxes$199,712--$199,712
Office Expenses$43,963$398-$44,361
Fees for Services Accounting-$22,770-$22,770
Other Expenses$99,467$14,952-$14,952
Advertising-$11,433-$11,433
Travel$6,537--$6,537
Fees for Services Legal-$770-$770
Total Functional Expenses$4,638,443$307,183$0$4,945,626

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$4,948,340
Expenses per Audited Statements$4,945,626
Total Expenses per Form 990$4,945,626
Expenses Not Reported on Form 990$2,714
Expenses Not Reported on Financial Statements$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
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Tenant Security Deposits Held in Trust$17,314
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
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
Yes
Other officer compensation reviewed
Yes
Conflict-of-interest policy
Yes
Audited financial statements prepared
Yes
Key decisions subject to board approval
No
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 3

“The entity uses the services of a related party, culpepper garden i, inc., to process their payroll as a common paymaster. All w-2s are issued under the fein of culpepper garden i, inc. The corporation pays a monthly management fee equal to 6% of gross receipts to an independent management agent. In addition, the corporation paid the management agent a financial accounting fee equal to $7.50 per dwelling unit per month.”

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

“It is the practice of the independent auditor to present the form 990 to the entire board of directors. During this meeting, the board is given the opportunity to ask questions related to items presented on the form 990.”

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

“The conflict of interest policy is reviewed with the board at one of the meetings held throughout the year. Any conflicts are identified and required to be disclosed immediately.”

Form 990, Part VI, Section B, Line 15

“As part of the annual budgeting process, all salaries are reviewed for reasonableness and all changes are approved by the board.”

Form 990, Part VI, Section C, Line 19

“The organization makes their conflict of interest policy and financial statements available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Culpepper Garden Iii Incorporated
EIN
54-1873290
Phone
7035280162
Address
4435 N PERSHING DRIVE, ARLINGTON, VA 22203-2748

Signing Officer

Name
Charles Meng
Title
Chair
Phone
7035280162
Signed
2025-10-16
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Charles Meng
Formed
1997
Legal Domicile
Va
Voting Board Members
15
Independent Board Members
15
Employees
115
Volunteers
0

Preparer

Firm
Brown Edwards & Company Llp
Address
3906 ELECTRIC ROAD, ROANOKE, VA 24018
Preparer
Evan Ross
Phone
5403450936
Supplemental Narrative

Additional Explanations

FORM 990, PART XII, LINE 2C:

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

Financial Statement Notes

PART XI, LINE 2D - OTHER ADJUSTMENTS:

“Gain/loss on disposal of assets”

PART XII, LINE 2D - OTHER ADJUSTMENTS:

“Gain/loss on disposal of assets”

Raw XML AppendixShowing 400 of 593 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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