Civic Intelligence

Knox Housing Partnership Inc

EIN 62-1465760 • 501(c)3 • Knoxville, TN

View Organization Page

Profile

To provide affordable housing to low and moderate income persons in east tennessee through first-time homebuyer education; assist with mortgage loans, downpayments, and closing costs; build new single family housing; develop multi-family housing; and offer foreclosure counseling.

109 Winona StreetKnoxville, TN 37917

homesourcetn.org

Siviq Scores

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

Liabilities / Assets

81st percentile

0.62x

Higher debt load relative to assets than 81% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Liabilities / Revenue

93rd percentile

3.64x

Higher debt load relative to revenue than 93% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Net Margin

20th percentile

-7.5%

Higher net margin than 20% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Top Officer Pay

25th percentile

$112,711

Higher top officer pay than 25% of similar nonprofits.

Top officer pay equals 2.8% of source-year revenue.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Asset Growth

30th percentile

-1.0%

Faster asset growth than 30% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Revenue Growth

24th percentile

-6.1%

Faster revenue growth than 24% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets81st percentile

Assets

Down

$23,807,056

Down $242,409 (-1.0%) from 2023

Liabilities

Up

$14,774,703

Up $61,472 (+0.4%) from 2023

Net Assets

Down

$9,032,353

Down $303,881 (-3.3%) from 2023

Operations
Liabilities / Revenue93rd percentileNet Margin20th percentile

Revenue

Down

$4,062,398

Down $263,009 (-6.1%) from 2023

Expenses

Up

$4,366,279

Up $172,162 (+4.1%) from 2023

Net Income

Down

-$303,881

Down $435,171 (-331%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth30th percentile

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

$30M$20M$10M$0Assets 2010: $9,231,082Liabilities 2010: $3,022,979Net Assets 2010: $6,208,1032010Assets 2011: $11,598,850Liabilities 2011: $3,703,908Net Assets 2011: $7,894,9422011Assets 2012: $11,548,221Liabilities 2012: $3,759,654Net Assets 2012: $7,788,5672012Assets 2013: $11,702,256Liabilities 2013: $3,955,691Net Assets 2013: $7,746,5652013Assets 2014: $13,496,642Liabilities 2014: $5,228,757Net Assets 2014: $8,267,8852014Assets 2015: $14,256,843Liabilities 2015: $6,073,314Net Assets 2015: $8,183,5292015Assets 2016: $16,771,196Liabilities 2016: $9,278,726Net Assets 2016: $7,492,4702016Assets 2017: $20,126,614Liabilities 2017: $12,060,453Net Assets 2017: $8,066,1612017Assets 2018: $21,429,250Liabilities 2018: $12,909,543Net Assets 2018: $8,519,7072018Assets 2019: $22,092,788Liabilities 2019: $13,369,931Net Assets 2019: $8,722,8572019Assets 2020: $24,030,441Liabilities 2020: $14,729,179Net Assets 2020: $9,301,2622020Assets 2021: $24,560,684Liabilities 2021: $14,909,730Net Assets 2021: $9,650,9542021Assets 2022: $25,423,678Liabilities 2022: $15,646,964Net Assets 2022: $9,776,7142022Assets 2023: $24,049,465Liabilities 2023: $14,713,231Net Assets 2023: $9,336,2342023Assets 2024: $23,807,056Liabilities 2024: $14,774,703Net Assets 2024: $9,032,3532024

