Civic Intelligence

Charlotte Mecklenburg Housing

990 • Fiscal year 2020 • EIN 56-1620516

Jan 01, 2020 to Dec 31, 2020 • Filed on Jun 14, 2021

Organization ProfileN/A

View Organization Page

4601 Charlotte Park Drive Ste 350Charlotte, NC 28217

(704) 342-0933

Siviq Scores

Precomputed percentiles for this filing year versus similar nonprofits in the same peer cohort.

Liabilities / Assets

82nd percentile

0.73x

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

2020 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2020

Liabilities / Revenue

81st percentile

1.65x

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

2020 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2020

Net Margin

42nd percentile

1.9%

Higher net margin than 42% of similar nonprofits.

2020 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2020

Top Officer Pay

34th percentile

$261,546

Higher top officer pay than 34% of similar nonprofits.

Top officer pay equals 0.8% of source-year revenue.

2020 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2020

Asset Growth

44th percentile

4.3%

Faster asset growth than 44% of similar nonprofits.

2020 filings • 501(c)3 • $50M-$100M nonprofits • Annualized from 2019 to 2020

Revenue Growth

96th percentile

151%

Faster revenue growth than 96% of similar nonprofits.

2020 filings • 501(c)3 • $50M-$100M nonprofits • Annualized from 2019 to 2020

Balance Sheet
Liabilities / Assets82nd percentile

Assets

Up

$77,260,509

Up $3,160,496 (+4.3%) from 2019

Net Assets

Up

$21,084,401

Up $637,247 (+3.1%) from 2019

Liabilities

Up

$56,176,108

Up $2,523,249 (+4.7%) from 2019

Revenue And Expenses
Liabilities / Revenue81st percentileNet Margin42nd percentile

Revenue

Up

$33,997,762

Up $20,427,750 (+151%) from 2019

Expenses

Up

$33,360,515

Up $21,707,646 (+186%) from 2019

Net Income

Down

$637,247

Down $1,279,896 (-67%) from 2019

Historical Trend

Balance Sheet Trend

Asset Growth44th percentile

The highlighted filing sits inside the broader history for assets, liabilities, and net assets.

$200M$150M$100M$50M$0Assets 2010: $49,006,891Liabilities 2010: $26,591,663Net Assets 2010: $22,415,2282010Assets 2011: $44,737,684Liabilities 2011: $27,027,858Net Assets 2011: $17,709,8262011Assets 2012: $39,520,078Liabilities 2012: $32,011,153Net Assets 2012: $7,508,9252012Assets 2013: $50,953,059Liabilities 2013: $42,193,912Net Assets 2013: $8,759,1472013Assets 2014: $51,160,374Liabilities 2014: $38,984,435Net Assets 2014: $12,175,9392014Assets 2015: $55,196,009Liabilities 2015: $41,407,184Net Assets 2015: $13,788,8252015Assets 2016: $61,143,161Liabilities 2016: $49,348,406Net Assets 2016: $11,794,7552016Assets 2017: $67,673,150Liabilities 2017: $51,115,511Net Assets 2017: $16,557,6392017Assets 2018: $67,455,347Liabilities 2018: $47,064,978Net Assets 2018: $20,390,3692018Assets 2019: $74,100,013Liabilities 2019: $53,652,859Net Assets 2019: $20,447,1542019Assets 2020: $77,260,509Liabilities 2020: $56,176,108Net Assets 2020: $21,084,4012020Assets 2021: $109,024,724Liabilities 2021: $81,587,042Net Assets 2021: $27,437,6822021Assets 2022: $135,173,149Liabilities 2022: $105,889,499Net Assets 2022: $29,283,6502022Assets 2023: $126,436,002Liabilities 2023: $113,147,760Net Assets 2023: $13,288,2422023Assets 2024: $152,799,828Liabilities 2024: $130,980,815Net Assets 2024: $21,819,0132024

Highlighted filing

2020

Assets$77,260,509
Liabilities$56,176,108
Net Assets$21,084,401
Open 2020 Filing

Operations Trend

Revenue Growth96th percentile

Revenue, expenses, and net income across loaded years, with this filing highlighted.

