Civic Intelligence

Weaver Community Housing Association

EIN 56-2276970 • 501(c)3 • Carrboro, NC

Profile

Low-income cooperative housing guided by the principles of affordability, perpetuity, dweller-control, sustainability, diversity, and community.

PO Box 215Carrboro, NC 27510

www.wcha.coop

Siviq Scores

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

Liabilities / Assets

69th percentile

1.27x

Higher debt load relative to assets than 69% of similar nonprofits.

NTEE L21 • $1M-$5M nonprofits • Source year 2024

Liabilities / Revenue

79th percentile

9.78x

Higher debt load relative to revenue than 79% of similar nonprofits.

NTEE L21 • $1M-$5M nonprofits • Source year 2024

Net Margin

58th percentile

-9.9%

Higher net margin than 58% of similar nonprofits.

NTEE L21 • $1M-$5M nonprofits • Source year 2024

Top Officer Pay

49th percentile

$0

Higher top officer pay than 49% of similar nonprofits.

Top officer pay equals 0.0% of source-year revenue.

NTEE L21 • $1M-$5M nonprofits • Source year 2024

Asset Growth

58th percentile

-1.7%

Faster asset growth than 58% of similar nonprofits.

NTEE L21 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Revenue Growth

48th percentile

2.4%

Faster revenue growth than 48% of similar nonprofits.

NTEE L21 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets69th percentile

Assets

Down

$1,093,081

Down $18,930 (-1.7%) from 2023

Liabilities

Down

$1,392,820

Down $10,521 (-0.7%) from 2023

Net Assets

Down

-$299,739

Down $8,409 (-2.9%) from 2023

Operations
Liabilities / Revenue79th percentileNet Margin58th percentile

Revenue

Up

$142,457

Up $3,332 (+2.4%) from 2023

Expenses

Down

$156,575

Down $16,264 (-9.4%) from 2023

Net Income

Up

-$14,118

Up $19,596 (+58%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth58th percentile

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

$2.0M$1.5M$1.0M$500K$0-$500KAssets 2010: $1,297,707Liabilities 2010: $1,542,774Net Assets 2010: -$245,0672010Assets 2011: $1,231,877Liabilities 2011: $1,520,811Net Assets 2011: -$288,9342011Assets 2012: $1,206,810Liabilities 2012: $1,491,999Net Assets 2012: -$285,1892012Assets 2013: $1,213,295Liabilities 2013: $1,481,208Net Assets 2013: -$267,9132013Assets 2014: $1,159,039Liabilities 2014: $1,449,246Net Assets 2014: -$290,2072014Assets 2015: $1,140,864Liabilities 2015: $1,439,276Net Assets 2015: -$298,4122015Assets 2016: $1,173,497Liabilities 2016: $1,407,372Net Assets 2016: -$233,8752016Assets 2017: $1,046,936Liabilities 2017: $1,138,103Net Assets 2017: -$91,1672017Assets 2018: $984,097Liabilities 2018: $1,090,219Net Assets 2018: -$106,1222018Assets 2019: $959,342Liabilities 2019: $1,057,043Net Assets 2019: -$97,7012019Assets 2020: $1,128,156Liabilities 2020: $1,238,701Net Assets 2020: -$110,5452020Assets 2021: $1,086,850Liabilities 2021: $1,364,746Net Assets 2021: -$277,8962021Assets 2022: $1,164,648Liabilities 2022: $1,422,264Net Assets 2022: -$257,6162022Assets 2023: $1,112,011Liabilities 2023: $1,403,341Net Assets 2023: -$291,3302023Assets 2024: $1,093,081Liabilities 2024: $1,392,820Net Assets 2024: -$299,7392024

