Civic Intelligence

Horizon Development Properties Inc.

990 • Fiscal year 2022 • EIN 56-2246833

Jan 01, 2022 to Dec 31, 2022 • Filed on Nov 14, 2023

Organization ProfileN/A
400 East BlvdCharlotte, NC 28203

(704) 336-5233

Siviq Scores

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

Liabilities / Assets

87th percentile

0.89x

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

2022 filings • 501(c)3 • $250M-$1B nonprofits • Source year 2022

Liabilities / Revenue

96th percentile

9.58x

Higher debt load relative to revenue than 96% of similar nonprofits.

2022 filings • 501(c)3 • $250M-$1B nonprofits • Source year 2022

Net Margin

9th percentile

-17%

Higher net margin than 9% of similar nonprofits.

2022 filings • 501(c)3 • $250M-$1B nonprofits • Source year 2022

Top Officer Pay

21st percentile

$401,992

Higher top officer pay than 21% of similar nonprofits.

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

2022 filings • 501(c)3 • $250M-$1B nonprofits • Source year 2022

Asset Growth

91st percentile

26%

Faster asset growth than 91% of similar nonprofits.

2022 filings • 501(c)3 • $250M-$1B nonprofits • Annualized from 2021 to 2022

Revenue Growth

72nd percentile

12%

Faster revenue growth than 72% of similar nonprofits.

2022 filings • 501(c)3 • $250M-$1B nonprofits • Annualized from 2021 to 2022

Balance Sheet
Liabilities / Assets87th percentile

Assets

Up

$528,761,139

Up $107,924,287 (+26%) from 2021

Net Assets

Up

$56,329,091

Up $13,136,921 (+30%) from 2021

Liabilities

Up

$472,432,048

Up $94,787,366 (+25%) from 2021

Revenue And Expenses
Liabilities / Revenue96th percentileNet Margin9th percentile

Revenue

Up

$49,320,137

Up $5,415,668 (+12%) from 2021

Expenses

Up

$57,949,705

Up $8,109,140 (+16%) from 2021

Net Income

Down

-$8,629,568

Down $2,693,472 (-45%) from 2021

Historical Trend

Balance Sheet Trend

Asset Growth91st percentile

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

$600M$400M$200M$0Assets 2012: $42,105,145Liabilities 2012: $36,228,535Net Assets 2012: $5,876,6102012Assets 2013: $58,670,590Liabilities 2013: $48,973,313Net Assets 2013: $9,697,2772013Assets 2014: $68,326,906Liabilities 2014: $55,832,786Net Assets 2014: $12,494,1202014Assets 2015: $77,030,377Liabilities 2015: $66,218,916Net Assets 2015: $10,811,4612015Assets 2016: $134,413,214Liabilities 2016: $86,397,140Net Assets 2016: $48,016,0742016Assets 2017: $256,024,196Liabilities 2017: $177,889,810Net Assets 2017: $78,134,3862017Assets 2018: $251,714,409Liabilities 2018: $217,712,404Net Assets 2018: $34,002,0052018Assets 2019: $251,346,379Liabilities 2019: $219,667,864Net Assets 2019: $31,678,5152019Assets 2020: $294,872,530Liabilities 2020: $263,424,041Net Assets 2020: $31,448,4892020Assets 2021: $420,836,852Liabilities 2021: $377,644,682Net Assets 2021: $43,192,1702021Assets 2022: $528,761,139Liabilities 2022: $472,432,048Net Assets 2022: $56,329,0912022Assets 2023: $565,595,319Liabilities 2023: $464,771,841Net Assets 2023: $100,823,4782023Assets 2024: $573,740,246Liabilities 2024: $451,171,025Net Assets 2024: $122,569,2212024

Highlighted filing

2022

Assets$528,761,139
Liabilities$472,432,048
Net Assets$56,329,091
Open 2022 Filing

