Civic Intelligence

Pahc Apartments Inc.

EIN 77-0267448 • 501(c)3 • Palo Alto, CA

Pub. 78 Eligible

Profile

To provide housing for low and moderate income persons and to lessen the burden of local government by developing and operating housing for low and moderate income persons within santa clara and san mateo counties.

3460 W Bayshore Road 104Palo Alto, CA 94303

pah.community

Siviq Scores

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

Liabilities / Assets

49th percentile

0.17x

Higher debt load relative to assets than 49% of similar nonprofits.

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

Liabilities / Revenue

68th percentile

0.49x

Higher debt load relative to revenue than 68% of similar nonprofits.

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

Net Margin

74th percentile

20%

Higher net margin than 74% of similar nonprofits.

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

Top Officer Pay

Score unavailable

No value available

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

Asset Growth

61st percentile

8.5%

Faster asset growth than 61% of similar nonprofits.

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

Revenue Growth

77th percentile

26%

Faster revenue growth than 77% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets49th percentile

Assets

Up

$15,173,970

Up $1,193,461 (+8.5%) from 2023

Liabilities

Up

$2,613,439

Up $93,542 (+3.7%) from 2023

Net Assets

Up

$12,560,531

Up $1,099,919 (+9.6%) from 2023

Operations
Liabilities / Revenue68th percentileNet Margin74th percentile

Revenue

Up

$5,379,006

Up $1,114,174 (+26%) from 2023

Expenses

Up

$4,279,087

Up $322,812 (+8.2%) from 2023

Net Income

Up

$1,099,919

Up $791,362 (+256%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth61st percentile

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

$20M$15M$10M$5.0M$0Assets 2011: $6,873,529Liabilities 2011: $6,032,721Net Assets 2011: $840,8082011Assets 2012: $6,985,522Liabilities 2012: $5,810,920Net Assets 2012: $1,174,6022012Assets 2013: $7,014,417Liabilities 2013: $5,642,913Net Assets 2013: $1,371,5042013Assets 2014: $6,992,927Liabilities 2014: $5,348,961Net Assets 2014: $1,643,9662014Assets 2015: $7,208,654Liabilities 2015: $5,113,622Net Assets 2015: $2,095,0322015Assets 2016: $8,486,233Liabilities 2016: $4,832,599Net Assets 2016: $3,653,6342016Assets 2017: $10,915,853Liabilities 2017: $4,897,394Net Assets 2017: $6,018,4592017Assets 2018: $11,798,416Liabilities 2018: $4,742,268Net Assets 2018: $7,056,1482018Assets 2019: $13,871,343Liabilities 2019: $4,024,949Net Assets 2019: $9,846,3942019Assets 2020: $16,053,801Liabilities 2020: $3,104,046Net Assets 2020: $12,949,7552020Assets 2021: $13,784,459Liabilities 2021: $2,987,633Net Assets 2021: $10,796,8262021Assets 2022: $13,966,831Liabilities 2022: $2,814,776Net Assets 2022: $11,152,0552022Assets 2023: $13,980,509Liabilities 2023: $2,519,897Net Assets 2023: $11,460,6122023Assets 2024: $15,173,970Liabilities 2024: $2,613,439Net Assets 2024: $12,560,5312024

