Civic Intelligence

Oak City Affordable Communities In

EIN 87-1056589 • 501(c)3 • Raleigh, NC

Profile

Provides housing to low to moderate income families

900 Haynes StreetRaleigh, NC 27604

n/A

Siviq Scores

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

Liabilities / Assets

21st percentile

0.08x

Higher debt load relative to assets than 21% of similar nonprofits.

NTEE L • $5M-$10M nonprofits • Source year 2025

Liabilities / Revenue

19th percentile

0.20x

Higher debt load relative to revenue than 19% of similar nonprofits.

NTEE L • $5M-$10M nonprofits • Source year 2025

Net Margin

76th percentile

19%

Higher net margin than 76% of similar nonprofits.

NTEE L • $5M-$10M nonprofits • Source year 2025

Top Officer Pay

83rd percentile

$447,469

Higher top officer pay than 83% of similar nonprofits.

Top officer pay equals 21.3% of source-year revenue.

NTEE L • $5M-$10M nonprofits • Source year 2025

Asset Growth

82nd percentile

9.6%

Faster asset growth than 82% of similar nonprofits.

NTEE L • $5M-$10M nonprofits • Annualized from 2024 to 2025

Revenue Growth

21st percentile

-3.0%

Faster revenue growth than 21% of similar nonprofits.

NTEE L • $5M-$10M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets21st percentile

Assets

Up

$5,133,139

Up $450,632 (+9.6%) from 2024

Liabilities

Up

$428,725

Up $52,192 (+14%) from 2024

Net Assets

Up

$4,704,414

Up $398,440 (+9.3%) from 2024

Operations
Liabilities / Revenue19th percentileNet Margin76th percentile

Revenue

Down

$2,099,552

Down $63,838 (-3.0%) from 2024

Expenses

Up

$1,701,112

Up $160,212 (+10%) from 2024

Net Income

Down

$398,440

Down $224,050 (-36%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth82nd percentile

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

$6.0M$4.0M$2.0M$0Assets 2023: $4,033,062Liabilities 2023: $349,578Net Assets 2023: $3,683,4842023Assets 2024: $4,682,507Liabilities 2024: $376,533Net Assets 2024: $4,305,9742024Assets 2025: $5,133,139Liabilities 2025: $428,725Net Assets 2025: $4,704,4142025

Highlighted filing

2025

Assets$5,133,139
Liabilities$428,725
Net Assets$4,704,414
Open 2025 Filing

Operations Trend

Revenue Growth21st percentile

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

$6.0M$4.0M$2.0M$0Revenue 2023: $4,261,234Expenses 2023: $577,750Net Income 2023: $3,683,4842023Revenue 2024: $2,163,390Expenses 2024: $1,540,900Net Income 2024: $622,4902024Revenue 2025: $2,099,552Expenses 2025: $1,701,112Net Income 2025: $398,4402025

Highlighted filing

2025

Revenue$2,099,552
Expenses$1,701,112
Net Income$398,440
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$5,133,139
Liabilities
$428,725
Net assets
$4,704,414
Revenue
$2,099,552
Expenses
$1,701,112
Net income
$398,440
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$5.13$0.43$4.70$2.10$1.70$0.40
2024Detailed filing. Detailed filing data is available for this year.$4.68$0.38$4.31$2.16$1.54$0.62
2023Detailed filing. Detailed filing data is available for this year.$4.03$0.35$3.68$4.26$0.58$3.68
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Apr 1, 2024 to Mar 31, 2025
Signed
Feb 16, 2026
Return Version
2024v5.5
Gross Receipts
$2,099,552
Mission and Program Overview

Mission

Provides housing to low to moderate income families

Balance Sheet Detail
LineBeginningEndChange
Assets
Cash and Non-Interest-Bearing Accounts$2,621,518$3,465,890▲ $844,372
Savings and Temporary Cash Investments$1,628,260$1,174,213▼ $454,047
Land, Buildings, and Equipment, Net$209,164$191,401▼ $17,763
Accounts Receivable$19,630$85,210▲ $65,580
Prepaid Expenses and Deferred Charges$41,883$43,121▲ $1,238
Inventories for Sale or Use$1,960$2,515▲ $555
Total Assets$4,682,507$5,133,139▲ $450,632
Other Assets Total$160,092$170,789▲ $10,697
Liabilities
Other Liabilities$245,393$277,562▲ $32,169
Accounts Payable and Accrued Expenses$78,846$94,780▲ $15,934
Deferred Revenue$52,294$56,383▲ $4,089
Total Liabilities$376,533$428,725▲ $52,192
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$4,305,974$4,704,414▲ $398,440
Net Assets With Donor Restrictions-$0-
Total Net Assets Fund Balance$4,305,974$4,704,414▲ $398,440
Total Liabilities and Net Assets / Fund Balance$4,682,507$5,133,139▲ $450,632

Asset Categories

AssetBook ValueDepreciationBasis
Leasehold Improvements$161,060$39,241$200,301
Equipment$30,341$150,555$180,896
Buildings$0$13,853$13,853
Compensation and Service Providers
Top Officer Pay83rd percentile

