Civic Intelligence

The Woods Cooperative Association Inc

EIN 87-1541942 • 501(c)3 • Little River, CA

Profile

To own and operate a manufactured housing coommunity; and to gain control of the rental costs, preserve the community for the current residents, and keep it affordable long term for low and moderate-income individuals and families.

43300 Little River Airport RdLittle River, CA 95456

thewoodscooperative.com

Siviq Scores

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

Liabilities / Assets

92nd percentile

0.96x

Higher debt load relative to assets than 92% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Liabilities / Revenue

95th percentile

7.31x

Higher debt load relative to revenue than 95% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Net Margin

56th percentile

7.1%

Higher net margin than 56% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Top Officer Pay

15th percentile

$0

Higher top officer pay than 15% of similar nonprofits.

Top officer pay equals 0.0% of source-year revenue.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Asset Growth

30th percentile

-1.1%

Faster asset growth than 30% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Revenue Growth

61st percentile

13%

Faster revenue growth than 61% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets92nd percentile

Assets

Down

$14,301,072

Down $152,626 (-1.1%) from 2023

Liabilities

Down

$13,734,530

Down $286,065 (-2.0%) from 2023

Net Assets

Up

$566,542

Up $133,439 (+31%) from 2023

Operations
Liabilities / Revenue95th percentileNet Margin56th percentile

Revenue

Up

$1,877,595

Up $212,029 (+13%) from 2023

Expenses

Up

$1,744,156

Up $53,443 (+3.2%) from 2023

Net Income

Up

$133,439

Up $158,586 (+631%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth30th percentile

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

$15M$10M$5.0M$0Assets 2022: $14,658,524Liabilities 2022: $14,200,274Net Assets 2022: $458,2502022Assets 2023: $14,453,698Liabilities 2023: $14,020,595Net Assets 2023: $433,1032023Assets 2024: $14,301,072Liabilities 2024: $13,734,530Net Assets 2024: $566,5422024

Highlighted filing

2024

Assets$14,301,072
Liabilities$13,734,530
Net Assets$566,542
Open 2024 Filing

Operations Trend

Revenue Growth61st percentile

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

$2.0M$1.0M$0-$1.0MRevenue 2022: $1,422,260Expenses 2022: $1,565,948Net Income 2022: -$143,6882022Revenue 2023: $1,665,566Expenses 2023: $1,690,713Net Income 2023: -$25,1472023Revenue 2024: $1,877,595Expenses 2024: $1,744,156Net Income 2024: $133,4392024

Highlighted filing

2024

Revenue$1,877,595
Expenses$1,744,156
Net Income$133,439
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$14,301,072
Liabilities
$13,734,530
Net assets
$566,542
Revenue
$1,877,595
Expenses
$1,744,156
Net income
$133,439
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$14.3$13.7$0.57$1.88$1.74$0.13
2023Detailed filing. Detailed filing data is available for this year.$14.5$14.0$0.43$1.67$1.69$0.03
2022Detailed filing. Detailed filing data is available for this year.$14.7$14.2$0.46$1.42$1.57$0.14
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Jul 25, 2025
Return Version
2024v5.2
Gross Receipts
$1,877,595
Mission and Program Overview

Mission

To own and operate a manufactured housing community; and to gain control of the rental costs, preserve the community for the current residents, and keep it affordable long term for low and moderate-income individuals and families.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$13,049,577$12,948,125▼ $101,452
Savings and Temporary Cash Investments$1,283,503$1,207,857▼ $75,646
Prepaid Expenses and Deferred Charges$85,245$119,287▲ $34,042
Cash and Non-Interest-Bearing Accounts$27,739$23,538▼ $4,201
Accounts Receivable$7,634$2,265▼ $5,369
Total Assets$14,453,698$14,301,072▼ $152,626
Liabilities
Mortgage Notes Payable Secured by Investment Property$13,904,288$13,648,983▼ $255,305
Accounts Payable and Accrued Expenses$96,011$61,725▼ $34,286
Other Liabilities$20,296$21,056▲ $760
Deferred Revenue$0$2,766▲ $2,766
Total Liabilities$14,020,595$13,734,530▼ $286,065
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$269,388$402,827▲ $133,439
Net Assets With Donor Restrictions$163,715$163,715→ $0
Total Net Assets Fund Balance$433,103$566,542▲ $133,439
Total Liabilities and Net Assets / Fund Balance$14,453,698$14,301,072▼ $152,626

