Civic Intelligence

Mosaic Development Group

EIN 56-0883684 • 501(c)3 • Davidson, NC

Profile

To enhance communities and improve lives through diverse housing and economic development solutions. Mosaic believes that high quality housing for a variety of incomes is a catalyst for vibrant, healthy communities. Their vision is that everyone has access to high quality housing, in thriving communities that offer a variety of jobs and services.

445 S Main Street Suite 400Davidson, NC 28036

mosaicdevelopmentgroup.org

Siviq Scores

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

Liabilities / Assets

58th percentile

0.26x

Higher debt load relative to assets than 58% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Liabilities / Revenue

81st percentile

1.05x

Higher debt load relative to revenue than 81% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Net Margin

79th percentile

27%

Higher net margin than 79% of similar nonprofits.

501(c)3 • $10M-$25M 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

5th percentile

-21%

Faster asset growth than 5% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Revenue Growth

79th percentile

30%

Faster revenue growth than 79% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Assets

Down

$13,825,405

Down $3,759,888 (-21%) from 2023

Liabilities

Down

$3,556,503

Down $4,500,771 (-56%) from 2023

Net Assets

Up

$10,268,902

Up $740,883 (+7.8%) from 2023

Revenue

Up

$3,390,095

Up $778,267 (+30%) from 2023

Expenses

Down

$2,461,636

Down $223,840 (-8.3%) from 2023

Net Income

Up

$928,459

Up $1,002,107 (+1361%) from 2023

Trend Graphs

Balance Sheet Trend

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

$20M$15M$10M$5.0M$0Assets 2011: $3,227,527Liabilities 2011: $2,037,792Net Assets 2011: $1,189,7352011Assets 2012: $4,305,342Liabilities 2012: $2,812,270Net Assets 2012: $1,493,0722012Assets 2013: $4,298,451Liabilities 2013: $2,798,743Net Assets 2013: $1,499,7082013Assets 2014: $3,666,783Liabilities 2014: $2,184,890Net Assets 2014: $1,481,8932014Assets 2015: $3,996,009Liabilities 2015: $2,187,744Net Assets 2015: $1,808,2652015Assets 2016: $3,873,924Liabilities 2016: $2,223,068Net Assets 2016: $1,650,8562016Assets 2017: $4,430,664Liabilities 2017: $2,625,403Net Assets 2017: $1,805,2612017Assets 2018: $4,513,207Liabilities 2018: $2,261,738Net Assets 2018: $2,251,4692018Assets 2019: $13,079,598Liabilities 2019: $6,456,123Net Assets 2019: $6,623,4752019Assets 2020: $10,983,237Liabilities 2020: $4,921,360Net Assets 2020: $6,061,8772020Assets 2021: $17,779,352Liabilities 2021: $8,641,731Net Assets 2021: $9,137,6212021Assets 2022: $17,811,638Liabilities 2022: $8,159,813Net Assets 2022: $9,651,8252022Assets 2023: $17,585,293Liabilities 2023: $8,057,274Net Assets 2023: $9,528,0192023Assets 2024: $13,825,405Liabilities 2024: $3,556,503Net Assets 2024: $10,268,9022024

Highlighted filing

2024

Assets$13,825,405
Liabilities$3,556,503
Net Assets$10,268,902

Operations Trend

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

$4.0M$3.0M$2.0M$1.0M$0-$1.0MRevenue 2011: $722,564Expenses 2011: $714,026Net Income 2011: $8,5382011Revenue 2012: $875,447Expenses 2012: $796,109Net Income 2012: $79,3382012Revenue 2013: $930,421Expenses 2013: $892,618Net Income 2013: $37,8032013Revenue 2014: $703,710Expenses 2014: $778,852Net Income 2014: -$75,1422014Revenue 2015: $1,006,946Expenses 2015: $848,601Net Income 2015: $158,3452015Revenue 2016: $721,954Expenses 2016: $879,363Net Income 2016: -$157,4092016Revenue 2017: $932,824Expenses 2017: $918,843Net Income 2017: $13,9812017Revenue 2018: $1,358,961Expenses 2018: $835,253Net Income 2018: $523,7082018Revenue 2019: $3,097,370Expenses 2019: $1,992,512Net Income 2019: $1,104,8582019Revenue 2020: $2,182,288Expenses 2020: $1,482,836Net Income 2020: $699,4522020Revenue 2021: $3,061,867Expenses 2021: $2,475,926Net Income 2021: $585,9412021Revenue 2022: $3,157,936Expenses 2022: $2,643,732Net Income 2022: $514,2042022Revenue 2023: $2,611,828Expenses 2023: $2,685,476Net Income 2023: -$73,6482023Revenue 2024: $3,390,095Expenses 2024: $2,461,636Net Income 2024: $928,4592024

