Civic Intelligence

City View Apartments Inc

EIN 65-1072394 • 501(c)3 • Miami, FL

Profile

To confront homelessness by developing affordable housing and providing supportive services as a pathway to self-sufficiency.

1398 SW 1st Street 1200Miami, FL 33135

www.carrfour.org

Siviq Scores

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

Liabilities / Assets

96th percentile

1.30x

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

501(c)3 • $1M-$5M nonprofits • Source year 2024

Liabilities / Revenue

96th percentile

3.88x

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

501(c)3 • $1M-$5M nonprofits • Source year 2024

Net Margin

10th percentile

-32%

Higher net margin than 10% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Top Officer Pay

93rd percentile

$253,237

Higher top officer pay than 93% of similar nonprofits.

Top officer pay equals 39.8% of source-year revenue.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Asset Growth

20th percentile

-7.3%

Faster asset growth than 20% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Revenue Growth

45th percentile

4.2%

Faster revenue growth than 45% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets96th percentile

Assets

Down

$1,904,922

Down $150,895 (-7.3%) from 2023

Liabilities

Up

$2,469,233

Up $52,197 (+2.2%) from 2023

Net Assets

Down

-$564,311

Down $203,092 (-56%) from 2023

Operations
Liabilities / Revenue96th percentileNet Margin10th percentile

Revenue

Up

$636,536

Up $25,815 (+4.2%) from 2023

Expenses

Up

$839,628

Up $156,677 (+23%) from 2023

Net Income

Down

-$203,092

Down $130,862 (-181%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth20th percentile

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

$6.0M$4.0M$2.0M$0-$2.0MAssets 2010: $3,616,821Liabilities 2010: $4,061,233Net Assets 2010: -$444,4122010Assets 2011: $3,496,219Liabilities 2011: $3,976,906Net Assets 2011: -$480,6872011Assets 2012: $3,398,430Liabilities 2012: $3,879,527Net Assets 2012: -$481,0972012Assets 2013: $3,268,202Liabilities 2013: $3,737,231Net Assets 2013: -$469,0292013Assets 2014: $3,104,258Liabilities 2014: $3,744,602Net Assets 2014: -$640,3442014Assets 2015: $3,066,936Liabilities 2015: $3,757,417Net Assets 2015: -$690,4812015Assets 2016: $2,992,934Liabilities 2016: $3,747,669Net Assets 2016: -$754,7352016Assets 2017: $2,921,708Liabilities 2017: $3,464,060Net Assets 2017: -$542,3522017Assets 2018: $2,908,720Liabilities 2018: $3,137,910Net Assets 2018: -$229,1902018Assets 2019: $2,873,849Liabilities 2019: $2,846,727Net Assets 2019: $27,1222019Assets 2020: $2,765,180Liabilities 2020: $2,601,309Net Assets 2020: $163,8712020Assets 2021: $2,357,926Liabilities 2021: $2,294,539Net Assets 2021: $63,3872021Assets 2022: $2,160,626Liabilities 2022: $2,448,982Net Assets 2022: -$288,3562022Assets 2023: $2,055,817Liabilities 2023: $2,417,036Net Assets 2023: -$361,2192023Assets 2024: $1,904,922Liabilities 2024: $2,469,233Net Assets 2024: -$564,3112024