Highlighted filing

2024

Assets$15,173,970
Liabilities$2,613,439
Net Assets$12,560,531
Open 2024 Filing

Operations Trend

Revenue Growth77th percentile

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

$10M$5.0M$0-$5.0MRevenue 2011: $1,098,798Expenses 2011: $988,066Net Income 2011: $110,7322011Revenue 2012: $1,280,809Expenses 2012: $947,015Net Income 2012: $333,7942012Revenue 2013: $1,252,423Expenses 2013: $1,055,521Net Income 2013: $196,9022013Revenue 2014: $1,261,417Expenses 2014: $988,955Net Income 2014: $272,4622014Revenue 2015: $1,449,407Expenses 2015: $998,341Net Income 2015: $451,0662015Revenue 2016: $2,576,965Expenses 2016: $1,018,363Net Income 2016: $1,558,6022016Revenue 2017: $3,373,803Expenses 2017: $1,008,978Net Income 2017: $2,364,8252017Revenue 2018: $1,867,968Expenses 2018: $1,156,097Net Income 2018: $711,8712018Revenue 2019: $3,941,276Expenses 2019: $1,151,030Net Income 2019: $2,790,2462019Revenue 2020: $4,226,914Expenses 2020: $1,123,553Net Income 2020: $3,103,3612020Revenue 2021: $4,161,477Expenses 2021: $6,314,406Net Income 2021: -$2,152,9292021Revenue 2022: $4,276,884Expenses 2022: $3,921,655Net Income 2022: $355,2292022Revenue 2023: $4,264,832Expenses 2023: $3,956,275Net Income 2023: $308,5572023Revenue 2024: $5,379,006Expenses 2024: $4,279,087Net Income 2024: $1,099,9192024

Highlighted filing

2024

Revenue$5,379,006
Expenses$4,279,087
Net Income$1,099,919
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$15,173,970
Liabilities
$2,613,439
Net assets
$12,560,531
Revenue
$5,379,006
Expenses
$4,279,087
Net income
$1,099,919
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$15.2$2.61$12.6$5.38$4.28$1.10
2023Detailed filing. Detailed filing data is available for this year.$14.0$2.52$11.5$4.26$3.96$0.31
2022Detailed filing. Detailed filing data is available for this year.$14.0$2.81$11.2$4.28$3.92$0.36
2021Detailed filing. Detailed filing data is available for this year.$13.8$2.99$10.8$4.16$6.31$2.15
2020Detailed filing. Detailed filing data is available for this year.$16.1$3.10$12.9$4.23$1.12$3.10
2019Detailed filing. Detailed filing data is available for this year.$13.9$4.02$9.85$3.94$1.15$2.79
2018Detailed filing. Detailed filing data is available for this year.$11.8$4.74$7.06$1.87$1.16$0.71
2017Detailed filing. Detailed filing data is available for this year.$10.9$4.90$6.02$3.37$1.01$2.36
2016Detailed filing. Detailed filing data is available for this year.$8.49$4.83$3.65$2.58$1.02$1.56
2015Detailed filing. Detailed filing data is available for this year.$7.21$5.11$2.10$1.45$1.00$0.45
2014Summary only. Only limited summary data is available for this year.$6.99$5.35$1.64$1.26$0.99$0.27
2013Summary only. Only limited summary data is available for this year.$7.01$5.64$1.37$1.25$1.06$0.20
2012Summary only. Only limited summary data is available for this year.$6.99$5.81$1.17$1.28$0.95$0.33
2011Summary only. Only limited summary data is available for this year.$6.87$6.03$0.84$1.10$0.99$0.11
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 12, 2025
Return Version
2024v5.2
Gross Receipts
$5,379,006
Mission and Program Overview

Mission

To provide housing for low and moderate income persons and to lessen the burden of local government by developing and operating housing for low and moderate income persons within santa clara and san mateo counties.

Provision of decent affordable housing for low income individuals.

Balance Sheet Detail
LineBeginningEndChange
Assets
Investments Program Related$8,012,592$8,748,639▲ $736,047
Land, Buildings, and Equipment, Net$2,540,194$2,524,734▼ $15,460
Cash and Non-Interest-Bearing Accounts$465,046$1,027,870▲ $562,824
Accounts Receivable$542,775$461,032▼ $81,743
Savings and Temporary Cash Investments$564,751$454,716▼ $110,035
Prepaid Expenses and Deferred Charges$22,869$20,662▼ $2,207
Total Assets$13,980,509$15,173,970▲ $1,193,461
Other Assets Total$1,832,282$1,936,317▲ $104,035
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,301,476$2,247,423▼ $54,053
Other Liabilities$133,942$296,633▲ $162,691
Accounts Payable and Accrued Expenses$58,968$35,550▼ $23,418
Deferred Revenue$25,511$33,833▲ $8,322
Total Liabilities$2,519,897$2,613,439▲ $93,542
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$11,460,612$12,560,531▲ $1,099,919
Total Net Assets Fund Balance$11,460,612$12,560,531▲ $1,099,919
Total Liabilities and Net Assets / Fund Balance$13,980,509$15,173,970▲ $1,193,461

