Civic Intelligence

Elite Choice Properties Inc

EIN 81-3886910 • 501(c)3 • Milledgeville, GA

Profile

To provide housing to low-income families under HUD multi-family rental assistance program (RAD) There are 149 units at this property.

545 W Martin Luther King Jr BlvdMilledgeville, GA 31061

mhahomes.org

Siviq Scores

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

Liabilities / Assets

92nd percentile

0.91x

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

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

Liabilities / Revenue

96th percentile

4.11x

Higher debt load relative to revenue than 96% of similar nonprofits.

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

Net Margin

14th percentile

-22%

Higher net margin than 14% of similar nonprofits.

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

Top Officer Pay

50th percentile

$0

Higher top officer pay than 50% of similar nonprofits.

Top officer pay equals 0.0% of source-year revenue.

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

Asset Growth

25th percentile

-4.0%

Faster asset growth than 25% of similar nonprofits.

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

Revenue Growth

60th percentile

13%

Faster revenue growth than 60% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets92nd percentile

Assets

Down

$4,293,445

Down $178,162 (-4.0%) from 2023

Liabilities

Up

$3,908,399

Up $32,252 (+0.8%) from 2023

Net Assets

Down

$385,046

Down $210,414 (-35%) from 2023

Operations
Liabilities / Revenue96th percentileNet Margin14th percentile

Revenue

Up

$950,321

Up $108,337 (+13%) from 2023

Expenses

Up

$1,160,735

Up $90,416 (+8.4%) from 2023

Net Income

Up

-$210,414

Up $17,921 (+7.8%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth25th percentile

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

$6.0M$4.0M$2.0M$0Assets 2018: $4,712,577Liabilities 2018: $3,299,896Net Assets 2018: $1,412,6812018Assets 2019: $5,140,106Liabilities 2019: $3,757,775Net Assets 2019: $1,382,3312019Assets 2020: $5,087,272Liabilities 2020: $3,638,424Net Assets 2020: $1,448,8482020Assets 2021: $4,860,552Liabilities 2021: $3,735,400Net Assets 2021: $1,125,1522021Assets 2022: $4,619,234Liabilities 2022: $3,795,439Net Assets 2022: $823,7952022Assets 2023: $4,471,607Liabilities 2023: $3,876,147Net Assets 2023: $595,4602023Assets 2024: $4,293,445Liabilities 2024: $3,908,399Net Assets 2024: $385,0462024

Highlighted filing

2024

Assets$4,293,445
Liabilities$3,908,399
Net Assets$385,046
Open 2024 Filing

Operations Trend

Revenue Growth60th percentile

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

$1.5M$1.0M$500K$0-$500KRevenue 2018: $207,106Expenses 2018: $277,546Net Income 2018: -$70,4402018Revenue 2019: $759,608Expenses 2019: $1,100,816Net Income 2019: -$341,2082019Revenue 2020: $974,587Expenses 2020: $935,613Net Income 2020: $38,9742020Revenue 2021: $859,922Expenses 2021: $1,183,618Net Income 2021: -$323,6962021Revenue 2022: $810,029Expenses 2022: $1,111,386Net Income 2022: -$301,3572022Revenue 2023: $841,984Expenses 2023: $1,070,319Net Income 2023: -$228,3352023Revenue 2024: $950,321Expenses 2024: $1,160,735Net Income 2024: -$210,4142024

Highlighted filing

2024

Revenue$950,321
Expenses$1,160,735
Net Income-$210,414
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
$4,293,445
Liabilities
$3,908,399
Net assets
$385,046
Revenue
$950,321
Expenses
$1,160,735
Net income
-$210,414
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.29$3.91$0.39$0.95$1.16$0.21
2023Summary only. Only limited summary data is available for this year.$4.47$3.88$0.60$0.84$1.07$0.23
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.62$3.80$0.82$0.81$1.11$0.30
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.86$3.74$1.13$0.86$1.18$0.32
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$5.09$3.64$1.45$0.97$0.94$0.04
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$5.14$3.76$1.38$0.76$1.10$0.34
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$4.71$3.30$1.41$0.21$0.28$0.07
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Jun 30, 2025
Return Version
2024v5.1
Gross Receipts
$950,321
Mission and Program Overview

Mission

Provide housing under HUD's Multi-family program. The property consists of 149 family units. This property transitioned from HUD's Public Housing Program to HUD's Multi-Family Program under HUD's RAD program.

To provide multifamily housing under HUD RAD program for lowincome families

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$4,145,096$3,982,550▼ $162,546
Savings and Temporary Cash Investments$27,822$27,780▼ $42
Prepaid Expenses and Deferred Charges$15,865$27,475▲ $11,610
Cash and Non-Interest-Bearing Accounts$10,466$26,072▲ $15,606
Pledges and Grants Receivable$11,171$16,540▲ $5,369
Inventories for Sale or Use$8,524$8,525▲ $1
Accounts Receivable$6,427$6,327▼ $100
Total Assets$4,471,607$4,293,445▼ $178,162
Other Assets Total$246,236$198,176▼ $48,060
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,867,951$2,819,852▼ $48,099
Other Liabilities$577,357$654,318▲ $76,961
Accounts Payable and Accrued Expenses$399,253$398,425▼ $828
Escrow Account Liability$24,047$29,543▲ $5,496
Deferred Revenue$7,539$6,261▼ $1,278
Total Liabilities$3,876,147$3,908,399▲ $32,252
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$595,460$385,046▼ $210,414
Total Net Assets Fund Balance$595,460$385,046▼ $210,414
Total Liabilities and Net Assets / Fund Balance$4,471,607$4,293,445▼ $178,162

