The Affordable Housing Preservation

EIN 86-1646797 • 501(c)3 • Jacksonville, FL

Profile

Our mission is to improve the quality of families, students, individuals, and communities by helping to develop, produce, acquire, manage or preserve low-cost affordable housing, workforce housing and student housing in neighborhoods across the united states.

6001 Argyle Forest Blvd Ste 21 10Jacksonville, FL 32244

ahpc.org

Siviq Scores

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

1.18x

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

501(c)3 • $250M-$1B nonprofits • Source year 2024

16.18x

Higher debt load relative to revenue than 98% of similar nonprofits.

501(c)3 • $250M-$1B nonprofits • Source year 2024

-100%

Higher net margin than 2% of similar nonprofits.

501(c)3 • $250M-$1B nonprofits • Source year 2024

$250,000

Higher top officer pay than 8% of similar nonprofits.

Top officer pay equals 0.6% of source-year revenue.

501(c)3 • $250M-$1B nonprofits • Source year 2024

-2.9%

Faster asset growth than 15% of similar nonprofits.

501(c)3 • $250M-$1B nonprofits • Annualized from 2023 to 2024

-4.4%

Faster revenue growth than 15% of similar nonprofits.

501(c)3 • $250M-$1B nonprofits • Annualized from 2023 to 2024

Balance Sheet

Liabilities / Assets96th percentile

Assets

Down

$573,366,822

Down $17,062,726 (-2.9%) from 2023

Liabilities

$675,181,346

Up $24,684,087 (+3.8%) from 2023

Net Assets

Down

-$101,814,524

Down $41,746,813 (-69%) from 2023

Operations

Liabilities / Revenue98th percentile Net Margin2nd percentile

Revenue

Down

$41,717,546

Down $1,928,041 (-4.4%) from 2023

Expenses

$83,464,359

Up $8,051,981 (+11%) from 2023

Net Income

Down

-$41,746,813

Down $9,980,022 (-31%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth15th percentile

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

Highlighted filing

2024

Assets$573,366,822

Liabilities$675,181,346

Net Assets-$101,814,524

Open 2024 Filing

Operations Trend

Revenue Growth15th percentile

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

Highlighted filing

2024

Revenue$41,717,546

Expenses$83,464,359

Net Income-$41,746,813

Open 2024 Filing

Filings

Most recent year

2024 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing

Assets: $573,366,822
Liabilities: $675,181,346
Net assets: -$101,814,524
Revenue: $41,717,546
Expenses: $83,464,359
Net income: -$41,746,813

	Balance Sheet			Operations
Year	Assets	Liabilities	Net Assets	Revenue	Expenses	Net Income
2024Detailed filing. Detailed filing data is available for this year.	$573	$675	$102	$41.7	$83.5	$41.7
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.	$590	$650	$60.1	$43.6	$75.4	$31.8
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.	$618	$647	$28.3	$48.1	$64.3	$16.2
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.	$541	$553	$12.1	$2.29	$14.4	$12.1

Latest Filing Detail

Jump To

Filing Snapshot

Filing Period: Jan 1, 2024 to Dec 31, 2024
Signed: Nov 12, 2025
Return Version: 2024v5.2
Gross Receipts: $41,717,546

Mission and Program Overview

Mission

Balance Sheet Detail

Line	Beginning	End	Change
Assets
Land, Buildings, and Equipment, Net	$557,897,491	$548,126,004	▼ $9,771,487
Cash and Non-Interest-Bearing Accounts	$7,180,653	$7,156,537	▼ $24,116
Prepaid Expenses and Deferred Charges	$2,414,982	$2,657,141	▲ $242,159
Accounts Receivable	$349,109	$698,523	▲ $349,414
Total Assets	$590,429,548	$573,366,822	▼ $17,062,726
Other Assets Total	$22,587,313	$14,728,617	▼ $7,858,696
Liabilities
Tax Exempt Bond Liabilities	$384,875,019	$661,138,469	▲ $276,263,450
Mortgage Notes Payable Secured by Investment Property	$259,497,209	$8,265,000	▼ $251,232,209
Accounts Payable and Accrued Expenses	$5,596,721	$5,260,080	▼ $336,641
Other Liabilities	$528,310	$517,797	▼ $10,513
Total Liabilities	$650,497,259	$675,181,346	▲ $24,684,087
Net Assets / Fund Balance
Net Assets Without Donor Restrictions	$-60,067,711	$-101,814,524	▼ $41,746,813
Total Net Assets Fund Balance	$-60,067,711	$-101,814,524	▼ $41,746,813
Total Liabilities and Net Assets / Fund Balance	$590,429,548	$573,366,822	▼ $17,062,726