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,154,383$6,041,851$7,196,234
Land$1,214,692-$1,214,692
Equipment$155,659$434,386$590,045
Investment Program Related Org$3,043,560--
Other Assets Org$1,081,019--
Compensation and Service Providers
Top Officer PayScore unavailable

Board Members and Trustees

NameTitle
Jack ThompsonChair
Jean MccownDirector - Former Chair
Randal TsudaPresident & CEO
Joseph Martignetti JrVice Chair
Tom MyersVice Chair
Elizabeth RatnerDirector
Janice YuenDirector
Juan MendezDirector
Karen RouttDirector
Margaret SloanDirector
Maya PerkinsDirector
Melissa SchildDirector
Olya KrasnykhDirector
Ronald HallDirector
Marc GarciaCFO
Bonnie PackerSecretary
Lori SaitoTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$5,246,521
Investment Income
$132,485
Other Revenue
$0
Change in Net Assets
$1,099,919
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Grants and Similar Amounts Paid$3,015,921
Other Expenses$1,006,261
Salaries, Compensation, and Employee Benefits$256,905
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Grants to Domestic Orgs$3,015,921--$3,015,921
Other Salaries and Wages$179,850--$179,850
Depreciation Depletion$163,194--$163,194
Fees for Services Management-$91,242-$91,242
Other Employee Benefits$63,567--$63,567
Insurance$46,133--$46,133
All Other Expenses$46,103--$46,103
Fees for Services Accounting-$37,792-$37,792
Office Expenses$35,426--$35,426
Other Expenses$32,109--$32,109
Fees for Services Legal$23,340--$23,340
Fees for Services Other$11,192$10,643-$21,835
Payroll Taxes$13,488--$13,488
Interest$10,625--$10,625
Advertising$2,936--$2,936
Total Functional Expenses$4,139,410$139,677$0$4,279,087
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Alta HousingPalo Alto, CA501(c)(3)To Support Mission.$3,015,921
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$159,308
Tenant Security Deposits$70,219
Accrued Interest Payable$67,106
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 B, Line 11B

“The staff and president & ceo reviews before filing. The tax return is also distributed to the board of directors prior to filing.”

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

“The organization discourages employees from having any conflicts of interest. If there is a potential for conflict, employees discuss the situation with the executive director.”

Form 990, Part VI, Section B, Line 15

“Compensation is determined by the board of directors.”

Form 990, Part VI, Section C, Line 19

“The governing documents, policies and financial statements are kept in the administrative office and are available upon request.”

Filing and Contact Details

Filer

Filer Name
Pahc Apartments Inc
EIN
77-0267448
Phone
6503219709
Address
3460 W BAYSHORE ROAD 104, PALO ALTO, CA 94303

Signing Officer

Name
Randal Tsuda
Title
President & CEO
Phone
6503219709
Signed
2025-11-12
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Randal Tsuda
Formed
1990
Legal Domicile
CA
Voting Board Members
15
Independent Board Members
15
Employees
0
Volunteers
15

Preparer

Firm
Lindquist Von Husen & Joyce Llp
Address
301 HOWARD STREET SUITE 850, SAN FRANCISCO, CA 94105
Preparer
Sherman Leong
Phone
4159579999
Supplemental Narrative

Additional Explanations

FORM 990, PART V, LINE 2A & 2B:

“All employees are paid by the alta housing management and services corporation, and all payroll-related filings are processed by that corporation. The reimbursement for the cost of staff for services rendered for pahc apartments, inc. Is reflected as other salaries and wages on the statement of functional expenses.”

FORM 990, PART XII, LINE 2C:

“The oversight process has not changed from prior years.”

Financial Statement Notes

PART X, LINE 2:

“Pahc apartments, inc. Believes that it has appropriate support for any tax positions taken, and as such, does not have any uncertain tax positions that are material to the financial statements. The federal and state information returns for the years 2020 through 2023 are subject to examination by regulatory agencies, generally for three years and four years after they were filed for federal and state, respectively.”

Raw XML AppendixShowing 400 of 929 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/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
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