Operations Trend

Revenue Growth72nd percentile

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

$100M$50M$0-$50MExpenses 2012: $8,557,9632012Expenses 2013: $10,051,2062013Revenue 2014: $9,632,636Expenses 2014: $9,809,317Net Income 2014: -$176,6812014Revenue 2015: $11,256,070Expenses 2015: $10,904,344Net Income 2015: $351,7262015Revenue 2016: $28,656,051Expenses 2016: $12,620,420Net Income 2016: $16,035,6312016Revenue 2017: $34,172,568Expenses 2017: $53,603,370Net Income 2017: -$19,430,8022017Revenue 2018: -$3,055,197Expenses 2018: $41,178,375Net Income 2018: -$44,233,5722018Revenue 2019: $38,838,190Expenses 2019: $44,560,195Net Income 2019: -$5,722,0052019Revenue 2020: $38,501,606Expenses 2020: $47,937,045Net Income 2020: -$9,435,4392020Revenue 2021: $43,904,469Expenses 2021: $49,840,565Net Income 2021: -$5,936,0962021Revenue 2022: $49,320,137Expenses 2022: $57,949,705Net Income 2022: -$8,629,5682022Revenue 2023: $77,541,860Expenses 2023: $71,907,736Net Income 2023: $5,634,1242023Revenue 2024: $84,376,456Expenses 2024: $94,117,044Net Income 2024: -$9,740,5882024

Highlighted filing

2022

Revenue$49,320,137
Expenses$57,949,705
Net Income-$8,629,568
Open 2022 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2022 to Dec 31, 2022
Signed
Nov 14, 2023
Return Version
2022v5.0
Gross Receipts
$55,811,948
Mission and Program Overview

Mission

To provide affordable housing to all qualified families.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$197,371,631$252,674,178▲ $55,302,547
Savings and Temporary Cash Investments$78,381,086$75,963,885▼ $2,417,201
Investments Program Related$37,168,219$42,055,056▲ $4,886,837
Cash and Non-Interest-Bearing Accounts$16,950,990$18,434,320▲ $1,483,330
Accounts Receivable$1,582,347$2,608,785▲ $1,026,438
Other Notes and Loans Receivable, Net$791,796$544,337▼ $247,459
Prepaid Expenses and Deferred Charges$113,444$176,238▲ $62,794
Total Assets$420,836,852$528,761,139▲ $107,924,287
Other Assets Total$88,477,339$136,304,340▲ $47,827,001
Liabilities
Mortgage Notes Payable Secured by Investment Property$349,623,086$422,891,662▲ $73,268,576
Other Liabilities$14,332,831$29,369,984▲ $15,037,153
Accounts Payable and Accrued Expenses$12,970,004$19,646,938▲ $6,676,934
Deferred Revenue$718,761$523,464▼ $195,297
Total Liabilities$377,644,682$472,432,048▲ $94,787,366
Net Assets / Fund Balance
Net Assets With Donor Restrictions$32,612,986$38,867,507▲ $6,254,521
Net Assets Without Donor Restrictions$10,579,184$17,461,584▲ $6,882,400
Total Net Assets Fund Balance$43,192,170$56,329,091▲ $13,136,921
Total Liabilities and Net Assets / Fund Balance$420,836,852$528,761,139▲ $107,924,287

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$187,165,169$82,054,547$269,219,716
Land$36,674,040-$36,674,040
Leasehold Improvements$23,657,620$9,389,564$33,047,184
Equipment$5,177,349$4,331,028$9,508,377
Investment Program Related Org$38,555,056--
Other Assets Org$2,762,055--
Compensation and Service Providers
Top Officer Pay21st percentile

Employees

NameTitleFull / Part TimeOtherTotal
Sam LiuSVP, MaintenanceFT$148,511$148,511
Kimberley Cole - Part YearEvp, Administrative Operations-$132,917$132,917
Darius FrederickDistrict ManagerFT$125,508$125,508
George ConnorDistrict ManagerFT$124,551$124,551
Kenya LewisEvp, People & Culture-$121,947$121,947
John ShurleySVP, Construction AdministrationFT$120,610$120,610
Sandra PizarroEvp, Talent Operation - Part Year-$98,570$98,570
Connie StaudingerEvp, Development - Part Year-$89,112$89,112
Kimberlie SmithEvp, Blue Horizon-$88,578$88,578