Highlighted filing

2024

Assets$23,807,056
Liabilities$14,774,703
Net Assets$9,032,353
Open 2024 Filing

Operations Trend

Revenue Growth24th percentile

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

$6.0M$4.0M$2.0M$0-$2.0MExpenses 2010: $1,107,9192010Expenses 2011: $973,0322011Expenses 2012: $1,301,3702012Revenue 2013: $1,642,291Expenses 2013: $1,478,446Net Income 2013: $163,8452013Revenue 2014: $2,347,005Expenses 2014: $1,701,869Net Income 2014: $645,1362014Revenue 2015: $1,879,821Expenses 2015: $1,850,362Net Income 2015: $29,4592015Revenue 2016: $2,078,004Expenses 2016: $2,064,570Net Income 2016: $13,4342016Revenue 2017: $3,163,687Expenses 2017: $2,593,326Net Income 2017: $570,3612017Revenue 2018: $2,991,060Expenses 2018: $2,537,514Net Income 2018: $453,5462018Revenue 2019: $3,434,649Expenses 2019: $3,229,989Net Income 2019: $204,6602019Revenue 2020: $4,369,180Expenses 2020: $3,720,725Net Income 2020: $648,4552020Revenue 2021: $3,685,440Expenses 2021: $3,335,748Net Income 2021: $349,6922021Revenue 2022: $3,923,430Expenses 2022: $3,797,670Net Income 2022: $125,7602022Revenue 2023: $4,325,407Expenses 2023: $4,194,117Net Income 2023: $131,2902023Revenue 2024: $4,062,398Expenses 2024: $4,366,279Net Income 2024: -$303,8812024

Highlighted filing

2024

Revenue$4,062,398
Expenses$4,366,279
Net Income-$303,881
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$23,807,056
Liabilities
$14,774,703
Net assets
$9,032,353
Revenue
$4,062,398
Expenses
$4,366,279
Net income
-$303,881
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$23.8$14.8$9.03$4.06$4.37$0.30
2023Detailed filing. Detailed filing data is available for this year.$24.0$14.7$9.34$4.33$4.19$0.13
2022Detailed filing. Detailed filing data is available for this year.$25.4$15.6$9.78$3.92$3.80$0.13
2021Detailed filing. Detailed filing data is available for this year.$24.6$14.9$9.65$3.69$3.34$0.35
2020Detailed filing. Detailed filing data is available for this year.$24.0$14.7$9.30$4.37$3.72$0.65
2019Detailed filing. Detailed filing data is available for this year.$22.1$13.4$8.72$3.43$3.23$0.20
2018Detailed filing. Detailed filing data is available for this year.$21.4$12.9$8.52$2.99$2.54$0.45
2017Detailed filing. Detailed filing data is available for this year.$20.1$12.1$8.07$3.16$2.59$0.57
2016Detailed filing. Detailed filing data is available for this year.$16.8$9.28$7.49$2.08$2.06$0.01
2015Detailed filing. Detailed filing data is available for this year.$14.3$6.07$8.18$1.88$1.85$0.03
2014Detailed filing. Detailed filing data is available for this year.$13.5$5.23$8.27$2.35$1.70$0.65
2013Detailed filing. Detailed filing data is available for this year.$11.7$3.96$7.75$1.64$1.48$0.16
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$11.5$3.76$7.79$1.30
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$11.6$3.70$7.89$0.97
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.23$3.02$6.21$1.11
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
May 13, 2025
Return Version
2024v5.1
Gross Receipts
$5,279,246
Mission and Program Overview

Mission

To provide affordable housing to low & moderate income persons in east tenn through first-time homebuyer education, assist with 2nd mortgage loans downpayment & closing costs, new single family housing construction, multiple-family housing development & foreclosure counseling

