Civic Intelligence

Kirwan Apartments

EIN 83-1246431 • 501(c)3 • Evanston, IL

Pub. 78 Eligible990-N Coverage

Profile

The main purpose of our organization is to provide and maintain barrier- free living environments for low-income, physically handicapped adults. Our 24 unit rental housing facility, known as kirwan apartments, is located in waukegan, il.

2040 Brown AvenueEvanston, IL 60201-3175

www.otrassn.org

Siviq Scores

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

Liabilities / Assets

94th percentile

1.04x

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

501(c)3 • $5M-$10M nonprofits • Source year 2024

Liabilities / Revenue

99th percentile

30.09x

Higher debt load relative to revenue than 99% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2024

Net Margin

4th percentile

-77%

Higher net margin than 4% of similar nonprofits.

501(c)3 • $5M-$10M 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

25th percentile

-2.5%

Faster asset growth than 25% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Annualized from 2023 to 2024

Revenue Growth

90th percentile

73%

Faster revenue growth than 90% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Annualized from 2023 to 2024

Assets

Down

$7,968,098

Down $206,569 (-2.5%) from 2023

Liabilities

Up

$8,254,819

Up $6,062 (+0.1%) from 2023

Net Assets

Down

-$286,721

Down $212,631 (-287%) from 2023

Revenue

Up

$274,378

Up $115,914 (+73%) from 2023

Expenses

Up

$487,009

Up $254,455 (+109%) from 2023

Net Income

Down

-$212,631

Down $138,541 (-187%) from 2023

Trend Graphs

Balance Sheet Trend

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

$10M$5.0M$0-$5.0MAssets 2023: $8,174,667Liabilities 2023: $8,248,757Net Assets 2023: -$74,0902023Assets 2024: $7,968,098Liabilities 2024: $8,254,819Net Assets 2024: -$286,7212024

Highlighted filing

2024

Assets$7,968,098
Liabilities$8,254,819
Net Assets-$286,721

Operations Trend

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

$600K$400K$200K$0-$200K-$400KRevenue 2023: $158,464Expenses 2023: $232,554Net Income 2023: -$74,0902023Revenue 2024: $274,378Expenses 2024: $487,009Net Income 2024: -$212,6312024

Highlighted filing

2024

Revenue$274,378
Expenses$487,009
Net Income-$212,631

Filings

Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Apr 29, 2025
Return Version
2024v5.0
Gross Receipts
$274,378
Mission and Program Overview

Mission

The main purpose of our organization is to provide and maintain barrier- free living environments for low-income, physically handicapped adults. Our 24 unit rental housing facility, known as kirwan apartments, is located in waukegan, il.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$8,024,522$7,825,033▼ $199,489
Cash and Non-Interest-Bearing Accounts$16,037--
Accounts Receivable$2,039$1,745▼ $294
Total Assets$8,174,667$7,968,098▼ $206,569
Other Assets Total$132,069$141,320▲ $9,251
Liabilities
Mortgage Notes Payable Secured by Investment Property$8,025,757$8,003,090▼ $22,667
Accounts Payable and Accrued Expenses$198,639$227,828▲ $29,189
Other Liabilities$24,361$23,901▼ $460
Total Liabilities$8,248,757$8,254,819▲ $6,062
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-74,090$-286,721▼ $212,631
Total Net Assets Fund Balance$-74,090$-286,721▼ $212,631
Total Liabilities and Net Assets / Fund Balance$8,174,667$7,968,098▼ $206,569

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$7,688,255$307,572$7,995,827
Land$100,900-$100,900
Equipment$25,600-$25,600
Compensation and Service Providers

Employees

NameTitleOtherTotal
Katie MigloreSecretary$144,734$144,734

Board Members and Trustees

NameTitle
Eric HuffmanPresident
Les RussoVP/treasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$168,615
Program Service Revenue
$83,207
Investment Income
$3,262
Other Revenue
$19,294
Change in Net Assets
$-212,631

