Civic Intelligence

Will Woods VII DBA Courtyard Apartments

EIN 72-1308278 • 501(c)3 • Metairie, LA

Profile

To provide low-income housing.

3228 6th StreetMetairie, LA 70002

n/A

Siviq Scores

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

Liabilities / Assets

80th percentile

0.43x

Higher debt load relative to assets than 80% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2023

Liabilities / Revenue

93rd percentile

2.13x

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

501(c)3 • $1M-$5M nonprofits • Source year 2023

Net Margin

66th percentile

14%

Higher net margin than 66% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2023

Top Officer Pay

Score unavailable

No value available

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

Asset Growth

46th percentile

2.5%

Faster asset growth than 46% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2022 to 2023

Revenue Growth

92nd percentile

94%

Faster revenue growth than 92% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2022 to 2023

Balance Sheet
Liabilities / Assets80th percentile

Assets

Down

$3,706,286

Down $83,623 (-2.2%) from 2024

Liabilities

Down

$1,376,988

Down $108,843 (-7.3%) from 2024

Net Assets

Up

$2,329,298

Up $25,220 (+1.1%) from 2024

Operations
Liabilities / Revenue93rd percentileNet Margin66th percentile

Revenue

Down

$828,066

Down $47,284 (-5.4%) from 2024

Expenses

Up

$789,147

Up $108,941 (+16%) from 2024

Net Income

Down

$38,919

Down $156,225 (-80%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth46th percentile

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

$4.0M$3.0M$2.0M$1.0M$0Assets 2011: $3,055,057Liabilities 2011: $1,862,569Net Assets 2011: $1,192,4882011Assets 2012: $3,155,894Liabilities 2012: $1,807,764Net Assets 2012: $1,348,1302012Assets 2013: $3,333,031Liabilities 2013: $1,786,399Net Assets 2013: $1,546,6322013Assets 2014: $3,275,115Liabilities 2014: $1,754,572Net Assets 2014: $1,520,5432014Assets 2015: $3,312,706Liabilities 2015: $1,714,820Net Assets 2015: $1,597,8862015Assets 2016: $3,365,096Liabilities 2016: $1,684,772Net Assets 2016: $1,680,3242016Assets 2017: $3,432,956Liabilities 2017: $1,646,515Net Assets 2017: $1,786,4412017Assets 2018: $3,518,400Liabilities 2018: $1,664,939Net Assets 2018: $1,853,4612018Assets 2019: $3,601,662Liabilities 2019: $1,758,339Net Assets 2019: $1,843,3232019Assets 2020: $3,742,546Liabilities 2020: $1,905,368Net Assets 2020: $1,837,1782020Assets 2021: $3,818,201Liabilities 2021: $1,758,573Net Assets 2021: $2,059,6282021Assets 2022: $3,652,255Liabilities 2022: $1,718,502Net Assets 2022: $1,933,7532022Assets 2023: $3,741,736Liabilities 2023: $1,613,540Net Assets 2023: $2,128,1962023Assets 2024: $3,789,909Liabilities 2024: $1,485,831Net Assets 2024: $2,304,0782024Assets 2025: $3,706,286Liabilities 2025: $1,376,988Net Assets 2025: $2,329,2982025

Highlighted filing

2025

Assets$3,706,286
Liabilities$1,376,988
Net Assets$2,329,298
Open 2025 Filing

Operations Trend

Revenue Growth92nd percentile

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

$1.0M$500K$0-$500KExpenses 2011: $632,3662011Expenses 2012: $535,9492012Expenses 2013: $561,8732013Revenue 2014: $690,974Expenses 2014: $717,063Net Income 2014: -$26,0892014Revenue 2015: $684,539Expenses 2015: $607,196Net Income 2015: $77,3432015Revenue 2016: $690,227Expenses 2016: $607,789Net Income 2016: $82,4382016Revenue 2017: $691,353Expenses 2017: $585,236Net Income 2017: $106,1172017Revenue 2018: $684,896Expenses 2018: $617,876Net Income 2018: $67,0202018Revenue 2019: $694,114Expenses 2019: $560,054Net Income 2019: $134,0602019Revenue 2020: $706,833Expenses 2020: $577,811Net Income 2020: $129,0222020Revenue 2021: $724,125Expenses 2021: $590,839Net Income 2021: $133,2862021Revenue 2022: $389,604Expenses 2022: $668,160Net Income 2022: -$278,5562022Revenue 2023: $756,116Expenses 2023: $650,395Net Income 2023: $105,7212023Revenue 2024: $875,350Expenses 2024: $680,206Net Income 2024: $195,1442024Revenue 2025: $828,066Expenses 2025: $789,147Net Income 2025: $38,9192025

