Civic Intelligence

Tioga County Property Development

EIN 82-0986791 • 501(c)3 • Owego, NY

Profile

Foster economic and community development by acquiring, holding, managing, developing, and marketing distressed, vacant, abandoned, tax-foreclosed, and underutilized residential and commercial property.

56 Main Street 203Owego, NY 13827

n/A

Siviq Scores

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

Liabilities / Assets

61st percentile

0.59x

Higher debt load relative to assets than 61% of similar nonprofits.

NTEE L • $500k-$1M nonprofits • Source year 2024

Liabilities / Revenue

65th percentile

2.46x

Higher debt load relative to revenue than 65% of similar nonprofits.

NTEE L • $500k-$1M nonprofits • Source year 2024

Net Margin

88th percentile

54%

Higher net margin than 88% of similar nonprofits.

NTEE L • $500k-$1M nonprofits • Source year 2024

Top Officer Pay

54th percentile

$0

Higher top officer pay than 54% of similar nonprofits.

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

NTEE L • $500k-$1M nonprofits • Source year 2024

Asset Growth

84th percentile

15%

Faster asset growth than 84% of similar nonprofits.

NTEE L • $500k-$1M nonprofits • Annualized from 2023 to 2024

Revenue Growth

6th percentile

-50%

Faster revenue growth than 6% of similar nonprofits.

NTEE L • $500k-$1M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets61st percentile

Assets

Up

$746,168

Up $57,019 (+8.3%) from 2022

Liabilities

Down

$442,425

Down $38,972 (-8.1%) from 2022

Net Assets

Up

$303,743

Up $95,991 (+46%) from 2022

Operations
Liabilities / Revenue65th percentileNet Margin88th percentile

Revenue

Down

$179,773

Down $114,818 (-39%) from 2022

Expenses

Down

$82,070

Down $159,174 (-66%) from 2022

Net Income

Up

$97,703

Up $44,356 (+83%) from 2022

Trend Graphs

Balance Sheet Trend

Asset Growth84th percentile

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

$800K$600K$400K$200K$0Assets 2019: $113,308Liabilities 2019: $48,744Net Assets 2019: $64,5642019Assets 2021: $792,462Liabilities 2021: $638,057Net Assets 2021: $154,4052021Assets 2022: $689,149Liabilities 2022: $481,397Net Assets 2022: $207,7522022Assets 2024: $746,168Liabilities 2024: $442,425Net Assets 2024: $303,7432024

Highlighted filing

2024

Assets$746,168
Liabilities$442,425
Net Assets$303,743
Open 2024 Filing

Operations Trend

Revenue Growth6th percentile

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

$600K$400K$200K$0Revenue 2019: $338,685Expenses 2019: $274,121Net Income 2019: $64,5642019Revenue 2021: $533,349Expenses 2021: $434,011Net Income 2021: $99,3382021Revenue 2022: $294,591Expenses 2022: $241,244Net Income 2022: $53,3472022Revenue 2024: $179,773Expenses 2024: $82,070Net Income 2024: $97,7032024

Highlighted filing

2024

Revenue$179,773
Expenses$82,070
Net Income$97,703
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
$746,168
Liabilities
$442,425
Net assets
$303,743
Revenue
$179,773
Expenses
$82,070
Net income
$97,703
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$7.46$4.42$3.04$1.80$0.82$0.98
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$6.89$4.81$2.08$2.95$2.41$0.53
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$7.92$6.38$1.54$5.33$4.34$0.99
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.13$0.49$0.65$3.39$2.74$0.65
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Sep 11, 2025
Return Version
2024v5.2
Gross Receipts
$450,531
Mission and Program Overview

Mission

Foster economic and community development by acquiring, holding, managing, developing and marketing distrssed, vacant, abandoned, tax forclosed and under utilitzed residential and commercial property

Foster economic and community development by acquiring, holding, managing, developing, and marketing distressed, vacant, abandoned, tax-foreclosed, and underutilized residential and commercial property.