Highlighted filing

2024

Assets$1,093,081
Liabilities$1,392,820
Net Assets-$299,739
Open 2024 Filing

Operations Trend

Revenue Growth48th percentile

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

$400K$300K$200K$100K$0-$100KExpenses 2010: $181,4642010Expenses 2011: $193,1032011Expenses 2012: $172,4202012Revenue 2013: $197,604Expenses 2013: $180,328Net Income 2013: $17,2762013Revenue 2014: $167,753Expenses 2014: $190,047Net Income 2014: -$22,2942014Revenue 2015: $163,343Expenses 2015: $171,548Net Income 2015: -$8,2052015Revenue 2016: $163,389Expenses 2016: $175,507Net Income 2016: -$12,1182016Revenue 2017: $312,342Expenses 2017: $189,924Net Income 2017: $122,4182017Revenue 2018: $135,247Expenses 2018: $150,202Net Income 2018: -$14,9552018Revenue 2019: $137,333Expenses 2019: $128,912Net Income 2019: $8,4212019Revenue 2020: $98,321Expenses 2020: $142,666Net Income 2020: -$44,3452020Revenue 2021: $160,871Expenses 2021: $172,469Net Income 2021: -$11,5982021Revenue 2022: $212,646Expenses 2022: $192,366Net Income 2022: $20,2802022Revenue 2023: $139,125Expenses 2023: $172,839Net Income 2023: -$33,7142023Revenue 2024: $142,457Expenses 2024: $156,575Net Income 2024: -$14,1182024

Highlighted filing

2024

Revenue$142,457
Expenses$156,575
Net Income-$14,118
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
$1,093,081
Liabilities
$1,392,820
Net assets
-$299,739
Revenue
$142,457
Expenses
$156,575
Net income
-$14,118
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.09$1.39$0.30$0.14$0.16$0.01
2023Detailed filing. Detailed filing data is available for this year.$1.11$1.40$0.29$0.14$0.17$0.03
2022Detailed filing. Detailed filing data is available for this year.$1.16$1.42$0.26$0.21$0.19$0.02
2021Detailed filing. Detailed filing data is available for this year.$1.09$1.36$0.28$0.16$0.17$0.01
2020Detailed filing. Detailed filing data is available for this year.$1.13$1.24$0.11$0.10$0.14$0.04
2019Summary only. Only limited summary data is available for this year.$0.96$1.06$0.10$0.14$0.13$0.01
2018Summary only. Only limited summary data is available for this year.$0.98$1.09$0.11$0.14$0.15$0.01
2017Summary only. Only limited summary data is available for this year.$1.05$1.14$0.09$0.31$0.19$0.12
2016Summary only. Only limited summary data is available for this year.$1.17$1.41$0.23$0.16$0.18$0.01
2015Summary only. Only limited summary data is available for this year.$1.14$1.44$0.30$0.16$0.17$0.01
2014Summary only. Only limited summary data is available for this year.$1.16$1.45$0.29$0.17$0.19$0.02
2013Detailed filing. Detailed filing data is available for this year.$1.21$1.48$0.27$0.20$0.18$0.02
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.21$1.49$0.29$0.17
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.23$1.52$0.29$0.19
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.30$1.54$0.25$0.18
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Aug 26, 2025
Return Version
2024v5.0
Gross Receipts
$143,262
Mission and Program Overview

Mission

WCHA uses the cooperative housing model as a means to accomplish six principles: affordability perpetuity dweller-control sustainability diversity and community.

Low-income cooperative housing guided by the principles of affordability, perpetuity, dweller-control, sustainability, diversity, and community.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$966,899$911,444▼ $55,455
Cash and Non-Interest-Bearing Accounts$136,171$173,544▲ $37,373
Accounts Receivable$5,213$4,098▼ $1,115
Prepaid Expenses and Deferred Charges$3,728$3,995▲ $267
Total Assets$1,112,011$1,093,081▼ $18,930
Liabilities
Mortgage Notes Payable Secured by Investment Property$974,725$959,828▼ $14,897
Other Liabilities$251,565$220,000▼ $31,565
Accounts Payable and Accrued Expenses$152,051$188,272▲ $36,221
Unsecured Notes Loans Payable$25,000$24,720▼ $280
Total Liabilities$1,403,341$1,392,820▼ $10,521
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-291,330$-299,739▼ $8,409
Total Net Assets Fund Balance$-291,330$-299,739▼ $8,409
Total Liabilities and Net Assets / Fund Balance$1,112,011$1,093,081▼ $18,930

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$631,367$843,050$1,474,417
Land$211,224-$211,224
Equipment$68,853$32,403$101,256
Compensation and Service Providers
Top Officer Pay49th percentile