To provide affordable housing to low and moderate income persons in east tennessee through first-time homebuyer education; assist with mortgage loans, downpayments, and closing costs; build new single family housing; develop multi-family housing; and offer foreclosure counseling.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$21,755,353$21,412,076▼ $343,277
Cash and Non-Interest-Bearing Accounts$435,145$1,091,808▲ $656,663
Accounts Receivable$446,208$402,386▼ $43,822
Savings and Temporary Cash Investments$962,651$289,711▼ $672,940
Other Notes and Loans Receivable, Net$107,325$246,158▲ $138,833
Prepaid Expenses and Deferred Charges$161,339$160,484▼ $855
Investments in Publicly Traded Securities$2,994--
Total Assets$24,049,465$23,807,056▼ $242,409
Other Assets Total$178,450$204,433▲ $25,983
Liabilities
Mortgage Notes Payable Secured by Investment Property$10,652,436$10,223,855▼ $428,581
Other Liabilities$3,624,887$3,782,322▲ $157,435
Accounts Payable and Accrued Expenses$259,986$352,278▲ $92,292
Deferred Revenue$8,053$223,016▲ $214,963
Escrow Account Liability$167,869$193,232▲ $25,363
Total Liabilities$14,713,231$14,774,703▲ $61,472
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$9,321,234$8,938,773▼ $382,461
Net Assets With Donor Restrictions$15,000$93,580▲ $78,580
Total Net Assets Fund Balance$9,336,234$9,032,353▼ $303,881
Total Liabilities and Net Assets / Fund Balance$24,049,465$23,807,056▼ $242,409

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$16,917,364$8,379,542$25,296,906
Land$2,265,118-$2,265,118
Other Land Buildings$2,116,461-$2,116,461
Equipment$113,133$331,760$444,893
Compensation and Service Providers
Top Officer Pay25th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Jackie MayoPresident & CEOFT$100,855$11,856$112,711

Board Members and Trustees

NameTitle
Joshalyn HundleyChair
Avis B Andrews-garyVice Chair
Brad RichmondBoard Member
Derek CoatsBoard Member
Herc LigdisBoard Member
Junisha GarrettBoard Member
Keely RitchieBoard Member
Kimberly R HillBoard Member
Michael J McnairBoard Member
Paige TravisBoard Member
Trina J GallmanBoard Member
Hancen SaleSecretary/treasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Tennessee Excavating Co LLCDevelopment/construction2708 CROSSLANE RD, Knoxville, TN 37931$345,444
Mountainside LawnLawncare109 N WINONA STREET, Knoxville, TN 37917$102,177
Revenue and Support

Revenue Composition

Contributions and Grants
$1,205,827
Program Service Revenue
$2,884,680
Investment Income
$-74,439
Other Revenue
$46,330
All Other Contributions
$619,763
Change in Net Assets
$-303,881

Noncash Contribution Practices

Property subject to holding requirements
No
Reviewed unusual noncash gifts
Yes
Third parties used for noncash contributions
No

Noncash Contributions

Contribution TypeContribution CountReported Amount
Other Non Cash Contri Table13$339,058
Other Non Cash Contri Table10$228,438
Total Noncash Contributions23$567,496

Audited Revenue Reconciliation

Revenue per Audited Statements
$4,062,398
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$338,476
Total Revenue per Audited Statements
$4,400,874
Total Revenue per Form 990
$4,062,398
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$3,123,809
Salaries, Compensation, and Employee Benefits$1,242,470
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$664,596$279,140-$943,736
Depreciation Depletion$829,724$15,118-$844,842
Interest$721,794--$721,794
Insurance$221,178$6,957-$228,135
Other Expenses$120,512$171,076-$120,512
Current Officers, Directors, Trustees, and Key Employees$79,151$33,560-$112,711
Office Expenses$68,444$35,634-$104,078
Payroll Taxes$72,133$22,739-$94,872
Other Employee Benefits$62,483$28,668-$91,151
Fees for Services Other$14,632$37,729-$52,361
All Other Expenses$40,750$9,375-$50,125
Travel$34,047$14,668-$48,715
Fees for Services Accounting-$27,500-$27,500
Fees for Services Legal$22,024$4,529-$26,553
Conferences and Meetings$6,068$1,599-$7,667
Total Functional Expenses$3,667,626$698,653$0$4,366,279

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$4,655,534
Expenses per Audited Statements$4,366,279
Total Expenses per Form 990$4,366,279
Expenses Not Reported on Form 990$289,255
Expenses Not Reported on Financial Statements$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
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Forgivable Loans$3,737,226
Funds Held as Agent$45,096
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
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
Yes
Other officer compensation reviewed
Yes
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 A, Line 7A

“The organization has persons who had the power to elect members of the governing body.”