Asset Categories

AssetBook ValueDepreciationBasis
Land$9,074,453-$9,074,453
Buildings$3,800,661$418,114$4,218,775
Other Land Buildings$73,011$11,221$84,232
Compensation and Service Providers
Top Officer Pay15th percentile

Board Members and Trustees

NameTitle
James KachikPresident (thru Oct)
Susan Holli-neidlingerPresident/vice President
Flinda BehringerVice President (beg Oct)
Sheila KlopperMember-at-large
Carol BishopSecretary
Barbara SchneiderTreasurer (beg Dec)
Ted HorschTreasurer (oct-dec)
Cynthia JohnsonTreasurer (thru Oct)
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$1,827,966
Investment Income
$32,402
Other Revenue
$17,227
Change in Net Assets
$133,439

Audited Revenue Reconciliation

Revenue per Audited Statements
$1,877,595
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$1,877,595
Total Revenue per Form 990
$1,877,595
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,507,174
Salaries, Compensation, and Employee Benefits$236,982
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Interest$575,912--$575,912
Occupancy$520,187--$520,187
Other Salaries and Wages$153,085$39,819-$192,904
Depreciation Depletion$156,733--$156,733
Insurance$95,024--$95,024
Fees for Services Management-$54,000-$54,000
Other Employee Benefits$22,108$5,751-$27,859
Office Expenses-$24,909-$24,909
Fees for Services Other$21,212--$21,212
Fees for Services Accounting-$17,325-$17,325
Payroll Taxes$12,871$3,348-$16,219
Fees for Services Legal-$10,880-$10,880
Information Technology$9,670--$9,670
Travel-$6,546-$6,546
All Other Expenses-$455-$455
Advertising$225--$225
Other Expenses-$107-$107
Total Functional Expenses$1,567,027$177,129$0$1,744,156

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$1,744,156
Total Expenses per Audited Statements$1,744,156
Total Expenses per Form 990$1,744,156
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
Membership Deposits$21,021
Security Deposits$35
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
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
No
Other officer compensation reviewed
No
Conflict-of-interest policy
No
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 3

“The cooperative hired a managment company to manage its ongoing activities.”

Form 990, Part VI, Section A, Line 6

“Members are comprised of adults who own and reside in a manufactured housing unit in the community.”

Form 990, Part VI, Section A, Line 7A

“The board of directors shall be elected by the membership at an annual or special meeting of the cooperative.”

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

“The prepared form 990 is reviewed and approved by certain members of the governing body before the return is filed with the irs.”

Form 990, Part VI, Section C, Line 19

“The organization makes its governing documents and financial statements available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
The Woods Cooperative Association Inc
EIN
87-1541942
Phone
7079370294
Address
43300 LITTLE RIVER AIRPORT RD, LITTLE RIVER, CA 95456

Signing Officer

Name
Susan Holli Neidlinger
Title
President
Phone
7079370294
Signed
2025-07-25
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Susan Holli Neidlinger
Formed
2021
Legal Domicile
CA
Voting Board Members
5
Independent Board Members
5
Employees
4
Volunteers
75

