Civic Intelligence

Paula Apartments Inc

EIN 77-0509841 • 501(c)3 • San Jose, CA

Profile

To own, operate, and provide quality, affordable housing for low income households, and thereby benefit and support first community housing, a california public benefit corporation, in accordance with internal revenue code sec. 509(a)(3).

75 East Santa Clara Street 1175San Jose, CA 95113

www.firsthousing.org

Siviq Scores

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

Liabilities / Assets

95th percentile

1.14x

Higher debt load relative to assets than 95% of similar nonprofits.

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

Liabilities / Revenue

97th percentile

5.49x

Higher debt load relative to revenue than 97% of similar nonprofits.

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

Net Margin

26th percentile

-6.5%

Higher net margin than 26% of similar nonprofits.

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

Top Officer Pay

96th percentile

$367,739

Higher top officer pay than 96% of similar nonprofits.

Top officer pay equals 78.6% of source-year revenue.

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

Asset Growth

22nd percentile

-5.7%

Faster asset growth than 22% of similar nonprofits.

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

Revenue Growth

43rd percentile

3.3%

Faster revenue growth than 43% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets95th percentile

Assets

Down

$2,259,474

Down $135,800 (-5.7%) from 2023

Liabilities

Down

$2,568,611

Down $105,297 (-3.9%) from 2023

Net Assets

Down

-$309,137

Down $30,503 (-11%) from 2023

Operations
Liabilities / Revenue97th percentileNet Margin26th percentile

Revenue

Up

$467,789

Up $15,064 (+3.3%) from 2023

Expenses

Up

$498,292

Up $19,151 (+4.0%) from 2023

Net Income

Down

-$30,503

Down $4,087 (-15%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth22nd percentile

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

$3.0M$2.0M$1.0M$0-$1.0MAssets 2010: $1,658,719Liabilities 2010: $1,978,272Net Assets 2010: -$319,5532010Assets 2011: $1,615,352Liabilities 2011: $1,921,659Net Assets 2011: -$306,3072011Assets 2012: $1,613,747Liabilities 2012: $1,889,717Net Assets 2012: -$275,9702012Assets 2013: $1,551,351Liabilities 2013: $1,819,822Net Assets 2013: -$268,4712013Assets 2014: $1,521,622Liabilities 2014: $1,786,691Net Assets 2014: -$265,0692014Assets 2015: $1,519,278Liabilities 2015: $1,729,184Net Assets 2015: -$209,9062015Assets 2016: $1,563,251Liabilities 2016: $1,704,748Net Assets 2016: -$141,4972016Assets 2017: $1,470,186Liabilities 2017: $1,592,612Net Assets 2017: -$122,4262017Assets 2018: $2,737,938Liabilities 2018: $2,866,008Net Assets 2018: -$128,0702018Assets 2019: $2,735,939Liabilities 2019: $2,868,858Net Assets 2019: -$132,9192019Assets 2020: $2,679,195Liabilities 2020: $2,862,877Net Assets 2020: -$183,6822020Assets 2021: $2,532,259Liabilities 2021: $2,764,124Net Assets 2021: -$231,8652021Assets 2022: $2,409,189Liabilities 2022: $2,661,407Net Assets 2022: -$252,2182022Assets 2023: $2,395,274Liabilities 2023: $2,673,908Net Assets 2023: -$278,6342023Assets 2024: $2,259,474Liabilities 2024: $2,568,611Net Assets 2024: -$309,1372024

Highlighted filing

2024

Assets$2,259,474
Liabilities$2,568,611
Net Assets-$309,137
Open 2024 Filing

Operations Trend

Revenue Growth43rd percentile

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

$600K$400K$200K$0-$200KExpenses 2010: $247,2052010Expenses 2011: $262,1402011Expenses 2012: $251,5822012Revenue 2013: $288,959Expenses 2013: $281,460Net Income 2013: $7,4992013Revenue 2014: $295,770Expenses 2014: $292,368Net Income 2014: $3,4022014Revenue 2015: $340,918Expenses 2015: $285,755Net Income 2015: $55,1632015Revenue 2016: $350,056Expenses 2016: $281,647Net Income 2016: $68,4092016Revenue 2017: $345,888Expenses 2017: $326,817Net Income 2017: $19,0712017Revenue 2018: $358,233Expenses 2018: $363,877Net Income 2018: -$5,6442018Revenue 2019: $381,736Expenses 2019: $386,585Net Income 2019: -$4,8492019Revenue 2020: $413,480Expenses 2020: $464,243Net Income 2020: -$50,7632020Revenue 2021: $414,877Expenses 2021: $463,060Net Income 2021: -$48,1832021Revenue 2022: $429,585Expenses 2022: $449,938Net Income 2022: -$20,3532022Revenue 2023: $452,725Expenses 2023: $479,141Net Income 2023: -$26,4162023Revenue 2024: $467,789Expenses 2024: $498,292Net Income 2024: -$30,5032024