Employees

NameTitleOtherTotal
Jennifer Nemitz MorganSpecial Assistant$141,770$141,770

Board Members and Trustees

NameTitle
Gregg WarrenBoard Chair
Niya Fonville End 112024Board Vice Chair
Arne MorrisBoard Director
Bahati MutisyaBoard Director
Eric BraunBoard Director
Susan EllingerBoard Director
Valerie CrutchfieldBoard Director
Yolanda WinsteadBoard Director
Elizabeth EdgertonDirector Admin & Fin
Ashley Lommers JohnsonCEO
Joe WhitehouseSecretary

Highest Paid Contractors

ContractorServicesLocationCompensation
Raleigh Housing AuthorityMgmt & Admin Svcs900 HAYNES ST, Raleigh, NC 27604$148,838
Revenue and Support

Revenue Composition

Contributions and Grants
$1,505,544
Program Service Revenue
$489,611
Investment Income
$104,397
Other Revenue
$0
Change in Net Assets
$398,440
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,317,414
Salaries, Compensation, and Employee Benefits$383,698
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Fees for Services Management-$199,265-$199,265
Other Salaries and Wages$137,583$13,604-$151,187
Other Expenses$132,433--$132,433
Current Officers, Directors, Trustees, and Key Employees-$105,050-$105,050
Other Employee Benefits$1,419$55,061-$56,480
Pension Plan Contributions$25,072$27,559-$52,631
Insurance$40,345--$40,345
Occupancy$35,986--$35,986
Depreciation Depletion$30,669--$30,669
Office Expenses$28,424--$28,424
Information Technology$23,297--$23,297
Payroll Taxes$9,664$8,686-$18,350
Fees for Services Other$10,809--$10,809
Travel$8,385--$8,385
Fees for Services Legal-$7,957-$7,957
Fees for Services Accounting-$6,000-$6,000
Advertising$1,399--$1,399
Total Functional Expenses$1,277,930$423,182$0$1,701,112
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
Pension Liability$152,404
Security Deposits$107,892
Deffered Inflow$15,354
Undistributed Credits$1,512
Other Current Liabilities$400
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
No
Audit committee
No
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
No
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, Part VI, Section B, Line 11B

“No review was or will be conducted”

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

“The policy is monitored by the ceo”

Form 990, Part VI, Section B, Line 15

“Organization has no employees; however, certain individuals employed through raleigh housing authority have their salary or a portion of their salary expensed to the organization”

Form 990, Part VI, Section C, Line 19

“Documents are made available upon request and/or through form 4506-a through www.irs.gov”

Filing and Contact Details

Filer

Filer Name
Oak City Affordable Communities Inc
EIN
87-1056589
Phone
9198316670
Address
900 HAYNES STREET, RALEIGH, NC 27604

Signing Officer

Name
William Biggs
Title
Acting CEO
Phone
9198316670
Signed
2026-02-16
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Gregg Warren
Formed
2020
Legal Domicile
Nc
Voting Board Members
8
Independent Board Members
8
Employees
0
Volunteers
9

