Civic Intelligence

Tmc3 Development Corporation

EIN 84-3144648 • 501(c)3 • Houston, TX

2450 Holcombe Blvd Suite 1Houston, TX 77021-2040

n/A

Siviq Scores

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

Liabilities / Assets

87th percentile

0.91x

Higher debt load relative to assets than 87% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Liabilities / Revenue

99th percentile

25.51x

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

501(c)3 • $100M-$250M nonprofits • Source year 2024

Net Margin

6th percentile

-35%

Higher net margin than 6% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Top Officer Pay

96th percentile

$3,184,810

Higher top officer pay than 96% of similar nonprofits.

Top officer pay equals 44.1% of source-year revenue.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Asset Growth

15th percentile

-2.6%

Faster asset growth than 15% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Annualized from 2023 to 2024

Revenue Growth

97th percentile

173%

Faster revenue growth than 97% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Annualized from 2023 to 2024

Assets

Down

$202,994,310

Down $2,795,179 (-1.4%) from 2021

Liabilities

Up

$184,212,784

Up $954,327 (+0.5%) from 2021

Net Assets

Down

$18,781,526

Down $3,749,506 (-17%) from 2021

Revenue

Up

$7,222,587

Up $7,223,605 (+709588%) from 2021

Expenses

Up

$9,748,455

Up $9,733,910 (+66923%) from 2021

Net Income

Down

-$2,525,868

Down $2,510,305 (-16130%) from 2021

Trend Graphs

Balance Sheet Trend

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

$300M$200M$100M$0Assets 2019: $0Liabilities 2019: $0Net Assets 2019: $02019Assets 2020: $203,250,093Liabilities 2020: $180,703,498Net Assets 2020: $22,546,5952020Assets 2021: $205,789,489Liabilities 2021: $183,258,457Net Assets 2021: $22,531,0322021Assets 2024: $202,994,310Liabilities 2024: $184,212,784Net Assets 2024: $18,781,5262024

Highlighted filing

2024

Assets$202,994,310
Liabilities$184,212,784
Net Assets$18,781,526

Operations Trend

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

$30M$20M$10M$0-$10MRevenue 2019: $0Expenses 2019: $0Net Income 2019: $02019Revenue 2020: $22,556,595Expenses 2020: $10,000Net Income 2020: $22,546,5952020Revenue 2021: -$1,018Expenses 2021: $14,545Net Income 2021: -$15,5632021Revenue 2024: $7,222,587Expenses 2024: $9,748,455Net Income 2024: -$2,525,8682024

Highlighted filing

2024

Revenue$7,222,587
Expenses$9,748,455
Net Income-$2,525,868

Filings

Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 11, 2025
Return Version
2024v5.2
Gross Receipts
$7,222,587
Mission and Program Overview

Mission

SEE SCHEDULE O

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$177,484,609$185,163,159▲ $7,678,550
Accounts Receivable$7,466,968$7,995,767▲ $528,799
Cash and Non-Interest-Bearing Accounts$163,610$321,978▲ $158,368
Savings and Temporary Cash Investments$0$0→ $0
Other Notes and Loans Receivable, Net$0$0→ $0
Pledges and Grants Receivable$0$0→ $0
Receivable From Disqualified Prsn$0$0→ $0
Receivables From Officers Etc$0$0→ $0
Investments Other Securities$0$0→ $0
Investments Program Related$0$0→ $0
Investments in Publicly Traded Securities$0$0→ $0
Intangible Assets$0$0→ $0
Inventories for Sale or Use$0$0→ $0
Loans From Officers Directors$0$0→ $0
Prepaid Expenses and Deferred Charges$0$0→ $0
Total Assets$208,436,541$202,994,310▼ $5,442,231
Other Assets Total$23,321,354$9,513,406▼ $13,807,948
Liabilities
Deferred Revenue$148,341,400$154,421,551▲ $6,080,151
Mortgage Notes Payable Secured by Investment Property$29,740,783$28,953,305▼ $787,478
Accounts Payable and Accrued Expenses$9,046,964$837,928▼ $8,209,036
Grants Payable$0$0→ $0
Unsecured Notes Loans Payable$0$0→ $0
Other Liabilities$0$0→ $0
Escrow Account Liability$0$0→ $0
Tax Exempt Bond Liabilities$0$0→ $0
Total Liabilities$187,129,147$184,212,784▼ $2,916,363
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$21,307,394$18,781,526▼ $2,525,868
Net Assets With Donor Restrictions$0$0→ $0
Total Net Assets Fund Balance$21,307,394$18,781,526▼ $2,525,868
Total Liabilities and Net Assets / Fund Balance$208,436,541$202,994,310▼ $5,442,231

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$152,629,681$4,777,982$157,407,663
Land$22,546,308-$22,546,308
Equipment$9,864,266$1,581,018$11,445,284
Other Land Buildings$122,904$21,768$144,672
Leasehold Improvements$0$0$0
Compensation and Service Providers

Board Members and Trustees

NameTitle
Greg MooreChairman/director
William MckeonPresident/director
Alexandra PrunerVice-chairman/director
Dr Bernard HarrisDirector
Charles HallSecretary/director
J Downey BridgwaterTreasurer/director