Highlighted filing

2024

Assets$1,904,922
Liabilities$2,469,233
Net Assets-$564,311
Open 2024 Filing

Operations Trend

Revenue Growth45th percentile

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

$1.0M$500K$0-$500KRevenue 2010: $419,335Expenses 2010: $481,378Net Income 2010: -$62,0432010Revenue 2011: $415,089Expenses 2011: $451,364Net Income 2011: -$36,2752011Expenses 2012: $427,8062012Revenue 2013: $439,282Expenses 2013: $451,359Net Income 2013: -$12,0772013Revenue 2014: $403,520Expenses 2014: $574,835Net Income 2014: -$171,3152014Revenue 2015: $485,249Expenses 2015: $535,386Net Income 2015: -$50,1372015Revenue 2016: $525,425Expenses 2016: $589,679Net Income 2016: -$64,2542016Revenue 2017: $706,957Expenses 2017: $494,574Net Income 2017: $212,3832017Revenue 2018: $766,231Expenses 2018: $453,069Net Income 2018: $313,1622018Revenue 2019: $745,727Expenses 2019: $489,415Net Income 2019: $256,3122019Revenue 2020: $842,492Expenses 2020: $705,743Net Income 2020: $136,7492020Revenue 2021: $683,942Expenses 2021: $784,426Net Income 2021: -$100,4842021Revenue 2022: $461,106Expenses 2022: $812,849Net Income 2022: -$351,7432022Revenue 2023: $610,721Expenses 2023: $682,951Net Income 2023: -$72,2302023Revenue 2024: $636,536Expenses 2024: $839,628Net Income 2024: -$203,0922024

Highlighted filing

2024

Revenue$636,536
Expenses$839,628
Net Income-$203,092
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$1,904,922
Liabilities
$2,469,233
Net assets
-$564,311
Revenue
$636,536
Expenses
$839,628
Net income
-$203,092
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$1.90$2.47$0.56$0.64$0.84$0.20
2023Detailed filing. Detailed filing data is available for this year.$2.06$2.42$0.36$0.61$0.68$0.07
2022Detailed filing. Detailed filing data is available for this year.$2.16$2.45$0.29$0.46$0.81$0.35
2021Detailed filing. Detailed filing data is available for this year.$2.36$2.29$0.06$0.68$0.78$0.10
2020Detailed filing. Detailed filing data is available for this year.$2.77$2.60$0.16$0.84$0.71$0.14
2019Detailed filing. Detailed filing data is available for this year.$2.87$2.85$0.03$0.75$0.49$0.26
2018Detailed filing. Detailed filing data is available for this year.$2.91$3.14$0.23$0.77$0.45$0.31
2017Detailed filing. Detailed filing data is available for this year.$2.92$3.46$0.54$0.71$0.49$0.21
2016Detailed filing. Detailed filing data is available for this year.$2.99$3.75$0.75$0.53$0.59$0.06
2015Detailed filing. Detailed filing data is available for this year.$3.07$3.76$0.69$0.49$0.54$0.05
2014Detailed filing. Detailed filing data is available for this year.$3.10$3.74$0.64$0.40$0.57$0.17
2013Detailed filing. Detailed filing data is available for this year.$3.27$3.74$0.47$0.44$0.45$0.01
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.40$3.88$0.48$0.43
2011Summary only. Only limited summary data is available for this year.$3.50$3.98$0.48$0.42$0.45$0.04
2010Summary only. Only limited summary data is available for this year.$3.62$4.06$0.44$0.42$0.48$0.06
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 4, 2025
Return Version
2024v5.2
Gross Receipts
$636,536
Mission and Program Overview

Mission

To confront homelessness by developing affordable housing and providing supportive services as a pathway to self-sufficiency

Our mission is to confront residential instability by developing affordable housing and providing supportive services as a pathway to self-sufficency.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,797,084$1,660,700▼ $136,384
Cash and Non-Interest-Bearing Accounts$147,583$120,205▼ $27,378
Prepaid Expenses and Deferred Charges$73,033$80,138▲ $7,105
Accounts Receivable$38,117$43,879▲ $5,762
Total Assets$2,055,817$1,904,922▼ $150,895
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,095,564$2,053,795▼ $41,769
Other Liabilities$278,756$308,109▲ $29,353
Accounts Payable and Accrued Expenses$34,234$99,946▲ $65,712
Deferred Revenue$8,482$7,383▼ $1,099
Total Liabilities$2,417,036$2,469,233▲ $52,197
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-361,219$-564,311▼ $203,092
Total Net Assets Fund Balance$-361,219$-564,311▼ $203,092
Total Liabilities and Net Assets / Fund Balance$2,055,817$1,904,922▼ $150,895

