Civic Intelligence

Develop Detroit Inc

EIN 81-1368616 • 501(c)3 • Detroit, MI

Profile

SEE PAGE 1, QUESTION 1

1452 Randolph Street 300Detroit, MI 48226

www.developdetroit.org

Siviq Scores

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

Liabilities / Assets

88th percentile

0.84x

Higher debt load relative to assets than 88% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Source year 2024

Liabilities / Revenue

94th percentile

4.68x

Higher debt load relative to revenue than 94% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Source year 2024

Net Margin

60th percentile

8.6%

Higher net margin than 60% of similar nonprofits.

501(c)3 • $25M-$50M 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

38th percentile

2.4%

Faster asset growth than 38% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Annualized from 2023 to 2024

Revenue Growth

16th percentile

-12%

Faster revenue growth than 16% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets88th percentile

Assets

Up

$28,400,976

Up $653,845 (+2.4%) from 2023

Liabilities

Up

$23,836,275

Up $1,869,631 (+8.5%) from 2023

Net Assets

Down

$4,564,701

Down $1,215,786 (-21%) from 2023

Operations
Liabilities / Revenue94th percentileNet Margin60th percentile

Revenue

Down

$5,096,538

Down $726,055 (-12%) from 2023

Expenses

Up

$4,659,972

Up $565,247 (+14%) from 2023

Net Income

Down

$436,566

Down $1,291,302 (-75%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth38th percentile

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

$30M$20M$10M$0Assets 2016: $6,935,502Liabilities 2016: $1,772,096Net Assets 2016: $5,163,4062016Assets 2017: $9,478,632Liabilities 2017: $4,135,586Net Assets 2017: $5,343,0462017Assets 2018: $21,997,814Liabilities 2018: $16,356,593Net Assets 2018: $5,641,2212018Assets 2019: $20,615,268Liabilities 2019: $17,338,698Net Assets 2019: $3,276,5702019Assets 2020: $24,758,650Liabilities 2020: $18,313,508Net Assets 2020: $6,445,1422020Assets 2021: $25,520,597Liabilities 2021: $19,085,535Net Assets 2021: $6,435,0622021Assets 2022: $25,652,440Liabilities 2022: $21,644,592Net Assets 2022: $4,007,8482022Assets 2023: $27,747,131Liabilities 2023: $21,966,644Net Assets 2023: $5,780,4872023Assets 2024: $28,400,976Liabilities 2024: $23,836,275Net Assets 2024: $4,564,7012024

Highlighted filing

2024

Assets$28,400,976
Liabilities$23,836,275
Net Assets$4,564,701
Open 2024 Filing

Operations Trend

Revenue Growth16th percentile

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

$10M$5.0M$0-$5.0MRevenue 2016: $6,886,017Expenses 2016: $1,722,611Net Income 2016: $5,163,4062016Revenue 2017: $2,205,063Expenses 2017: $2,025,423Net Income 2017: $179,6402017Revenue 2018: $3,178,689Expenses 2018: $2,880,514Net Income 2018: $298,1752018Revenue 2019: $235,791Expenses 2019: $2,620,109Net Income 2019: -$2,384,3182019Revenue 2020: $7,642,414Expenses 2020: $4,473,842Net Income 2020: $3,168,5722020Revenue 2021: $4,872,421Expenses 2021: $4,882,501Net Income 2021: -$10,0802021Revenue 2022: $5,044,261Expenses 2022: $3,865,351Net Income 2022: $1,178,9102022Revenue 2023: $5,822,593Expenses 2023: $4,094,725Net Income 2023: $1,727,8682023Revenue 2024: $5,096,538Expenses 2024: $4,659,972Net Income 2024: $436,5662024

Highlighted filing

2024

Revenue$5,096,538
Expenses$4,659,972
Net Income$436,566
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
$28,400,976
Liabilities
$23,836,275
Net assets
$4,564,701
Revenue
$5,096,538
Expenses
$4,659,972
Net income
$436,566
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$28.4$23.8$4.56$5.10$4.66$0.44
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$27.7$22.0$5.78$5.82$4.09$1.73
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$25.7$21.6$4.01$5.04$3.87$1.18
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$25.5$19.1$6.44$4.87$4.88$0.01
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$24.8$18.3$6.45$7.64$4.47$3.17
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$20.6$17.3$3.28$0.24$2.62$2.38
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$22.0$16.4$5.64$3.18$2.88$0.30
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$9.48$4.14$5.34$2.21$2.03$0.18
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$6.94$1.77$5.16$6.89$1.72$5.16
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Aug 18, 2025
Return Version
2024v5.2
Gross Receipts
$5,331,268
Mission and Program Overview

Mission

SEE PAGE 1, QUESTION 1

Develop detroit, inc. Is a nonprofit community development firm focused on providing affordable and mixed income housing, as well as strategic economic and commercial development that will help stabilize and transform disinvested neighborhoods. Ddi renovates and redevelops properties into high quality, inclusive housing that is well-designed and accessible to a broad range of detroiters. The firm develops across a wide range of real estate project types, including single-family rehabilitation and infill and multi- family preservation.

