Civic Intelligence

Housing Preservation Inc

EIN 56-2409519 • 501(c)3 • Memphis, TN

Profile

To provide affordable residential rental units to low income individuals and families.

795 Ridge Lake Blvd Suite 300Memphis, TN 38120

n/A

Siviq Scores

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

Liabilities / Assets

67th percentile

0.44x

Higher debt load relative to assets than 67% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Liabilities / Revenue

87th percentile

2.38x

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

501(c)3 • $50M-$100M nonprofits • Source year 2024

Net Margin

83rd percentile

32%

Higher net margin than 83% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Top Officer Pay

Score unavailable

No value available

No filing with officer rows is available for this organization yet.

Asset Growth

90th percentile

32%

Faster asset growth than 90% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Revenue Growth

81st percentile

29%

Faster revenue growth than 81% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets67th percentile

Assets

Up

$53,926,612

Up $12,987,409 (+32%) from 2023

Liabilities

Up

$23,630,545

Up $9,800,057 (+71%) from 2023

Net Assets

Up

$30,296,067

Up $3,187,352 (+12%) from 2023

Operations
Liabilities / Revenue87th percentileNet Margin83rd percentile

Revenue

Up

$9,916,476

Up $2,238,597 (+29%) from 2023

Expenses

Down

$6,729,124

Down $2,057,278 (-23%) from 2023

Net Income

Up

$3,187,352

Up $4,295,875 (+388%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth90th percentile

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

$60M$40M$20M$0Assets 2010: $1,449,682Liabilities 2010: $31,200Net Assets 2010: $1,418,4822010Assets 2011: $1,362,145Liabilities 2011: $31,200Net Assets 2011: $1,330,9452011Assets 2012: $1,169,800Liabilities 2012: $35,139Net Assets 2012: $1,134,6612012Assets 2013: $23,166,311Liabilities 2013: $22,966,573Net Assets 2013: $199,7382013Assets 2014: $24,261,415Liabilities 2014: $23,121,970Net Assets 2014: $1,139,4452014Assets 2015: $32,878,544Liabilities 2015: $28,882,123Net Assets 2015: $3,996,4212015Assets 2016: $28,155,393Liabilities 2016: $25,392,014Net Assets 2016: $2,763,3792016Assets 2017: $26,630,197Liabilities 2017: $24,538,086Net Assets 2017: $2,092,1112017Assets 2018: $25,912,739Liabilities 2018: $22,624,097Net Assets 2018: $3,288,6422018Assets 2019: $45,649,982Liabilities 2019: $14,561,450Net Assets 2019: $31,088,5322019Assets 2020: $43,297,393Liabilities 2020: $8,690,461Net Assets 2020: $34,606,9322020Assets 2021: $40,176,409Liabilities 2021: $8,417,353Net Assets 2021: $31,759,0562021Assets 2022: $38,166,515Liabilities 2022: $9,949,277Net Assets 2022: $28,217,2382022Assets 2023: $40,939,203Liabilities 2023: $13,830,488Net Assets 2023: $27,108,7152023Assets 2024: $53,926,612Liabilities 2024: $23,630,545Net Assets 2024: $30,296,0672024

Highlighted filing

2024

Assets$53,926,612
Liabilities$23,630,545
Net Assets$30,296,067
Open 2024 Filing

Operations Trend

Revenue Growth81st percentile

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

$40M$30M$20M$10M$0-$10MRevenue 2010: -$131,323Expenses 2010: $560,257Net Income 2010: -$691,5802010Expenses 2011: $554,0202011Expenses 2012: $607,5722012Revenue 2013: $6,886,435Expenses 2013: $7,821,358Net Income 2013: -$934,9232013Revenue 2014: $8,363,226Expenses 2014: $7,423,521Net Income 2014: $939,7052014Revenue 2015: $10,823,328Expenses 2015: $7,966,351Net Income 2015: $2,856,9772015Revenue 2016: $8,149,171Expenses 2016: $9,382,213Net Income 2016: -$1,233,0422016Revenue 2017: $7,862,777Expenses 2017: $8,017,658Net Income 2017: -$154,8812017Revenue 2018: $9,106,281Expenses 2018: $8,426,137Net Income 2018: $680,1442018Revenue 2019: $33,124,122Expenses 2019: $5,324,232Net Income 2019: $27,799,8902019Revenue 2020: $9,886,403Expenses 2020: $6,368,003Net Income 2020: $3,518,4002020Revenue 2021: $5,595,751Expenses 2021: $8,443,627Net Income 2021: -$2,847,8762021Revenue 2022: $2,945,693Expenses 2022: $6,487,511Net Income 2022: -$3,541,8182022Revenue 2023: $7,677,879Expenses 2023: $8,786,402Net Income 2023: -$1,108,5232023Revenue 2024: $9,916,476Expenses 2024: $6,729,124Net Income 2024: $3,187,3522024