Audited Revenue Reconciliation

Revenue per Audited Statements
$274,378
Total Revenue per Audited Statements
$274,378
Total Revenue per Form 990
$274,378
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$384,464
Salaries, Compensation, and Employee Benefits$102,545
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$209,767--$209,767
Other Salaries and Wages$88,242--$88,242
Occupancy$33,226--$33,226
Office Expenses$19,311--$19,311
All Other Expenses$19,060--$19,060
Fees for Services Accounting-$17,320-$17,320
Other Expenses$7,730$18,846-$7,730
Payroll Taxes$7,452--$7,452
Other Employee Benefits$6,851--$6,851
Fees for Services Legal-$3,283-$3,283
Total Functional Expenses$447,560$39,449$0$487,009

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$487,009
Total Expenses per Audited Statements$487,009
Total Expenses per Form 990$487,009
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
Refundable Advance - Cdbg - Current$18,000
Tenant Security Deposits$5,901
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
Yes
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Page 6, Part VI, Line 6

MEMBERS

Form 990, Page 6, Part VI, Line 7A

The organazation's bylaws provides that "the board of directors shall be elected by the vote of a majority of the members."

Form 990, Page 6, Part VI, Line 8B

No committee with authority to act on behalf of the governing body.

Form 990, Page 6, Part VI, Line 11B

The form 990 is presented to the finance and audit committee, which reviews the tax return before it is signed by the executive director.

Form 990, Page 6, Part VI, Line 12C

Directors, officers, or any member of a committee are to scrupulously avoid transactions in which a director, officer, or a member of a committee has a personal or material financial interest, or with entities of which the director, officer, or member of a committee is an officer, director, or general partner. The otr conflict of interest policy (addendum b to the bylaws of the association and all of its subsidiaries) defines interested person, financial interest, and duty to disclose, along with the board process for determining whether a conflict exists, procedures for addressing a conflict of interest, and procedures for addressing a violation of the conflict of interest policies.

Form 990, Page 6, Part VI, Line 15A

Performance evaluations on staff are done annually. Although not directly tied to compensation, they are certainly relevant to the compensation decision process. All performance evaluations are handed to the executive director and reviewed by him and the compensation committee of the board of directors (independent volunteers). The independent compensation committee separately reviews the performance and compensation of the executive director. The comp committee is empowered by the board to approve any/all starting salaries of new employees and any/all raises or bonuses to existing staff, officers, key employees, and the executive director. From time-to-time, salary comparability data is reviewed by the comp committee in order to remain competitive with other non-profit organizations for quality talent.

Form 990, Page 6, Part VI, Line 19

Availability of organization documents: the organization's governing documents, conflict of interest policy, and financial statements are available upon request.

Filing and Contact Details

Filer

Filer Name
Kirwan Apartments
EIN
83-1246431
Phone
8473286633
Address
2040 BROWN AVENUE, EVANSTON, IL 60201-3175

Signing Officer

Name
Eric Huffman
Title
President
Phone
8473286633
Signed
2025-04-29

Organization Details

Principal Officer
Eric Huffman
Formed
2022
Legal Domicile
Il
Voting Board Members
3
Independent Board Members
3
Employees
0
Volunteers
3

Preparer

Firm
Baker Meinz & Associates Ltd
Address
1000 SHELARD PKWY STE 110, MINNEAPOLIS, MN 55426-4917
Preparer
Nathan D Meinz
Phone
9525428010
Supplemental Narrative

Additional Explanations

FORM 990 - ORGANIZATION'S MISSION

The main purpose of our organization is to provide and maintain barrier- free living environments for low-income, physically handicapped adults. Our 24 unit rental housing facility, known as kirwan apartments, is located in waukegan, il.

