Civic Intelligence

Will Woods VII DBA Courtyard Apartments

990 • Fiscal year 2023 • EIN 72-1308278

Aug 01, 2022 to Jul 31, 2023 • Filed on Apr 24, 2024

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

0.43x

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

2023 filings • 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.

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

Net Margin

67th percentile

14%

Higher net margin than 67% of similar nonprofits.

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

Top Officer Pay

89th percentile

$187,883

Higher top officer pay than 89% of similar nonprofits.

Top officer pay equals 24.8% of source-year revenue.

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

Asset Growth

44th percentile

2.5%

Faster asset growth than 44% of similar nonprofits.

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

Revenue Growth

91st percentile

94%

Faster revenue growth than 91% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets81st percentile

Assets

Up

$3,741,736

Up $89,481 (+2.5%) from 2022

Net Assets

Up

$2,128,196

Up $194,443 (+10%) from 2022

Liabilities

Down

$1,613,540

Down $104,962 (-6.1%) from 2022

Revenue And Expenses
Liabilities / Revenue93rd percentileNet Margin67th percentile

Revenue

Up

$756,116

Up $366,512 (+94%) from 2022

Expenses

Down

$650,395

Down $17,765 (-2.7%) from 2022

Net Income

Up

$105,721

Up $384,277 (+138%) from 2022

Historical Trend

Balance Sheet Trend

Asset Growth44th 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

2023

Assets$3,741,736
Liabilities$1,613,540
Net Assets$2,128,196
Open 2023 Filing

Operations Trend

Revenue Growth91st 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

2023

Revenue$756,116
Expenses$650,395
Net Income$105,721
Open 2023 Filing
Jump To
Filing Snapshot
Filing Period
Aug 1, 2022 to Jul 31, 2023
Signed
Apr 24, 2024
Return Version
2022v5.0
Gross Receipts
$756,116
Mission and Program Overview

Mission

To provide low-income housing.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,856,986$1,768,168▼ $88,818
Other Notes and Loans Receivable, Net-$1,397,633-
Cash and Non-Interest-Bearing Accounts$1,192,054$268,114▼ $923,940
Savings and Temporary Cash Investments$448,381$116,513▼ $331,868
Accounts Receivable$93,984$72,969▼ $21,015
Prepaid Expenses and Deferred Charges$57,650$63,935▲ $6,285
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$3,652,255$3,741,736▲ $89,481
Other Assets Total$3,200$54,404▲ $51,204
Liabilities
Mortgage Notes Payable Secured by Investment Property$1,393,462$1,336,252▼ $57,210
Accounts Payable and Accrued Expenses$225,376$210,134▼ $15,242
Other Liabilities$93,063$55,990▼ $37,073
Deferred Revenue$6,601$11,164▲ $4,563
Total Liabilities$1,718,502$1,613,540▼ $104,962
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$1,933,753$2,128,196▲ $194,443
Total Net Assets Fund Balance$1,933,753$2,128,196▲ $194,443
Total Liabilities and Net Assets / Fund Balance$3,652,255$3,741,736▲ $89,481

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$923,146$759,048$1,682,194
Land$776,503-$776,503
Other Land Buildings$68,519$119,536$188,055
Equipment-$5,903$5,903
Compensation and Service Providers
Top Officer Pay89th percentile

Employees

NameTitleOtherTotal
Tammy CardinaleSecretary/Treas$141,414$141,414

Board Members and Trustees

NameTitle
Mr Ron YagerPresident
Wayne MayeuxVice President
MRS JOHN D'ARCY BECKERTrustee
Mr Henry Tatje IiiTrustee
Mr John R Smestad JrTrustee
Mr Kenneth MartinezTrustee
Mrs Leah Nalty RallsTrustee
Mrs Paul a NaltyTrustee
Msgr Christopher H NaltyTrustee
Rev Colm CahillTrustee
Shannon Rodi NashTrustee
Sr Myra Banquer MscTrustee
Dr and Mrs Frank E SchmidtTrustees
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

Highest Paid Contractors

ContractorServicesLocationCompensation
The Titan GroupConstruction16-C VETERANS BLVD, Kenner, LA 70062-
Revenue and Support

Revenue Composition

Contributions and Grants
$2,484
Program Service Revenue
$709,653
Investment Income
$41,725
Other Revenue
$2,254
Change in Net Assets
$105,721

Audited Revenue Reconciliation

Revenue per Audited Statements
$756,116
Revenue Not Reported on Form 990
$88,722
Total Revenue per Audited Statements
$844,838
Total Revenue per Form 990
$756,116
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$650,395
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$91,479--$91,479
Insurance$88,483--$88,483
Interest$76,574--$76,574
Fees for Services Management$45,352--$45,352
All Other Expenses$31,650$340-$31,990
Other Expenses$30,962--$30,962
Occupancy$27,252--$27,252
Fees for Services Accounting$6,977$9,478-$16,455
Office Expenses$14,486--$14,486
Fees for Services Legal-$1,160-$1,160
Total Functional Expenses$639,417$10,978$0$650,395

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$650,395
Total Expenses per Audited Statements$650,395
Total Expenses per Form 990$650,395
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$55,990
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

“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
2024-04-24
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Mr Ron Yager
Formed
1999
Legal Domicile
La
Voting Board Members
26
Independent Board Members
26
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 gain on interest rate swap = $88722”

Financial Statement Notes

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

“Unrealized gain on interest rate swap $88722”