Balance Sheet Detail
LineBeginningEndChange
Assets
Cash and Non-Interest-Bearing Accounts$420,707$384,749▼ $35,958
Inventories for Sale or Use$167,104$232,324▲ $65,220
Pledges and Grants Receivable$58,876$128,655▲ $69,779
Prepaid Expenses and Deferred Charges$653$440▼ $213
Total Assets$647,340$746,168▲ $98,828
Liabilities
Deferred Revenue$394,394$392,802▼ $1,592
Accounts Payable and Accrued Expenses$24,179$49,623▲ $25,444
Total Liabilities$418,573$442,425▲ $23,852
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$228,767$303,743▲ $74,976
Net Assets With Donor Restrictions$0$0→ $0
Total Net Assets Fund Balance$228,767$303,743▲ $74,976
Total Liabilities and Net Assets / Fund Balance$647,340$746,168▲ $98,828
Compensation and Service Providers
Top Officer Pay54th percentile

Board Members and Trustees

NameTitle
Ralph KelseyChair
Hannah MurrayVice Chair
Joan CaseDirector
Joshua WhitmoreDirector
Martha SauerbreyDirector
Stuart YetterDirector
Brittany WoodburnExecutive Director
Lesley PelotteSecretary
Michael BarattaTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$435,418
Program Service Revenue
$0
Investment Income
$5,113
Other Revenue
$-260,758
Change in Net Assets
$97,703

Audited Revenue Reconciliation

Revenue per Audited Statements
$450,531
Revenue Not Reported on Financial Statements
$-270,758
Revenue Not Reported on Form 990
$0
Other Revenue Adjustments
$-270,758
Total Revenue per Audited Statements
$450,531
Total Revenue per Form 990
$179,773
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$82,070
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Expenses$78,039--$78,039
Office Expenses-$2,764-$2,764
Insurance$1,267--$1,267
Total Functional Expenses$79,306$2,764$0$82,070

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$375,555
Expenses Not Reported on Form 990$293,485
Expenses per Audited Statements$82,070
Total Expenses per Form 990$82,070
Expenses Not Reported on Financial Statements$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
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
Yes
Other officer compensation reviewed
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

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

“The 990 is reviewed by the board at a monthly meeting prior to filing.”

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

“A conflict of interest statement is signed by each member of the board annually.”

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

“Comparability data is used.”

Form 990, Part VI, Section C, Line 19

“The organization makes its governing documents, conflict of interest policy, and financial statements available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Tioga County Property Development
EIN
82-0986791
Phone
6076878260
Address
56 MAIN STREET 203, OWEGO, NY 13827

Signing Officer

Name
Sara Zubalsky-peer
Title
Exec. Administrator
Phone
6076878260
Signed
2025-09-11
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Sara Zubalsky-peer
Formed
2017
Legal Domicile
Ny
Voting Board Members
8
Independent Board Members
8
Employees
0
Volunteers
9

Preparer

Firm
Bowers & Company Cpas Pllc
Address
333 W WASHINGTON ST SUITE 500, SYRACUSE, NY 13202
Preparer
Richard I Farley Jr CPA
Phone
3152341100
Supplemental Narrative

Financial Statement Notes

PART XI, LINE 4B - OTHER ADJUSTMENTS:

“Cost of properties sold -270,758.”

PART XII, LINE 2D - OTHER ADJUSTMENTS:

“Cost of properties sold 270,758. Unrealized loss on inventory 22,727.”