$100M$50M$0-$50MExpenses 2010: $7,974,5422010Expenses 2011: $16,066,8652011Expenses 2012: $13,042,9692012Revenue 2013: $9,526,646Expenses 2013: $8,276,424Net Income 2013: $1,250,2222013Revenue 2014: $12,458,146Expenses 2014: $9,041,354Net Income 2014: $3,416,7922014Revenue 2015: $10,269,726Expenses 2015: $8,796,829Net Income 2015: $1,472,8972015Revenue 2016: $7,291,054Expenses 2016: $9,285,124Net Income 2016: -$1,994,0702016Revenue 2017: $14,442,867Expenses 2017: $11,065,273Net Income 2017: $3,377,5942017Revenue 2018: $15,203,020Expenses 2018: $13,090,786Net Income 2018: $2,112,2342018Revenue 2019: $13,570,012Expenses 2019: $11,652,869Net Income 2019: $1,917,1432019Revenue 2020: $33,997,762Expenses 2020: $33,360,515Net Income 2020: $637,2472020Revenue 2021: $87,997,566Expenses 2021: $81,644,285Net Income 2021: $6,353,2812021Revenue 2022: $81,319,767Expenses 2022: $79,473,799Net Income 2022: $1,845,9682022Revenue 2023: $25,741,591Expenses 2023: $24,142,645Net Income 2023: $1,598,9462023Revenue 2024: $27,604,493Expenses 2024: $21,503,397Net Income 2024: $6,101,0962024

Highlighted filing

2020

Revenue$33,997,762
Expenses$33,360,515
Net Income$637,247
Open 2020 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2020 to Dec 31, 2020
Signed
Jun 14, 2021
Return Version
2020v4.1
Gross Receipts
$34,579,173
Mission and Program Overview

Mission

To provide housing to low and moderate income families.

To provide housing to low and moderate income families

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$43,199,645$42,301,708▼ $897,937
Cash and Non-Interest-Bearing Accounts$5,578,946$7,095,359▲ $1,516,413
Investments Program Related$7,684,303$6,630,590▼ $1,053,713
Inventories for Sale or Use$1,745,086$1,773,233▲ $28,147
Pledges and Grants Receivable$645,724$1,115,105▲ $469,381
Prepaid Expenses and Deferred Charges$22,930$17,403▼ $5,527
Intangible Assets$741,114$-402,080▼ $1,143,194
Other Notes and Loans Receivable, Net$-918,882$-1,056,027▼ $137,145
Total Assets$74,100,013$77,260,509▲ $3,160,496
Other Assets Total$15,401,147$19,785,218▲ $4,384,071
Liabilities
Mortgage Notes Payable Secured by Investment Property$52,089,605$54,260,850▲ $2,171,245
Accounts Payable and Accrued Expenses$997,963$1,331,695▲ $333,732
Other Liabilities$565,291$583,563▲ $18,272
Total Liabilities$53,652,859$56,176,108▲ $2,523,249
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$16,466,629$17,386,990▲ $920,361
Net Assets With Donor Restrictions$3,980,525$3,697,411▼ $283,114
Total Net Assets Fund Balance$20,447,154$21,084,401▲ $637,247
Total Liabilities and Net Assets / Fund Balance$74,100,013$77,260,509▲ $3,160,496

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$26,634,004$14,454,945$41,088,949
Land$12,692,213-$12,692,213
Other Land Buildings$2,098,838$1,864,131$3,962,969
Equipment$876,653$882,326$1,758,979
Investment Program Related Org$6,630,590--
Other Assets Org$11,905--
Compensation and Service Providers
Top Officer Pay34th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Ms Julie a PorterPresidentFT$240,805$20,741$261,546
Ms Karen Batten-balasSr. VP of Development & CoFT$187,400$9,099$196,499
Mr Fred DodsonChief Operating OfficerFT$167,306$18,805$186,111
Ms Erin BarbeeSr. VP of HomeownershipFT$160,473$9,099$169,572
Mr Kevin SchraderChief Financial OfficerFT$158,998$9,099$168,097
Ms Rebekah BakerVice-president-propertyFT$135,534$16,957$152,491

