Civic Intelligence

Will Woods VII DBA Courtyard Apartments

990 • Fiscal year 2020 • EIN 72-1308278

Aug 01, 2019 to Jul 31, 2020 • Filed on Mar 10, 2021

Organization ProfileN/A
3900 Howard AveNew Orleans, LA 70125

(504) 830-3700

Siviq Scores

Precomputed percentiles for this filing year versus similar nonprofits in the same peer cohort.

Liabilities / Assets

81st percentile

0.51x

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

2020 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2020

Liabilities / Revenue

92nd percentile

2.70x

Higher debt load relative to revenue than 92% of similar nonprofits.

2020 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2020

Net Margin

71st percentile

18%

Higher net margin than 71% of similar nonprofits.

2020 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2020

Top Officer Pay

86th percentile

$163,336

Higher top officer pay than 86% of similar nonprofits.

Top officer pay equals 23.1% of source-year revenue.

2020 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2020

Asset Growth

45th percentile

3.9%

Faster asset growth than 45% of similar nonprofits.

2020 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2019 to 2020

Revenue Growth

52nd percentile

1.8%

Faster revenue growth than 52% of similar nonprofits.

2020 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2019 to 2020

Balance Sheet
Liabilities / Assets81st percentile

Assets

Up

$3,742,546

Up $140,884 (+3.9%) from 2019

Net Assets

Down

$1,837,178

Down $6,145 (-0.3%) from 2019

Liabilities

Up

$1,905,368

Up $147,029 (+8.4%) from 2019

Revenue And Expenses
Liabilities / Revenue92nd percentileNet Margin71st percentile

Revenue

Up

$706,833

Up $12,719 (+1.8%) from 2019

Expenses

Up

$577,811

Up $17,757 (+3.2%) from 2019

Net Income

Down

$129,022

Down $5,038 (-3.8%) from 2019

Historical Trend

Balance Sheet Trend

Asset Growth45th percentile

The highlighted filing sits inside the broader history for assets, liabilities, and net assets.

$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

2020

Assets$3,742,546
Liabilities$1,905,368
Net Assets$1,837,178
Open 2020 Filing

Operations Trend

Revenue Growth52nd percentile

Revenue, expenses, and net income across loaded years, with this 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

2020

Revenue$706,833
Expenses$577,811
Net Income$129,022
Open 2020 Filing
Jump To
Filing Snapshot
Filing Period
Aug 1, 2019 to Jul 31, 2020
Signed
Mar 10, 2021
Return Version
2019v5.0
Gross Receipts
$706,833
Mission and Program Overview

Mission

To provide low-income housing.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$2,039,635$1,960,064▼ $79,571
Cash and Non-Interest-Bearing Accounts$1,191,534$1,355,440▲ $163,906
Savings and Temporary Cash Investments$330,471$385,525▲ $55,054
Prepaid Expenses and Deferred Charges$35,498$38,113▲ $2,615
Accounts Receivable$1,322$204▼ $1,118
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$3,601,660$3,742,546▲ $140,886
Other Assets Total$3,200$3,200→ $0
Liabilities
Mortgage Notes Payable Secured by Investment Property$1,534,691$1,498,881▼ $35,810
Other Liabilities$196,028$332,388▲ $136,360
Accounts Payable and Accrued Expenses$22,087$69,279▲ $47,192
Deferred Revenue$5,533$4,820▼ $713
Total Liabilities$1,758,339$1,905,368▲ $147,029
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$1,843,321$1,837,178▼ $6,143
Total Net Assets Fund Balance$1,843,321$1,837,178▼ $6,143
Total Liabilities and Net Assets / Fund Balance$3,601,660$3,742,546▲ $140,886

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,171,011$1,091,208$2,262,219
Land$776,503-$776,503
Other Land Buildings$11,407$130,144$141,551
Equipment$1,143$4,760$5,903
Compensation and Service Providers
Top Officer Pay86th percentile

