Civic Intelligence

Ware Terrace Inc

EIN 58-1521907 • 501(c)3 • Waycross, GA

Profile

The purpose of this organization was to construct and operate an apartment complex of 40 units under section 8 of the national housing act. Such projects are regulated by hud.

P O Box 1965Waycross, GA 31501
Siviq Scores

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

Liabilities / Assets

54th percentile

0.09x

Higher debt load relative to assets than 54% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Liabilities / Revenue

79th percentile

0.42x

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

501(c)3 • $1M-$5M nonprofits • Source year 2025

Net Margin

69th percentile

16%

Higher net margin than 69% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2025

Top Officer Pay

40th percentile

$0

Higher top officer pay than 40% of similar nonprofits.

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

501(c)3 • $1M-$5M nonprofits • Source year 2025

Asset Growth

31st percentile

-2.3%

Faster asset growth than 31% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Revenue Growth

35th percentile

-0.5%

Faster revenue growth than 35% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets54th percentile

Assets

Down

$1,479,936

Down $34,259 (-2.3%) from 2024

Liabilities

Down

$127,279

Down $83,740 (-40%) from 2024

Net Assets

Up

$1,352,657

Up $49,481 (+3.8%) from 2024

Operations
Liabilities / Revenue79th percentileNet Margin69th percentile

Revenue

Down

$306,296

Down $1,513 (-0.5%) from 2024

Expenses

Up

$256,815

Up $23,693 (+10%) from 2024

Net Income

Down

$49,481

Down $25,206 (-34%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth31st percentile

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

$2.0M$1.5M$1.0M$500K$0-$500KAssets 2011: $720,311Liabilities 2011: $874,701Net Assets 2011: -$154,3902011Assets 2012: $805,021Liabilities 2012: $843,876Net Assets 2012: -$38,8552012Assets 2013: $905,488Liabilities 2013: $805,533Net Assets 2013: $99,9552013Assets 2014: $1,015,295Liabilities 2014: $772,769Net Assets 2014: $242,5262014Assets 2015: $1,122,414Liabilities 2015: $743,916Net Assets 2015: $378,4982015Assets 2016: $1,195,812Liabilities 2016: $694,431Net Assets 2016: $501,3812016Assets 2017: $1,267,406Liabilities 2017: $659,479Net Assets 2017: $607,9272017Assets 2018: $1,298,148Liabilities 2018: $611,734Net Assets 2018: $686,4142018Assets 2019: $1,399,127Liabilities 2019: $563,535Net Assets 2019: $835,5922019Assets 2020: $1,468,272Liabilities 2020: $497,352Net Assets 2020: $970,9202020Assets 2021: $1,533,019Liabilities 2021: $440,790Net Assets 2021: $1,092,2292021Assets 2022: $1,540,069Liabilities 2022: $381,318Net Assets 2022: $1,158,7512022Assets 2023: $1,529,665Liabilities 2023: $301,176Net Assets 2023: $1,228,4892023Assets 2024: $1,514,195Liabilities 2024: $211,019Net Assets 2024: $1,303,1762024Assets 2025: $1,479,936Liabilities 2025: $127,279Net Assets 2025: $1,352,6572025