Raw XML Appendix358 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/Form990PartVIISectionAGrp/TitleTxt1CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt2TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt3DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt4DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt5SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt6VICE CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8EXECUTIVE DIRECTOR
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IRS990/ScheduleBRequiredInd00
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IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0COST OF PROPERTIES SOLD -270,758.
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt1COST OF PROPERTIES SOLD 270,758. UNREALIZED LOSS ON INVENTORY 22,727.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0PART XI, LINE 4B - OTHER ADJUSTMENTS:
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc1PART XII, LINE 2D - OTHER ADJUSTMENTS:
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IRS990/ScheduleJRequiredInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE 990 IS REVIEWED BY THE BOARD AT A MONTHLY MEETING PRIOR TO FILING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1A CONFLICT OF INTEREST STATEMENT IS SIGNED BY EACH MEMBER OF THE BOARD ANNUALLY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2COMPARABILITY DATA IS USED.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3THE ORGANIZATION MAKES ITS GOVERNING DOCUMENTS, CONFLICT OF INTEREST POLICY, AND FINANCIAL STATEMENTS AVAILABLE TO THE PUBLIC UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION B, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION B, LINE 15A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PART VI, SECTION C, LINE 19
IRS990/SchoolOperatingInd00
IRS990/SignificantChangeInd00
IRS990/SignificantNewProgramSrvcInd00
IRS990/SubjectToExcsTaxNetInvstIncInd00
IRS990/SubjectToProxyTaxInd00
IRS990/SubjToTaxRmnrtnExPrchtPymtInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TerminateOperationsInd00
IRS990/TotalAssetsBOYAmt0647340
IRS990/TotalAssetsEOYAmt0746168
IRS990/TotalAssetsGrp/BOYAmt0647340
IRS990/TotalAssetsGrp/EOYAmt0746168
IRS990/TotalCompGreaterThan150KInd00
IRS990/TotalContributionsAmt0435418
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt02764
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt079306
IRS990/TotalFunctionalExpensesGrp/TotalAmt082070
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt0418573
IRS990/TotalLiabilitiesEOYAmt0442425
IRS990/TotalLiabilitiesGrp/BOYAmt0418573
IRS990/TotalLiabilitiesGrp/EOYAmt0442425
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt0228767
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt0303743
IRS990/TotalOtherCompensationAmt00
IRS990/TotalProgramServiceExpensesAmt079306
IRS990/TotalReportableCompFromOrgAmt00
IRS990/TotalRevenueGrp/ExclusionAmt05113
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0-260758
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0179773
IRS990/TotalRevenueGrp/UnrelatedBusinessRevenueAmt00
IRS990/TotalVolunteersCnt09
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt0647340
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt0746168
IRS990/TotReportableCompRltdOrgAmt00
IRS990/TrnsfrExmptNonChrtblRltdOrgInd00
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd00
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt056 MAIN STREET 203
IRS990/USAddress/CityNm0OWEGO
IRS990/USAddress/StateAbbreviationCd0NY
IRS990/USAddress/ZIPCd013827
IRS990/VotingMembersGoverningBodyCnt08
IRS990/VotingMembersIndependentCnt08
IRS990/WebsiteAddressTxt0N/A
IRS990/WhistleblowerPolicyInd01
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd01
ReturnHeader/BusinessOfficerGrp/PersonNm0SARA ZUBALSKY-PEER
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0EXEC. ADMINISTRATOR
ReturnHeader/BusinessOfficerGrp/PhoneNum06076878260
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-09-11
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0TIOGA COUNTY PROPERTY DEVELOPMENT
ReturnHeader/Filer/BusinessName/BusinessNameLine2Txt0CORPORATION
ReturnHeader/Filer/BusinessNameControlTxt0TIOG
ReturnHeader/Filer/EIN0820986791
ReturnHeader/Filer/PhoneNum06076878260
ReturnHeader/Filer/USAddress/AddressLine1Txt056 MAIN STREET 203
ReturnHeader/Filer/USAddress/CityNm0OWEGO
ReturnHeader/Filer/USAddress/StateAbbreviationCd0NY
ReturnHeader/Filer/USAddress/ZIPCd013827
ReturnHeader/IRSResponsiblePrtyInfoCurrInd01
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0201317788
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0BOWERS & COMPANY CPAS PLLC
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt0333 W WASHINGTON ST SUITE 500
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0SYRACUSE
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0NY
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd013202
ReturnHeader/PreparerPersonGrp/PhoneNum03152341100
ReturnHeader/PreparerPersonGrp/PreparationDt02025-09-11
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0RICHARD I FARLEY JR CPA
ReturnHeader/ReturnTs02025-09-11T08:22:15-05:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02024-01-01
ReturnHeader/TaxPeriodEndDt02024-12-31
ReturnHeader/TaxYr02024

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