Employees

NameTitleOtherTotal
Ms Tammy CardinaleSecretary/Treas$138,034$138,034

Board Members and Trustees

NameTitle
Mr Ron YagerPresident
Mr Wayne MayeuxVice President
Monsignor Christopher H NaltyTrustee
Mr Henry Tatje IiiTrustee
Mr Kenneth MartinezTrustee
Mrs Leah Nalty RallsTrustee
Mrs Paul a NaltyTrustee
Sr Myra Banquer MscTrustee
Dr Mrs Kenneth TedescoTrustees
Dr and Mrs Frank E SchmidtTrustees
MR MRS JOHN D'ARCY BECKERTrustees
Mr Mrs Frank NaltyTrustees
Mr Mrs Joseph CarusoTrustees
Mr Mrs Mark RodiTrustees
Mr Mrs Michael ValesTrustees
Mr Mrs Philip HodgesTrustees
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$695,895
Investment Income
$8,856
Other Revenue
$2,082
Change in Net Assets
$129,022

Audited Revenue Reconciliation

Revenue per Audited Statements
$706,833
Revenue Not Reported on Form 990
$-126,230
Total Revenue per Audited Statements
$580,603
Total Revenue per Form 990
$706,833
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$577,811
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
Depreciation Depletion$85,523--$85,523
Interest$79,900--$79,900
Insurance$53,564--$53,564
Fees for Services Management$44,797--$44,797
Occupancy$43,820--$43,820
All Other Expenses$25,977$270-$26,247
Other Expenses$15,690--$15,690
Fees for Services Accounting$6,892$6,160-$13,052
Fees for Services Legal-$2,205-$2,205
Total Functional Expenses$569,176$8,635$0$577,811

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$586,746
Expenses per Audited Statements$577,811
Total Expenses per Form 990$577,811
Expenses Not Reported on Form 990$8,935
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
Interest Rate Swap Obligation$279,363
Tenant security deposit liability$53,025
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, Line 2: Description of Business or Family Relationship of Officers, Directors, Et

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

Form 990, Part VI, Line 3: Description of Delegated Duties to Management Company

“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, Line 11B: Form 990 Review Process

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

Form 990, Part VI, Line 19: Other Organization Documents Publicly Available

“UPON REQUEST”

Filing and Contact Details

Filer

Filer Name
Will Woods Vii
EIN
72-1308278
Phone
5048303700
Address
3900 HOWARD AVE, NEW ORLEANS, LA 70125

Signing Officer

Name
Ron Yager
Title
President
Signed
2021-03-10
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Mr Ron Yager
Formed
1999
Legal Domicile
La
Voting Board Members
22
Independent Board Members
22
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

Other Changes In Net Assets Or Fund Balances - Other Decreases

“Unrealized loss on interest rate swap = -$135165”