Preparer

Firm
Wegner Cpas Llp
Address
2921 LANDMARK PL STE 300, MADISON, WI 53713-4236
Preparer
Bruce Mayer CPA
Phone
6082744020
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IRS990/RcvFndsToPayPrsnlBnftCntrctInd00
IRS990/ReconcilationRevenueExpnssAmt0133439
IRS990/RelatedEntityInd00
IRS990/RelatedOrganizationCtrlEntInd00
IRS990/ReportInvestmentsOtherSecInd00
IRS990/ReportLandBuildingEquipmentInd01
IRS990/ReportOtherAssetsInd00
IRS990/ReportOtherLiabilitiesInd01
IRS990/ReportProgramRelatedInvstInd00
IRS990/RevenueAmt01827966
IRS990/SavingsAndTempCashInvstGrp/BOYAmt01283503
IRS990/SavingsAndTempCashInvstGrp/EOYAmt01207857
IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/CurrentTaxYearAmt075614
IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/CurrentTaxYearMinus1YearAmt081465
IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/CurrentTaxYearMinus2YearsAmt074820
IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/TotalAmt0231899
IRS990ScheduleA/First5Years509Ind0X
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus2YearsAmt01800
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/TotalAmt01800
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearAmt032402
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus1YearAmt06944
IRS990ScheduleA/GrossInvestmentIncome509Grp/CurrentTaxYearMinus2YearsAmt0946
IRS990ScheduleA/GrossInvestmentIncome509Grp/TotalAmt040292
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearAmt01827966
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus1YearAmt01658493
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus2YearsAmt01419514
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/TotalAmt04905973
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearAmt032402
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus1YearAmt06944
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/CurrentTaxYearMinus2YearsAmt0946
IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/TotalAmt040292
IRS990ScheduleA/NetIncomeFromOtherUBIGrp/CurrentTaxYearAmt017227
IRS990ScheduleA/NetIncomeFromOtherUBIGrp/CurrentTaxYearMinus1YearAmt0129
IRS990ScheduleA/NetIncomeFromOtherUBIGrp/TotalAmt017356
IRS990ScheduleA/PubliclySupportedOrg509a2Ind0X
IRS990ScheduleA/PublicSupportTotal509Amt04675874
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/CurrentTaxYearAmt075614
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/CurrentTaxYearMinus1YearAmt081465
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/CurrentTaxYearMinus2YearsAmt074820
IRS990ScheduleA/SubstAndDsqlfyPrsnsTotGrp/TotalAmt0231899
IRS990ScheduleA/SubstantialContributorsAmtGrp/TotalAmt00
IRS990ScheduleA/Total509Grp/CurrentTaxYearAmt01827966
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus1YearAmt01658493
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus2YearsAmt01421314
IRS990ScheduleA/Total509Grp/TotalAmt04907773
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearAmt01877595
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus1YearAmt01665566
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus2YearsAmt01422260
IRS990ScheduleA/TotalSupportCalendarYearGrp/TotalAmt04965421
IRS990/ScheduleBRequiredInd00
IRS990ScheduleD/BuildingsGrp/BookValueAmt03800661
IRS990ScheduleD/BuildingsGrp/DepreciationAmt0418114
IRS990ScheduleD/BuildingsGrp/OtherCostOrOtherBasisAmt04218775
IRS990ScheduleD/ExpensesNotReportedAmt00
IRS990ScheduleD/ExpensesNotRptFinclStmtAmt00
IRS990ScheduleD/ExpensesSubtotalAmt01744156
IRS990ScheduleD/LandGrp/BookValueAmt09074453
IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt09074453
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt073011
IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt011221
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt084232
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt035
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt121021
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0SECURITY DEPOSITS