Highlighted filing

2024

Revenue$3,390,095
Expenses$2,461,636
Net Income$928,459

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$13.8$3.56$10.3$3.39$2.46$0.93
2023Detailed filing. Detailed filing data is available for this year.$17.6$8.06$9.53$2.61$2.69$0.07
2022Detailed filing. Detailed filing data is available for this year.$17.8$8.16$9.65$3.16$2.64$0.51
2021Detailed filing. Detailed filing data is available for this year.$17.8$8.64$9.14$3.06$2.48$0.59
2020Detailed filing. Detailed filing data is available for this year.$11.0$4.92$6.06$2.18$1.48$0.70
2019Detailed filing. Detailed filing data is available for this year.$13.1$6.46$6.62$3.10$1.99$1.10
2018Detailed filing. Detailed filing data is available for this year.$4.51$2.26$2.25$1.36$0.84$0.52
2017Detailed filing. Detailed filing data is available for this year.$4.43$2.63$1.81$0.93$0.92$0.01
2016Detailed filing. Detailed filing data is available for this year.$3.87$2.22$1.65$0.72$0.88$0.16
2015Detailed filing. Detailed filing data is available for this year.$4.00$2.19$1.81$1.01$0.85$0.16
2014Detailed filing. Detailed filing data is available for this year.$3.67$2.18$1.48$0.70$0.78$0.08
2013Summary only. Only limited summary data is available for this year.$4.30$2.80$1.50$0.93$0.89$0.04
2012Summary only. Only limited summary data is available for this year.$4.31$2.81$1.49$0.88$0.80$0.08
2011Summary only. Only limited summary data is available for this year.$3.23$2.04$1.19$0.72$0.71$0.01
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 13, 2025
Return Version
2024v5.2
Gross Receipts
$11,023,883
Mission and Program Overview

Mission

To enhance communities and improve lives through diverse housing and economic development solutions. Mosaic believes that high quality housing for a variety of incomes is a catalyst for vibrant, healthy communities. Their vision is that everyone has access to high quality housing, in thriving communities that offer a variety of jobs and services.

Balance Sheet Detail
LineBeginningEndChange
Assets
Savings and Temporary Cash Investments$2,455,395$6,966,191▲ $4,510,796
Other Notes and Loans Receivable, Net$4,535,590$3,810,265▼ $725,325
Land, Buildings, and Equipment, Net$8,301,631$1,344,624▼ $6,957,007
Cash and Non-Interest-Bearing Accounts$338,796$272,673▼ $66,123
Accounts Receivable$157,641$90,771▼ $66,870
Prepaid Expenses and Deferred Charges$64,439$41,362▼ $23,077
Intangible Assets$345$7,724▲ $7,379
Total Assets$17,585,293$13,825,405▼ $3,759,888
Other Assets Total$1,731,456$1,291,795▼ $439,661
Liabilities
Other Liabilities$7,122,194$2,805,093▼ $4,317,101
Deferred Revenue$691,305$677,273▼ $14,032
Accounts Payable and Accrued Expenses$243,775$74,137▼ $169,638
Total Liabilities$8,057,274$3,556,503▼ $4,500,771
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$9,528,019$10,268,902▲ $740,883
Total Net Assets Fund Balance$9,528,019$10,268,902▲ $740,883
Total Liabilities and Net Assets / Fund Balance$17,585,293$13,825,405▼ $3,759,888

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,255,280$13,095$1,268,375
Equipment$42,344$23,136$65,480
Land$47,000-$47,000
Other Assets Org$314,402--
Compensation and Service Providers