Board Members and Trustees

NameTitle
MS JACQUELINE O'GARROWBoard Chair
Mr James R SimpsonVice Chair
Dr Clifford a JonesDirector
Judge Linwood O FoustDirector
Mr Chris JacksonDirector
Mr Darryl WhiteDirector
Mr Dave KautterDirector
Mr David R FinnieDirector
Mr Gene BodycottDirector
Mr James MitchellDirector
Mr Ken SchorrDirector
Mr Kevin GranelliDirector
Mr Raymond McgregorDirector
Mr Ricky HallDirector
Mr Winston a RobinsonDirector
Ms Amanda K DeweeseDirector
Ms Astrid ChirinosDirector
Ms Elyse DashewDirector
Ms Jessica Beil HindmanDirector
Ms Nicole BaldonDirector
Ms Patsy KinseyDirector
Mr Bob MendenhallAssociate of Bod

Highest Paid Contractors

ContractorServicesLocationCompensation
Weaver Cooke Construction LLCConstruction3420 WEST BOULEVARD, Charlotte, NC 28208$10,810,680
Harkins Builders INCConstruction2015 AYRSLEY TOWN BOULEVARD SUITE, Charlotte, NC 28273$10,205,397
J O Flowe Grading CoConstruction12161 US-601, Midland, NC 28107$279,534
Land DesignConstruction223 N GRAHAM ST, Charlotte, NC 28202$212,019
Neighboring ConceptsConstruction1635 W TRADE ST 1A, Charlotte, NC 28216$181,000
Revenue and Support

Revenue Composition

Contributions and Grants
$24,165,909
Program Service Revenue
$9,325,264
Investment Income
$0
Other Revenue
$506,589
All Other Contributions
$1,050,072
Change in Net Assets
$637,247

Noncash Contribution Practices

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

Noncash Contributions

Contribution TypeContribution CountReported AmountValuation Method
Real Estate Other2$566,611Fair Market Value (FMV)
Total Noncash Contributions2$566,611-
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$28,316,496
Salaries, Compensation, and Employee Benefits$5,044,019
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Conferences and Meetings$2,970,514$4,705-$2,975,219
Other Salaries and Wages$2,544,566$196,824-$2,741,390
Interest$1,537,660--$1,537,660
Current Officers, Directors, Trustees, and Key Employees$636,141$787,298-$1,423,439
Depreciation Depletion$1,321,418--$1,321,418
Office Expenses$887,794$152,281-$1,040,075
Other Employee Benefits$390,072$185,772-$575,844
Occupancy$228,047$118,202-$346,249
Payroll Taxes$225,126$78,220-$303,346
Fees for Services Legal$282,289--$282,289
Insurance$194,113$23,034-$217,147
Advertising$191,641--$191,641
Fees for Services Accounting-$124,500-$124,500
Other Expenses$593,981$87,149-$87,149
All Other Expenses$122,246$-2,079,972-$-1,957,726
Total Functional Expenses$33,682,502$-321,987$0$33,360,515
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
Security Deposits Held$319,698
Maintenance Deposits$244,259
Due to Charlotte Housing Authority$19,606
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

“The cfo and other accounting staff of the organization review a draft copy of the tax return, consulting with the president and coo where necessary, to ensure that the return is correct. The final version of the return is distributed to members of the board of directors.”

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

“The organization requires board members annually to sign statements acknowledging the conflict of interest policy.”

Form 990, Part VI, Section B, Line 15

“Salaries were compared to those of charlotte housing authority; consulted publications; engaged a consultant who studied cmhp compensation and made recommendations.”