Board Members and Trustees

NameTitle
Ray MckinnonChair Commissioner
Michael KennerlyVice Chair Commissioner
Leigh Ann MerchantVice Chair Commissioner-part Year
Fulton MeachemCEO
Antoine DennardCommissioner
Erin SmithCommissioner
Fatina AllenCommissioner
Linda AshendorfCommissioner
Maurice RobinsonCommissioner
Cheryl CampbellEvp, Blue Horizon - Part Year
Tomico EvansEvp, Core
Heather FranklinEvp, Finance
Ken WoodEvp, Information Technology
Harriett HuellEvp, Legal
Kevin BoyetteSVP, Development

Highest Paid Contractors

ContractorServicesLocationCompensation
Emj ConstructionConstruction6148 LEE HIGHWAY STE 600, Chattanooga, TN 37421$14,193,523
Gilbraltar Construction Company INCConstruction42 HUDSON ST STE 107, Annapolis, MD 21401$2,682,376
Cleveland ConstructionConstruction8620 TYLER BLVD, Mentor, OH 44060$929,439
Weatherspoon Enterprises INCSafety921 CAMDEN GRANDVIEW RD UNIT K, Charlotte, NC 28202$784,957
Giss LLCMaintenance2705 DERITA AVE, Charlotte, NC 28269$651,675
Revenue and Support

Revenue Composition

Contributions and Grants
$11,664,481
Program Service Revenue
$38,416,020
Investment Income
$-5,694,302
Other Revenue
$4,933,938
Change in Net Assets
$-8,629,568
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$52,586,739
Salaries, Compensation, and Employee Benefits$5,362,966
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Interest$12,287,065--$12,287,065
Depreciation Depletion$11,675,674--$11,675,674
Occupancy$5,075,731--$5,075,731
Other Salaries and Wages$3,735,939--$3,735,939
Fees for Services Other$3,406,261--$3,406,261
Insurance$2,604,720--$2,604,720
Other Employee Benefits$1,627,027--$1,627,027
Office Expenses$67,939$1,290,853-$1,358,792
Fees for Services Legal$757,314$189,328-$946,642
Other Expenses$759,615$755,339-$755,339
Fees for Services Management$290,254--$290,254
All Other Expenses$220,398--$220,398
Fees for Services Accounting$200,774--$200,774
Advertising$128,697--$128,697
Travel$30,676--$30,676
Total Functional Expenses$55,714,185$2,235,520$0$57,949,705
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
Other Current Liabilities$19,601,623
Noncurrent Liabilities-other$7,406,214
Security Deposits$1,294,523
Interprogram-due to Related Party$979,919
Deferred Inflow of Resources$87,705
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
No
Other officer compensation reviewed
No
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

“All documents are emailed to the board of commissioners and given time to review and comment prior to the filing of the 990 with the irs.”

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

“Board members are required to fill out forms annually and disclose conflicts of interest. If a conflict of interest arises, the board member abstains from voting.”

Form 990, Part VI, Section B, Line 15

“Compensation for all employees is based on a yearly review of market and industry averages as well as an external position review, which is completed every three to four years. Executive pay requires additional review that includes the following: a review of all positions from an external compensation firm (water consultants) to ensure positions are accurate in both content and in pay scale. For executive (ceo) pay, a salary/benefit review is approximately every two years with other agencies (both nc and sc). The utilization of the annual employer's association salary compensation review and the results of the nahro executive compensation study is also taken into account when determining executive pay. The last compensation review was conducted in 2022. This process is performed by a related party.”