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IRS990/Form990PartVIISectionAGrp/PersonNm16MR MRS MARK RODI
IRS990/Form990PartVIISectionAGrp/PersonNm17MRS LEAH NALTY RALLS
IRS990/Form990PartVIISectionAGrp/PersonNm18MR HENRY TATJE III
IRS990/Form990PartVIISectionAGrp/PersonNm19MR KENNETH MARTINEZ
IRS990/Form990PartVIISectionAGrp/PersonNm20MR MRS MICHAEL VALES
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt200
IRS990/Form990PartVIISectionAGrp/TitleTxt0Vice President
IRS990/Form990PartVIISectionAGrp/TitleTxt1President
IRS990/Form990PartVIISectionAGrp/TitleTxt2Secretary/Treas
IRS990/Form990PartVIISectionAGrp/TitleTxt3Trustees
IRS990/Form990PartVIISectionAGrp/TitleTxt4Trustee
IRS990/Form990PartVIISectionAGrp/TitleTxt5Trustees
IRS990/Form990PartVIISectionAGrp/TitleTxt6Trustee
IRS990/Form990PartVIISectionAGrp/TitleTxt7Trustee
IRS990/Form990PartVIISectionAGrp/TitleTxt8Trustee
IRS990/Form990PartVIISectionAGrp/TitleTxt9Trustee
IRS990/Form990PartVIISectionAGrp/TitleTxt10Trustee
IRS990/Form990PartVIISectionAGrp/TitleTxt11Trustees
IRS990/Form990PartVIISectionAGrp/TitleTxt12Trustee
IRS990/Form990PartVIISectionAGrp/TitleTxt13Trustees
IRS990/Form990PartVIISectionAGrp/TitleTxt14Trustees
IRS990/Form990PartVIISectionAGrp/TitleTxt15Trustees
IRS990/Form990PartVIISectionAGrp/TitleTxt16Trustees
IRS990/Form990PartVIISectionAGrp/TitleTxt17Trustee
IRS990/Form990PartVIISectionAGrp/TitleTxt18Trustee
IRS990/Form990PartVIISectionAGrp/TitleTxt19Trustee
IRS990/Form990PartVIISectionAGrp/TitleTxt20Trustees
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IRS990/FSAuditedInd0true
IRS990/FundraisingActivitiesInd0false
IRS990/GamingActivitiesInd0false
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IRS990/GrantsToDomesticOrgsGrp/TotalAmt00
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IRS990/GrantsToOrganizationsInd0false
IRS990/GrantToRelatedPersonInd0false
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IRS990/IndoorTanningServicesInd0false
IRS990/InfoInScheduleOPartVIInd0X
IRS990/InfoInScheduleOPartXIInd0X
IRS990/InformationTechnologyGrp/TotalAmt00
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IRS990/InsuranceGrp/TotalAmt088483
IRS990/IntangibleAssetsGrp/EOYAmt00
IRS990/InterestGrp/ProgramServicesAmt076574
IRS990/InterestGrp/TotalAmt076574
IRS990/InventoriesForSaleOrUseGrp/EOYAmt00
IRS990/InvestmentIncomeGrp/ExclusionAmt041725
IRS990/InvestmentIncomeGrp/TotalRevenueColumnAmt041725
IRS990/InvestmentInJointVentureInd0false
IRS990/InvestmentsOtherSecuritiesGrp/EOYAmt00
IRS990/InvestmentsProgramRelatedGrp/EOYAmt00
IRS990/InvestmentsPubTradedSecGrp/EOYAmt00
IRS990/IRPDocumentCnt06
IRS990/IRPDocumentW2GCnt00
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IRS990/LandBldgEquipCostOrOtherBssAmt02652655
IRS990/LegalDomicileStateCd0LA
IRS990/LoanOutstandingInd0false
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/MortgNotesPyblScrdInvstPropGrp/EOYAmt01336252
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IRS990/NetGainOrLossInvestmentsGrp/TotalRevenueColumnAmt00
IRS990/NetIncmFromFundraisingEvtGrp/TotalRevenueColumnAmt00
IRS990/NetIncomeFromGamingGrp/TotalRevenueColumnAmt00
IRS990/NetIncomeOrLossGrp/TotalRevenueColumnAmt00
IRS990/NetRentalIncomeOrLossGrp/TotalRevenueColumnAmt00
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IRS990/OccupancyGrp/TotalAmt027252
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IRS990/OfficeExpensesGrp/TotalAmt014486
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IRS990/OperateHospitalInd0false
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IRS990/OrganizationFollowsFASB117Ind0X
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IRS990/OtherChangesInNetAssetsAmt088722
IRS990/OtherEmployeeBenefitsGrp/TotalAmt00
IRS990/OtherExpensesGrp/Desc0CONTRACT PERSONNEL
IRS990/OtherExpensesGrp/Desc1SUPPLIES
IRS990/OtherExpensesGrp/Desc2CONTRACTS
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IRS990/OtherExpensesGrp/ProgramServicesAmt330962
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IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt063935
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IRS990/ProgramServiceRevenueGrp/Desc0Miscellaneous
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IRS990/ProgramServiceRevenueGrp/Desc2TENANT CHARGES
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IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt1691753
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt215384
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt02516
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt1691753
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt215384
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IRS990/PYContributionsGrantsAmt029566
IRS990/PYExcessBenefitTransInd0false
IRS990/PYInvestmentIncomeAmt0-342871
IRS990/PymtTravelEntrtnmntPubOfclGrp/TotalAmt00
IRS990/PYOtherExpensesAmt0668160
IRS990/PYProgramServiceRevenueAmt0702909
IRS990/PYRevenuesLessExpensesAmt0-278556
IRS990/PYTotalExpensesAmt0668160
IRS990/PYTotalRevenueAmt0389604
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IRS990/RcvFndsToPayPrsnlBnftCntrctInd0false

Document Assets

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Filings

Displayed year

2023 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$3,741,736
Liabilities
$1,613,540
Net assets
$2,128,196
Revenue
$756,116
Expenses
$650,395
Net income
$105,721
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