Highlighted filing

2024

Revenue$467,789
Expenses$498,292
Net Income-$30,503
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$2,259,474
Liabilities
$2,568,611
Net assets
-$309,137
Revenue
$467,789
Expenses
$498,292
Net income
-$30,503
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.26$2.57$0.31$0.47$0.50$0.03
2023Detailed filing. Detailed filing data is available for this year.$2.40$2.67$0.28$0.45$0.48$0.03
2022Detailed filing. Detailed filing data is available for this year.$2.41$2.66$0.25$0.43$0.45$0.02
2021Detailed filing. Detailed filing data is available for this year.$2.53$2.76$0.23$0.41$0.46$0.05
2020Detailed filing. Detailed filing data is available for this year.$2.68$2.86$0.18$0.41$0.46$0.05
2019Detailed filing. Detailed filing data is available for this year.$2.74$2.87$0.13$0.38$0.39$0.00
2018Detailed filing. Detailed filing data is available for this year.$2.74$2.87$0.13$0.36$0.36$0.01
2017Detailed filing. Detailed filing data is available for this year.$1.47$1.59$0.12$0.35$0.33$0.02
2016Detailed filing. Detailed filing data is available for this year.$1.56$1.70$0.14$0.35$0.28$0.07
2015Detailed filing. Detailed filing data is available for this year.$1.52$1.73$0.21$0.34$0.29$0.06
2014Detailed filing. Detailed filing data is available for this year.$1.52$1.79$0.27$0.30$0.29$0.00
2013Detailed filing. Detailed filing data is available for this year.$1.55$1.82$0.27$0.29$0.28$0.01
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.61$1.89$0.28$0.25
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.62$1.92$0.31$0.26
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.66$1.98$0.32$0.25
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Sep 8, 2025
Return Version
2024v5.2
Gross Receipts
$467,789
Mission and Program Overview

Mission

TO OWN, OPERATE, AND PROVIDE QUALITY, AFFORDABLE HOUSING FOR LOW INCOME households, AND THEREBY BENEFIT AND SUPPORT FIRST COMMUNITY HOUSING, A CALIFORNIA PUBLIC BENEfiT CORPORATION, IN ACCORDANCE WITH INTERNAL REVENUE CODE SEC. 509(A)(3).

To own, operate and provide quality, affordable housing for low and moderate-income households.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$2,232,656$2,173,384▼ $59,272
Cash and Non-Interest-Bearing Accounts$85,782$17,689▼ $68,093
Prepaid Expenses and Deferred Charges$17,089$13,648▼ $3,441
Accounts Receivable$2,742$4,956▲ $2,214
Total Assets$2,395,274$2,259,474▼ $135,800
Other Assets Total$57,005$49,797▼ $7,208
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,574,829$2,487,821▼ $87,008
Other Liabilities$88,415$56,828▼ $31,587
Accounts Payable and Accrued Expenses$10,640$23,845▲ $13,205
Deferred Revenue$24$117▲ $93
Total Liabilities$2,673,908$2,568,611▼ $105,297
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-278,634$-309,137▼ $30,503
Total Net Assets Fund Balance$-278,634$-309,137▼ $30,503
Total Liabilities and Net Assets / Fund Balance$2,395,274$2,259,474▼ $135,800

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,560,034$1,650,316$3,210,350
Land$551,821-$551,821
Other Land Buildings$61,529$187,139$248,668
Compensation and Service Providers
Top Officer Pay96th percentile

Employees

NameTitleOtherTotal
Edith FiguroaCommunity Impact Programs Mngr (thru 12/24)$140,690$140,690
David MunsonDirector of Finance (thru 02/24)$49,295$49,295