Form 990, Part VI, Section C, Line 19

“Documents are available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Horizon Development Properties Inc
EIN
56-2246833
Phone
7043365233
Address
400 EAST BLVD, CHARLOTTE, NC 28203
Doing Business As
Blue Horizon Management Company

Signing Officer

Name
Heather R Franklin CPA
Title
CFO
Phone
7043365233
Signed
2023-11-14
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Heather R Franklin CPA
Formed
2001
Legal Domicile
Nc
Voting Board Members
7
Independent Board Members
7
Employees
0
Volunteers
7

Preparer

Firm
Plante & Moran Pllc
Address
2601 CAMBRIDGE CT STE 300, AUBURN HILLS, MI 48326
Preparer
Tina M Peters CPA
Phone
2483757100
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Net assets transferred in 26,994,556. Capital contributions -5,228,067.”

SCHEDULE R, PART IV:

“Section 168(h)(6)(f)(ii) election for hdp fwp recap phase i hdp fwp recap phase i, llc ein 32-0668734 election under internal revenue code section 168(h)(6)(f)(ii) not to be treated as a tax exempt entity hdp fwp recap phase i, llc (ein 32-0668734) located at 400 east boulevard, charlotte, nc 28203, hereby elects under internal revenue code section 168(h)(6)(f)(ii) not to be treated as a tax exempt entity for purposes of applying the rules found in i.r.c. Section 168 (h)(6). This election is available to be made by an entity that is not tax exempt, but which is controlled 50% or more by a tax exempt entity. Hdp fwp recap phase i, llc qualifies to make such election, as it is owned 100% by horizon development properties, inc. (a tax-exempt entity) (ein 56-2246833) located at 400 east blvd., charlotte, nc 28203. The purpose of this election is to treat the entity's allocable share of depreciable property owned by fwp recap phase i, llc (ein 32-0668824). As property which is not tax-exempt use property. Hdp fwp recap phase i, llc acknowledges that the foregoing election is irrevocable and is binding on all tax-exempt entities holding ownership in hdp fwp recap phase i, llc.”

SCHEDULE R, PART IV:

“Section 168(h)(6)(f)(ii) election for hdp-to hdp-to, llc ein 47-5041480 election under internal revenue code section 168(h)(6)(f)(ii) not to be treated as a tax exempt entity hdp-to, llc (47-5041480) located at 400 east boulevard, charlotte, nc 28203, hereby elects under internal revenue code section 168(h)(6)(f)(ii) not to be treated as a tax exempt entity for purposes of applying the rules found in i.r.c. Section 168 (h)(6). This election is available to be made by an entity that is not tax exempt, but which is controlled 50% or more by a tax exempt entity. Hdp-to, llc qualifies to make such election, as it is owned 100% by horizon development properties, inc. (a tax-exempt entity) (ein 56-2246833) located at 400 east blvd., charlotte, nc 28203. The purpose of this election is to treat the entity's allocable share of depreciable property owned by tall oaks redevelopment,llc (47-5053942) in charlotte, north carolina. As property which is not tax-exempt use property. Hdp-to, llc acknowledges that the foregoing election is irrevocable and is binding on all tax-exempt entities holding ownership interests in hdp-to, llc.”

SCHEDULE R, PART IV:

“Section 168(h)(6)(f)(ii) election for hdp-pm hdp-pm, llc ein 47-4746633 election under internal revenue code section 168(h)(6)(f)(ii) not to be treated as a tax exempt entity hdp-pm, llc (47-4746633) located at 400 east boulevard, charlotte, nc 28203, hereby elects under internal revenue code section 168(h)(6)(f)(ii) not to be treated as a tax exempt entity for purposes of applying the rules found in i.r.c. Section 168 (h)(6). This election is available to be made by an entity that is not tax exempt, but which is controlled 50% or more by a tax exempt entity. Hdp-pm, llc qualifies to make such election, as it is owned 100% by horizon development properties, inc. (a tax-exempt entity) (ein 56-2246833) located at 400 east blvd., charlotte, nc 28203. The purpose of this election is to treat the entity's allocable share of depreciable property owned by park and marsh seniors, llc (47-1869284) in charlotte, north carolina. As property which is not tax-exempt use property. Hdp-pm, llc acknowledges that the foregoing election is irrevocable and is binding on all tax-exempt entities holding ownership interests in hdp-pm, llc.”

