Liabilities / Assets
90th percentile
Higher debt load relative to assets than 90% of similar nonprofits.
Drayton Pines Inc
EIN 81-4265588 • 501(c)3 • Winstonsalem, NC
Profile
In conjunction with the housing authority of winston-salem, to facilitate the organization and administration of innovative projects to provide housing for persons of low and moderate income and improve their quality of life.
Siviq Scores
Precomputed percentiles relative to similar nonprofits. These scores are descriptive rather than judgmental.
0.77x
Liabilities / Revenue
96th percentile
Higher debt load relative to revenue than 96% of similar nonprofits.
Net Margin
67th percentile
Higher net margin than 67% of similar nonprofits.
Top Officer Pay
Score unavailable
No filing with officer rows is available for this organization yet.
Asset Growth
37th percentile
Faster asset growth than 37% of similar nonprofits.
Revenue Growth
56th percentile
Faster revenue growth than 56% of similar nonprofits.
Balance Sheet
Assets
Up$2,941,956
Up $14,847 (+0.5%) from 2023
Liabilities
Down$2,257,964
Down $55,505 (-2.4%) from 2023
Net Assets
Up$683,992
Up $70,352 (+11%) from 2023
Revenue
Up$477,082
Up $109,426 (+30%) from 2023
Expenses
Up$406,730
Up $30,720 (+8.2%) from 2023
Net Income
Up$70,352
Up $78,706 (+942%) from 2023
Trend Graphs
Filings
Most recent year
2024 • Form 990Detailed filing. Detailed filing data is available for this year.
- Assets
- $2,941,956
- Liabilities
- $2,257,964
- Net assets
- $683,992
- Revenue
- $477,082
- Expenses
- $406,730
- Net income
- $70,352
Latest Filing Detail
Jump To
Filing Snapshot
- Filing Period
- Oct 1, 2023 to Sep 30, 2024
- Signed
- Aug 1, 2025
- Return Version
- 2023v6.0
- Gross Receipts
- $477,082
Mission and Program Overview
Mission
In conjunction with the housing authority of winston-salem, to facilitate the organization and administration of innovative projects to provide housing for persons of low and moderate income and improve their quality of life.
See schedule oto facilitate the organization and administration of innovative projects to provide housing for persons of low and moderate income and improve their quality of life.
Balance Sheet Detail
| Line | Beginning | End | Change |
|---|---|---|---|
| Assets | |||
| Land, Buildings, and Equipment, Net | $2,743,300 | $2,663,755 | ▼ $79,545 |
| Cash and Non-Interest-Bearing Accounts | $157,611 | $256,609 | ▲ $98,998 |
| Prepaid Expenses and Deferred Charges | $7,839 | $5,638 | ▼ $2,201 |
| Accounts Receivable | $3,391 | $986 | ▼ $2,405 |
| Total Assets | $2,927,109 | $2,941,956 | ▲ $14,847 |
| Other Assets Total | $14,968 | $14,968 | → $0 |
| Liabilities | |||
| Mortgage Notes Payable Secured by Investment Property | $2,202,841 | $2,148,287 | ▼ $54,554 |
| Other Liabilities | $103,765 | $105,287 | ▲ $1,522 |
| Accounts Payable and Accrued Expenses | $5,924 | $3,451 | ▼ $2,473 |
| Deferred Revenue | $939 | $939 | → $0 |
| Total Liabilities | $2,313,469 | $2,257,964 | ▼ $55,505 |
| Net Assets / Fund Balance | |||
| Net Assets Without Donor Restrictions | $613,640 | $683,992 | ▲ $70,352 |
| Total Net Assets Fund Balance | $613,640 | $683,992 | ▲ $70,352 |
| Total Liabilities and Net Assets / Fund Balance | $2,927,109 | $2,941,956 | ▲ $14,847 |
Asset Categories
| Asset | Book Value | Depreciation | Basis |
|---|---|---|---|
| Buildings | $2,663,755 | $2,663,325 | $5,327,080 |
Compensation and Service Providers
Board Members and Trustees
| Name | Title |
|---|---|
| Andrew Perkins | Chair |
| Betsy Annese | Vice Chair |
| Alfred Adams | Director |
| Art Gibel | Director |
| Arthur Dark | Director |
| Felicia Brinson | Director |
| Kathy Stitts | Director |
| Vivian Perez Chandler | Director |
| William Rose | Director |
| Kevin Cheshire | Secretary/treasurer |
Revenue and Support
Revenue Composition
- Contributions and Grants
- $0
- Program Service Revenue
- $477,082
- Investment Income
- $0
- Other Revenue
- $0
- Change in Net Assets
- $70,352
Expenses and Functional Allocation
Major Expense Lines
| Line Item | Amount |
|---|---|
| Other Expenses | $406,730 |
| Grants and Similar Amounts Paid | $0 |
| Professional Fundraising Fees | $0 |
| Salaries, Compensation, and Employee Benefits | $0 |
| Total Fundraising Expense | $0 |
Functional Expense Allocation