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IRS990/Form990PartVIISectionAGrp/TitleTxt1Vice President
IRS990/Form990PartVIISectionAGrp/TitleTxt2Secretary/Treas
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IRS990/Form990PartVIISectionAGrp/TitleTxt11Trustees
IRS990/Form990PartVIISectionAGrp/TitleTxt12Trustee
IRS990/Form990PartVIISectionAGrp/TitleTxt13Trustees
IRS990/Form990PartVIISectionAGrp/TitleTxt14Trustee
IRS990/Form990PartVIISectionAGrp/TitleTxt15Trustee
IRS990/Form990PartVIISectionAGrp/TitleTxt16Trustees
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IRS990/InsuranceGrp/ProgramServicesAmt053564
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IRS990/InterestGrp/ProgramServicesAmt079900
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IRS990/LandBldgEquipCostOrOtherBssAmt03186176
IRS990/LegalDomicileStateCd0LA
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IRS990/LobbyingActivitiesInd0false
IRS990/LocalChaptersInd0false
IRS990/MaterialDiversionOrMisuseInd0false
IRS990/MembersOrStockholdersInd0false
IRS990/MethodOfAccountingAccrualInd0X
IRS990/MinutesOfCommitteesInd0true
IRS990/MinutesOfGoverningBodyInd0true
IRS990/MissionDesc0TO PROVIDE LOW-INCOME HOUSING.
IRS990/MoreThan5000KToIndividualsInd0false
IRS990/MoreThan5000KToOrgInd0false
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IRS990/NetIncmFromFundraisingEvtGrp/TotalRevenueColumnAmt00
IRS990/NetIncomeFromGamingGrp/TotalRevenueColumnAmt00
IRS990/NetIncomeOrLossGrp/TotalRevenueColumnAmt00
IRS990/NetRentalIncomeOrLossGrp/TotalRevenueColumnAmt00
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IRS990/NoDonorRestrictionNetAssetsGrp/EOYAmt01837178
IRS990/NondeductibleContributionsInd0false
IRS990/OccupancyGrp/ProgramServicesAmt043820
IRS990/OccupancyGrp/TotalAmt043820
IRS990/OfficeExpensesGrp/TotalAmt00
IRS990/OfficerMailingAddressInd0false
IRS990/OperateHospitalInd0false
IRS990/Organization501c3Ind0X
IRS990/OrganizationFollowsFASB117Ind0X
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IRS990/OtherChangesInNetAssetsAmt0-135165
IRS990/OtherEmployeeBenefitsGrp/TotalAmt00
IRS990/OtherExpensesGrp/Desc0CONTRACT PERSONNEL
IRS990/OtherExpensesGrp/Desc1SUPPLIES
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IRS990/OtherExpensesGrp/Desc3OFFICE SUPPLIES
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IRS990/OtherExpensesGrp/ProgramServicesAmt163893
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IRS990/OtherExpensesGrp/TotalAmt163893
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IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt02082
IRS990/OtherRevenueTotalAmt02082
IRS990/OtherSalariesAndWagesGrp/TotalAmt00
IRS990/OthNotesLoansReceivableNetGrp/EOYAmt00
IRS990/PartialLiquidationInd0false
IRS990/PaymentsToAffiliatesGrp/TotalAmt00
IRS990/PayPremiumsPrsnlBnftCntrctInd0false
IRS990/PayrollTaxesGrp/TotalAmt00
IRS990/PensionPlanContributionsGrp/TotalAmt00
IRS990/PledgesAndGrantsReceivableGrp/EOYAmt00
IRS990/PoliticalCampaignActyInd0false
IRS990/PrepaidExpensesDefrdChargesGrp/BOYAmt035498
IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt038113
IRS990/PrincipalOfficerNm0MR RON YAGER
IRS990/ProfessionalFundraisingInd0false
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IRS990/ProgramServiceRevenueGrp/BusinessCd1531110
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IRS990/ProgramServiceRevenueGrp/Desc1TENANT CHARGES
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IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt17590
IRS990/ProhibitedTaxShelterTransInd0false
IRS990/PYExcessBenefitTransInd0false
IRS990/PYInvestmentIncomeAmt03441
IRS990/PymtTravelEntrtnmntPubOfclGrp/TotalAmt00
IRS990/PYOtherExpensesAmt0560054
IRS990/PYOtherRevenueAmt01360
IRS990/PYProgramServiceRevenueAmt0689313
IRS990/PYRevenuesLessExpensesAmt0134060
IRS990/PYTotalExpensesAmt0560054
IRS990/PYTotalRevenueAmt0694114
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IRS990/RelatedEntityInd0true
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IRS990/ReportLandBuildingEquipmentInd0true
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IRS990/ReportOtherLiabilitiesInd0true
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IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus1YearAmt0689313
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus2YearsAmt0683132
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus3YearsAmt0688474
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus4YearsAmt0686790
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/TotalAmt03443604
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IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus2YearsAmt01039
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus3YearsAmt0766
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus4YearsAmt0382
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IRS990ScheduleA/InvestmentIncomeCYPct00.00420
IRS990ScheduleA/InvestmentIncomePYPct00.00170
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IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearAmt02082
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearMinus1YearAmt01360
IRS990ScheduleA/OtherIncome509Grp/CurrentTaxYearMinus2YearsAmt01135

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Filings

Displayed year

2020 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$3,742,546
Liabilities
$1,905,368
Net assets
$1,837,178
Revenue
$706,833
Expenses
$577,811
Net income
$129,022
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