Balance Sheet Detail
LineBeginningEndChange
Assets
Investments Program Related$15,067,334$16,029,541▲ $962,207
Land, Buildings, and Equipment, Net$4,110,446$4,087,852▼ $22,594
Pledges and Grants Receivable$1,276,324$1,426,324▲ $150,000
Cash and Non-Interest-Bearing Accounts$1,254,221$808,142▼ $446,079
Prepaid Expenses and Deferred Charges$165,085$152,435▼ $12,650
Accounts Receivable$483,579$150,320▼ $333,259
Savings and Temporary Cash Investments-$62,476-
Total Assets$27,747,131$28,400,976▲ $653,845
Other Assets Total$5,390,142$5,683,886▲ $293,744
Liabilities
Mortgage Notes Payable Secured by Investment Property$14,883,057$16,351,883▲ $1,468,826
Unsecured Notes Loans Payable$3,819,402$4,057,749▲ $238,347
Accounts Payable and Accrued Expenses$1,447,603$2,155,551▲ $707,948
Other Liabilities$1,816,582$1,271,092▼ $545,490
Total Liabilities$21,966,644$23,836,275▲ $1,869,631
Net Assets / Fund Balance
Net Assets With Donor Restrictions$1,187,499$2,354,250▲ $1,166,751
Net Assets Without Donor Restrictions$4,592,988$2,210,451▼ $2,382,537
Total Net Assets Fund Balance$5,780,487$4,564,701▼ $1,215,786
Total Liabilities and Net Assets / Fund Balance$27,747,131$28,400,976▲ $653,845

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$3,687,649$225,522$3,913,171
Land$400,203-$400,203
Equipment$0$86,814$86,814
Investment Program Related Org$8,697,841--
Other Assets Org$311,386--
Compensation and Service Providers
Top Officer PayScore unavailable

Employees

NameTitleFull / Part TimeBaseOtherTotal
Sonya MaysPresident & CEOFT$251,323$41,444$292,767
Craig WillianChief Investment OfficerFT$180,689$34,643$215,332
Mark MeierChief Financial OfficerFT$157,227$33,916$191,143
Anthony PipitoneConstruction ManagerFT$126,058$35,694$161,752
Oren BrandvainDirector, Community InvestFT$107,902$18,144$126,046

Board Members and Trustees

NameTitle
Kate Kohn-parrottChair
Jason PaulateerVice Chair
Eric ChatmanMember
Gwen ButlerMember
Melissa WordenMember
Robin KinlochMember
Ron StallworthMember
Sean WerdlowMember
Sherrie FarrellMember
Beverly EricksonMember (until 1/2024)
Lisa AlberghiniMember (until 7/2024)
Laura GrannemannSecretary
Will SmithTreasurer (until 5/2024)

Highest Paid Contractors

ContractorServicesLocationCompensation
Ez Property DevelopmentConstruction4120 15 MILE ROAD, Sterling Heights, MI 48310$407,669
Revenue and Support

Revenue Composition

Contributions and Grants
$3,514,569
Program Service Revenue
$1,460,510
Investment Income
$56,520
Other Revenue
$64,939
All Other Contributions
$3,514,569
Change in Net Assets
$436,566
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$2,857,868
Salaries, Compensation, and Employee Benefits$1,802,104
Total Fundraising Expense$303,118
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$732,663$118,748$180,565$1,031,976
Interest$850,350--$850,350
Occupancy$486,210$37,114-$523,324
Current Officers, Directors, Trustees, and Key Employees$343,558$55,683$84,669$483,910
Other Expenses$123,582$64,332-$187,914
Office Expenses$93,458$85,888-$179,346
Other Employee Benefits$78,054$84,115$7,906$170,075
Insurance$125,648$5,701-$131,349
Fees for Services Other$96,308$14,969$12,443$123,720
Payroll Taxes$87,612$11,319$17,212$116,143
Depreciation Depletion$98,165--$98,165
Fees for Services Accounting$76,250$16,879-$93,129
Fees for Services Legal$79,284$1,318-$80,602
Fees for Services Management$26,895--$26,895
Travel$5,438$15,066$323$20,827
Advertising$4,809$9,337-$14,146
Total Functional Expenses$3,836,385$520,469$303,118$4,659,972
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$687,522
Conditional Advances$583,570
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
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 A, Line 8B

“There are no committees that hold authority to act on behalf of the governing body.”

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

“Board is given a copy of the 990 to approve prior to filing.”

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

“Possible conflicts of interest are reviewed and are noted as necessary at board meetings.”

Form 990, Part VI, Section B, Line 15A

“The board has instituted a formal board process for ceo performance and compensation which the the board will formally approve the ceo salary. The ceo reviews the compensation for all senior staff.”

Form 990, Part VI, Section C, Line 19

“All governing documents are available for inspection by the public at the organization's offices during normal business hours.”