Board Members and Trustees

NameTitle
Emily MulzoffPresident
Devin CeartasDirector
Elizabeth EvansDirector
Jennifer RomeoDirector
Lauren CarretoDirector
Sammy SladeDirector
Stephanie StatonDirector
Sophia MosbySecretary
Brandon CosgroveTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$88
Program Service Revenue
$141,546
Investment Income
$-255
Other Revenue
$1,078
All Other Contributions
$88
Change in Net Assets
$-14,118
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$156,575
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$11,205$53,238-$64,443
Depreciation Depletion$64,308--$64,308
Insurance$11,719--$11,719
Fees for Services Accounting-$7,254-$7,254
Conferences and Meetings-$815-$815
Other Expenses$902$479-$479
Office Expenses-$388-$388
All Other Expenses-$342-$342
Total Functional Expenses$92,820$63,755$0$156,575
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
Conditional Grant$220,000
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
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
No
Other officer compensation reviewed
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Page 6, Part VI, Line 11B

“The form 990 is reviewed by the organization's treasurer. After the treasurer reviews and approves the form, it is presented to the board of directors for their review and approval. The form is then filed with the irs.”

Form 990, Page 6, Part VI, Line 12C

“The board of directors is required to review and update any conflict of interest annually.”

Form 990, Page 6, Part VI, Line 19

“The organization makes its governing documents and conflict of interest policy available to the general public upon request.”

Filing and Contact Details

Filer

Filer Name
Weaver Community Housing
EIN
56-2276970
Phone
9843636076
Address
PO BOX 215, CARRBORO, NC 27510

Signing Officer

Name
Stephanie Staton
Title
Director
Phone
3367451575
Signed
2025-08-26
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Emily Mulzoff
Formed
2001
Legal Domicile
Nc
Voting Board Members
9
Independent Board Members
8
Employees
0
Volunteers
3