Highlighted filing

2024

Revenue$9,916,476
Expenses$6,729,124
Net Income$3,187,352
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
$53,926,612
Liabilities
$23,630,545
Net assets
$30,296,067
Revenue
$9,916,476
Expenses
$6,729,124
Net income
$3,187,352
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$53.9$23.6$30.3$9.92$6.73$3.19
2023Detailed filing. Detailed filing data is available for this year.$40.9$13.8$27.1$7.68$8.79$1.11
2022Detailed filing. Detailed filing data is available for this year.$38.2$9.95$28.2$2.95$6.49$3.54
2021Detailed filing. Detailed filing data is available for this year.$40.2$8.42$31.8$5.60$8.44$2.85
2020Detailed filing. Detailed filing data is available for this year.$43.3$8.69$34.6$9.89$6.37$3.52
2019Detailed filing. Detailed filing data is available for this year.$45.6$14.6$31.1$33.1$5.32$27.8
2018Detailed filing. Detailed filing data is available for this year.$25.9$22.6$3.29$9.11$8.43$0.68
2017Detailed filing. Detailed filing data is available for this year.$26.6$24.5$2.09$7.86$8.02$0.15
2016Detailed filing. Detailed filing data is available for this year.$28.2$25.4$2.76$8.15$9.38$1.23
2015Detailed filing. Detailed filing data is available for this year.$32.9$28.9$4.00$10.8$7.97$2.86
2014Detailed filing. Detailed filing data is available for this year.$24.3$23.1$1.14$8.36$7.42$0.94
2013Detailed filing. Detailed filing data is available for this year.$23.2$23.0$0.20$6.89$7.82$0.93
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.17$0.04$1.13$0.61
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.36$0.03$1.33$0.55
2010Summary only. Only limited summary data is available for this year.$1.45$0.03$1.42$0.13$0.56$0.69
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 17, 2025
Return Version
2024v5.2
Gross Receipts
$21,781,142
Mission and Program Overview

Mission

To provide affordable residential rental units to low income individuals and families.

Balance Sheet Detail
LineBeginningEndChange
Assets
Rtn Earn Endowment Incm Other Fnds$27,108,715$30,296,067▲ $3,187,352
Land, Buildings, and Equipment, Net$16,293,636$27,042,046▲ $10,748,410
Cash and Non-Interest-Bearing Accounts$1,673,310$17,253,652▲ $15,580,342
Investments Program Related$16,423,274$4,828,623▼ $11,594,651
Accounts Receivable$4,096,774$2,513,967▼ $1,582,807
Intangible Assets$898,381$773,841▼ $124,540
Other Notes and Loans Receivable, Net$513,965$500,000▼ $13,965
Investments in Publicly Traded Securities$371,598$371,598→ $0
Prepaid Expenses and Deferred Charges$11,980$150,684▲ $138,704
Pd in Cap Srpls Land Bldg Eqp Fund$0$0→ $0
Cap Stk Tr Prin Current Funds$0$0→ $0
Total Assets$40,939,203$53,926,612▲ $12,987,409
Other Assets Total$656,285$492,201▼ $164,084
Liabilities
Mortgage Notes Payable Secured by Investment Property$13,496,607$13,435,406▼ $61,201
Deferred Revenue$20,863$9,749,044▲ $9,728,181
Accounts Payable and Accrued Expenses$181,305$307,974▲ $126,669
Other Liabilities$131,713$138,121▲ $6,408
Total Liabilities$13,830,488$23,630,545▲ $9,800,057
Net Assets / Fund Balance
Total Net Assets Fund Balance$27,108,715$30,296,067▲ $3,187,352
Total Liabilities and Net Assets / Fund Balance$40,939,203$53,926,612▲ $12,987,409

Asset Categories

AssetBook ValueDepreciationBasis
Investment Program Related Org$4,828,623--
Buildings$24,966,237$5,401,559-
Land$2,075,809--
Compensation and Service Providers
Top Officer PayScore unavailable

Employees

NameTitleFull / Part TimeBaseOtherTotal
James CarmichaelKey EmployeePT$350,000-$350,000
Oliver HaynesAcquisition ManagerFT$204,032$138,000$342,032
David BridgforthAcquisition AssociateFT$84,000$144,000$228,000
Jared SchepmanAcquisition AssociateFT$122,274$84,682$206,956
Gabriel RoarkAcquisition AssociateFT$100,000$102,000$202,000
Stuart JohnsonAcquisition AssociateFT$85,000$88,000$173,000
Eleanor WhitePresidentPT$30,000-$30,000
Joshua HammondDirectorPT$3,000-$3,000
Mark SegalFormer DirectorPT$3,000-$3,000
Patrick SheaDirectorPT$3,000-$3,000
Robert F CookDirectorPT$3,000-$3,000