Asset Categories

Asset	Book Value	Depreciation	Basis
Buildings	$427,220,981	$33,837,210	$461,058,191
Land	$108,302,800	-	$108,302,800
Equipment	$9,592,969	$1,902,544	$11,495,513
Other Land Buildings	$3,009,254	-	$3,009,254

Compensation and Service Providers

Top Officer Pay8th percentile

Employees

Name	Title	Full / Part Time	Base	Total
Barbara Cocciolo	Executive Director	FT	$250,000	$250,000

Board Members and Trustees

Name	Title
Sharon Walker	Chairman
Catherine Metzgar Claycomb	Director
Chad Bowling	Director
David Jones	Director
David Sarles	Director
Laura Cullip	Director
Matt Armstrong	Director
Stephen Mersinger	Director
Dwayne Alexander	Director Through 1/11/24
Beth Ann Smith	Secretary
James Anderson	Treasurer

Highest Paid Contractors

Contractor	Services	Location	Compensation
Integrity Rise Management LLC	Property Management Fees	323 ANASTASIA BLVD SUITE B, St Augustine, FL 32080	$1,212,146
Ancient City Capital LLC	Asset Management And Development Fees	309 CRESCENTA DRIVE, St Augustine, FL 32080	$563,216
Lumsden & Mccormick LLP	Audit Related	369 FRANKLIIN STREET, Buffalo, NY 14202	$351,800
Intersolutions LLC	Property Management Staffing Fees	PO BOX 780257, Philadelphia, PA 19178	$336,069
Rohan Refurbishing Company	Furniture And Fixture Refurbishing	1719 PINEWALK LANE, Riverdale, GA 30296	$234,300

Revenue and Support

Revenue Composition

Contributions and Grants: $0
Program Service Revenue: $41,717,546
Investment Income: $0
Other Revenue: $0
Change in Net Assets: $-41,746,813

Audited Revenue Reconciliation

Revenue per Audited Statements: $41,717,546
Revenue Not Reported on Financial Statements: $0
Revenue Not Reported on Form 990: $0
Total Revenue per Audited Statements: $41,717,546
Total Revenue per Form 990: $41,717,546

Expenses and Functional Allocation

Major Expense Lines

Line Item	Amount
Other Expenses	$83,160,624
Salaries, Compensation, and Employee Benefits	$303,735
Grants and Similar Amounts Paid	$0
Professional Fundraising Fees	$0
Total Fundraising Expense	$0

Functional Expense Allocation

Line Item	Program	Management	Fundraising	Total
Interest	$33,040,471	-	-	$33,040,471
Depreciation Depletion	$12,671,700	-	-	$12,671,700
Fees for Services Management	$3,766,950	$3,766,951	-	$7,533,901
Insurance	$4,108,573	-	-	$4,108,573
All Other Expenses	$1,249,122	$1,249,122	-	$2,498,244
Other Expenses	$1,777,361	-	-	$1,777,361
Advertising	$547,444	$547,443	-	$1,094,887
Current Officers, Directors, Trustees, and Key Employees	$125,000	$125,000	-	$250,000
Other Salaries and Wages	$16,760	$16,759	-	$33,519
Fees for Services Legal	$15,905	$15,904	-	$31,809
Payroll Taxes	$10,108	$10,108	-	$20,216
Office Expenses	$7,331	$7,332	-	$14,663
Total Functional Expenses	$77,725,740	$5,738,619	$0	$83,464,359

Audited Expense Reconciliation

Line Item	Amount
Expenses per Audited Statements	$83,464,359
Total Expenses per Audited Statements	$83,464,359
Total Expenses per Form 990	$83,464,359
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 Item	Amount
Professional Fundraising Fees	$0

