Civic Intelligence

Macgregor Housing Development Corporation

EIN 56-2237995 • 501(c)3 • Raleigh, NC

Profile

The organization provides apartments to low-income households in pitt county with preference to victims of hurricane floyd.

113 South Wilmington StreetRaleigh, NC 27601

n/A

Siviq Scores

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

Liabilities / Assets

87th percentile

1.65x

Higher debt load relative to assets than 87% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Source year 2024

Liabilities / Revenue

85th percentile

9.46x

Higher debt load relative to revenue than 85% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Source year 2024

Net Margin

40th percentile

-9.8%

Higher net margin than 40% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Source year 2024

Top Officer Pay

82nd percentile

$284,714

Higher top officer pay than 82% of similar nonprofits.

Top officer pay equals 129.5% of source-year revenue.

NTEE L • $1M-$5M nonprofits • Source year 2024

Asset Growth

45th percentile

-1.9%

Faster asset growth than 45% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Annualized from 2023 to 2024

Revenue Growth

48th percentile

3.1%

Faster revenue growth than 48% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets87th percentile

Assets

Down

$1,255,868

Down $24,553 (-1.9%) from 2023

Liabilities

Down

$2,078,339

Down $3,068 (-0.1%) from 2023

Net Assets

Down

-$822,471

Down $21,485 (-2.7%) from 2023

Operations
Liabilities / Revenue85th percentileNet Margin40th percentile

Revenue

Up

$219,798

Up $6,601 (+3.1%) from 2023

Expenses

Up

$241,283

Up $35,823 (+17%) from 2023

Net Income

Down

-$21,485

Down $29,222 (-378%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth45th percentile

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

$3.0M$2.0M$1.0M$0-$1.0MAssets 2010: $1,923,517Liabilities 2010: $2,255,228Net Assets 2010: -$331,7112010Assets 2011: $1,851,752Liabilities 2011: $2,241,200Net Assets 2011: -$389,4482011Assets 2012: $1,800,713Liabilities 2012: $2,229,687Net Assets 2012: -$428,9742012Assets 2013: $1,740,188Liabilities 2013: $2,216,878Net Assets 2013: -$476,6902013Assets 2014: $1,675,502Liabilities 2014: $2,203,934Net Assets 2014: -$528,4322014Assets 2015: $1,631,492Liabilities 2015: $2,193,160Net Assets 2015: -$561,6682015Assets 2016: $1,584,395Liabilities 2016: $2,184,189Net Assets 2016: -$599,7942016Assets 2017: $1,509,865Liabilities 2017: $2,167,415Net Assets 2017: -$657,5502017Assets 2018: $1,459,659Liabilities 2018: $2,157,724Net Assets 2018: -$698,0652018Assets 2019: $1,415,485Liabilities 2019: $2,148,987Net Assets 2019: -$733,5022019Assets 2020: $1,388,826Liabilities 2020: $2,148,581Net Assets 2020: -$759,7552020Assets 2021: $1,372,903Liabilities 2021: $2,141,367Net Assets 2021: -$768,4642021Assets 2022: $1,364,626Liabilities 2022: $2,173,349Net Assets 2022: -$808,7232022Assets 2023: $1,280,421Liabilities 2023: $2,081,407Net Assets 2023: -$800,9862023Assets 2024: $1,255,868Liabilities 2024: $2,078,339Net Assets 2024: -$822,4712024

Highlighted filing

2024

Assets$1,255,868
Liabilities$2,078,339
Net Assets-$822,471
Open 2024 Filing

Operations Trend

Revenue Growth48th percentile

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

$300K$200K$100K$0-$100KExpenses 2010: $197,9532010Expenses 2011: $208,3952011Expenses 2012: $190,4852012Revenue 2013: $168,489Expenses 2013: $216,205Net Income 2013: -$47,7162013Revenue 2014: $169,860Expenses 2014: $221,602Net Income 2014: -$51,7422014Revenue 2015: $170,929Expenses 2015: $204,165Net Income 2015: -$33,2362015Revenue 2016: $173,458Expenses 2016: $211,584Net Income 2016: -$38,1262016Revenue 2017: $187,338Expenses 2017: $245,094Net Income 2017: -$57,7562017Revenue 2018: $182,574Expenses 2018: $223,089Net Income 2018: -$40,5152018Revenue 2019: $188,352Expenses 2019: $223,789Net Income 2019: -$35,4372019Revenue 2020: $197,226Expenses 2020: $223,479Net Income 2020: -$26,2532020Revenue 2021: $230,650Expenses 2021: $239,359Net Income 2021: -$8,7092021Revenue 2022: $181,682Expenses 2022: $221,941Net Income 2022: -$40,2592022Revenue 2023: $213,197Expenses 2023: $205,460Net Income 2023: $7,7372023Revenue 2024: $219,798Expenses 2024: $241,283Net Income 2024: -$21,4852024