Highlighted filing

2025

Revenue$828,066
Expenses$789,147
Net Income$38,919
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$3,706,286
Liabilities
$1,376,988
Net assets
$2,329,298
Revenue
$828,066
Expenses
$789,147
Net income
$38,919
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$3.71$1.38$2.33$0.83$0.79$0.04
2024Detailed filing. Detailed filing data is available for this year.$3.79$1.49$2.30$0.88$0.68$0.20
2023Detailed filing. Detailed filing data is available for this year.$3.74$1.61$2.13$0.76$0.65$0.11
2022Detailed filing. Detailed filing data is available for this year.$3.65$1.72$1.93$0.39$0.67$0.28
2021Detailed filing. Detailed filing data is available for this year.$3.82$1.76$2.06$0.72$0.59$0.13
2020Detailed filing. Detailed filing data is available for this year.$3.74$1.91$1.84$0.71$0.58$0.13
2019Detailed filing. Detailed filing data is available for this year.$3.60$1.76$1.84$0.69$0.56$0.13
2018Detailed filing. Detailed filing data is available for this year.$3.52$1.66$1.85$0.68$0.62$0.07
2017Detailed filing. Detailed filing data is available for this year.$3.43$1.65$1.79$0.69$0.59$0.11
2016Detailed filing. Detailed filing data is available for this year.$3.37$1.68$1.68$0.69$0.61$0.08
2015Detailed filing. Detailed filing data is available for this year.$3.31$1.71$1.60$0.68$0.61$0.08
2014Detailed filing. Detailed filing data is available for this year.$3.28$1.75$1.52$0.69$0.72$0.03
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.33$1.79$1.55$0.56
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.16$1.81$1.35$0.54
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.06$1.86$1.19$0.63
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Aug 1, 2024 to Jul 31, 2025
Signed
Mar 2, 2026
Return Version
2024v5.2
Gross Receipts
$828,066
Mission and Program Overview

Mission

To provide low-income housing.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,681,108$1,635,202▼ $45,906
Cash and Non-Interest-Bearing Accounts$1,438,157$1,377,549▼ $60,608
Savings and Temporary Cash Investments$482,300$505,309▲ $23,009
Prepaid Expenses and Deferred Charges$80,233$92,693▲ $12,460
Accounts Receivable$72,969$74,090▲ $1,121
Other Notes and Loans Receivable, Net-$0-
Pledges and Grants Receivable-$0-
Receivable From Disqualified Prsn-$0-
Receivables From Officers Etc-$0-
Investments Other Securities-$0-
Investments Program Related-$0-
Investments in Publicly Traded Securities-$0-
Intangible Assets-$0-
Inventories for Sale or Use-$0-
Total Assets$3,789,909$3,706,286▼ $83,623
Other Assets Total$35,142$21,443▼ $13,699
Liabilities
Mortgage Notes Payable Secured by Investment Property$1,276,242$1,213,032▼ $63,210
Accounts Payable and Accrued Expenses$140,207$88,210▼ $51,997
Other Liabilities$54,600$57,450▲ $2,850
Deferred Revenue$14,782$18,296▲ $3,514
Total Liabilities$1,485,831$1,376,988▼ $108,843
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$2,304,078$2,329,298▲ $25,220
Total Net Assets Fund Balance$2,304,078$2,329,298▲ $25,220
Total Liabilities and Net Assets / Fund Balance$3,789,909$3,706,286▼ $83,623

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$801,335$924,054$1,725,389
Land$776,503-$776,503
Other Land Buildings$57,364$41,935$99,299
Equipment-$5,903$5,903
Compensation and Service Providers
Top Officer PayScore unavailable

