Civic Intelligence

Southminster Inc

EIN 56-1443222 • 501(c)3 • Charlotte, NC

View Organization Page

Profile

At southminster, our mission is to embrace community, caring and collaboration to enrich the lives of those we serve. We are southminster.

8919 Park RoadCharlotte, NC 28210

www.southminster.org

Siviq Scores

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

Liabilities / Assets

94th percentile

1.07x

Higher debt load relative to assets than 94% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2025

Liabilities / Revenue

92nd percentile

4.66x

Higher debt load relative to revenue than 92% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2025

Net Margin

31st percentile

-0.3%

Higher net margin than 31% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2025

Top Officer Pay

59th percentile

$579,614

Higher top officer pay than 59% of similar nonprofits.

Top officer pay equals 1.1% of source-year revenue.

501(c)3 • $100M-$250M nonprofits • Source year 2025

Asset Growth

16th percentile

-2.5%

Faster asset growth than 16% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Annualized from 2024 to 2025

Revenue Growth

58th percentile

11%

Faster revenue growth than 58% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets94th percentile

Assets

Down

$237,709,662

Down $6,123,855 (-2.5%) from 2024

Liabilities

Down

$253,661,048

Down $7,268,841 (-2.8%) from 2024

Net Assets

Up

-$15,951,386

Up $1,144,986 (+6.7%) from 2024

Operations
Liabilities / Revenue92nd percentileNet Margin31st percentile

Revenue

Up

$54,400,467

Up $5,476,490 (+11%) from 2024

Expenses

Up

$54,588,935

Up $829,976 (+1.5%) from 2024

Net Income

Up

-$188,468

Up $4,646,514 (+96%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth16th percentile

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

$300M$200M$100M$0-$100MAssets 2010: $108,936,364Liabilities 2010: $123,622,303Net Assets 2010: -$14,685,9392010Assets 2011: $102,420,104Liabilities 2011: $118,913,975Net Assets 2011: -$16,493,8712011Assets 2012: $105,413,415Liabilities 2012: $121,664,063Net Assets 2012: -$16,250,6482012Assets 2013: $108,001,925Liabilities 2013: $123,853,897Net Assets 2013: -$15,851,9722013Assets 2014: $110,503,036Liabilities 2014: $124,656,381Net Assets 2014: -$14,153,3452014Assets 2015: $107,184,248Liabilities 2015: $121,349,930Net Assets 2015: -$14,165,6822015Assets 2016: $106,564,379Liabilities 2016: $118,996,569Net Assets 2016: -$12,432,1902016Assets 2017: $105,836,346Liabilities 2017: $120,201,388Net Assets 2017: -$14,365,0422017Assets 2018: $207,700,331Liabilities 2018: $218,976,495Net Assets 2018: -$11,276,1642018Assets 2019: $228,819,591Liabilities 2019: $238,572,162Net Assets 2019: -$9,752,5712019Assets 2020: $242,719,706Liabilities 2020: $250,539,492Net Assets 2020: -$7,819,7862020Assets 2021: $243,805,102Liabilities 2021: $253,308,278Net Assets 2021: -$9,503,1762021Assets 2022: $251,267,272Liabilities 2022: $269,161,441Net Assets 2022: -$17,894,1692022Assets 2023: $248,725,124Liabilities 2023: $264,810,838Net Assets 2023: -$16,085,7142023Assets 2024: $243,833,517Liabilities 2024: $260,929,889Net Assets 2024: -$17,096,3722024Assets 2025: $237,709,662Liabilities 2025: $253,661,048Net Assets 2025: -$15,951,3862025

Highlighted filing

2025

Assets$237,709,662
Liabilities$253,661,048
Net Assets-$15,951,386
Open 2025 Filing