Political and Lobbying Activity

Political campaign activity: No
Lobbying activity: No
Subject to proxy tax: No

Insider Transactions and Loans

Interested-Person Transactions

Interested Party	Relationship	Description	Shared Revenue	Amount
Christopher Walker	Family Member of Director	Development, Asset Management and Property Management Fees Paid to Ancient City Capital LLC and Integrity Rise Management Llc, Which Are Effectively Controlled by Christopher Walker.	No	$1,775,362

Related Organizations and Partnerships

Disregarded Entities

Entity	Location	Activity	Income	Assets	Controller
Ahpc Terraces at Fieldstone LLC	Conyers, GA	Affordable Residential Housing	$3,840,019	$73,481,716	The Affordable Housing Preservation Corporation
Ahpc Vista Towers 2021 LLC	Columbia, SC	Affordable Residential Housing	$4,185,681	$58,488,923	The Affordable Housing Preservation Corporation
Ahpc Prosper Fairways Apartments LLC	Columbia, SC	Affordable Residential Housing	$3,007,949	$50,859,091	The Affodable Housing Preservation Corporation
Ahpc Plantations at Pine Lake 2021 LLC	Tallahassee, FL	Affordable Residential Housing	$3,490,590	$50,451,787	The Affordable Housing Preservation Corporation
Ahpc Lakeview at Cottage Hill 2021 LLC	Mobile, AL	Affordable Residential Housing	$3,890,087	$44,592,480	The Affordable Housing Preservation Corporation
Ahpc Cordova Regency 2021 LLC	Pensacola, FL	Affordable Residential Housing	$2,603,817	$36,073,860	The Affordable Housing Preservation Corporation
Ahpc Orchard Park 2021 LLC	Greenville, SC	Affordable Residential Housing	$2,461,691	$33,897,891	The Affordable Housing Preservation Corporation
Ahpc Verandas at Rocky Ridge 2021 LLC	Birmingham, AL	Affordable Residential Housing	$2,488,843	$32,589,313	The Affordable Housing Preservation Corporation
Ahpc Crestview at Cordova 2021 LLC	Pensacola, FL	Affordable Residential Housing	$1,870,597	$27,027,559	The Affordable Housing Preservation Corporation
Ahpc Social 1600 LLC	Tallahassee, FL	Affordable Residential Housing	$1,647,448	$26,793,579	The Affodable Housing Preservation Corporation
Ahpc Inverness Lakes 2021 LLC	Mobile, AL	Affordable Residential Housing	$2,319,091	$26,583,978	The Affordable Housing Preservation Corporation
Ahpc Willowbrook 2021 LLC	Simpsonville, SC	Affordable Residential Housing	$1,940,650	$24,519,742	The Affodable Housing Preservation Corporation
Ahpc Hub Tallahassee LLC	Tallahassee, FL	Affordable Residential Housing	$1,515,371	$23,564,436	The Affodable Housing Preservation Corporation
Ahpc Parks at Rivercrest LLC	Columbia, SC	Affordable Residential Housing	$1,354,565	$20,870,902	The Affodable Housing Preservation Corporation
Ahpc Social Tallahassee LLC	Tallahassee, FL	Affordable Residential Housing	$1,626,064	$17,643,506	The Affodable Housing Preservation Corporation
Ahpc Tropical Ridge Apartments LLC	Columbia, SC	Affordable Residential Housing	$2,314,566	$14,457,063	The Affodable Housing Preservation Corporation
Ahpc Windridge Townhomes LLC	Columbia, SC	Affordable Residential Housing	$359,525	$5,396,140	The Affodable Housing Preservation Corporation

