Civic Intelligence

Csi Housing Foundation

990 • Fiscal year 2024 • EIN 88-3401366

Jan 01, 2024 to Dec 31, 2024 • Filed on Nov 17, 2025

Organization Profile WWW.CSI.COOP

8425 East Twelve Mile Road 100Warren, MI 48093

Siviq Scores

Precomputed percentiles for this filing year versus similar nonprofits in the same peer cohort.

Tied with the lowest-debt nonprofits in its peer group.

2024 filings • 501(c)3 • <$500k nonprofits • Source year 2024

Tied with the lowest-debt nonprofits in its peer group.

2024 filings • 501(c)3 • <$500k nonprofits • Source year 2024

Higher net margin than 100% of similar nonprofits.

2024 filings • 501(c)3 • <$500k nonprofits • Source year 2024

Higher top officer pay than 100% of similar nonprofits.

Top officer pay equals 183.9% of source-year revenue.

2024 filings • 501(c)3 • <$500k nonprofits • Source year 2024

No value available

No earlier valid filing was available within the previous three public years.

Source year 2024

No value available

No earlier valid filing was available within the previous three public years.

Source year 2024

Balance Sheet

Liabilities / Assets56th percentile

Assets

$200,158

No earlier filing loaded for comparison.

Net Assets

$200,158

No earlier filing loaded for comparison.

Liabilities

$0

No earlier filing loaded for comparison.

Revenue And Expenses

Liabilities / Revenue57th percentile Net Margin100th percentile

Revenue

$200,158

No earlier filing loaded for comparison.

Expenses

$0

No earlier filing loaded for comparison.

Net Income

$200,158

No earlier filing loaded for comparison.

Historical Trend

Balance Sheet Trend

Asset GrowthScore unavailable

The highlighted filing sits inside the broader history for assets, liabilities, and net assets.

Highlighted filing

2024

Assets$200,158

Liabilities$0

Net Assets$200,158

Open 2024 Filing

Operations Trend

Revenue GrowthScore unavailable

Revenue, expenses, and net income across loaded years, with this filing highlighted.

Highlighted filing

2024

Revenue$200,158

Expenses$0

Net Income$200,158

Open 2024 Filing

Jump To

Filing Snapshot

Filing Period: Jan 1, 2024 to Dec 31, 2024
Signed: Nov 17, 2025
Return Version: 2024v5.2
Gross Receipts: $200,158

Mission and Program Overview

Mission

Developing and managing exceptional, affordable rental communities where seniors enjoy opportunities to thrive. The corporation's goals are (see schedule o):to provide housing cooperatives with funding for educational opportunities, health and wellness programs, and other services for its membersenhance financial opportunities for its cooperatives through loanprovide opportunities for capital improvements, new construction, acquisitions, and other projects that support the overall mission of csi.

Developing and managing exceptional, affordable rental communities where seniors enjoy opportunities to thrive.

Balance Sheet Detail

Line	Beginning	End	Change
Assets
Cash and Non-Interest-Bearing Accounts	$0	$200,158	▲ $200,158
Rtn Earn Endowment Incm Other Fnds	$0	$200,158	▲ $200,158
Pd in Cap Srpls Land Bldg Eqp Fund	$0	$0	→ $0
Cap Stk Tr Prin Current Funds	$0	$0	→ $0
Total Assets	$0	$200,158	▲ $200,158
Liabilities
Total Liabilities	$0	$0	→ $0
Net Assets / Fund Balance
Total Net Assets Fund Balance	$0	$200,158	▲ $200,158
Total Liabilities and Net Assets / Fund Balance	$0	$200,158	▲ $200,158