Highlighted filing

2025

Assets$1,479,936
Liabilities$127,279
Net Assets$1,352,657
Open 2025 Filing

Operations Trend

Revenue Growth35th percentile

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

$600K$400K$200K$0Expenses 2011: $360,9162011Expenses 2012: $339,8472012Expenses 2013: $318,2802013Revenue 2014: $465,859Expenses 2014: $323,288Net Income 2014: $142,5712014Revenue 2015: $466,820Expenses 2015: $330,848Net Income 2015: $135,9722015Revenue 2016: $447,332Expenses 2016: $324,449Net Income 2016: $122,8832016Revenue 2017: $394,351Expenses 2017: $287,805Net Income 2017: $106,5462017Revenue 2018: $369,669Expenses 2018: $291,182Net Income 2018: $78,4872018Revenue 2019: $436,558Expenses 2019: $287,380Net Income 2019: $149,1782019Revenue 2020: $416,143Expenses 2020: $280,815Net Income 2020: $135,3282020Revenue 2021: $390,021Expenses 2021: $268,712Net Income 2021: $121,3092021Revenue 2022: $314,856Expenses 2022: $248,334Net Income 2022: $66,5222022Revenue 2023: $297,387Expenses 2023: $227,649Net Income 2023: $69,7382023Revenue 2024: $307,809Expenses 2024: $233,122Net Income 2024: $74,6872024Revenue 2025: $306,296Expenses 2025: $256,815Net Income 2025: $49,4812025

Highlighted filing

2025

Revenue$306,296
Expenses$256,815
Net Income$49,481
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$1,479,936
Liabilities
$127,279
Net assets
$1,352,657
Revenue
$306,296
Expenses
$256,815
Net income
$49,481
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.48$0.13$1.35$0.31$0.26$0.05
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.51$0.21$1.30$0.31$0.23$0.07
2023Summary only. Only limited summary data is available for this year.$1.53$0.30$1.23$0.30$0.23$0.07
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.54$0.38$1.16$0.31$0.25$0.07
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.53$0.44$1.09$0.39$0.27$0.12
2020Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.47$0.50$0.97$0.42$0.28$0.14
2019Summary only. Only limited summary data is available for this year.$1.40$0.56$0.84$0.44$0.29$0.15
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.30$0.61$0.69$0.37$0.29$0.08
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.27$0.66$0.61$0.39$0.29$0.11
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.20$0.69$0.50$0.45$0.32$0.12
2015Detailed filing. Detailed filing data is available for this year.$1.12$0.74$0.38$0.47$0.33$0.14
2014Detailed filing. Detailed filing data is available for this year.$1.02$0.77$0.24$0.47$0.32$0.14
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.91$0.81$0.10$0.32
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.81$0.84$0.04$0.34
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.72$0.87$0.15$0.36
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Nov 1, 2024 to Oct 31, 2025
Signed
Feb 1, 2026
Return Version
2024v5.2
Gross Receipts
$306,296
Mission and Program Overview

Mission

The purpose of this organization was to construct and operate an apartment complex of 40 units under section 8 of the national housing act. Such projects are regulated by hud.

Balance Sheet Detail
LineBeginningEndChange
Assets
Savings and Temporary Cash Investments$1,390,009$1,105,266▼ $284,743
Land, Buildings, and Equipment, Net$118,337$372,484▲ $254,147
Cash and Non-Interest-Bearing Accounts$4,756--
Accounts Receivable$1,093$2,186▲ $1,093
Total Assets$1,514,195$1,479,936▼ $34,259
Liabilities
Mortgage Notes Payable Secured by Investment Property$172,651$82,102▼ $90,549
Accounts Payable and Accrued Expenses$32,405$39,564▲ $7,159
Other Liabilities$5,963$5,613▼ $350
Total Liabilities$211,019$127,279▼ $83,740
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$1,303,176$1,352,657▲ $49,481
Total Net Assets Fund Balance$1,303,176$1,352,657▲ $49,481
Total Liabilities and Net Assets / Fund Balance$1,514,195$1,479,936▼ $34,259

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$325,144$1,506,211$1,831,355
Land$38,940-$38,940
Equipment$8,400$21,672$30,072
Compensation and Service Providers
Top Officer Pay40th percentile