Debt and Bond Financing

Other Reported Liabilities

Liability	Amount
Tenant Security Deposits	$517,797

Bond Issues

Bond	Issuer	Issued	Issue Price	Purpose
B	Capital Trust Authority	2024-03-06	$257,060,588	To acquire low income residential housing complex
D	South Carolina Jobs-economic Development Authority	2022-06-10	$99,124,444	To acquire low income residential housing complex
A	Development Authority of Rockdale County	2021-12-09	$71,220,000	To acquire low income residential housing complex
A	Housing Finance Authority of Leon County Florida	2022-04-28	$70,553,565	To acquire low income residential housing complex
C	South Carolina Jobs-economic Development Authority	2021-12-16	$64,130,000	To acquire low income residential housing complex
B	South Carolina Jobs-economic Development Authority	2021-12-14	$63,770,000	To acquire low income residential housing complex

Bond Proceeds

Bond	Total Proceeds	Spent	Retired	Issuance Costs
B	$257,060,588	-	-	$1,009,887
D	$99,124,444	-	-	$1,816,888
A	$71,220,000	$427,763	-	$1,517,887
A	$70,553,565	-	-	$1,277,803
C	$64,130,000	$1,566,293	-	$1,229,334
B	$63,770,000	$1,561,219	-	$1,414,978

Bond Financing Compliance

No rebate due: No
Rebate not yet due: Yes
Form 8038-T filed: No
Gross proceeds invested in GIC: No
Exception to rebate: No
Corrective action procedures: No

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: Yes
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 A, Line 2

“Beth ann smith has a family relationship with sharon walker.”

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

“The 990 is prepared and reviewed by various individuals within management and provided to the governing body before its filing as time allows or at its next meeting when time does not permit review prior to filing.”

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

“The board of directors, officers and committee members annually review and sign the agency's conflict of interest policy.”

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

“Executive director compensation recommended by a committee appointed by the board of directors, which determined an acceptable range of compensation and benefits from online and local sources, including comparability data. There is a written employment contract in effect from 2022-2026 with annual review of business objectives. Compensation of other officers, if any, will be based on job description, comparable to other similar non-profit organizations.”

Form 990, Part VI, Section C, Line 19

“These items are available upon request.”

Filing and Contact Details

Filer

Filer Name: The Affordable Housing Preservation
EIN: 86-1646797
Phone: 8009139349
Address: 6001 ARGYLE FOREST BLVD STE 21 10, JACKSONVILLE, FL 32244

Signing Officer

Name: Barbara Cocciolo
Title: Executive Director
Phone: 8009139349
Signed: 2025-11-12
Discuss with paid preparer: Yes

Organization Details

Principal Officer: Barbara Cocciolo
Formed: 2021
Legal Domicile: Fl
Voting Board Members: 10
Independent Board Members: 7
Employees: 2
Volunteers: 10

Preparer

Firm: Lumsden & Mccormick Llp
Address: 369 FRANKLIN STREET, BUFFALO, NY 14202
Preparer: Brian J Kern CPA
Phone: 7168563300

Supplemental Narrative

Additional Explanations

FORM 990, PART XII, LINE 2C:

“The agency maintains a selection process. No changes were made during the tax year.”

Raw XML AppendixShowing 400 of 936 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/PersonNm	1	BETH ANN SMITH
IRS990/Form990PartVIISectionAGrp/PersonNm	2	JAMES ANDERSON
IRS990/Form990PartVIISectionAGrp/PersonNm	3	DWAYNE ALEXANDER
IRS990/Form990PartVIISectionAGrp/PersonNm	4	CHAD BOWLING
IRS990/Form990PartVIISectionAGrp/PersonNm	5	DAVID JONES
IRS990/Form990PartVIISectionAGrp/PersonNm	6	CATHERINE METZGAR CLAYCOMB
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IRS990/Form990PartVIISectionAGrp/PersonNm	8	DAVID SARLES
IRS990/Form990PartVIISectionAGrp/PersonNm	9	LAURA CULLIP
IRS990/Form990PartVIISectionAGrp/PersonNm	10	MATT ARMSTRONG
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IRS990/Form990PartVIISectionAGrp/TitleTxt	3	DIRECTOR THROUGH 1/11/24
IRS990/Form990PartVIISectionAGrp/TitleTxt	4	DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt	5	DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt	6	DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt	7	DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt	8	DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt	9	DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt	10	DIRECTOR
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IRS990/RelatedOrganizationCtrlEntInd	0	0
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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationFilingOrgAmt	0	0

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