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$3,729,824$6,102,838-
Land$228,726--
Equipment$24,000--
Other Assets Org$163,608--
Compensation and Service Providers
Top Officer Pay50th percentile

Board Members and Trustees

NameTitle
Dexter RicksChairman
Vonetta MartinVice Chair
Hope WallerCommissioner
Randy ClarkCommissioner
Sonia HubbardCommissioner
Revenue and Support

Revenue Composition

Contributions and Grants
$654,285
Program Service Revenue
$256,236
Investment Income
$231
Other Revenue
$39,569
All Other Contributions
$-169,179
Change in Net Assets
$-210,414
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$918,664
Salaries, Compensation, and Employee Benefits$242,071
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Fees for Services Other$284,080--$284,080
Depreciation Depletion-$207,105-$207,105
Interest-$121,251-$121,251
Fees for Services Management-$94,499-$94,499
Current Officers, Directors, Trustees, and Key Employees-$89,704-$89,704
Other Salaries and Wages$89,389--$89,389
Insurance-$52,276-$52,276
Other Employee Benefits-$48,122-$48,122
Other Expenses-$47,486-$47,486
Fees for Services Legal-$19,447-$19,447
All Other Expenses-$18,259-$18,259
Fees for Services Accounting-$17,390-$17,390
Information Technology-$17,155-$17,155
Payroll Taxes-$14,856-$14,856
Office Expenses-$7,626-$7,626
Conferences and Meetings-$6,619-$6,619
Total Functional Expenses$373,469$787,266$0$1,160,735
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 Milledgeville HA$414,147
Due to Housing Dev. Corp$240,171
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Audit committee
No
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
No
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Part VI Line 11B

“Before”

Part VI Line 11B

“The Vice President of the Board”

Part VI Line 19

“Audited Documents Available to the Public”

Filing and Contact Details

Filer

Filer Name
Elite Choice Properties Inc
EIN
81-3886910
In Care Of
% Carrie Jarrett
Address
545 W MARTIN LUTHER KING JR BLVD, Milledgeville, GA 31061
Doing Business As
Wray Homes

Signing Officer

Name
Carrie Jarrett
Title
Ms
Phone
4788042240
Signed
2025-06-30
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Carrie C Jarrett
Formed
2016
Legal Domicile
Ga
Voting Board Members
5
Independent Board Members
5
Employees
2

Preparer

Firm
Sscpa Consulting LLC
Address
1000 Peachtree Industrial Blvd, STE 6-196, SUWANEE, GA 30024
Preparer
Sandria S Stephenson
Phone
6784801059
Supplemental Narrative

Additional Explanations

Part IX Line 11G

“Rental Utilities Total expenses - $61464.00 Program service expenses - $61464.00 Mgmt and general expenses - $0.00 Fundraising expenses - $0.00”

Part IX Line 11G

“Rental Feees Total expenses - $1115.00 Program service expenses - $1115.00 Mgmt and general expenses - $0.00 Fundraising expenses - $0.00”

Part IX Line 11G

“Rental Op-Maint. Supplies Total expenses - $40596.00 Program service expenses - $40596.00 Mgmt and general expenses - $0.00 Fundraising expenses - $0.00”

Part IX Line 11G

“Rental Op-Maint. Contract Total expenses - $126997.00 Program service expenses - $126997.00 Mgmt and general expenses - $0.00 Fundraising expenses - $0.00”

Part IX Line 11G

“Rental Op-Garbage & Trash Total expenses - $1225.00 Program service expenses - $1225.00 Mgmt and general expenses - $0.00 Fundraising expenses - $0.00”

Part IX Line 11G

“Rental Op-Security Total expenses - $36616.00 Program service expenses - $36616.00 Mgmt and general expenses - $0.00 Fundraising expenses - $0.00”

Part IX Line 11G

“Rental Op-HVAC Total expenses - $13216.00 Program service expenses - $13216.00 Mgmt and general expenses - $0.00 Fundraising expenses - $0.00”

Part IX Line 11G

“Rental Op-Miscellaneous Total expenses - $2851.00 Program service expenses - $2851.00 Mgmt and general expenses - $0.00 Fundraising expenses - $0.00”

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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1The Vice President of the Board
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2Audited Documents Available to the Public
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3Rental Utilities Total expenses - $61464.00 Program service expenses - $61464.00 Mgmt and general expenses - $0.00 Fundraising expenses - $0.00
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4Rental Feees Total expenses - $1115.00 Program service expenses - $1115.00 Mgmt and general expenses - $0.00 Fundraising expenses - $0.00
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5Rental Op-Maint. Supplies Total expenses - $40596.00 Program service expenses - $40596.00 Mgmt and general expenses - $0.00 Fundraising expenses - $0.00
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt6Rental Op-Maint. Contract Total expenses - $126997.00 Program service expenses - $126997.00 Mgmt and general expenses - $0.00 Fundraising expenses - $0.00
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt7Rental Op-Garbage & Trash Total expenses - $1225.00 Program service expenses - $1225.00 Mgmt and general expenses - $0.00 Fundraising expenses - $0.00
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ReturnHeader/BuildTS02025-03-06 01:10:19Z
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