Civic Intelligence

Wyoming Non-Profit Housing Corp

EIN 84-3282781 • 501(c)3 • Warren, MI

Profile

Provide housing facilities for persons of low and moderate income.

8425 E Twelve Mile RoadWarren, MI 48093

www.csi.coop

Siviq Scores

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

Liabilities / Assets

96th percentile

1.25x

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

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

Liabilities / Revenue

96th percentile

6.65x

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

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

Net Margin

8th percentile

-39%

Higher net margin than 8% of similar nonprofits.

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

Top Officer Pay

91st percentile

$368,043

Higher top officer pay than 91% of similar nonprofits.

Top officer pay equals 21.1% of source-year revenue.

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

Asset Growth

25th percentile

-3.1%

Faster asset growth than 25% of similar nonprofits.

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

Revenue Growth

44th percentile

3.9%

Faster revenue growth than 44% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets96th percentile

Assets

Down

$9,257,922

Down $300,474 (-3.1%) from 2022

Liabilities

Up

$11,569,640

Up $875,011 (+8.2%) from 2022

Net Assets

Down

-$2,311,718

Down $1,175,485 (-103%) from 2022

Operations
Liabilities / Revenue96th percentileNet Margin8th percentile

Revenue

Up

$1,740,636

Up $33,517 (+2.0%) from 2022

Expenses

Up

$2,419,925

Up $273,570 (+13%) from 2022

Net Income

Down

-$679,289

Down $240,053 (-55%) from 2022

Trend Graphs

Balance Sheet Trend

Asset Growth25th percentile

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

$15M$10M$5.0M$0-$5.0MAssets 2019: $9,885,078Liabilities 2019: $9,889,242Net Assets 2019: -$4,1642019Assets 2021: $9,704,934Liabilities 2021: $10,401,931Net Assets 2021: -$696,9972021Assets 2022: $9,558,396Liabilities 2022: $10,694,629Net Assets 2022: -$1,136,2332022Assets 2024: $9,257,922Liabilities 2024: $11,569,640Net Assets 2024: -$2,311,7182024

Highlighted filing

2024

Assets$9,257,922
Liabilities$11,569,640
Net Assets-$2,311,718
Open 2024 Filing

Operations Trend

Revenue Growth44th percentile

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

$3.0M$2.0M$1.0M$0-$1.0MRevenue 2019: $11,503Expenses 2019: $15,667Net Income 2019: -$4,1642019Revenue 2021: $1,590,636Expenses 2021: $1,962,439Net Income 2021: -$371,8032021Revenue 2022: $1,707,119Expenses 2022: $2,146,355Net Income 2022: -$439,2362022Revenue 2024: $1,740,636Expenses 2024: $2,419,925Net Income 2024: -$679,2892024

Highlighted filing

2024

Revenue$1,740,636
Expenses$2,419,925
Net Income-$679,289
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
$9,257,922
Liabilities
$11,569,640
Net assets
-$2,311,718
Revenue
$1,740,636
Expenses
$2,419,925
Net income
-$679,289
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.26$11.6$2.31$1.74$2.42$0.68
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.56$10.7$1.14$1.71$2.15$0.44
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.70$10.4$0.70$1.59$1.96$0.37
2019Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.89$9.89$0.00$0.01$0.02$0.00
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Oct 2, 2025
Return Version
2024v5.2
Gross Receipts
$1,740,636
Mission and Program Overview

Mission

Provide housing facilities for persons of low and moderate income.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$8,579,244$8,858,292▲ $279,048
Investments Program Related$232,075$117,477▼ $114,598
Prepaid Expenses and Deferred Charges$91,395$96,297▲ $4,902
Cash and Non-Interest-Bearing Accounts$39,558$38,906▼ $652
Accounts Receivable$45,031$33,650▼ $11,381
Total Assets$9,550,636$9,257,922▼ $292,714
Other Assets Total$563,333$113,300▼ $450,033
Liabilities
Mortgage Notes Payable Secured by Investment Property$7,173,618$7,316,180▲ $142,562
Other Liabilities$3,271,430$3,402,259▲ $130,829
Accounts Payable and Accrued Expenses$733,076$834,682▲ $101,606
Deferred Revenue$4,941$16,519▲ $11,578
Total Liabilities$11,183,065$11,569,640▲ $386,575
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-1,632,429$-2,311,718▼ $679,289
Total Net Assets Fund Balance$-1,632,429$-2,311,718▼ $679,289
Total Liabilities and Net Assets / Fund Balance$9,550,636$9,257,922▼ $292,714

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$8,498,084$1,126,238$9,624,322
Land$360,000-$360,000
Equipment$208$2,564$2,772
Compensation and Service Providers
Top Officer Pay91st percentile