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1MEMBERSHIP DEPOSITS
IRS990ScheduleD/RevenueNotReportedAmt00
IRS990ScheduleD/RevenueNotReportedFinclStmtAmt00
IRS990ScheduleD/RevenueSubtotalAmt01877595
IRS990ScheduleD/TotalBookValueLandBuildingsAmt012948125
IRS990ScheduleD/TotalExpensesPerForm990Amt01744156
IRS990ScheduleD/TotalLiabilityAmt021056
IRS990ScheduleD/TotalRevenuePerForm990Amt01877595
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt01877595
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt01744156
IRS990/ScheduleJRequiredInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE COOPERATIVE HIRED A MANAGMENT COMPANY TO MANAGE ITS ONGOING ACTIVITIES.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1MEMBERS ARE COMPRISED OF ADULTS WHO OWN AND RESIDE IN A MANUFACTURED HOUSING UNIT IN THE COMMUNITY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE BOARD OF DIRECTORS SHALL BE ELECTED BY THE MEMBERSHIP AT AN ANNUAL OR SPECIAL MEETING OF THE COOPERATIVE.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3THE PREPARED FORM 990 IS REVIEWED AND APPROVED BY CERTAIN MEMBERS OF THE GOVERNING BODY BEFORE THE RETURN IS FILED WITH THE IRS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4THE ORGANIZATION MAKES ITS GOVERNING DOCUMENTS AND FINANCIAL STATEMENTS AVAILABLE TO THE PUBLIC UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION A, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION A, LINE 6
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION A, LINE 7A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PART VI, SECTION C, LINE 19
IRS990/SchoolOperatingInd00
IRS990/SignificantChangeInd00
IRS990/SignificantNewProgramSrvcInd00
IRS990/StatesWhereCopyOfReturnIsFldCd0CA
IRS990/SubjectToExcsTaxNetInvstIncInd00
IRS990/SubjectToProxyTaxInd00
IRS990/SubjToTaxRmnrtnExPrchtPymtInd00
IRS990/TaxablePartyNotificationInd00
IRS990/TaxExemptBondsInd00
IRS990/TerminateOperationsInd00
IRS990/TotalAssetsBOYAmt014453698
IRS990/TotalAssetsEOYAmt014301072
IRS990/TotalAssetsGrp/BOYAmt014453698
IRS990/TotalAssetsGrp/EOYAmt014301072
IRS990/TotalCompGreaterThan150KInd00
IRS990/TotalEmployeeCnt04
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt0177129
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt01567027
IRS990/TotalFunctionalExpensesGrp/TotalAmt01744156
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt014020595
IRS990/TotalLiabilitiesEOYAmt013734530
IRS990/TotalLiabilitiesGrp/BOYAmt014020595
IRS990/TotalLiabilitiesGrp/EOYAmt013734530
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt0433103
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt0566542
IRS990/TotalOtherCompensationAmt00
IRS990/TotalProgramServiceExpensesAmt01567027
IRS990/TotalProgramServiceRevenueAmt01827966
IRS990/TotalReportableCompFromOrgAmt00
IRS990/TotalRevenueGrp/ExclusionAmt049629
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt01827966
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt01877595
IRS990/TotalRevenueGrp/UnrelatedBusinessRevenueAmt00
IRS990/TotalVolunteersCnt075
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt014453698
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt014301072
IRS990/TotReportableCompRltdOrgAmt00
IRS990/TravelGrp/ManagementAndGeneralAmt06546
IRS990/TravelGrp/TotalAmt06546
IRS990/TrnsfrExmptNonChrtblRltdOrgInd00
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd00
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt043300 LITTLE RIVER AIRPORT RD
IRS990/USAddress/CityNm0LITTLE RIVER
IRS990/USAddress/StateAbbreviationCd0CA
IRS990/USAddress/ZIPCd095456
IRS990/VotingMembersGoverningBodyCnt05
IRS990/VotingMembersIndependentCnt05
IRS990/WebsiteAddressTxt0THEWOODSCOOPERATIVE.COM
IRS990/WhistleblowerPolicyInd00
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd01
ReturnHeader/BusinessOfficerGrp/PersonNm0SUSAN HOLLI NEIDLINGER
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0PRESIDENT
ReturnHeader/BusinessOfficerGrp/PhoneNum07079370294

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