Civic Intelligence

Housing Assistance Management Enterprise

EIN 87-0501094 • 501(c)3 • Salt Lake City, UT

Profile

Provide dwellings for leasing to low and moderate income people.

1776 South West TempleSalt Lake City, UT 84115

n/A

Siviq Scores

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

Liabilities / Assets

59th percentile

0.31x

Higher debt load relative to assets than 59% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Source year 2024

Liabilities / Revenue

91st percentile

3.10x

Higher debt load relative to revenue than 91% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Source year 2024

Net Margin

76th percentile

21%

Higher net margin than 76% of similar nonprofits.

501(c)3 • $25M-$50M 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

80th percentile

18%

Faster asset growth than 80% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Annualized from 2023 to 2024

Revenue Growth

52nd percentile

7.7%

Faster revenue growth than 52% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets59th percentile

Assets

Up

$31,937,248

Up $4,938,478 (+18%) from 2023

Liabilities

Up

$9,830,482

Up $4,166,711 (+74%) from 2023

Net Assets

Up

$22,106,766

Up $771,767 (+3.6%) from 2023

Operations
Liabilities / Revenue91st percentileNet Margin76th percentile

Revenue

Up

$3,176,037

Up $227,326 (+7.7%) from 2023

Expenses

Up

$2,502,835

Up $14,863 (+0.6%) from 2023

Net Income

Up

$673,202

Up $212,463 (+46%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth80th percentile

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

$40M$30M$20M$10M$0Assets 2010: $10,405,865Liabilities 2010: $792,968Net Assets 2010: $9,612,8972010Assets 2011: $11,134,355Liabilities 2011: $1,377,635Net Assets 2011: $9,756,7202011Assets 2012: $11,313,125Liabilities 2012: $1,218,084Net Assets 2012: $10,095,0412012Assets 2013: $11,353,308Liabilities 2013: $1,109,158Net Assets 2013: $10,244,1502013Assets 2014: $11,747,725Liabilities 2014: $1,007,566Net Assets 2014: $10,740,1592014Assets 2015: $11,942,214Liabilities 2015: $1,014,886Net Assets 2015: $10,927,3282015Assets 2016: $12,355,393Liabilities 2016: $1,013,195Net Assets 2016: $11,342,1982016Assets 2017: $12,284,766Liabilities 2017: $543,829Net Assets 2017: $11,740,9372017Assets 2018: $18,268,925Liabilities 2018: $5,715,501Net Assets 2018: $12,553,4242018Assets 2019: $21,577,340Liabilities 2019: $5,462,561Net Assets 2019: $16,114,7792019Assets 2020: $14,435,793Liabilities 2020: $1,013,523Net Assets 2020: $13,422,2702020Assets 2021: $14,748,431Liabilities 2021: $985,531Net Assets 2021: $13,762,9002021Assets 2022: $26,809,165Liabilities 2022: $5,752,214Net Assets 2022: $21,056,9512022Assets 2023: $26,998,770Liabilities 2023: $5,663,771Net Assets 2023: $21,334,9992023Assets 2024: $31,937,248Liabilities 2024: $9,830,482Net Assets 2024: $22,106,7662024