Board Members and Trustees

NameTitle
Richard L ConniffChairman/CEO
Bill AndersonDirector
Gerry DeyoungDirector
Jeffrey GeeDirector
Josh CrossDirector
Joyce RodgerDirector
Kermit ConleyDirector
Matthew JamesDirector
Preston PrinceDirector
Susan MuysenbergDirector
Bianey MartinezDirector of Asset Manager (thru 10/24)
Kathie LeeInterim Director of Finance (as of 02/24)
Dunia NoelSecretary/director
Robert SherrardTreasurer/director
Ru WeerakoonVP/director
Claudia PinonAsset Manager
Michael P SanteroNon-voting VP/COO
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$467,761
Investment Income
$28
Other Revenue
$0
Change in Net Assets
$-30,503

Audited Revenue Reconciliation

Revenue per Audited Statements
$467,789
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$467,789
Total Revenue per Form 990
$467,789
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$425,289
Salaries, Compensation, and Employee Benefits$73,003
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$91,433--$91,433
Interest$67,915--$67,915
Occupancy$54,494--$54,494
Other Salaries and Wages$51,038--$51,038
Fees for Services Management-$46,448-$46,448
Insurance$30,362--$30,362
Office Expenses$27,331--$27,331
Fees for Services Other$27,291--$27,291
Fees for Services Accounting-$18,887-$18,887
Other Expenses$16,884--$16,884
Other Employee Benefits$16,321--$16,321
Payroll Taxes$5,644--$5,644
Information Technology$3,723--$3,723
Fees for Services Legal$1,789--$1,789
Travel$1,528--$1,528
Conferences and Meetings-$467-$467
Total Functional Expenses$432,490$65,802$0$498,292

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$498,292
Total Expenses per Audited Statements$498,292
Total Expenses per Form 990$498,292
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$0
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
Tenant Security Deposits$29,346
Management Fee Payable (fch)$17,535
Management Fee Payable (fhs)$9,684
Incentive Management Fee Payable$263
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
No
Other officer compensation reviewed
No
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 the form 990 is provided to the board members, and the finance committee and management review the form 990 before filing it.”

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

“Conflict of interest annual disclosure forms are completed by all officers, directors, and key employees. These disclosures include any potential conflict of interest and are reviewed by the executive committee of the board of directors. The executive committee evaluates the potential conflicts and takes appropriate actions described in the conflict of interest policy.”

Form 990, Part VI, Section B, Line 15

“The organization's ceo was a volunteer and not compensated. Other key employees of the organization were compensated by first community housing (fch), a related california non-profit organization through end of the year. On november 18, 2024, fch contracts with avenida espana hdc inc. To provide asset management and administrative services. Fch contracts with ravix financial to provide outsourced finance and accounting support.”

Form 990, Part VI, Section C, Line 19

“The governing documents, conflict of interest policy, and financial statements are available upon request.”

Form 990 Part VII Section A Column (B)

“All board members attend board meetings of other related organizations. The ceo is an unpaid volunteer serving 15 hours/week for first community housing, a related non-profit organization.”

Filing and Contact Details

Filer

Filer Name
Paula Apartments Inc
EIN
77-0509841
Phone
4082918650
Address
75 EAST SANTA CLARA STREET 1175, SAN JOSE, CA 95113

Signing Officer

Name
Richard Conniff
Title
Chairman & CEO
Phone
4082918650
Signed
2025-09-08
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Richard Conniff
Formed
1998
Legal Domicile
CA
Voting Board Members
13
Independent Board Members
13
Employees
0
Volunteers
13

Preparer

Firm
Armanino Advisory LLC
Address
50 W SAN FERNANDO ST STE 500, SAN JOSE, CA 95113
Preparer
Wanwan Zhang
Phone
4082006400
Supplemental Narrative

Financial Statement Notes

PART X, LINE 2:

“Accounting principles generally accepted in the united states of america provide accounting and disclosure guidance about positions taken by an organization in its tax returns that might be uncertain. Management has considered its tax positions and believes that all of the positions taken by the organization in its federal and state tax returns are more-likely-than-not to be sustained upon examination. The organization files information returns in the u.s. Federal jurisdiction and state of california. The organization's federal returns for the tax years 2021 and beyond remain subject to examination by the internal revenue service. The organization's california returns for the tax years 2020 and beyond remain subject to examination by the franchise tax board.”

Raw XML AppendixShowing 400 of 963 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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