Board Members and Trustees

NameTitle
Annie MitchellFormer President
Sheryle MoreyPresident
Gloria ParrisFormer Vice President
Mary DalessandroVice President
Catherine PowellDirector
Deanie RobinsonDirector
Ethel YoungDirector
Gerald Mahom JrDirector
Gina CarterDirector
Gloria HarrisDirector
Judy RobertsFormer Director
Marietta MartinFormer Director
Anne SackrisonAssistant Secretary
Cindy LambAssistant Treasurer
Tim BraunscheidalChief Operations Officer
Mel HudsonNational Construction Manager
Diane SmithNational Development Manager
Darla HuttingerRegional Manager
Marguerite D AngeloRegional Manager
Jeri DraughonSecretary
Shirley MorelandTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Great Lakes ElevatorElevator Modernization530 E GRAND RIVER RD, Williamston, MI 48895$481,100
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$1,724,280
Investment Income
$2,491
Other Revenue
$13,865
Change in Net Assets
$-679,289

Audited Revenue Reconciliation

Revenue per Audited Statements
$1,740,636
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$1,740,636
Total Revenue per Form 990
$1,740,636
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$2,419,925
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
Occupancy$1,026,219--$1,026,219
Interest$492,553--$492,553
Other Expenses$140,661$148,416-$289,077
Depreciation Depletion$240,027--$240,027
Insurance$167,561--$167,561
Fees for Services Management-$88,084-$88,084
Office Expenses-$48,096-$48,096
Fees for Services Accounting-$33,775-$33,775
Advertising-$19,622-$19,622
Fees for Services Legal-$14,911-$14,911
Total Functional Expenses$2,067,021$352,904$0$2,419,925

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$2,419,925
Total Expenses per Audited Statements$2,419,925
Total Expenses per Form 990$2,419,925
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$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
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Note Payable - Csi$3,249,876
Tenant Security Deposits$106,608
Accrued Mgmt Fee Payable$45,775
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
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
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 3

“The apartment project is managed by a related entity, csi support & development services. The management contract encompasses the day to day operations of the project including, but not limited to, collection of rents, maintenance of facilities, supervision of staff, and ongoing support for both the owners and tenants as needed in order to establish a safe, sanitary and affordable environment. Listed in part vii, section a, csi support & development services compensates all highest compensated employees along with 90% of anne sackrison's and 95% of cindy lamb's wages, respectively.”

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

“The form 990 is presented at a board of directors meeting before it is signed and submitted.”

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

“An annual conflict of interest statement is filled out by board members and upper management employees, then submitted. A control is maintained as to the receipt of this annual form.”

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

“The board periodically conducts compensation studies and determines the compensation of the general manager.”

Form 990, Part VI, Section C, Line 19

“The form 990 and all related financial and policy information are made available to the public upon written request.”

Form 990, Part VII, Section A, Line 1A, Column B

“Description of hours worked for related organizations all of the officers, directors, and employees listed in part vii, section a perform similar duties and have similar responsibilities for related organizations as they do for this organization. Their total hours worked per week for this organization are similar to their hours worked for related organizations both in terms of number of hours and type of work performed.”

Filing and Contact Details

Filer

Filer Name
Wyoming Non-profit Housing Corp
EIN
84-3282781
Phone
5867539002
Address
8425 E TWELVE MILE ROAD, WARREN, MI 48093

Signing Officer

Name
Cindy Lamb
Title
Assistant Treasurer
Phone
5867539002
Signed
2025-10-02
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Cindy Lamb
Formed
2019
Legal Domicile
Mi
Voting Board Members
10
Independent Board Members
10
Employees
0
Volunteers
0

Preparer

Firm
DAUBY O'CONNOR & ZALESKI LLC
Address
501 CONGRESSIONAL BLVD 300, CARMEL, IN 46032
Preparer
Lucas Autry
Phone
3178485700
Supplemental Narrative

Additional Explanations

FORM 990, PAGE 12, PART XII, LINE 2C:

“Overview of audit function the audit committee assumes responsibility for oversight of the audit of its financial statements and selection of an independent accountant.”

Financial Statement Notes

PART X, LINE 2:

“The corporation is exempt from federal income tax under section 501(c)(3) of the internal revenue code and state income tax and has been classified as an other than private foundation. Accordingly, no provision for federal and state taxes on revenue and income has been recognized in the accompanying financial statements. Generally, the federal and state tax returns are subject to examinations for the three years after the later of the original or extended due date or the date filed by the applicable tax authority.”

Raw XML AppendixShowing 400 of 1,781 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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IRS990/Form990PartVIISectionAGrp/PersonNm20MARIETTA MARTIN
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IRS990/Form990PartVIISectionAGrp/TitleTxt0PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt1VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt2SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt3TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt4ASSISTANT TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt5ASSISTANT SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt10DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt12REGIONAL MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt13REGIONAL MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt14NATIONAL DEVELOPMENT MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt15NATIONAL CONSTRUCTION MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt16CHIEF OPERATIONS OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt17FORMER PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt18FORMER VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt19FORMER DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt20FORMER DIRECTOR
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IRS990ScheduleA/Form990ScheduleAPartVIGrp/ExplanationTxt0MISCELLANEOUS INCOME CONSISTS OF LAUNDRY AND VENDING AND MISCELLANEOUS OTHER CHARGES PROVIDED FOR THE CONVENIENCE OF THE TENANTS.
IRS990ScheduleA/Form990ScheduleAPartVIGrp/FormAndLineReferenceDesc0SCHEDULE A, PART III, LINE 12:
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IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus2YearsAmt01792
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus3YearsAmt06385

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