Form 990, Part VI, Section C, Line 19

“Governing documents, conflict of interest policy and financial statements are available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Dreamkey Partners Inc
EIN
56-1620516
Phone
7043420933
Address
4601 CHARLOTTE PARK DRIVE STE 350, CHARLOTTE, NC 28217

Signing Officer

Name
Julie a Porter
Title
President
Phone
7043420933
Signed
2021-06-14
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Julie a Porter
Formed
1988
Legal Domicile
Nc
Voting Board Members
21
Independent Board Members
21
Employees
42
Volunteers
0

Preparer

Firm
Tidwell Group LLC
Address
3595 GRANDVIEW PARKWAY STE 500, BIRMINGHAM, AL 35243
Preparer
Ryder Mathias
Phone
2058221010
Supplemental Narrative

Additional Explanations

Part IV, Line 12

“The audited financial statements are a consolidation of charlotte mecklenburg housing partnership, inc. And subsidiaries for the 12 month period january 1, 2020 through december 31, 2020.”

Part XII, Line 2B

“The organization's financial statements are audited in accordance with generally accepted accounting principles. The audited financial statements are reported within the consolidated financial statements and supplemental information of charlotte mecklenburg housing partnership, inc.”

Part XII, Line 2C

“Responsibility for selection of an independent accountant and oversight of the annual audit is reserved by the charlotte mecklenburg housing partnership, inc. Board of trustees.”

Financial Statement Notes

PART X, LINE 2:

“Dreamkey partners, inc., cmhp properties, inc. And fairview senior housing, inc. Are exempt from federal income taxes under section 501(c)(3) of the internal revenue code. Accordingly, no provision for income taxes has been made in the consolidated financial statements. Dreamkey did not have any unrelated business income tax for the year ended december 31, 2020. Dreamkey's corporate taxable affiliates recognize income taxes under the asset and liability method. For the year ended december 31, 2020, taxable income or loss and temporary differences, individually and in the aggregate, are not material to the consolidated financial statements. Dreamkey's affiliates, single member limited liability companies and limited liability companies that are controlled and consolidated by dreamkey are entities that have elected to be treated as pass-through entities for income tax purposes and, as such, are not subject to income taxes. Rather, all items of taxable income, deductions and tax credits are passed through to and are reported by their owners on their respective income tax returns. Each entity's federal tax status as a pass-through entity is based on their respective legal status as a limited liability company. Accordingly, the entities are not required to take any positions in order to qualify as pass-through entities. The individual entities (unless a single member limited liability company which is not required to file a tax return with the internal revenue service) are required to file and do file tax returns with the internal revenue service and other taxing authorities. Accordingly, these financial statements do not reflect a provision for income taxes and the entities have no other tax positions which must be considered for disclosure. Income tax returns filed by cmhp and its affiliates are subject to examination by the internal revenue service for a period of three years. While no income tax returns are currently being examined by the internal revenue service, tax years since 2017 remain open.”

Raw XML AppendixShowing 400 of 1,460 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.