Operations Trend

Revenue Growth58th percentile

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

$60M$40M$20M$0-$20MExpenses 2010: $21,087,6762010Expenses 2011: $21,377,6762011Expenses 2012: $20,918,4762012Expenses 2013: $22,970,8252013Revenue 2014: $26,750,470Expenses 2014: $25,359,812Net Income 2014: $1,390,6582014Revenue 2015: $27,878,562Expenses 2015: $26,478,006Net Income 2015: $1,400,5562015Revenue 2016: $28,354,070Expenses 2016: $28,324,450Net Income 2016: $29,6202016Revenue 2017: $30,304,584Expenses 2017: $29,180,842Net Income 2017: $1,123,7422017Revenue 2018: $31,150,720Expenses 2018: $28,826,891Net Income 2018: $2,323,8292018Revenue 2019: $33,456,364Expenses 2019: $30,764,577Net Income 2019: $2,691,7872019Revenue 2020: $33,835,189Expenses 2020: $32,834,681Net Income 2020: $1,000,5082020Revenue 2021: $38,734,490Expenses 2021: $42,078,257Net Income 2021: -$3,343,7672021Revenue 2022: $46,562,509Expenses 2022: $46,616,748Net Income 2022: -$54,2392022Revenue 2023: $51,247,846Expenses 2023: $51,277,445Net Income 2023: -$29,5992023Revenue 2024: $48,923,977Expenses 2024: $53,758,959Net Income 2024: -$4,834,9822024Revenue 2025: $54,400,467Expenses 2025: $54,588,935Net Income 2025: -$188,4682025

Highlighted filing

2025

Revenue$54,400,467
Expenses$54,588,935
Net Income-$188,468
Open 2025 Filing

Filings

Most recent year

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

Open filing
Assets
$237,709,662
Liabilities
$253,661,048
Net assets
-$15,951,386
Revenue
$54,400,467
Expenses
$54,588,935
Net income
-$188,468
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$238$254$16.0$54.4$54.6$0.19
2024Detailed filing. Detailed filing data is available for this year.$244$261$17.1$48.9$53.8$4.83
2023Detailed filing. Detailed filing data is available for this year.$249$265$16.1$51.2$51.3$0.03
2022Detailed filing. Detailed filing data is available for this year.$251$269$17.9$46.6$46.6$0.05
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$244$253$9.50$38.7$42.1$3.34
2020Detailed filing. Detailed filing data is available for this year.$243$251$7.82$33.8$32.8$1.00
2019Detailed filing. Detailed filing data is available for this year.$229$239$9.75$33.5$30.8$2.69
2018Detailed filing. Detailed filing data is available for this year.$208$219$11.3$31.2$28.8$2.32
2017Detailed filing. Detailed filing data is available for this year.$106$120$14.4$30.3$29.2$1.12
2016Detailed filing. Detailed filing data is available for this year.$107$119$12.4$28.4$28.3$0.03
2015Detailed filing. Detailed filing data is available for this year.$107$121$14.2$27.9$26.5$1.40
2014Detailed filing. Detailed filing data is available for this year.$111$125$14.2$26.8$25.4$1.39
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$108$124$15.9$23.0
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$105$122$16.3$20.9
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$102$119$16.5$21.4
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$109$124$14.7$21.1
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Oct 1, 2024 to Sep 30, 2025
Signed
Feb 10, 2026
Return Version
2024v5.5
Gross Receipts
$64,049,761
Mission and Program Overview

Mission

At southminster, our mission is to embrace community, caring and collaboration to enrich the lives of those we serve. We are southminster.