| Line Item | Program | Management | Fundraising | Total |
|---|---|---|---|---|
| Depreciation Depletion | $79,543 | - | - | $79,543 |
| Interest | $60,877 | - | - | $60,877 |
| Fees for Services Management | $34,720 | - | - | $34,720 |
| All Other Expenses | $25,012 | - | - | $25,012 |
| Insurance | $24,659 | - | - | $24,659 |
| Other Expenses | $22,702 | - | - | $22,702 |
| Occupancy | $9,166 | - | - | $9,166 |
| Fees for Services Accounting | $4,585 | - | - | $4,585 |
| Office Expenses | $1,076 | - | - | $1,076 |
| Total Functional Expenses | $406,730 | $0 | $0 | $406,730 |
Fundraising, Events, and Gaming
- Fundraising activities
- No
- Gaming activities
- No
- Professional fundraiser used
- No
Fundraising and Gaming Totals
| Line Item | Amount |
|---|---|
| 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
| Liability | Amount |
|---|---|
| Accrued Expenses | $105,287 |
Governance and Compliance
Governance Checklist
- Compiled or reviewed by an accountant
- No
- 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
- Yes
Governance Explanations
Form 990, Part VI, Section A, Line 3
“The affairs of the corporation are managed by the board of commissioners of the housing authority of the city of winston-salem.”
Form 990, Part VI, Section B, Line 11B
“The 990 return is reviewed by the cfo and director of finance. The information is discussed with the board and copies of all returns are available for their review.”
Form 990, Part VI, Section C, Line 19
“All information governing the authority and its instrumentalities are available for review at the housing authority. Those documents are also included in our annual plan that is posted on hud's website annually.”
Filing and Contact Details
Filer
- Filer Name
- Drayton Pines Inc
- EIN
- 81-4265588
- Phone
- 3367278500
- Address
- 500 WEST FOURTH STREET SUITE 300, WINSTONSALEM, NC 27101
Signing Officer
- Name
- Kevin Cheshire
- Title
- Executive Director
- Phone
- 3367278500
- Signed
- 2025-08-01
- Discuss with paid preparer
- Yes
Organization Details
- Principal Officer
- Kevin Cheshire
- Formed
- 2017
- Legal Domicile
- Nc
- Voting Board Members
- 9
- Independent Board Members
- 9
- Employees
- 0
- Volunteers
- 0
Preparer
- Firm
- Cohnreznick Advisory LLC
- Address
- 3560 LENOX ROAD NE SUITE 2900, ATLANTA, GA 30326
- Preparer
- Andrew P Smith
- Phone
- 4048479447
Supplemental Narrative
Additional Explanations
Form 990, Part X, Line 23
“During 2017, drayton pines, inc. Executed a promissory note with wells fargo bank in the amount of $1,348,000. The loan carries an interest rate of 4.62%. The loan is secured by a deed of trust and matured on october 10, 2022. Management refinanced the loan with piedmont federal savings bank and the new loan carries an interest rate of 4.10% and matures on october 6, 2029. Monthly payments of $7,726 are due beginning november 6, 2022. Accrued interest as of september 30, 2024 is $4,021. Only $1,176,904 of these funds have been received as of september 30, 2024.”
Form 990, Part X, Line 23
“During 2017, drayton pines executed a promissory note with the city of winston-salem in the amount of $500,000. The loan carries an interest rate of 2.0%. The loan is deferred at no interest through the first ten years after the construction completion. The loan is due in full forty years after the construction completion date. The entire loan has been received as of september 30, 2024.”
Form 990, Part X, Line 23
“During 2017, drayton pines executed a promissory note with the housing authority of winston-salem in the amount of $312,000. The loan carries an interest rate of 0.0%. The loan is due at the earliest of (1) november 5, 2035, (2) the sale, conveyance or refinancing of the property, or (3) 18 years after project completion. The entire loan has been received as of september 30, 2024.”
Form 990, Part X, Line 23
“During 2017, drayton pines executed a promissory note with bb&t bank in the amount of $240,000. The loan carries an interest rate of 5.540%. The loan is secured by a deed of trust and matures on september 27, 2028. Monthly payments of $1,667.41 are due beginning october 27, 2018. Accrued interest as of september 30, 2024 is $914. Only $197,940 of these funds have been received as of september 30, 2024.”