Path#Value
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IRS990/Desc0DREAMKEY PARTNERS, INC. IS A NONPROFIT HOUSING DEVELOPMENT AND FINANCE CORPORATION ORGANIZED IN THE STATE OF NORTH CAROLINA ON JULY 5, 1988 TO EXPAND AFFORDABLE AND WELL-MAINTAINED HOUSING AND PROMOTE STABLE NEIGHBORHOODS FOR LOW AND MODERATE INCOME FAMILIES WITH A CONTINUING INTEREST IN THE ABILITY OF OCCUPANTS TO MORE FULLY ENTER THE ECONOMIC MAINSTREAM. THE STRATEGIES THAT DREAMKEY PARTNERS, INC. HAS ADOPTED TO FULFILL ITS MISSION ARE AS FOLLOWS: REVITALIZING TARGETED INNER CITY NEIGHBORHOODS, DEVELOPING AND MANAGING AFFORDABLE RENTAL PROPERTY, AND PROVIDING HOMEOWNERSHIP OPPORTUNITIES. DREAMKEY PARTNERS, INC. IS DESIGNATED AS A COMMUNITY BASED DEVELOPMENT ORGANIZATION (CBDO) BY THE CITY OF CHARLOTTE.
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IRS990/Form990PartVIISectionAGrp/PersonNm4DR CLIFFORD A JONES
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IRS990/Form990PartVIISectionAGrp/PersonNm6MR JAMES R SIMPSON
IRS990/Form990PartVIISectionAGrp/PersonNm7MR DAVE KAUTTER
IRS990/Form990PartVIISectionAGrp/PersonNm8MR GENE BODYCOTT
IRS990/Form990PartVIISectionAGrp/PersonNm9MR RICKY HALL
IRS990/Form990PartVIISectionAGrp/PersonNm10MR RAYMOND MCGREGOR
IRS990/Form990PartVIISectionAGrp/PersonNm11MS JESSICA BEIL HINDMAN
IRS990/Form990PartVIISectionAGrp/PersonNm12MS JACQUELINE O'GARROW
IRS990/Form990PartVIISectionAGrp/PersonNm13MR DAVID R FINNIE
IRS990/Form990PartVIISectionAGrp/PersonNm14MR DARRYL WHITE
IRS990/Form990PartVIISectionAGrp/PersonNm15MR JAMES MITCHELL
IRS990/Form990PartVIISectionAGrp/PersonNm16MR BOB MENDENHALL
IRS990/Form990PartVIISectionAGrp/PersonNm17MR CHRIS JACKSON
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IRS990/Form990PartVIISectionAGrp/PersonNm19MS PATSY KINSEY
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IRS990/Form990PartVIISectionAGrp/TitleTxt0DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt1DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt2DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt3DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt4DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt5DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt6VICE CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt10DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt12BOARD CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt13DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt14DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt15DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt16ASSOCIATE OF BOD
IRS990/Form990PartVIISectionAGrp/TitleTxt17DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt18DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt19DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt20DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt21DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt22CHIEF OPERATING OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt23PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt24VICE-PRESIDENT-PROPERTY
IRS990/Form990PartVIISectionAGrp/TitleTxt25CHIEF FINANCIAL OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt26SR. VP OF DEVELOPMENT & CO
IRS990/Form990PartVIISectionAGrp/TitleTxt27SR. VP OF HOMEOWNERSHIP
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IRS990/OtherExpensesGrp/Desc2UTILITIES
IRS990/OtherExpensesGrp/Desc3ABANDONED PROJECT COSTS

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Filings

Displayed year

2020 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$77,260,509
Liabilities
$56,176,108
Net assets
$21,084,401
Revenue
$33,997,762
Expenses
$33,360,515
Net income
$637,247
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$153$131$21.8$27.6$21.5$6.10
2023Detailed filing. Detailed filing data is available for this year.$126$113$13.3$25.7$24.1$1.60
2022Detailed filing. Detailed filing data is available for this year.$135$106$29.3$81.3$79.5$1.85
2021Detailed filing. Detailed filing data is available for this year.$109$81.6$27.4$88.0$81.6$6.35
2020Detailed filing. Detailed filing data is available for this year.$77.3$56.2$21.1$34.0$33.4$0.64
2019Detailed filing. Detailed filing data is available for this year.$74.1$53.7$20.4$13.6$11.7$1.92
2018Detailed filing. Detailed filing data is available for this year.$67.5$47.1$20.4$15.2$13.1$2.11
2017Detailed filing. Detailed filing data is available for this year.$67.7$51.1$16.6$14.4$11.1$3.38
2016Detailed filing. Detailed filing data is available for this year.$61.1$49.3$11.8$7.29$9.29$1.99
2015Detailed filing. Detailed filing data is available for this year.$55.2$41.4$13.8$10.3$8.80$1.47
2014Detailed filing. Detailed filing data is available for this year.$51.2$39.0$12.2$12.5$9.04$3.42
2013Detailed filing. Detailed filing data is available for this year.$51.0$42.2$8.76$9.53$8.28$1.25
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$39.5$32.0$7.51$13.0
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$44.7$27.0$17.7$16.1
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$49.0$26.6$22.4$7.97