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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE MAIN PURPOSE OF OUR ORGANIZATION IS TO PROVIDE AND MAINTAIN BARRIER- FREE LIVING ENVIRONMENTS FOR LOW-INCOME, PHYSICALLY HANDICAPPED ADULTS. OUR 24 UNIT RENTAL HOUSING FACILITY, KNOWN AS KIRWAN APARTMENTS, IS LOCATED IN WAUKEGAN, IL.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1MEMBERS
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE ORGANAZATION'S BYLAWS PROVIDES THAT "THE BOARD OF DIRECTORS SHALL BE ELECTED BY THE VOTE OF A MAJORITY OF THE MEMBERS."
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3NO COMMITTEE WITH AUTHORITY TO ACT ON BEHALF OF THE GOVERNING BODY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4THE FORM 990 IS PRESENTED TO THE FINANCE AND AUDIT COMMITTEE, WHICH REVIEWS THE TAX RETURN BEFORE IT IS SIGNED BY THE EXECUTIVE DIRECTOR.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5DIRECTORS, OFFICERS, OR ANY MEMBER OF A COMMITTEE ARE TO SCRUPULOUSLY AVOID TRANSACTIONS IN WHICH A DIRECTOR, OFFICER, OR A MEMBER OF A COMMITTEE HAS A PERSONAL OR MATERIAL FINANCIAL INTEREST, OR WITH ENTITIES OF WHICH THE DIRECTOR, OFFICER, OR MEMBER OF A COMMITTEE IS AN OFFICER, DIRECTOR, OR GENERAL PARTNER. THE OTR CONFLICT OF INTEREST POLICY (ADDENDUM B TO THE BYLAWS OF THE ASSOCIATION AND ALL OF ITS SUBSIDIARIES) DEFINES INTERESTED PERSON, FINANCIAL INTEREST, AND DUTY TO DISCLOSE, ALONG WITH THE BOARD PROCESS FOR DETERMINING WHETHER A CONFLICT EXISTS, PROCEDURES FOR ADDRESSING A CONFLICT OF INTEREST, AND PROCEDURES FOR ADDRESSING A VIOLATION OF THE CONFLICT OF INTEREST POLICIES.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt6PERFORMANCE EVALUATIONS ON STAFF ARE DONE ANNUALLY. ALTHOUGH NOT DIRECTLY TIED TO COMPENSATION, THEY ARE CERTAINLY RELEVANT TO THE COMPENSATION DECISION PROCESS. ALL PERFORMANCE EVALUATIONS ARE HANDED TO THE EXECUTIVE DIRECTOR AND REVIEWED BY HIM AND THE COMPENSATION COMMITTEE OF THE BOARD OF DIRECTORS (INDEPENDENT VOLUNTEERS). THE INDEPENDENT COMPENSATION COMMITTEE SEPARATELY REVIEWS THE PERFORMANCE AND COMPENSATION OF THE EXECUTIVE DIRECTOR. THE COMP COMMITTEE IS EMPOWERED BY THE BOARD TO APPROVE ANY/ALL STARTING SALARIES OF NEW EMPLOYEES AND ANY/ALL RAISES OR BONUSES TO EXISTING STAFF, OFFICERS, KEY EMPLOYEES, AND THE EXECUTIVE DIRECTOR. FROM TIME-TO-TIME, SALARY COMPARABILITY DATA IS REVIEWED BY THE COMP COMMITTEE IN ORDER TO REMAIN COMPETITIVE WITH OTHER NON-PROFIT ORGANIZATIONS FOR QUALITY TALENT.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt7AVAILABILITY OF ORGANIZATION DOCUMENTS: THE ORGANIZATION'S GOVERNING DOCUMENTS, CONFLICT OF INTEREST POLICY, AND FINANCIAL STATEMENTS ARE AVAILABLE UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990 - ORGANIZATION'S MISSION
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 6, PART VI, LINE 6
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 7A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 8B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5FORM 990, PAGE 6, PART VI, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc6FORM 990, PAGE 6, PART VI, LINE 15A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc7FORM 990, PAGE 6, PART VI, LINE 19
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt0OVER THE RAINBOW ASSOCIATION
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt2WAUKEGAN SUPPORTIVE HOUSING NFP
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt3DONALD P GUSTAFSON FOUNDATION
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt4OVER THE RAINBOW UNIT II
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt5OVER THE RAINBOW UNIT I
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt6OVER THE RAINBOW LIFE FUND
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt7ARBORETUM WEST APARTMENTS
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt8MUSTACCHI MANOR
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt9MATTESON SUPPORTIVE HOUSING
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IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt3ASSISTANCE
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