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,410,700$2,750,654$4,161,354
Land$250,000-$250,000
Other Land Buildings$0$94,500$94,500
Equipment$0$17,264$17,264
Compensation and Service Providers
Top Officer Pay93rd percentile

Employees

NameTitleFull / Part TimeOtherTotal
Sandra NewsonVP - Program ServicesFT$147,881$147,881
Sal RussoVP - Property ManagementFT$146,568$146,568

Board Members and Trustees

NameTitle
Stephen DannerBoard Chair
Stephanie BermanPresident/CEO
Jose VilaVice Chair
Charles PortlandDirector
Chris CobbDirector
Clara Diaz-lealDirector
Derreck BerfockDirector
Jay RosenDirector
Kim AbreuDirector
Leonel FrageDirector
Lianne Acebo NaonDirector
Maria FletcherDirector
Rico Lalo OrtizDirector
Sandy SearsDirector
Timothy MartorellaDirector
Carol FineSecretary
Caetano LopesTreasurer
Vashawn CooperVP - Development
Patricia TincherVP - Finance
Revenue and Support

Revenue Composition

Contributions and Grants
$21,750
Program Service Revenue
$606,066
Investment Income
$3,537
Other Revenue
$5,183
Change in Net Assets
$-203,092
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$839,628
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
Insurance$139,344--$139,344
Depreciation Depletion$136,384--$136,384
Occupancy$59,662--$59,662
Office Expenses$37,784--$37,784
Interest$28,686--$28,686
Other Expenses$25,491$23,706-$25,491
Fees for Services Management$19,800--$19,800
Fees for Services Legal$7,090--$7,090
Total Functional Expenses$815,922$23,706$0$839,628
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
Due to Affiliates$284,994
Tenant Security Deposit$23,115
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
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 B, Line 11B

“A copy of form 990 is provided to the organization's board of directors for review.”

Form 990, Part VI, Section B, Line 15

“The chairman and the treasurer discussed the various functions and performance of the ceo. For the year ending december 31, 2024, a cpi increase was given with a minimal bonus.”

Form 990, Part VI, Section C, Line 19

“The organization's governing documents, conflict of interest policy, and financial statements are available on their own website or upon request.”

Filing and Contact Details

Filer

Filer Name
City View Apartments Inc
EIN
65-1072394
Phone
3053718300
Address
1398 SW 1ST STREET 1200, MIAMI, FL 33135

Signing Officer

Name
Stephanie Berman
Title
President/CEO
Phone
3053718300
Signed
2025-11-04
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Stephanie Berman
Formed
2000
Legal Domicile
Fl
Voting Board Members
22
Independent Board Members
22
Employees
0
Volunteers
22

Preparer

Firm
Eag Affordable Housing LLC
Address
4249 EASTON WAY STE 210, COLUMBUS, OH 43219
Preparer
Eric Beining CPA
Phone
6144728572
Supplemental Narrative

Additional Explanations

FORM 990, PART XII, LINE 2C:

“No changes from prior year.”

Financial Statement Notes

PART X, LINE 2:

“The preparation of consolidated financial statements in accordance with accounting principles generally accepted in the united states of america requires the corporation to report information regarding its exposure to various tax positions taken by the corporation. The corporation has determined whether any tax positions have met the recognition threshold and has measured the corporation's exposure to those tax positions. Management believes that the corporation has adequately addressed all relevant tax positions and that there are no unrecorded tax liabilities. Federal and state tax authorities generally have the right to examine and audit the previous three years of tax returns filed. Any interest or penalties assessed to the corporation are recorded in operating expenses. No interest or penalties from federal or state tax authorities were recorded in the accompanying financial statements.”

Raw XML AppendixShowing 400 of 953 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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