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

“A copy of form 990 is distributed to each member of the governing board for review before it is filed with the irs.”

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

“Board members are required to sign conflict of interest statement annually and are periodically reminded of the organization's conflict of interest policy at board meetings.”

Form 990, Part VI, Section B, Line 15

“Line 15a - the board and management use the resources provided by neighborworks america to ensure ceo and top management salaries are in line with other non-profit equivalent positions based on entity size, market location, economic status of the region and national benchmarks. Line 15b - the board and management use the resources provided by neighborworks america to ensure ceo and top management salaries are in line with other non-profit equivalent positions based on entity size, market location, economic status of the region and national benchmarks.”

Form 990, Part VI, Section C, Line 19

“The organization does not make its governing documents or conflict of interest policy available to the public, except upon request. Financial statements are also available upon request.”

Filing and Contact Details

Filer

Filer Name
Knox Housing Partnership Inc
EIN
62-1465760
Phone
8656371679
Address
109 WINONA STREET, KNOXVILLE, TN 37917
Doing Business As
Homesource East Tennessee

Signing Officer

Name
Jackie Mayo
Title
President & CEO
Phone
8656371679
Signed
2025-05-13
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Jackie Mayo
Formed
1990
Legal Domicile
Tn
Voting Board Members
13
Independent Board Members
13
Employees
28
Volunteers
80

Preparer

Firm
Tarwater & Company Pc
Address
PO BOX 11622, KNOXVILLE, TN 37939
Preparer
Joe Tarwater CPA
Phone
8655840294
Supplemental Narrative

Additional Explanations

Form 990, Part XII, Line 2C

“Management and board of directors provide oversight for audit and selection of independent accountant.”

Financial Statement Notes

PART IV, LINE 2B:

“The organization holds tenant security deposits for its tenants.”

PART X, LINE 2:

“The entity accounts for uncertain tax positions using a two-step approach. The first step is to determine whether it is more likely than not that a tax position will be sustained upon examination, including resolution of any related appeals or litigation processes, based on the technical merits of the position. The second step is to measure and recognize in the financial statements the largest amount of benefit that is greater than 50% likely of being realized upon the ultimate settlement. The entity had no uncertain tax positions that required significant adjustments to the financial statements as of december 31, 2023 and 2022.”

PART XI, LINE 2D - OTHER ADJUSTMENTS:

“Subsidiaries not disregarded for federal income tax purposes”

PART XII, LINE 2D - OTHER ADJUSTMENTS:

“Subsidiaries not disregarded for federal income tax purposes”

PART IV, LINE 2B:

“The organization holds tenant security deposits for its tenants.”

PART X, LINE 2:

“The organization is exempt from federal income taxes under the provisions of internal revenue code ("irc") section 501(c)(3) and classified by the internal revenue service ("irs") as other than a private foundation, and, accordingly, no provision for income taxes has been included in the financial statements. As of december 31, 2022, the organization has accrued no interest and no penalties related to uncertain tax positions. It is the organization's policy to recognize interest and/or penalties related to income tax matters in income tax expense. The organization files u.s. Federal non-profit informational returns annually.”