Board Members and Trustees

NameTitle
Mr Ron YagerPresident
Wayne MayeuxVice President
Dr Frank E SchmidtTrustee
Fr Andrew RudmannTrustee
MRS JOHN D'ARCY BECKERTrustee
Mr Kenneth MartinezTrustee
Mrs Leah Nalty RallsTrustee
Mrs Paul a NaltyTrustee
Msgr Christopher H NaltyTrustee
Rev Colm CahillTrustee
Shannon Rodi NashTrustee
Mr Mrs Frank NaltyTrustees
Mr Mrs Joseph CarusoTrustees
Mr Mrs Mark RodiTrustees
Mr Mrs Michael ValesTrustees
Mr Mrs Philip HodgesTrustees
Mr and Mrs Corey DunbarTrustees
Mr and Mrs Raymond ArroyoTrustees
Tammy CardinaleSecretary/Treas

Highest Paid Contractors

ContractorServicesLocationCompensation
The Titan Group LLCConstruction16 C VETERANS BLVD, Kenner, LA 70062$117,877
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$766,480
Investment Income
$61,586
Other Revenue
$0
Change in Net Assets
$38,919

Audited Revenue Reconciliation

Revenue per Audited Statements
$828,066
Revenue Not Reported on Form 990
$13,699
Total Revenue per Audited Statements
$841,765
Total Revenue per Form 990
$828,066
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$789,147
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$130,507--$130,507
Depreciation Depletion$92,295--$92,295
Occupancy$67,716--$67,716
Interest$65,143--$65,143
Fees for Services Management$49,125--$49,125
Other Expenses$35,975--$35,975
All Other Expenses$23,825$151-$23,976
Office Expenses$23,320--$23,320
Fees for Services Accounting$7,558$8,350-$15,908
Fees for Services Legal-$5,101-$5,101
Total Functional Expenses$775,545$13,602$0$789,147

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$789,147
Total Expenses per Audited Statements$789,147
Total Expenses per Form 990$789,147
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

Loans and Receivables

Line ItemBeginningEndChange
Receivables from Disqualified Persons-$0-
Receivables from Officers, Directors, Trustees, and Key Employees-$0-
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Tenant security deposit liability$57,450
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
No
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
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
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 2

“Spouses are indicated on the same line in part vii-family relationshipsthe following trustees have family relationships:mrs. Paul a. Naltymonsignor chistopher h. Naltymr. And mrs. Frank naltymr. And mrs. Philip hodgesmrs. Leah nalty rallsmr. And mrs. Mark rodishannon rodi nash”

Form 990, Part VI, Section A, Line 3

“Willwoods community management, inc. Performs management services, bookkeeping services and general oversight of the organization. Wayne mayeux, vice-president of the organization is an employee of willwoods community management, inc. And received the compensation reported in part vii from that entity.”

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

“Management and the board of directors will review and approve the form 990 return prior to submission.”

Form 990, Part VI, Section C, Line 19

“Governing docs, policies, and financial statements are available upon request.”

Filing and Contact Details

Filer

Filer Name
Will Woods Vii
EIN
72-1308278
Phone
5048303700
Address
3228 6TH STREET, METAIRIE, LA 70002

Signing Officer

Name
Ron Yager
Title
President
Signed
2026-03-02
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Mr Ron Yager
Formed
1999
Legal Domicile
La
Voting Board Members
24
Independent Board Members
23
Employees
0

Preparer

Firm
Paciera Gautreau & Priest LLC Cpas
Address
3209 RIDGELAKE DR STE 200, METAIRIE, LA 70002
Preparer
Kirth M Paciera
Phone
5044865573
Supplemental Narrative

Additional Explanations

Form 990, Part XI, Line 9

“Unrealized loss on interest rate swap = -$13699”

Financial Statement Notes

Part XI, Line 2D: Other revenue amounts included in F/S but not included on form 990

“Unrealized loss on interest rate swap $13699”

Raw XML AppendixShowing 400 of 736 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 LOW-INCOME HOUSING.
IRS990/AdvertisingGrp/TotalAmt00
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IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus3YearsAmt029566

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