To provide continuing care to residents of southminster, inc.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$195,248,414$187,286,718▼ $7,961,696
Investments in Publicly Traded Securities$40,012,289$42,352,580▲ $2,340,291
Savings and Temporary Cash Investments$485,185$2,205,333▲ $1,720,148
Prepaid Expenses and Deferred Charges$1,720,953$1,747,558▲ $26,605
Cash and Non-Interest-Bearing Accounts$699,431$1,579,946▲ $880,515
Accounts Receivable$462,723$387,137▼ $75,586
Pledges and Grants Receivable$161,140$377,877▲ $216,737
Inventories for Sale or Use$108,389$61,073▼ $47,316
Total Assets$243,833,517$237,709,662▼ $6,123,855
Other Assets Total$4,934,993$1,711,440▼ $3,223,553
Liabilities
Tax Exempt Bond Liabilities$135,737,808$132,629,977▼ $3,107,831
Deferred Revenue$98,624,370$96,680,322▼ $1,944,048
Mortgage Notes Payable Secured by Investment Property$19,685,546$16,400,707▼ $3,284,839
Accounts Payable and Accrued Expenses$3,374,561$4,578,263▲ $1,203,702
Other Liabilities$3,507,604$3,371,779▼ $135,825
Total Liabilities$260,929,889$253,661,048▼ $7,268,841
Net Assets / Fund Balance
Net Assets With Donor Restrictions$422,550$1,124,901▲ $702,351
Net Assets Without Donor Restrictions$-17,518,922$-17,076,287▲ $442,635
Total Net Assets Fund Balance$-17,096,372$-15,951,386▲ $1,144,986
Total Liabilities and Net Assets / Fund Balance$243,833,517$237,709,662▼ $6,123,855

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$180,200,402$113,648,356$293,848,758
Equipment$3,171,934$7,921,483$11,093,417
Other Land Buildings$1,759,569$1,744,346$3,503,915
Land$2,154,813-$2,154,813
Compensation and Service Providers
Top Officer Pay59th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Ben GilchristPresident & CEOFT$430,327$149,287$579,614
Kenda LaugheyCFO/asst TreasurerFT$259,635$86,215$345,850
Arnoldo MarquezCOO/asst SecFT$215,468$56,025$271,493
Stewart WileyVP of MarketingFT$175,347$46,238$221,585
Teresa LewisControllerFT$143,279$52,834$196,113
Lisa McclellanVP of Human ResourcesFT$140,195$46,023$186,218
Josh NolandDirector of Campus FacilitFT$137,340$48,400$185,740
Tracy McginnisVP of Philanthropy and StrFT$133,586$35,931$169,517

Board Members and Trustees

NameTitle
Rev Robin CoiraChair
Frank Horne JrVice Chair
Gloria GibsonVice Chair (2/25 - Present)
Susan R SalvinVice Chair/secretary (10/24 - 2/25)
Maryann LargenVice Chair/secretary(2/25- Present)
Charles H Conner JrVice Chair/treasurer
Edward T Hinson JrBoard Member
Jack CookBoard Member
Larry DagenhartBoard Member
Roy L Smart IiiBoard Member
Suzanne G BledsoeBoard Member
Dr Charles EdwardsBoard Member (2/25 - Present)
Rev Lisa SaundersEx Officio (10/24 - 1/25)
Rev Carrie VealEx Officio (10/24 - 3/25)
Rev Henry Harman Edens IiiEx Officio (2/25 - Present)

Highest Paid Contractors

ContractorServicesLocationCompensation
Xentegra LLCInformaton TechnologyPO BOX 1954, Huntersville, NC 28078$214,017
Culinesse LLCCulinary Management Services250 WYANDOTTE ST, Bethlehem, PA 18015$201,565
Dls Ventures LLC (construction TechnologConstruction/renovationPO BOX 2788, Indian Trail, NC 28079$196,555
Applied Innovation ServicesApartment Repairs/painting1712 LAKE MONROE DRIVE, Monroe, NC 28112$170,900
Sysco Charlotte LLCFood Distributor4500 CORPORATE DRIVE NW, Concord, NC 28027$162,172
Revenue and Support

Revenue Composition

Contributions and Grants
$1,994,295
Program Service Revenue
$50,713,073
Investment Income
$1,402,290
Other Revenue
$290,809
All Other Contributions
$1,979,315
Change in Net Assets
$-188,468

Noncash Contribution Practices

Property subject to holding requirements
No
Reviewed unusual noncash gifts
Yes
Third parties used for noncash contributions
No