Highlighted filing

2024

Assets$31,937,248
Liabilities$9,830,482
Net Assets$22,106,766
Open 2024 Filing

Operations Trend

Revenue Growth52nd percentile

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

$8.0M$6.0M$4.0M$2.0M$0Expenses 2010: $1,172,0412010Expenses 2011: $1,252,0722011Expenses 2012: $1,175,6962012Revenue 2013: $1,519,228Expenses 2013: $1,370,119Net Income 2013: $149,1092013Revenue 2014: $1,674,041Expenses 2014: $1,178,032Net Income 2014: $496,0092014Revenue 2015: $1,531,607Expenses 2015: $1,231,774Net Income 2015: $299,8332015Revenue 2016: $1,638,559Expenses 2016: $1,215,878Net Income 2016: $422,6812016Revenue 2017: $1,661,674Expenses 2017: $1,265,056Net Income 2017: $396,6182017Revenue 2018: $2,325,909Expenses 2018: $1,513,422Net Income 2018: $812,4872018Revenue 2019: $5,830,695Expenses 2019: $2,269,340Net Income 2019: $3,561,3552019Revenue 2020: $1,940,543Expenses 2020: $1,395,709Net Income 2020: $544,8342020Revenue 2021: $2,053,627Expenses 2021: $1,713,268Net Income 2021: $340,3592021Revenue 2022: $6,658,101Expenses 2022: $2,367,227Net Income 2022: $4,290,8742022Revenue 2023: $2,948,711Expenses 2023: $2,487,972Net Income 2023: $460,7392023Revenue 2024: $3,176,037Expenses 2024: $2,502,835Net Income 2024: $673,2022024

Highlighted filing

2024

Revenue$3,176,037
Expenses$2,502,835
Net Income$673,202
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$31,937,248
Liabilities
$9,830,482
Net assets
$22,106,766
Revenue
$3,176,037
Expenses
$2,502,835
Net income
$673,202
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$31.9$9.83$22.1$3.18$2.50$0.67
2023Detailed filing. Detailed filing data is available for this year.$27.0$5.66$21.3$2.95$2.49$0.46
2022Detailed filing. Detailed filing data is available for this year.$26.8$5.75$21.1$6.66$2.37$4.29
2021Detailed filing. Detailed filing data is available for this year.$14.7$0.99$13.8$2.05$1.71$0.34
2020Facts available. Structured filing facts are available, but richer extracted sections are limited.$14.4$1.01$13.4$1.94$1.40$0.54
2019Detailed filing. Detailed filing data is available for this year.$21.6$5.46$16.1$5.83$2.27$3.56
2018Detailed filing. Detailed filing data is available for this year.$18.3$5.72$12.6$2.33$1.51$0.81
2017Detailed filing. Detailed filing data is available for this year.$12.3$0.54$11.7$1.66$1.27$0.40
2016Detailed filing. Detailed filing data is available for this year.$12.4$1.01$11.3$1.64$1.22$0.42
2015Detailed filing. Detailed filing data is available for this year.$11.9$1.01$10.9$1.53$1.23$0.30
2014Detailed filing. Detailed filing data is available for this year.$11.7$1.01$10.7$1.67$1.18$0.50
2013Detailed filing. Detailed filing data is available for this year.$11.4$1.11$10.2$1.52$1.37$0.15
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$11.3$1.22$10.1$1.18
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$11.1$1.38$9.76$1.25
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$10.4$0.79$9.61$1.17
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 15, 2025
Return Version
2024v5.0
Gross Receipts
$3,176,037
Mission and Program Overview

Mission

Provided dwellings for leasing to low and moderate income people

Provide dwellings for leasing to low and moderate income people.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$9,274,672$11,604,677▲ $2,330,005
Cash and Non-Interest-Bearing Accounts$12,096,268$10,383,978▼ $1,712,290
Other Notes and Loans Receivable, Net$2,153,811$4,320,503▲ $2,166,692
Savings and Temporary Cash Investments$751,716$742,479▼ $9,237
Accounts Receivable$59,781$73,244▲ $13,463
Prepaid Expenses and Deferred Charges$16,453$14,851▼ $1,602
Total Assets$26,998,770$31,937,248▲ $4,938,478
Other Assets Total$2,646,069$4,797,516▲ $2,151,447
Liabilities
Mortgage Notes Payable Secured by Investment Property$5,209,627$6,559,143▲ $1,349,516
Other Liabilities$269,072$2,930,421▲ $2,661,349
Accounts Payable and Accrued Expenses$127,590$283,654▲ $156,064
Deferred Revenue$57,482$57,264▼ $218
Total Liabilities$5,663,771$9,830,482▲ $4,166,711
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$15,343,999$16,594,846▲ $1,250,847
Net Assets With Donor Restrictions$5,991,000$5,511,920▼ $479,080
Total Net Assets Fund Balance$21,334,999$22,106,766▲ $771,767
Total Liabilities and Net Assets / Fund Balance$26,998,770$31,937,248▲ $4,938,478