Employees

NameTitleFull / Part TimeBaseOtherTotal
William BolstadExecutive DirectorFT$196,707$17,705$214,412
Jill V WeaverAccounting ManagerFT$141,557$22,692$164,249
Jimmy RoysterSenior Project ManagerFT$148,436$14,336$162,772
Lisa LemosAsset ManagerFT$118,855$21,034$139,889

Board Members and Trustees

NameTitle
Cari JonesBoard Chair
Kim GrahamBoard Vice Chair
David GitlinBoard Member
Jeff StaudingerBoard Member
Kory JeterBoard Member
Latonya ShoafBoard Member
Shaun GoldenBoard Member
Sheryl FortuneBoard Member
Veronica ClemmonsBoard Member
Mary Reca ToddBoard Secretary
Tammie RhodesBoard Treasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$26,350
Program Service Revenue
$1,953,623
Investment Income
$1,361,013
Other Revenue
$49,109
All Other Contributions
$26,350
Change in Net Assets
$928,459

Audited Revenue Reconciliation

Revenue per Audited Statements
$3,390,095
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$3,390,095
Total Revenue per Form 990
$3,390,095
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,603,717
Salaries, Compensation, and Employee Benefits$857,919
Total Fundraising Expense$29,906
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$454,790$40,279$17,212$512,281
Current Officers, Directors, Trustees, and Key Employees$175,069$15,737$5,901$196,707
All Other Expenses$159,603$7,672$490$167,765
Other Expenses$152,872--$152,872
Occupancy$69,470$16,920$1,332$87,722
Other Employee Benefits$55,430$20,016$1,540$76,986
Payroll Taxes$46,879$4,138$1,596$52,613
Fees for Services Other$31,717--$31,717
Fees for Services Accounting$22,176$3,960$264$26,400
Fees for Services Legal$12,313$8,153$745$21,211
Pension Plan Contributions$13,919$5,027$386$19,332
Office Expenses$6,260$5,681$158$12,099
Travel$8,648$389$30$9,067
Depreciation Depletion$5,433$1,960$151$7,544
Insurance$3,623$1,309$101$5,033
Interest-$390-$390
Total Functional Expenses$2,300,099$131,631$29,906$2,461,636

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$2,461,636
Total Expenses per Audited Statements$2,461,636
Total Expenses per Form 990$2,461,636
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on 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
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Notes Payable$2,805,093
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
No

Governance Explanations

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

Form 990 is reviewed by all board members prior to filing.

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

At each board meeting, the board members confirm that there are no conflicts of interest.

Form 990, Part VI, Section B, Line 15

The executive committee completes the executive director performance appraisal and determines the salary of the executive director by the polling of other not for profit organizations.

Form 990, Part VI, Section C, Line 19

Available upon written request.

Filing and Contact Details

Filer

Filer Name
Mosaic Development Group
EIN
56-0883684
Phone
7043423316
Address
445 S MAIN STREET SUITE 400, DAVIDSON, NC 28036

Signing Officer

Name
William Bolstad
Title
Executive Director
Phone
7043423316
Signed
2025-11-13
Discuss with paid preparer
Yes

Organization Details

Principal Officer
William Bolstad
Formed
1966
Legal Domicile
Nc
Voting Board Members
11
Independent Board Members
11
Employees
8
Volunteers
11

Preparer

Firm
Bernard Robinson & Company Llp
Address
PO BOX 19608, GREENSBORO, NC 27419-9608
Preparer
Irish Thurston
Phone
3362944494
Supplemental Narrative