Preparer

Firm
Langdon & Company Llp
Address
223 US HIGHWAY 70 EAST SUITE 100, GARNER, NC 27529-4051
Preparer
Susan Dean
Phone
9196621001
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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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IRS990/PYRevenuesLessExpensesAmt0-33714
IRS990/PYTotalExpensesAmt0172839
IRS990/PYTotalRevenueAmt0139125
IRS990/ReconcilationRevenueExpnssAmt0-14118
IRS990/RegularMonitoringEnfrcInd0true
IRS990/RelatedEntityInd0false
IRS990/RelatedOrganizationCtrlEntInd0false
IRS990/ReportInvestmentsOtherSecInd0false
IRS990/ReportLandBuildingEquipmentInd0true
IRS990/ReportOtherAssetsInd0false
IRS990/ReportOtherLiabilitiesInd0true
IRS990/ReportProgramRelatedInvstInd0false
IRS990/RevenueAmt0141546
IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/CurrentTaxYearAmt050496
IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/CurrentTaxYearMinus1YearAmt069491
IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/CurrentTaxYearMinus2YearsAmt058434
IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/CurrentTaxYearMinus3YearsAmt056462
IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/CurrentTaxYearMinus4YearsAmt045834
IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/TotalAmt0280717
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearAmt088
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus2YearsAmt060000
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus3YearsAmt016973
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus4YearsAmt0486
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/TotalAmt077547
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearAmt0550
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus1YearAmt0650
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus2YearsAmt0239
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus3YearsAmt0125
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus4YearsAmt0173
IRS990ScheduleA/GrossInvestmentIncome509Grp/TotalAmt01737
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearAmt0142624
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IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus3YearsAmt0142360
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus4YearsAmt096485
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/TotalAmt0666440
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearAmt0550
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus1YearAmt0650
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus2YearsAmt0239
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus3YearsAmt0125
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus4YearsAmt0173
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/TotalAmt01737
IRS990ScheduleA/InvestmentIncomeCYPct00.00000
IRS990ScheduleA/InvestmentIncomePYPct00.00000
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IRS990ScheduleA/PublicSupportCY509Pct00.46100
IRS990ScheduleA/PublicSupportPY509Pct00.44830
IRS990ScheduleA/PublicSupportTotal509Amt0343809
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/CurrentTaxYearAmt090592
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/CurrentTaxYearMinus1YearAmt087902
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/CurrentTaxYearMinus2YearsAmt081366
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/CurrentTaxYearMinus3YearsAmt087749
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/CurrentTaxYearMinus4YearsAmt052569
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/TotalAmt0400178
IRS990ScheduleA/SubstantialContributorsAmtGrp/CurrentTaxYearAmt040096
IRS990ScheduleA/SubstantialContributorsAmtGrp/CurrentTaxYearMinus1YearAmt018411
IRS990ScheduleA/SubstantialContributorsAmtGrp/CurrentTaxYearMinus2YearsAmt022932
IRS990ScheduleA/SubstantialContributorsAmtGrp/CurrentTaxYearMinus3YearsAmt031287
IRS990ScheduleA/SubstantialContributorsAmtGrp/CurrentTaxYearMinus4YearsAmt06735
IRS990ScheduleA/SubstantialContributorsAmtGrp/TotalAmt0119461
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IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus2YearsAmt0207433
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IRS990ScheduleD/BuildingsGrp/DepreciationAmt0843050
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt01474417
IRS990ScheduleD/EquipmentGrp/BookValueAmt068853
IRS990ScheduleD/EquipmentGrp/DepreciationAmt032403
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt0101256
IRS990ScheduleD/LandGrp/BookValueAmt0211224
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt0211224
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt0220000
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IRS990ScheduleD/TotalLiabilityAmt0220000
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE FORM 990 IS REVIEWED BY THE ORGANIZATION'S TREASURER. AFTER THE TREASURER REVIEWS AND APPROVES THE FORM, IT IS PRESENTED TO THE BOARD OF DIRECTORS FOR THEIR REVIEW AND APPROVAL. THE FORM IS THEN FILED WITH THE IRS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE BOARD OF DIRECTORS IS REQUIRED TO REVIEW AND UPDATE ANY CONFLICT OF INTEREST ANNUALLY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE ORGANIZATION MAKES ITS GOVERNING DOCUMENTS AND CONFLICT OF INTEREST POLICY AVAILABLE TO THE GENERAL PUBLIC UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 6, PART VI, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 19
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IRS990/TaxExemptBondsInd0false
IRS990/TerminateOperationsInd0false
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IRS990/TotalAssetsGrp/EOYAmt01093081
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IRS990/TotalContributionsAmt088
IRS990/TotalEmployeeCnt00
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IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt092820
IRS990/TotalFunctionalExpensesGrp/TotalAmt0156575
IRS990/TotalGrossUBIAmt00
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IRS990/TotalLiabilitiesEOYAmt01392820
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IRS990/TotalLiabilitiesGrp/EOYAmt01392820
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IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt0-299739
IRS990/TotalProgramServiceExpensesAmt092820
IRS990/TotalProgramServiceRevenueAmt0141546
IRS990/TotalRevenueGrp/ExclusionAmt0550
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IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0142457
IRS990/TotalVolunteersCnt03
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IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt01093081
IRS990/TrnsfrExmptNonChrtblRltdOrgInd0false
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd0false
IRS990/UnsecuredNotesLoansPayableGrp/BOYAmt025000
IRS990/UnsecuredNotesLoansPayableGrp/EOYAmt024720
IRS990/USAddress/AddressLine1Txt0PO BOX 215
IRS990/USAddress/CityNm0CARRBORO
IRS990/USAddress/StateAbbreviationCd0NC
IRS990/USAddress/ZIPCd027510
IRS990/VotingMembersGoverningBodyCnt09
IRS990/VotingMembersIndependentCnt08
IRS990/WebsiteAddressTxt0WWW.WCHA.COOP
IRS990/WhistleblowerPolicyInd0false
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd0true
ReturnHeader/BusinessOfficerGrp/PersonNm0STEPHANIE STATON
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0DIRECTOR
ReturnHeader/BusinessOfficerGrp/PhoneNum03367451575
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-08-26
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0WEAVER COMMUNITY HOUSING
ReturnHeader/Filer/BusinessName/BusinessNameLine2Txt0ASSOCIATION
ReturnHeader/Filer/BusinessNameControlTxt0WEAV
ReturnHeader/Filer/EIN0562276970
ReturnHeader/Filer/PhoneNum09843636076
ReturnHeader/Filer/USAddress/AddressLine1Txt0PO BOX 215
ReturnHeader/Filer/USAddress/CityNm0CARRBORO
ReturnHeader/Filer/USAddress/StateAbbreviationCd0NC
ReturnHeader/Filer/USAddress/ZIPCd027510
ReturnHeader/IRSResponsiblePrtyInfoCurrInd0true
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0561743537
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0LANGDON & COMPANY LLP
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt0223 US HIGHWAY 70 EAST SUITE 100
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0GARNER
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0NC
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd0275294051
ReturnHeader/PreparerPersonGrp/PhoneNum09196621001

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