Asset Categories

AssetBook ValueDepreciationBasis
Land$6,535,700-$6,535,700
Buildings$4,230,732$1,929,668$6,160,400
Other Land Buildings$58,473$39,861$98,334
Other Assets Org$75,390--
Compensation and Service Providers
Top Officer PayScore unavailable

Board Members and Trustees

NameTitle
Mike PazziChair
William DavisVice Chair
Brenda KogaBoard Member
Dave MansellBoard Member
Fraser NelsonBoard Member
Palmer DepaulisBoard Member
Philip BernalBoard Member
Tess ClarkBoard Member
Revenue and Support

Revenue Composition

Contributions and Grants
$575,174
Program Service Revenue
$2,023,887
Investment Income
$576,976
Other Revenue
$0
All Other Contributions
$575,174
Change in Net Assets
$673,202
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,518,181
Salaries, Compensation, and Employee Benefits$984,654
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$602,454$150,614-$753,068
Occupancy$233,774$58,443-$292,217
Other Employee Benefits$185,269$46,317-$231,586
Fees for Services Management$132,203$33,051-$165,254
Depreciation Depletion$135,636--$135,636
Insurance$65,608$16,402-$82,010
Interest$65,059--$65,059
Office Expenses$33,688$8,422-$42,110
Travel$10,144--$10,144
Other Expenses$7,274$1,819-$9,093
Advertising$6,054--$6,054
Fees for Services Legal$4,766$1,191-$5,957
Fees for Services Accounting$3,312$828-$4,140
Total Functional Expenses$2,045,647$457,188$0$2,502,835
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
Deferred Inflows$2,617,789
Net Pension Liability$237,242
Security Deposits$75,390
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
Yes
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 11B

“The form 990 is reviewed in detail by the finance director and the deputy executive director. It is then presented to the board to accept the form 990 after filing.”

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

“Conflict of interest statements are required to be signed each year by each board member. The staff of the housing authority of salt lake city also signs conflict of interest statements.”

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

“The housing authority of salt lake city has used a third party consulting firm to review staff position salaries. Labor is charged to properties owned or managed by housing assistance management enterprise for staff employed by the housing authority of salt lake city based on direct hours worked, in addition to an allocation method for overhead staff expenses. The executive director's salary is also paid by the housing authority of salt lake city.”

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

“The housing authority of salt lake city has used a third party consulting firm to review staff position salaries. Labor is charged to properties owned or managed by housing assistance management enterprise for staff employed by the housing authority of salt lake city based on direct hours worked, in addition to an allocation method for overhead staff expenses.”

Form 990, Page 6, Part VI, Line 19

“Upon written request, the organization will make available the governing documents,policies, and/or financial statements.”

Filing and Contact Details

Filer

Filer Name
Housing Assistance Management
EIN
87-0501094
Phone
8014820554
Address
1776 SOUTH WEST TEMPLE, SALT LAKE CITY, UT 84115

Signing Officer

Name
Daniel Nackerman
Title
Executive Director
Phone
8014280558
Signed
2025-11-15
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Daniel Nackerman
Formed
1992
Legal Domicile
Ut
Voting Board Members
7
Independent Board Members
7
Employees
0

Preparer

Firm
Berman Hopkins Wright Laham Cpas & Assoc
Address
8035 SPYGLASS HILL RD, MELBOURNE, FL 32940-7984
Preparer
Abbey K Redden CPA
Phone
3217572020
Supplemental Narrative

Additional Explanations

Form 990, Part XI, Line 9

“K1 INCOME/LOSS 28”