Board Members and Trustees

NameTitle
C BillupsPresident
Ronald PaulkCFO
S BurdenSecretary
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$294,687
Investment Income
$11,609
Other Revenue
$0
Change in Net Assets
$49,481
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$244,926
Salaries, Compensation, and Employee Benefits$11,889
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$141,711--$141,711
Insurance$35,892--$35,892
Depreciation Depletion$24,384--$24,384
Fees for Services Management$15,445--$15,445
Interest$11,497--$11,497
Other Salaries and Wages$10,837--$10,837
Office Expenses$8,241--$8,241
Fees for Services Accounting$6,908--$6,908
Payroll Taxes$1,052--$1,052
Other Expenses$848--$848
Total Functional Expenses$256,815$0$0$256,815
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
Tenant Security Deposits$5,613
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
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
No
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990 governing body review Part VI line 11

“At a call board meeting the 990 return is presented by the cpa preparer and answers any questions of the board.”

Governing documents etc available to public Part VI line 19

“There have been no request for any documents during the current taxable year.”

Filing and Contact Details

Filer

Filer Name
Ware Terrace Inc
EIN
58-1521907
In Care Of
% RONALD PAULK
Phone
9122838778
Address
P O BOX 1965, Waycross, GA 31501

Signing Officer

Name
Ronald Paulk
Title
CFO
Phone
9122838778
Signed
2026-02-01
Discuss with paid preparer
No

Organization Details

Principal Officer
C Billups
Formed
1986
Legal Domicile
Ga
Voting Board Members
2
Independent Board Members
2
Employees
0

Preparer

Firm
Higginson and Paulk PC
Address
P O Box 1447, Waycross, GA 31502
Preparer
Ronald Paulk
Phone
9122838778
Raw XML Appendix331 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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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0AT A CALL BOARD MEETING THE 990 RETURN IS PRESENTED BY THE CPA PREPARER AND ANSWERS ANY QUESTIONS OF THE BOARD.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THERE HAVE BEEN NO REQUEST FOR ANY DOCUMENTS DURING THE CURRENT TAXABLE YEAR.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0Form 990 governing body review Part VI line 11
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1Governing documents etc available to public Part VI line 19
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IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt01352657
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IRS990/TotalProgramServiceRevenueAmt0294687
IRS990/TotalReportableCompFromOrgAmt00
IRS990/TotalRevenueGrp/ExclusionAmt00
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0306296
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0306296
IRS990/TotalRevenueGrp/UnrelatedBusinessRevenueAmt00
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt01514195
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt01479936
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IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt0P O BOX 1965
IRS990/USAddress/CityNm0Waycross
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IRS990/USAddress/ZIPCd031501
IRS990/VotingMembersGoverningBodyCnt02
IRS990/VotingMembersIndependentCnt02
IRS990/WhistleblowerPolicyInd0false
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd0false
ReturnHeader/BusinessOfficerGrp/PersonNm0RONALD PAULK
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0CFO
ReturnHeader/BusinessOfficerGrp/PhoneNum09122838778
ReturnHeader/BusinessOfficerGrp/SignatureDt02026-02-01
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0WARE TERRACE INC
ReturnHeader/Filer/BusinessNameControlTxt0WARE
ReturnHeader/Filer/EIN0581521907
ReturnHeader/Filer/InCareOfNm0% RONALD PAULK
ReturnHeader/Filer/PhoneNum09122838778
ReturnHeader/Filer/USAddress/AddressLine1Txt0P O BOX 1965
ReturnHeader/Filer/USAddress/CityNm0Waycross
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ReturnHeader/Filer/USAddress/ZIPCd031501
ReturnHeader/IRSResponsiblePrtyInfoCurrInd0true
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0582071629
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0Higginson and Paulk PC
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt0P O Box 1447
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0Waycross
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0GA
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd031502
ReturnHeader/PreparerPersonGrp/PhoneNum09122838778
ReturnHeader/PreparerPersonGrp/PreparationDt02026-02-01
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0RONALD PAULK
ReturnHeader/ReturnTs02026-02-01T10:21:10-05:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02024-11-01
ReturnHeader/TaxPeriodEndDt02025-10-31
ReturnHeader/TaxYr02024

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