Highlighted filing

2024

Revenue$219,798
Expenses$241,283
Net Income-$21,485
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$1,255,868
Liabilities
$2,078,339
Net assets
-$822,471
Revenue
$219,798
Expenses
$241,283
Net income
-$21,485
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.26$2.08$0.82$0.22$0.24$0.02
2023Detailed filing. Detailed filing data is available for this year.$1.28$2.08$0.80$0.21$0.21$0.01
2022Detailed filing. Detailed filing data is available for this year.$1.36$2.17$0.81$0.18$0.22$0.04
2021Detailed filing. Detailed filing data is available for this year.$1.37$2.14$0.77$0.23$0.24$0.01
2020Detailed filing. Detailed filing data is available for this year.$1.39$2.15$0.76$0.20$0.22$0.03
2019Detailed filing. Detailed filing data is available for this year.$1.42$2.15$0.73$0.19$0.22$0.04
2018Detailed filing. Detailed filing data is available for this year.$1.46$2.16$0.70$0.18$0.22$0.04
2017Detailed filing. Detailed filing data is available for this year.$1.51$2.17$0.66$0.19$0.25$0.06
2016Detailed filing. Detailed filing data is available for this year.$1.58$2.18$0.60$0.17$0.21$0.04
2015Detailed filing. Detailed filing data is available for this year.$1.63$2.19$0.56$0.17$0.20$0.03
2014Detailed filing. Detailed filing data is available for this year.$1.68$2.20$0.53$0.17$0.22$0.05
2013Detailed filing. Detailed filing data is available for this year.$1.74$2.22$0.48$0.17$0.22$0.05
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.80$2.23$0.43$0.19
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.85$2.24$0.39$0.21
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.92$2.26$0.33$0.20
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
$219,798
Mission and Program Overview

Mission

The organization provides apartments to low-income households in pitt county with preference to victims of hurricane floyd.

To develop, construct, own, and operate a low income housing complex in pitt county, nc.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,048,158$997,527▼ $50,631
Savings and Temporary Cash Investments$127,135$145,442▲ $18,307
Cash and Non-Interest-Bearing Accounts$101,578$104,409▲ $2,831
Accounts Receivable$686$5,311▲ $4,625
Prepaid Expenses and Deferred Charges$2,864$3,179▲ $315
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$1,280,421$1,255,868▼ $24,553
Other Assets Total$0$0→ $0
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,057,212$2,047,465▼ $9,747
Other Liabilities$14,421$20,207▲ $5,786
Accounts Payable and Accrued Expenses$9,774$10,667▲ $893
Total Liabilities$2,081,407$2,078,339▼ $3,068
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-800,986$-822,471▼ $21,485
Total Net Assets Fund Balance$-800,986$-822,471▼ $21,485
Total Liabilities and Net Assets / Fund Balance$1,280,421$1,255,868▼ $24,553

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$844,688$1,064,392$1,909,080
Land$147,030-$147,030
Leasehold Improvements$5,809$107,266$113,075
Equipment$0$85,644$85,644
Compensation and Service Providers
Top Officer Pay82nd percentile

Employees

NameTitleOtherTotal
Kayla RosenburgSenior Project Manager$144,354$144,354
Joseph OmozokpeaSenior Project Manager$127,509$127,509
William JacksonDirector of Asset Management$119,305$119,305

Board Members and Trustees

NameTitle
Tyler CraftChair
Yolanda WinsteadPresident
Jordan ManessVice Chair
Betsy RozakisDirector
Gordon GrubbDirector
Meghan MelloyDirector
Sheila PorterAssistant Secretary
Natalie BrittSVP
Sharon LordenSVP/CFO
Atinuke DiverVP of Resource Development
William WardVP/Treasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$211,088
Investment Income
$8,710
Other Revenue
$0
Change in Net Assets
$-21,485