Raw XML AppendixShowing 400 of 1,494 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/TitleTxt1VICE CHAIR COMMISSIONER
IRS990/Form990PartVIISectionAGrp/TitleTxt2COMMISSIONER
IRS990/Form990PartVIISectionAGrp/TitleTxt3COMMISSIONER
IRS990/Form990PartVIISectionAGrp/TitleTxt4COMMISSIONER
IRS990/Form990PartVIISectionAGrp/TitleTxt5COMMISSIONER
IRS990/Form990PartVIISectionAGrp/TitleTxt6COMMISSIONER
IRS990/Form990PartVIISectionAGrp/TitleTxt7VICE CHAIR COMMISSIONER-PART YEAR
IRS990/Form990PartVIISectionAGrp/TitleTxt8CEO
IRS990/Form990PartVIISectionAGrp/TitleTxt9EVP, FINANCE
IRS990/Form990PartVIISectionAGrp/TitleTxt10EVP, LEGAL
IRS990/Form990PartVIISectionAGrp/TitleTxt11EVP, INFORMATION TECHNOLOGY
IRS990/Form990PartVIISectionAGrp/TitleTxt12EVP, BLUE HORIZON - PART YEAR
IRS990/Form990PartVIISectionAGrp/TitleTxt13EVP, CORE
IRS990/Form990PartVIISectionAGrp/TitleTxt14EVP, ADMINISTRATIVE OPERATIONS
IRS990/Form990PartVIISectionAGrp/TitleTxt15EVP, PEOPLE & CULTURE
IRS990/Form990PartVIISectionAGrp/TitleTxt16EVP, TALENT OPERATION - PART YEAR
IRS990/Form990PartVIISectionAGrp/TitleTxt17EVP, DEVELOPMENT - PART YEAR
IRS990/Form990PartVIISectionAGrp/TitleTxt18EVP, BLUE HORIZON
IRS990/Form990PartVIISectionAGrp/TitleTxt19SVP, DEVELOPMENT
IRS990/Form990PartVIISectionAGrp/TitleTxt20SVP, MAINTENANCE
IRS990/Form990PartVIISectionAGrp/TitleTxt21DISTRICT MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt22DISTRICT MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt23SVP, CONSTRUCTION ADMINISTRATION
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IRS990/FormationYr02001
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Filings

Displayed year

2022 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$528,761,139
Liabilities
$472,432,048
Net assets
$56,329,091
Revenue
$49,320,137
Expenses
$57,949,705
Net income
-$8,629,568
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$574$451$123$84.4$94.1$9.74
2023Detailed filing. Detailed filing data is available for this year.$566$465$101$77.5$71.9$5.63
2022Detailed filing. Detailed filing data is available for this year.$529$472$56.3$49.3$57.9$8.63
2021Detailed filing. Detailed filing data is available for this year.$421$378$43.2$43.9$49.8$5.94
2020Detailed filing. Detailed filing data is available for this year.$295$263$31.4$38.5$47.9$9.44
2019Detailed filing. Detailed filing data is available for this year.$251$220$31.7$38.8$44.6$5.72
2018Detailed filing. Detailed filing data is available for this year.$252$218$34.0$3.06$41.2$44.2
2017Detailed filing. Detailed filing data is available for this year.$256$178$78.1$34.2$53.6$19.4
2016Detailed filing. Detailed filing data is available for this year.$134$86.4$48.0$28.7$12.6$16.0
2015Detailed filing. Detailed filing data is available for this year.$77.0$66.2$10.8$11.3$10.9$0.35
2014Detailed filing. Detailed filing data is available for this year.$68.3$55.8$12.5$9.63$9.81$0.18
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$58.7$49.0$9.70$10.1
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$42.1$36.2$5.88$8.56