Highest Paid Contractors

ContractorServicesLocationCompensation
Jt Vaughn Construction LLCGeneral Construction10355 WESTPARK DRIVE, Houston, TX 77042$16,685,695
Transwestern Commercial Services LReal Estate Develop.11720 KATY FREEWAY SUITE 400, Houston, TX 77079$418,195
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$6,195,347
Investment Income
$567,141
Other Revenue
$460,099
Change in Net Assets
$-2,525,868

Audited Revenue Reconciliation

Revenue per Audited Statements
$7,208,656
Revenue Not Reported on Financial Statements
$13,931
Total Revenue per Audited Statements
$7,208,656
Total Revenue per Form 990
$7,222,587
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$9,748,455
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
Depreciation Depletion$4,266,644$0$0$4,266,644
Fees for Services Management$2,478,905$0$0$2,478,905
Occupancy$960,841$0$0$960,841
Interest$873,424$0$0$873,424
Insurance$257,065$0$0$257,065
Information Technology$234,599$0$0$234,599
Advertising$213,073$990$0$214,063
Other Expenses$122,324$0$0$122,324
Office Expenses$92,493$1,083$0$93,576
Fees for Services Accounting$0$28,476$0$28,476
Fees for Service Investment Mgmnt Fees$0$13,931$0$13,931
Conferences and Meetings$4,722$0$0$4,722
Travel$265$0$0$265
Total Functional Expenses$9,703,975$44,480$0$9,748,455

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Form 990$9,748,455
Expenses per Audited Statements$9,734,524
Total Expenses per Audited Statements$9,734,524
Expenses Not Reported on Financial Statements$13,931
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Direct Expenses$0
Fundraising Gross Income$0
Gaming Direct Expenses$0
Gaming Gross Income$0
Professional Fundraising Fees$0
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
No
Subject to proxy tax
No
Insider Transactions and Loans

Loans and Receivables

Line ItemBeginningEndChange
Loans from Officers, Directors, Trustees, and Key Employees$0$0→ $0
Receivables from Disqualified Persons$0$0→ $0
Receivables from Officers, Directors, Trustees, and Key Employees$0$0→ $0
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
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, Governance, Management, and Disclosure

Section a, line 11 - 990 review process the preparer reviews the form 990 with the cfo. The form 990 is distributed to and reviewed by the audit committee. The final 990 is made available to the board of directors prior to filing. Section b, line 12c - conflict of interest compliance conflict of interest statements are completed annually by the board of directors, officers and key employees. The statements are reviewed by the legal department. If a conflict were to arise, the board member would be required to dismiss himself/herself from any discussions or decisions regarding the area of conflict. Section b, line 15 - compensation approval the tmc board of director's meets annually as part of the president's annual review and compensation. The board reviews the performance of the company and the president's performance to decide compensation. During this process, the board also receives performance review and compensation information on each member of the executive leadership team. Section b, line 19 - public disclosure of governing documents tmc3 development corporation's governing documents, conflict of interest policy and financial statements are available upon request.

Filing and Contact Details

Filer

Filer Name
Tmc3 Development Corporation
EIN
84-3144648
In Care Of
% DENISE CASTILLO-RHODES
Phone
7137916104
Address
2450 HOLCOMBE BLVD SUITE 1, HOUSTON, TX 77021-2040

Signing Officer

Name
Denise Castillo-rhodes
Title
CFO
Phone
7137916104
Signed
2025-11-11
Discuss with paid preparer
Yes

Organization Details

Principal Officer
William Mckeon
Formed
2019
Legal Domicile
TX
Voting Board Members
5
Independent Board Members
4
Employees
0
Volunteers
0

Preparer

Firm
PwC US Tax LLP
Address
2001 MARKET ST SUITE 1800, PHILADELPHIA, PA 19103
Preparer
Eric M Mcneil
Phone
2673303000
Supplemental Narrative

Additional Explanations

Mission Statement & Program Services

Form 990, part i, line 1 & part iii, lines 1 & 4a tmc3 development corporation is organized and will operate exclusively to support the texas medical center, a texas nonprofit corporation, by facilitating the development and financing of projects and facilities and performing such other functions as may be necessary or appropriate to fulfill the purposes of tmc3 development corporation. Texas medical center was organized and is operated to facilitate patient care, medical research and medical education in the largest medical complex in the world, the texas medical center located in houston, texas. Among tmc's activities is advancing life sciences by nurturing cross-institutional collaboration, creativity and innovation. A key component of this activity is development of the tmc3 collaborative campus ("tmc3"). In 2014, tmc brought together leaders of its member institutions and the community to create a campus-wide, strategic plan. The goal was to identify key areas for collaboration among member institutions to establish tmc as a center for life sciences. Around the same time, four of the largest member institutions approached tmc about purchasing land for additional laboratory space. From this effort came tmc3, a project that will advance life sciences and accelerate research discoveries to improve human health throughout the world. Tmc3 will unite the brightest minds in life sciences in one place for one purpose-to translate fundamental discoveries into solutions to improve and advance human health. Tmc3 founding institutions (the "founding institutions") are tmc, texas a&m university health science center, the university of texas health science center houston and the university of texas m.d. Anderson cancer center. Tmc3 development corporation was organized and will operate to facilitate tmc's role as lead party in the development and financing of tmc3. Specifically, it will lease from tmc the land on which tmc3 will be located. It will enter into sublease agreements with the founding institutions and other occupants of tmc3, thereby facilitating the development and financing of tmc3.

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