Preparer

Firm
Rubino and Company Chartered
Address
6903 ROCKLEDGE DRIVE SUITE 300, BETHESDA, MD 20817-1818
Preparer
Kay Vollans CPA
Phone
3015643636
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IRS990/PayPremiumsPrsnlBnftCntrctInd00
IRS990/PayrollTaxesGrp/ManagementAndGeneralAmt08686
IRS990/PayrollTaxesGrp/ProgramServicesAmt09664
IRS990/PayrollTaxesGrp/TotalAmt018350
IRS990/PensionPlanContributionsGrp/ManagementAndGeneralAmt027559
IRS990/PensionPlanContributionsGrp/ProgramServicesAmt025072
IRS990/PensionPlanContributionsGrp/TotalAmt052631
IRS990/PoliticalCampaignActyInd00
IRS990/PrepaidExpensesDefrdChargesGrp/BOYAmt041883
IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt043121
IRS990/PrincipalOfficerNm0GREGG WARREN
IRS990/ProfessionalFundraisingInd00
IRS990/ProgramServiceRevenueGrp/BusinessCd0900099
IRS990/ProgramServiceRevenueGrp/Desc0TENANT RENT
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt0489611
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt0489611
IRS990/ProhibitedTaxShelterTransInd00
IRS990/PYBenefitsPaidToMembersAmt00
IRS990/PYContributionsGrantsAmt01608286
IRS990/PYExcessBenefitTransInd00
IRS990/PYGrantsAndSimilarPaidAmt00
IRS990/PYInvestmentIncomeAmt049430
IRS990/PYOtherExpensesAmt01540900
IRS990/PYOtherRevenueAmt00
IRS990/PYProgramServiceRevenueAmt0505674
IRS990/PYRevenuesLessExpensesAmt0622490
IRS990/PYSalariesCompEmpBnftPaidAmt00
IRS990/PYTotalExpensesAmt01540900
IRS990/PYTotalProfFndrsngExpnsAmt00
IRS990/PYTotalRevenueAmt02163390
IRS990/QuidProQuoContributionsInd00
IRS990/RcvFndsToPayPrsnlBnftCntrctInd00
IRS990/ReconcilationRevenueExpnssAmt0398440
IRS990/RegularMonitoringEnfrcInd01
IRS990/RelatedEntityInd01
IRS990/RelatedOrganizationCtrlEntInd00
IRS990/RelatedOrganizationsAmt01505544
IRS990/ReportInvestmentsOtherSecInd00
IRS990/ReportLandBuildingEquipmentInd01
IRS990/ReportOtherAssetsInd00
IRS990/ReportOtherLiabilitiesInd01
IRS990/ReportProgramRelatedInvstInd00
IRS990/RevenueAmt0489611
IRS990/SavingsAndTempCashInvstGrp/BOYAmt01628260
IRS990/SavingsAndTempCashInvstGrp/EOYAmt01174213
IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/CurrentTaxYearAmt01505544
IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/TotalAmt01505544
IRS990ScheduleA/First5Years509Ind0X
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearAmt01505544
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus1YearAmt01608286
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus2YearsAmt04029797
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/TotalAmt07143627
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearAmt0104397
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus1YearAmt049430
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus2YearsAmt016258
IRS990ScheduleA/GrossInvestmentIncome509Grp/TotalAmt0170085
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearAmt0489611
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus1YearAmt0505674
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus2YearsAmt0215179
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/TotalAmt01210464
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearAmt0104397
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus1YearAmt049430
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus2YearsAmt016258
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/TotalAmt0170085
IRS990ScheduleA/PubliclySupportedOrg509a2Ind0X
IRS990ScheduleA/PublicSupportTotal509Amt06848547
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/CurrentTaxYearAmt01505544
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/TotalAmt01505544
IRS990ScheduleA/SubstantialContributorsAmtGrp/TotalAmt00
IRS990ScheduleA/Total509Grp/CurrentTaxYearAmt01995155
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus1YearAmt02113960
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus2YearsAmt04244976
IRS990ScheduleA/Total509Grp/TotalAmt08354091
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearAmt02099552
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus1YearAmt02163390
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus2YearsAmt04261234
IRS990ScheduleA/TotalSupportCalendarYearGrp/TotalAmt08524176
IRS990ScheduleB/ContributorInformationGrp/ContributorBusinessName/BusinessNameLine10RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorNum0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine10RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine20RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/City0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/State0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/ZIPCode0RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/TotalContributionsAmt0RESTRICTED
IRS990/ScheduleBRequiredInd01
IRS990ScheduleD/BuildingsGrp/BookValueAmt00
IRS990ScheduleD/BuildingsGrp/DepreciationAmt013853
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt013853
IRS990ScheduleD/EquipmentGrp/BookValueAmt030341
IRS990ScheduleD/EquipmentGrp/DepreciationAmt0150555
IRS990ScheduleD/EquipmentGrp/OtherCostOrOtherBasisAmt0180896
IRS990ScheduleD/LeaseholdImprovementsGrp/BookValueAmt0161060
IRS990ScheduleD/LeaseholdImprovementsGrp/DepreciationAmt039241
IRS990ScheduleD/LeaseholdImprovementsGrp/OtherCostOrOtherBasisAmt0200301
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt0107892
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt115354
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt2152404
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt3400
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt41512
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0SECURITY DEPOSITS
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1DEFFERED INFLOW
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc2PENSION LIABILITY
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc3OTHER CURRENT LIABILITIES
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc4UNDISTRIBUTED CREDITS
IRS990ScheduleD/TotalBookValueLandBuildingsAmt0191401
IRS990ScheduleD/TotalLiabilityAmt0277562
IRS990ScheduleJ/AnyNonFixedPaymentsInd00
IRS990ScheduleJ/CompBasedOnRevenueOfFlngOrgInd00
IRS990ScheduleJ/CompBsdNetEarnsFlngOrgInd00
IRS990ScheduleJ/CompBsdNetEarnsRltdOrgsInd00
IRS990ScheduleJ/CompBsdOnRevRelatedOrgsInd00
IRS990ScheduleJ/EquityBasedCompArrngmInd00
IRS990ScheduleJ/InitialContractExceptionInd00
IRS990/ScheduleJRequiredInd01
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BaseCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BaseCompensationFilingOrgAmt10
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusFilingOrganizationAmount00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusFilingOrganizationAmount10
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusRelatedOrganizationsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusRelatedOrganizationsAmt10
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompensationBasedOnRltdOrgsAmt0372615
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompensationBasedOnRltdOrgsAmt1175839
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990FilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990FilingOrgAmt10
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990RltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990RltdOrgsAmt10
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompensationFlngOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompensationFlngOrgAmt10
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompRltdOrgsAmt050862
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompRltdOrgsAmt124002
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsFilingOrgAmt10
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsRltdOrgsAmt023992
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsRltdOrgsAmt123083
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationFilingOrgAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationFilingOrgAmt10
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationRltdOrgsAmt00
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationRltdOrgsAmt10
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm0ASHLEY LOMMERS JOHNSON

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