Raw XML AppendixShowing 400 of 462 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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| IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt | 0 | THE AFFAIRS OF THE CORPORATION ARE MANAGED BY THE BOARD OF COMMISSIONERS OF THE HOUSING AUTHORITY OF THE CITY OF WINSTON-SALEM. |
| IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt | 1 | THE 990 RETURN IS REVIEWED BY THE CFO AND DIRECTOR OF FINANCE. THE INFORMATION IS DISCUSSED WITH THE BOARD AND COPIES OF ALL RETURNS ARE AVAILABLE FOR THEIR REVIEW. |
| IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt | 2 | ALL INFORMATION GOVERNING THE AUTHORITY AND ITS INSTRUMENTALITIES ARE AVAILABLE FOR REVIEW AT THE HOUSING AUTHORITY. THOSE DOCUMENTS ARE ALSO INCLUDED IN OUR ANNUAL PLAN THAT IS POSTED ON HUD'S WEBSITE ANNUALLY. |
| IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt | 3 | DURING 2017, DRAYTON PINES, INC. EXECUTED A PROMISSORY NOTE WITH WELLS FARGO BANK IN THE AMOUNT OF $1,348,000. THE LOAN CARRIES AN INTEREST RATE OF 4.62%. THE LOAN IS SECURED BY A DEED OF TRUST AND MATURED ON OCTOBER 10, 2022. MANAGEMENT REFINANCED THE LOAN WITH PIEDMONT FEDERAL SAVINGS BANK AND THE NEW LOAN CARRIES AN INTEREST RATE OF 4.10% AND MATURES ON OCTOBER 6, 2029. MONTHLY PAYMENTS OF $7,726 ARE DUE BEGINNING NOVEMBER 6, 2022. ACCRUED INTEREST AS OF SEPTEMBER 30, 2024 IS $4,021. ONLY $1,176,904 OF THESE FUNDS HAVE BEEN RECEIVED AS OF SEPTEMBER 30, 2024. |
| IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt | 4 | DURING 2017, DRAYTON PINES EXECUTED A PROMISSORY NOTE WITH THE CITY OF WINSTON-SALEM IN THE AMOUNT OF $500,000. THE LOAN CARRIES AN INTEREST RATE OF 2.0%. THE LOAN IS DEFERRED AT NO INTEREST THROUGH THE FIRST TEN YEARS AFTER THE CONSTRUCTION COMPLETION. THE LOAN IS DUE IN FULL FORTY YEARS AFTER THE CONSTRUCTION COMPLETION DATE. THE ENTIRE LOAN HAS BEEN RECEIVED AS OF SEPTEMBER 30, 2024. |
| IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt | 5 | DURING 2017, DRAYTON PINES EXECUTED A PROMISSORY NOTE WITH THE HOUSING AUTHORITY OF WINSTON-SALEM IN THE AMOUNT OF $312,000. THE LOAN CARRIES AN INTEREST RATE OF 0.0%. THE LOAN IS DUE AT THE EARLIEST OF (1) NOVEMBER 5, 2035, (2) THE SALE, CONVEYANCE OR REFINANCING OF THE PROPERTY, OR (3) 18 YEARS AFTER PROJECT COMPLETION. THE ENTIRE LOAN HAS BEEN RECEIVED AS OF SEPTEMBER 30, 2024. |
| IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt | 6 | DURING 2017, DRAYTON PINES EXECUTED A PROMISSORY NOTE WITH BB&T BANK IN THE AMOUNT OF $240,000. THE LOAN CARRIES AN INTEREST RATE OF 5.540%. THE LOAN IS SECURED BY A DEED OF TRUST AND MATURES ON SEPTEMBER 27, 2028. MONTHLY PAYMENTS OF $1,667.41 ARE DUE BEGINNING OCTOBER 27, 2018. ACCRUED INTEREST AS OF SEPTEMBER 30, 2024 IS $914. ONLY $197,940 OF THESE FUNDS HAVE BEEN RECEIVED AS OF SEPTEMBER 30, 2024. |
| IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc | 0 | FORM 990, PART VI, SECTION A, LINE 3 |
| IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc | 1 | FORM 990, PART VI, SECTION B, LINE 11B |
| IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc | 2 | FORM 990, PART VI, SECTION C, LINE 19 |
| IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc | 3 | FORM 990, PART X, LINE 23 |
| IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc | 4 | FORM 990, PART X, LINE 23 |
| IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc | 5 | FORM 990, PART X, LINE 23 |
| IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc | 6 | FORM 990, PART X, LINE 23 |
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| IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd | 0 | 0 |
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| IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/DirectControllingNACd | 0 | N/A |
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| IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt | 1 | FORSYTH ECONOMIC VENTURES INC |
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| IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ExemptCodeSectionTxt | 0 | 501(C)(3) |
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| IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt | 1 | HOUSING DEVELOPMENT |
| IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/AddressLine1Txt | 0 | 500 W 4TH STREET |
| IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/AddressLine1Txt | 1 | 500 W 4TH STREET |
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| IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/CityNm | 1 | WINSTONSALEM |
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| IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/StateAbbreviationCd | 1 | NC |
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| IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/ZIPCd | 1 | 27101 |
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| IRS990/TotalAssetsGrp/EOYAmt | 0 | 2941956 |
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