Raw XML AppendixShowing 400 of 617 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/ActivityOrMissionDesc0TO PROVIDE AFFORDABLE HOUSING TO LOW AND MODERATE INCOME PERSONS IN EAST TENNESSEE THROUGH FIRST-TIME HOMEBUYER EDUCATION; ASSIST WITH MORTGAGE LOANS, DOWNPAYMENTS, AND CLOSING COSTS; BUILD NEW SINGLE FAMILY HOUSING; DEVELOP MULTI-FAMILY HOUSING; AND OFFER FORECLOSURE COUNSELING.
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IRS990/Form990PartVIISectionAGrp/IndividualTrusteeOrDirectorInd8X
IRS990/Form990PartVIISectionAGrp/IndividualTrusteeOrDirectorInd9X
IRS990/Form990PartVIISectionAGrp/IndividualTrusteeOrDirectorInd10X
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IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt30
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt40
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IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt60
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt70
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IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt100
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt110
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt1211856
IRS990/Form990PartVIISectionAGrp/PersonNm0TRINA J GALLMAN
IRS990/Form990PartVIISectionAGrp/PersonNm1DEREK COATS
IRS990/Form990PartVIISectionAGrp/PersonNm2AVIS B ANDREWS-GARY
IRS990/Form990PartVIISectionAGrp/PersonNm3HERC LIGDIS
IRS990/Form990PartVIISectionAGrp/PersonNm4MICHAEL J MCNAIR
IRS990/Form990PartVIISectionAGrp/PersonNm5JOSHALYN HUNDLEY
IRS990/Form990PartVIISectionAGrp/PersonNm6PAIGE TRAVIS
IRS990/Form990PartVIISectionAGrp/PersonNm7BRAD RICHMOND
IRS990/Form990PartVIISectionAGrp/PersonNm8HANCEN SALE
IRS990/Form990PartVIISectionAGrp/PersonNm9JUNISHA GARRETT
IRS990/Form990PartVIISectionAGrp/PersonNm10KEELY RITCHIE
IRS990/Form990PartVIISectionAGrp/PersonNm11KIMBERLY R HILL
IRS990/Form990PartVIISectionAGrp/PersonNm12JACKIE MAYO
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt30
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt40
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt60
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt70
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt80
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt90
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt100
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt110
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt12100855
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt80
IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt90
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IRS990/Form990PartVIISectionAGrp/TitleTxt0BOARD MEMBER
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IRS990/Form990PartVIISectionAGrp/TitleTxt2VICE CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt3BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt4BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt5CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt6BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt7BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt8SECRETARY/TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt9BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt10BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt11BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt12PRESIDENT & CEO
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IRS990/FormationYr01990
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IRS990/MinutesOfCommitteesInd01
IRS990/MinutesOfGoverningBodyInd01
IRS990/MissionDesc0TO PROVIDE AFFORDABLE HOUSING TO LOW AND MODERATE INCOME PERSONS IN EAST TENNESSEE THROUGH FIRST-TIME HOMEBUYER EDUCATION; ASSIST WITH MORTGAGE LOANS, DOWNPAYMENTS, AND CLOSING COSTS; BUILD NEW SINGLE FAMILY HOUSING; DEVELOP MULTI-FAMILY HOUSING; AND OFFER FORECLOSURE COUNSELING.
IRS990/MoreThan5000KToIndividualsInd00
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IRS990/OtherExpensesGrp/Desc0PROPERTY MAINTENANCE AN
IRS990/OtherExpensesGrp/Desc1TELEPHONE AND UTILITIES
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IRS990/ProgramServiceRevenueGrp/Desc2PROJECT DEVELOPMENT FEES
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IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt279929
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt324549
IRS990/ProgSrvcAccomActy2Grp/Desc0THE ORGANIZATION IMPROVES HOUSING CONDITIONS AND PROMOTES NEIGHBORHOOD REVITALIZATION THROUGH ACQUISITION/REHABILITATION AND NEW CONSTRUCTION OF AFFORDABLE HOUSING UNITS WHICH ARE SOLD TO LOW-INCOME FAMILIES.
IRS990/ProgSrvcAccomActy2Grp/ExpenseAmt0372296
IRS990/ProgSrvcAccomActy3Grp/Desc0VARIOUS EFFORTS TO ASSIST LOW-INCOME PERSONS IN OBTAINING AFFORDABLE AND DESIRABLE HOUSING BY PROVIDING HOME OWNERSHIP EDUCATION, INDIVIDUAL COUNSELING, AND FORECLOSURE COUNSELING THROUGH A COLLABORATION OF GOVERNMENT AND OTHER ORGANIZATIONS.
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IRS990/ProgSrvcAccomActy3Grp/RevenueAmt0230465
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IRS990ScheduleA/TotalSupportAmt07960533
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