Additional Explanations

Form 990, Part IX, Line 24E

Project expense: program service expenses 90,480. Management and general expenses 0. Fundraising expenses 0. Total expenses 90,480. Mosaic davidson llc operating expenses: program service expenses 28,649. Management and general expenses 0. Fundraising expenses 0. Total expenses 28,649. Bank fees: program service expenses 9,437. Management and general expenses 0. Fundraising expenses 2. Total expenses 9,439. Telephone & internet: program service expenses 5,780. Management and general expenses 2,087. Fundraising expenses 161. Total expenses 8,028. Credit loss expense: program service expenses 6,987. Management and general expenses 1,000. Fundraising expenses 0. Total expenses 7,987. Contractual expense: program service expenses 4,111. Management and general expenses 1,485. Fundraising expenses 114. Total expenses 5,710. Dues and subscriptions: program service expenses 4,852. Management and general expenses 479. Fundraising expenses 37. Total expenses 5,368. Contribution expense: program service expenses 3,600. Management and general expenses 1,300. Fundraising expenses 100. Total expenses 5,000. Equipment rental: program service expenses 1,809. Management and general expenses 654. Fundraising expenses 50. Total expenses 2,513. Taxes & licenses: program service expenses 1,438. Management and general expenses 325. Fundraising expenses 0. Total expenses 1,763. Staff development: program service expenses 1,514. Management and general expenses 0. Fundraising expenses 0. Total expenses 1,514. Janitorial expense: program service expenses 946. Management and general expenses 342. Fundraising expenses 26. Total expenses 1,314.

FORM 990, PART XI, LINE 9:

DISTRIBUTIONS -187,576.

Financial Statement Notes

PART X, LINE 2:

It is the organization's policy to evaluate all tax positions to identify any that may be considered uncertain. All identified material tax positions are assessed and measured by a "more-likely-than-not" threshold to determine if the tax position is uncertain and what, if any, the effect of the uncertain tax position may have on the financial statements. No material uncertain tax positions were identified for the years ended december 31, 2024 and 2023. If applicable, the organization reports interest and penalties related to unrecognized tax positions as miscellaneous expense.

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IRS990/ActivityOrMissionDesc0TO ENHANCE COMMUNITIES AND IMPROVE LIVES THROUGH DIVERSE HOUSING AND ECONOMIC DEVELOPMENT SOLUTIONS. MOSAIC BELIEVES THAT HIGH QUALITY HOUSING FOR A VARIETY OF INCOMES IS A CATALYST FOR VIBRANT, HEALTHY COMMUNITIES. THEIR VISION IS THAT EVERYONE HAS ACCESS TO HIGH QUALITY HOUSING, IN THRIVING COMMUNITIES THAT OFFER A VARIETY OF JOBS AND SERVICES.
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IRS990/MissionDesc0TO ENHANCE COMMUNITIES AND IMPROVE LIVES THROUGH DIVERSE HOUSING AND ECONOMIC DEVELOPMENT SOLUTIONS. MOSAIC BELIEVES THAT HIGH QUALITY HOUSING FOR A VARIETY OF INCOMES IS A CATALYST FOR VIBRANT, HEALTHY COMMUNITIES. THEIR VISION IS THAT EVERYONE HAS ACCESS TO HIGH QUALITY HOUSING, IN THRIVING COMMUNITIES THAT OFFER A VARIETY OF JOBS AND SERVICES.
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IRS990/ProgSrvcAccomActy2Grp/Desc0IN RECOGNITION OF THE GROWING NEED FOR AFFORDABLE HOUSING THROUGHOUT NORTH CAROLINA, MOSAIC INITIATED A STRATEGIC RECAPITALIZATION TO STRENGTHEN ITS ABILITY TO EXPAND ITS DEVELOPMENT PIPELINE. AS PART OF THIS EFFORT, MOSAIC SOLD FIVE SITES FROM ITS 23-PROPERTY PORTFOLIO TO AN INVESTOR COMMITTED TO PRESERVING THEIR LONG-TERM AFFORDABILITY. FOUR OF THE FIVE TRANSACTIONS SUCCESSFULLY CLOSED IN 2024, WITH THE FIFTH EXPECTED TO CLOSE IN 2025. THESE ACTIONS REFLECT MOSAIC'S ONGOING COMMITMENT TO EXPANDING AND PRESERVING AFFORDABLE HOUSING OPPORTUNITIES FOR NORTH CAROLINA HOUSEHOLDS WHILE MAINTAINING PRUDENT FINANCIAL STEWARDSHIP AND STRONG PARTNERSHIPS WITH PUBLIC AND PRIVATE STAKEHOLDERS.
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