Raw XML AppendixShowing 400 of 534 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/OtherExpensesGrp/ManagementAndGeneralAmt111150
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IRS990/OtherExpensesGrp/ProgramServicesAmt144601
IRS990/OtherExpensesGrp/ProgramServicesAmt27274
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IRS990/OtherExpensesGrp/TotalAmt155751
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IRS990/OtherSalariesAndWagesGrp/ManagementAndGeneralAmt0150614
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IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearAmt02023887
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IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus4YearsAmt01593049
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/TotalAmt08615863
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IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus1YearAmt0447535
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IRS990ScheduleA/InvestmentIncomePYPct00.05000
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IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus3YearsAmt02048666
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IRS990ScheduleA/Total509Grp/TotalAmt011829428
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IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus3YearsAmt02053627
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IRS990ScheduleA/TotalSupportCalendarYearGrp/TotalAmt013026357
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IRS990ScheduleD/BuildingsGrp/BookValueAmt04230732
IRS990ScheduleD/BuildingsGrp/DepreciationAmt01929668
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt06160400
IRS990ScheduleD/LandGrp/BookValueAmt06535700
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt06535700
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IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt11392503
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt2673433
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt3530200
IRS990ScheduleD/OtherAssetsOrgGrp/BookValueAmt475390
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IRS990ScheduleD/OtherAssetsOrgGrp/Desc2OTHER ASSETS
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IRS990ScheduleD/OtherAssetsOrgGrp/Desc4TENANT DEPOSITS
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IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt039861
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt098334
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IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc2SECURITY DEPOSITS
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE FORM 990 IS REVIEWED IN DETAIL BY THE FINANCE DIRECTOR AND THE DEPUTY EXECUTIVE DIRECTOR. IT IS THEN PRESENTED TO THE BOARD TO ACCEPT THE FORM 990 AFTER FILING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1CONFLICT OF INTEREST STATEMENTS ARE REQUIRED TO BE SIGNED EACH YEAR BY EACH BOARD MEMBER. THE STAFF OF THE HOUSING AUTHORITY OF SALT LAKE CITY ALSO SIGNS CONFLICT OF INTEREST STATEMENTS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE HOUSING AUTHORITY OF SALT LAKE CITY HAS USED A THIRD PARTY CONSULTING FIRM TO REVIEW STAFF POSITION SALARIES. LABOR IS CHARGED TO PROPERTIES OWNED OR MANAGED BY HOUSING ASSISTANCE MANAGEMENT ENTERPRISE FOR STAFF EMPLOYED BY THE HOUSING AUTHORITY OF SALT LAKE CITY BASED ON DIRECT HOURS WORKED, IN ADDITION TO AN ALLOCATION METHOD FOR OVERHEAD STAFF EXPENSES. THE EXECUTIVE DIRECTOR'S SALARY IS ALSO PAID BY THE HOUSING AUTHORITY OF SALT LAKE CITY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3THE HOUSING AUTHORITY OF SALT LAKE CITY HAS USED A THIRD PARTY CONSULTING FIRM TO REVIEW STAFF POSITION SALARIES. LABOR IS CHARGED TO PROPERTIES OWNED OR MANAGED BY HOUSING ASSISTANCE MANAGEMENT ENTERPRISE FOR STAFF EMPLOYED BY THE HOUSING AUTHORITY OF SALT LAKE CITY BASED ON DIRECT HOURS WORKED, IN ADDITION TO AN ALLOCATION METHOD FOR OVERHEAD STAFF EXPENSES.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4UPON WRITTEN REQUEST, THE ORGANIZATION WILL MAKE AVAILABLE THE GOVERNING DOCUMENTS,POLICIES, AND/OR FINANCIAL STATEMENTS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5K1 INCOME/LOSS 28
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 6, PART VI, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 15A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 15B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PAGE 6, PART VI, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5FORM 990, PART XI, LINE 9
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IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/OwnershipPct30.00010
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt0LIHTC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt1LIHTC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt2LIHTC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/PrimaryActivitiesTxt3LIHTC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt0JSA II LLC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt1JEFFERSON
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt2SUNRISE METRO LLC
IRS990ScheduleR/IdRelatedOrgTxblPartnershipGrp/RelatedOrganizationName/BusinessNameLine1Txt3CAPITOL HOMES LLC

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