Board Members and Trustees

NameTitle
Lawson StringerDirector

Highest Paid Contractors

ContractorServicesLocationCompensation
Silver Tree ResidentialManagement And Bookkeeping Fees795 RIDGE LAKE BLVD STE 300, Memphis, TN 38120$265,214
Hd Supply Facilities MaintenanceBuilding Supplies And InstallationPO BOX 509058, San Diego, CA 92150$101,545
Revenue and Support

Revenue Composition

Contributions and Grants
$6,483,312
Program Service Revenue
$2,777,841
Investment Income
$435,074
Other Revenue
$220,249
Change in Net Assets
$3,187,352
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$4,502,574
Salaries, Compensation, and Employee Benefits$2,101,050
Grants and Similar Amounts Paid$125,500
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$1,038,178$364,765-$1,402,943
Depreciation Depletion$933,373--$933,373
Interest$564,450--$564,450
Fees for Services Legal$356,231$125,162-$481,393
Current Officers, Directors, Trustees, and Key Employees$281,200$98,800-$380,000
Fees for Services Management$247,495$86,958-$334,453
Insurance$199,299--$199,299
All Other Expenses$184,145$13,736-$197,881
Travel$195,958--$195,958
Payroll Taxes$119,100$41,846-$160,946
Other Employee Benefits$116,299$40,862-$157,161
Grants to Domestic Orgs$125,500--$125,500
Other Expenses$110,244--$110,244
Office Expenses$76,386$26,838-$103,224
Advertising$96,260--$96,260
Fees for Services Accounting$65,301$22,944-$88,245
Information Technology$27,070$9,511-$36,581
Fees for Service Investment Mgmnt Fees-$23,747-$23,747
Total Functional Expenses$5,873,955$855,169$0$6,729,124
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Greater Memphis ChamberMemphis, TN501(c)(3)Donation - General Operating$50,000
Hutchison SchoolMemphis, TN501(c)(3)Donation - General Operating$30,000
University of TennesseeKnoxville, TN501(c)(3)Donation - General Operating$30,000
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

Interested-Person Transactions

Interested PartyRelationshipDescriptionShared RevenueAmount
James CarmichaelKey EmployeeHPI SOLD A 97% INTEREST IN RAHF-IV HARBOR HILL, LP TO CARMICHAEL GST TRUST.No$5,952,158
James CarmichaelKey EmployeeHPI SOLD A 97% INTEREST IN RAHF-IV SUNSET GARDENS, LP TO CARMICHAEL GST TRUST.No$5,528,859
James CarmichaelKey EmployeeHpi Paid Management Fees to Silver Tree ResidentialNo$265,214
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Tenant Deposits$138,121
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
Yes
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
No

Governance Explanations

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

“The tax return is reviewed by hpi personnel prior to filing the return.”

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

“The board regularly and consistently monitors for any potential conflicts. Any issues are reviewed by an attorney.”

Form 990, Part VI, Section B, Line 15

“A compensation study was prepared by an independent compensation evalutation company and the resulting recommendations were adopted.”

Form 990, Part VI, Section C, Line 19

“The governing documents and financial statements are available upon request.”

Filing and Contact Details

Filer

Filer Name
Housing Preservation Inc
EIN
56-2409519
Phone
4155724511
Address
795 RIDGE LAKE BLVD SUITE 300, MEMPHIS, TN 38120

Signing Officer

Name
James Carmichael
Title
Key Employee
Phone
9017485490
Signed
2025-11-17
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Eleanor White
Formed
2003
Legal Domicile
TX
Voting Board Members
5
Independent Board Members
5
Employees
17
Volunteers
0

Preparer

Firm
Reynolds Bone & Griesbeck Plc
Address
5100 WHEELIS DRIVE SUITE 300, MEMPHIS, TN 38117-4568
Preparer
Kelly S Crow
Phone
9016822431
Supplemental Narrative

Additional Explanations

Form 990, Part IX, Line 24E

“Security: program service expenses 39,095. Management and general expenses 13,736. Fundraising expenses 0. Total expenses 52,831. Telephone: program service expenses 38,921. Management and general expenses 0. Fundraising expenses 0. Total expenses 38,921. License and other fees: program service expenses 30,998. Management and general expenses 0. Fundraising expenses 0. Total expenses 30,998. Other taxes: program service expenses 28,265. Management and general expenses 0. Fundraising expenses 0. Total expenses 28,265. Meals: program service expenses 20,006. Management and general expenses 0. Fundraising expenses 0. Total expenses 20,006. Property taxes: program service expenses 19,156. Management and general expenses 0. Fundraising expenses 0. Total expenses 19,156. Payroll processing fee: program service expenses 7,704. Management and general expenses 0. Fundraising expenses 0. Total expenses 7,704.”

Raw XML AppendixShowing 400 of 1,705 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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