Noncash Contributions

Contribution TypeContribution CountReported AmountValuation Method
Securities Publicly Traded2,810$387,000Published Share Price
Total Noncash Contributions2,810$387,000-
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$29,496,880
Salaries, Compensation, and Employee Benefits$23,535,932
Grants and Similar Amounts Paid$1,553,623
Total Fundraising Expense$151,391
Professional Fundraising Fees$2,500

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$15,635,541$1,839,973$83,695$17,559,209
Depreciation Depletion$12,427,208$160,831-$12,588,039
Interest$7,045,485$91,417-$7,136,902
Other Employee Benefits$2,472,611$364,677$9,703$2,846,991
All Other Expenses$1,432,895$493,828$36,915$1,963,638
Occupancy$1,804,410--$1,804,410
Payroll Taxes$1,164,097$169,277$6,103$1,339,477
Current Officers, Directors, Trustees, and Key Employees$310,938$977,080-$1,288,018
Grants to Domestic Individuals$819,225--$819,225
Grants to Domestic Orgs$734,398--$734,398
Information Technology$14,610$604,617-$619,227
Pension Plan Contributions$405,767$84,043$12,427$502,237
Insurance-$494,949-$494,949
Fees for Services Other$158,235$281,610-$439,845
Other Expenses$333,604--$333,604
Advertising-$212,229-$212,229
Office Expenses$79,440$120,884-$200,324
Fees for Service Investment Mgmnt Fees-$185,890-$185,890
Conferences and Meetings$56,827$39,175-$96,002
Fees for Services Accounting-$74,322-$74,322
Fees for Services Legal-$26,378-$26,378
Fees for Services Professional Fundraising--$2,500$2,500
Travel$388$42$48$478
Total Functional Expenses$48,216,322$6,221,222$151,391$54,588,935
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
The IveyCharlotte, NC501(c)(3)Support and Scholarships for Day Program$175,000
THE SHEPHERD'S CENTER OF PROGRAMMING AND SERVICES CHARLOTTE INCCharlotte, NC501(c)(3)To Support Senior Programming and Services in the Greater Charlotte Community$148,000
Memory & Movement Center CharlotteCharlotte, NC501(c)(3)Scholarships, Training$100,000
Leadingage North Carolina FoundationDurham, NC501(c)(3)Hurricane Relief Efforts, Support Endowment Growth and Lt Educational Funding Needs$54,051
Unc CharlotteCharlotte, NCNorth CarolinaCaregiver Program$46,705
The Echo FoundationCharlotte, NC501(c)(3)SUPPORTING ECHOES ACROSS GENERATIONS INTERGENERATIONAL LEARNING PROJECT AI FOR HUMANITY INTERGENERATIONAL LEARNING PROGRAM FOCUSED ON BRIDGING GAPS BETWEEN YOUTH AND SENIORS BY EXPLORING AI'S SOCIETAL IMPACTS, FOSTERING DIGITAL LITERACY, ADDRESSING LONELINESS, AND CREATING COMMUNITY PLANS USING TECHNOLOGY FOR SOCIAL GOOD.$40,000
Charlotte Mecklenburg LibraryCharlotte, NCMecklenburg CountySponsorship$25,000
Queens UniversityCharlotte, NC501(c)(3)Donation Supporting Friends of the Library$20,000
ArtsCharlotte, NC501(c)(3)Southminster Scholar, Senior Programing at the Retreat, Additional Programming at Various School Sites$15,000
Feeding CharlotteCharlotte, NC501(c)(3)Donation$13,067
ALZHEIMER'S ASSOCIATION - WESTERN CAROLINA CHAPTERCharlotte, NC501(c)(3)TO PROMOTE RESEARCH FOR THE CURE OF ALZHEIMER'S DISEASE$8,000
Charlotte Writers ClubCharlotte, NC501(c)(3)Host Speakers Series$6,250
Greater Enrichment ProgramCharlotte, NC501(c)(3)Support Afterschool Enrichment Programming$0
Fundraising, Events, and Gaming
Fundraising activities
Yes
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Direct Expenses$8,324
Professional Fundraising Fees$2,500
Fundraising Gross Income$1,920