FORM 990, PART VI, LINE 16B:

“Develop detroit's policy over evaluating its participation in joint venture arrangements includes an assessment performed by management and the board of directors to ensure the terms of any potential joint venture relationship is permitted under applicable federal tax law and develop detroit's exempt status is being safeguarded. In addition, formal operating and other applicable agreements are formally executed by all parties involved and clearly outline develop detroit's role in all joint venture relationships.”

Filing and Contact Details

Filer

Filer Name
Develop Detroit Inc
EIN
81-1368616
Phone
3139607700
Address
1452 RANDOLPH STREET 300, DETROIT, MI 48226

Signing Officer

Name
Sonya Mays
Title
President & CEO
Phone
3139607700
Signed
2025-08-18
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Sonya Mays
Formed
2015
Legal Domicile
Mi
Voting Board Members
11
Independent Board Members
10
Employees
11
Volunteers
10

Preparer

Firm
Aafcpas Inc
Address
50 WASHINGTON STREET, WESTBOROUGH, MA 01581
Preparer
Andrew R Puricelli CPA
Phone
5083669100
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Impairment on investment in affiliate -666,430. Loss on write-off of due from affiliates -985,922.”

FORM 990, PART XII, LINE 2C:

“The selection of the independent auditor and the audit process are monitored by the full board of directors. This process has not changed from the prior year.”

Financial Statement Notes

PART X, LINE 2:

“The agency accounts for uncertainty in income taxes in accordance with asc topic, income taxes. This standard clarifies the accounting for uncertainty in tax positions and prescribes a recognition threshold and measurement attribute for the consolidating financial statements regarding a tax position taken or expected to be taken in a tax return. The agency has determined that there are no uncertain tax positions which qualify for either recognition or disclosure in the consolidating financial statements at december 31, 2024. However, the agency's information returns are subject to examination by the appropriate taxing jurisdictions.”

Raw XML AppendixShowing 400 of 923 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.

Path#Value
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IRS990/AccountsReceivableGrp/EOYAmt0150320
IRS990/ActivitiesConductedPrtshpInd00
IRS990/ActivityOrMissionDesc0DEVELOP DETROIT, INC. IS A NONPROFIT COMMUNITY DEVELOPMENT FIRM FOCUSED ON PROVIDING AFFORDABLE AND MIXED INCOME HOUSING, AS WELL AS STRATEGIC ECONOMIC AND COMMERCIAL DEVELOPMENT THAT WILL HELP STABILIZE AND TRANSFORM DISINVESTED NEIGHBORHOODS. DDI RENOVATES AND REDEVELOPS PROPERTIES INTO HIGH QUALITY, INCLUSIVE HOUSING THAT IS WELL-DESIGNED AND ACCESSIBLE TO A BROAD RANGE OF DETROITERS. THE FIRM DEVELOPS ACROSS A WIDE RANGE OF REAL ESTATE PROJECT TYPES, INCLUDING SINGLE-FAMILY REHABILITATION AND INFILL AND MULTI- FAMILY PRESERVATION.
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IRS990/BooksInCareOfDetail/BusinessName/BusinessNameLine1Txt0MARK MEIER CFO
IRS990/BooksInCareOfDetail/PhoneNum03139607700
IRS990/BooksInCareOfDetail/USAddress/AddressLine1Txt01452 RANDOLPH STREET 300
IRS990/BooksInCareOfDetail/USAddress/CityNm0DETROIT
IRS990/BooksInCareOfDetail/USAddress/StateAbbreviationCd0MI
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IRS990/ContractorCompensationGrp/ContractorAddress/USAddress/CityNm0STERLING HEIGHTS
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IRS990/ContractorCompensationGrp/ServicesDesc0CONSTRUCTION
IRS990/CreditCounselingInd00
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IRS990/Desc0REAL ESTATE DEVELOPMENT - WE IMAGINE, DESIGN AND BUILD BEAUTIFUL HOUSING. WE CREATE MIXED-INCOME COMMUNITIES AND SINGLE-FAMILY HOMES ACROSS DETROIT FOR THE FULL RANGE OF DETROITERS. OUR WORK IS AN INTEGRATED APPROACH TO STABILIZING AND GROWING NEIGHBORHOODS DECIMATED BY THE RECENT HOUSING CRISIS.
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IRS990/Form990PartVIISectionAGrp/PersonNm15CRAIG WILLIAN
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt110
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt120
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt130
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IRS990/Form990PartVIISectionAGrp/TitleTxt0PRESIDENT & CEO
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IRS990/Form990PartVIISectionAGrp/TitleTxt2VICE CHAIR
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IRS990/Form990PartVIISectionAGrp/TitleTxt5MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt6MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt7MEMBER
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IRS990/Form990PartVIISectionAGrp/TitleTxt9MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt10MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt11MEMBER
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IRS990/Form990PartVIISectionAGrp/TitleTxt13MEMBER (UNTIL 1/2024)
IRS990/Form990PartVIISectionAGrp/TitleTxt14CHIEF FINANCIAL OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt15CHIEF INVESTMENT OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt16CONSTRUCTION MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt17DIRECTOR, COMMUNITY INVEST
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IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearMinus2YearsAmt03445936
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IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearMinus4YearsAmt07183850
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/TotalAmt020892541

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