Audited Revenue Reconciliation

Revenue per Audited Statements
$219,798
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Other Revenue Adjustments
$0
Total Revenue per Audited Statements
$219,798
Total Revenue per Form 990
$219,798
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$205,473
Salaries, Compensation, and Employee Benefits$35,810
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$89,057--$89,057
Depreciation Depletion$50,631--$50,631
Fees for Services Management$0$31,516-$31,516
Other Salaries and Wages$27,303--$27,303
Fees for Services Accounting$0$7,878-$7,878
Office Expenses$7,488--$7,488
Other Employee Benefits$4,915--$4,915
Payroll Taxes$3,592--$3,592
Interest$353--$353
Other Expenses$333--$333
Fees for Services Legal$261--$261
Advertising$59--$59
Total Functional Expenses$201,889$39,394$0$241,283

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$241,283
Total Expenses per Audited Statements$241,283
Total Expenses per Form 990$241,283
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$0
Other Expense Adjustments$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
Prepaid Rent$14,534
Federal Income Taxes$5,673
Tenant Security Deposits-
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
Yes
Other officer compensation reviewed
Yes
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Line 3 Delegation of management duties

“A rental management company manages the day to day operations of the apartment complex, personnel supervision, planning and executing budgets.”

Form 990, Part VI, Line 7A Members or stockholders electing members of governing body

“The board of dhic has the ability to elect one or more of the board members of the organization.”

Form 990, Part VI, Line 11B Review of form 990 by governing body

“A draft of form 990 is provided either by email or hard copy to the members of the finance and audit committee for review before finalizing.”

Form 990, Part VI, Line 12C Conflict of interest policy

“The organization periodically reviews the written conflict of interest policy. The organization asks board members to disclose any conflicts to the executive director and at board meetings.”

Form 990, Part VI, Line 15A Process to establish compensation of top management official

“The organization's officers are paid through dhic which has its own compensation policies.”

Form 990, Part VI, Line 19 Required documents available to the public

“The organization's governing documents and conflict of interest policy is available upon request. The financial statements are also available upon request and on guidestar. Form 990 is available upon request and on guidestar.”

Filing and Contact Details

Filer

Filer Name
MacGregor Housing Development Corporation
EIN
56-2237995
Phone
3367650424
Address
113 South Wilmington Street, Raleigh, NC 27601

Signing Officer

Name
Yolanda Winstead
Title
President
Phone
3367650424
Signed
2025-11-14
Discuss with paid preparer
No

Organization Details

Formed
2001
Legal Domicile
Nc
Voting Board Members
5
Independent Board Members
0
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

Additional Explanations

Form 990, Part XII, Line 2C

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

Financial Statement Notes

Schedule D, Part X, Line 2 FIN 48 (ASC 740) footnote

“The corporation is exempt from federal income taxes under section 501(c)(3) of the internal revenue code; accordingly, the accompanying financial statements do not reflect a provision or liability for federal and state income taxes. The corporation had determined that it does not have any material unrecognized tax benefits or obligations as of december 31, 2024. Fiscal years ending on or after december 31, 2021 remain subject to examination by federal and state tax authorities.”

Raw XML AppendixShowing 400 of 1,420 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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IRS990/Form990PartVIISectionAGrp/PersonNm2Jordan Maness
IRS990/Form990PartVIISectionAGrp/PersonNm3Meghan Melloy
IRS990/Form990PartVIISectionAGrp/PersonNm4Tyler Craft
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IRS990/Form990PartVIISectionAGrp/PersonNm6Sharon Lorden
IRS990/Form990PartVIISectionAGrp/PersonNm7William Ward
IRS990/Form990PartVIISectionAGrp/PersonNm8Yolanda Winstead
IRS990/Form990PartVIISectionAGrp/PersonNm9Atinuke Diver
IRS990/Form990PartVIISectionAGrp/PersonNm10Joseph Omozokpea
IRS990/Form990PartVIISectionAGrp/PersonNm11Kayla Rosenburg
IRS990/Form990PartVIISectionAGrp/PersonNm12Sheila Porter
IRS990/Form990PartVIISectionAGrp/PersonNm13William Jackson
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