Fundraising Events

EventGross ReceiptsGross RevenueDirect ExpensesNet Income
8over80$16,900$1,920$8,324$-6,404
Total Events$16,900$1,920$8,324$-6,404
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
Yes
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Accrued Bond Interest Expense$3,281,392
Right-of-use Lease Liability$90,387

Bond Issues

BondIssuerIssuedIssue PricePurpose
BPublic Finance Authority2018-07-18$90,670,374Construction of replacement health ctr. And 2 independent living buildings
ANc Medical Care Commission2016-11-10$64,801,252Advance refund $61,515,000 of series 2007a outstanding bonds

Bond Proceeds

BondTotal ProceedsSpentRetiredIssuance Costs
B$90,670,374-$2,380,000$1,682,100
A$64,801,252$58,964,576$13,660,000$1,089,988

Bond Financing Compliance

No rebate due
Yes
Rebate not yet due
No
Form 8038-T filed
No
Gross proceeds invested
No
Gross proceeds invested in GIC
No
Exception to rebate
No
Corrective action procedures
Yes
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
Yes
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, Line 7B

“All board members are nominated by a nominating committee of the board, but such nominees are subject to approval by the governing bodies of the organization's two founding churches prior to election by the board.”

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

“Management reviews a full copy of the 990. The board then receives a copy of the 990, with schedule b donor names and addresses redacted, for review prior to filing.”

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

“Directors of the board sign conflict of interest policy/declarations each year. If there is a concern that a transaction may rise to a conflict of interest, it is proactively raised with the board for discussion/approval.”

Form 990, Part VI, Section B, Line 15

“The compensation of the president/ceo is reviewed annually by the executive committee of the board of directors of southminster, inc. As part of a comprehensive review of the president's performance against agreed-upon goals. President/ceo compensation included an annual bonus based on certain goals not tied to organization's revenue or net earnings, set by board of directors. Compensation of key employees other than the president/ceo is reviewed and approved by the president/ceo. Compensation included annual bonuses based on certain goals not tied to organization's revenue or net earnings, set by president/ceo. Competitive compensation information is obtained from independent sources, such as guidestar, to ensure that compensation is reasonable in relation to the marketplace. The process described here was last completed in 2025.”

Form 990, Part VI, Section C, Line 19

“The organization's financial statements are available to the public through electronic municipal market access, a source for municipal disclosures and market data. In addition, the organization makes its governing documents, conflict of interest policy, and financial statements available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Southminster Inc
EIN
56-1443222
Phone
7045516800
Address
8919 PARK ROAD, CHARLOTTE, NC 28210

Signing Officer

Name
Kenda M Laughey
Title
Chief Financial Officer
Phone
7045516800
Signed
2026-02-10
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Ben Gilchrist
Formed
1984
Legal Domicile
Nc
Voting Board Members
12
Independent Board Members
12
Employees
733
Volunteers
80

Preparer

Firm
Cliftonlarsonallen Llp
Address
227 WEST TRADE STREET SUITE 800, CHARLOTTE, NC 28202
Preparer
Katherine a Warlick
Phone
7049985200
Supplemental Narrative

Additional Explanations

Form 990, Part XII, Line 2C

“The process for selecting an independent auditor and overseeing the audit did not change from the prior year.”

Financial Statement Notes

PART X, LINE 2:

“The corporation has been recognized by the internal revenue service as exempt from income taxes under internal revenue code section 501(c)(3). The corporation is classified as a public charity under section 509a(2) of the internal revenue code. The corporation files as a tax-exempt organization. The corporation is not aware of any activities that would jeopardize its tax-exempt status. The corporation is not aware of any activities that are subject to tax on unrelated business income or excise or other taxes. The corporation adopted guidance in the income tax standard regarding recognition and measurement of uncertain tax positions. The implementation has had no impact on the corporation's financial statements.”

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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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