Compensation and Service Providers

Top Officer Pay100th percentile

Employees

Name	Title	Other	Total
Anne Sackrison	Assistant Secretary	$69,471	$69,471
Mel Hudson	National Construction Manager	$66,377	$66,377
Diane Smith	National Development Manager	$55,737	$55,737
Tim Braunscheidal	Chief Operations Officer	$54,786	$54,786
Darla Huttinger	Regional Manager	$43,767	$43,767
Cindy Lamb	Assistant Treasurer	$38,191	$38,191
Marguerite D Angelo	Regional Manager	$28,825	$28,825

Board Members and Trustees

Name	Title
Sheryle Morey	President
Catherin Powell	Director
Charlotte Mikuska	Director
Deanie Robinson	Director
Ethel Young	Director
Gerald Mahom Jr	Director
Gina Carter	Director
Gloria Harris	Director
Linda Dennis	Director
Marietta Martin	Director
Mary Dalessandro	Director
Shirley Moreland	Director
Jeri Draughon	Secretary

Revenue and Support

Revenue Composition

Contributions and Grants: $200,000
Program Service Revenue: $0
Investment Income: $158
Other Revenue: $0
Change in Net Assets: $200,158

Expenses and Functional Allocation

Major Expense Lines

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

Related Organizations and Partnerships

Related Tax-Exempt Organizations

Organization	Location	Activity	Code	Public Charity	Controlled
Access Irvine Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Arlington Ii Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Arlington Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
BOWLEY'S LANE SENIOR HOUSING INC	Warren, MI	Housing	501(c)(3)	Line 10	No
Beaumont Senior Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Belleville Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Bishop Csi Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Cathedral City Senior Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
City Square Elderly Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Clawson Csi Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Collins Non-profit Apartments Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Colony Lane Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Cooperative Services Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Csi Housing Assistance Fund	Warren, MI	Housing	501(c)(3)	Line 10	No
Csi Housing Foundation	Warren, MI	Housing	501(c)(3)	Line 10	No
Csi Kalamazoo Non-profit Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Csi Support & Development Services	Warren, MI	Housing	501(c)(3)	Line 10	No
D Street Senior Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Dearborn Heights Csi Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Dunn Family Senior Citizens Home Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Ecorse Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Essex Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Everett Non-profit Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Flat Rock Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Gardena Marine Ave Senior Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Gardena Senior Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Gardena South Park Senior Project Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Gratiot Woods Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Hazel Park Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Highlandtown Cooperative Senior Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Jamaica Plain Non-profit Housing	Warren, MI	Housing	501(c)(3)	Line 10	No
Labelle Towers Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Lawndale Senior Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Lexington Terrace Elderly Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Madison Heights Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Marygrove Non-profit Hoiusing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Marygrove Non-profit Hoiusing Corp Ii	Warren, MI	Housing	501(c)(3)	Line 10	No
Maywood Manor Senior Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Meyers Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Moreno Valley Senior Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
New Horizons Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
North Hollywood Senior Citizens Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Oak Non-profit Apartments Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Ontario Senior Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Palm Springs Senior Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Randallstown Ii Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Randallstown Iii Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Randallstown Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Revere Elderly Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Riverview Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Romulus Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Roslindale Senior Non-profit Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Royal Oak Csi Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
ST DAVID'S NON-PROFIT HOUSING CORP	Warren, MI	Housing	501(c)(3)	Line 10	No
STE ANNE'S NON-PROFIT HOUSING CORP	Warren, MI	Housing	501(c)(3)	Line 10	No
San Bernardino Senior Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
South Boston Non-profit Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Southgate Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Sunland Csi Senior Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Tivoli Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Trenton Csi Non-profit Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Vista Chino Senior Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Waldorf Csi Senior Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Walker Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Waters Tower Senior Housing Inc	Warren, MI	Housing	501(c)(3)	Line 10	No
Wyandotte Csi Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No
Wyoming Non-profit Housing Corp	Warren, MI	Housing	501(c)(3)	Line 10	No

Related Partnerships and Joint Ventures

Organization	Location	Activity	Income	Assets	Ownership	Managing Partner
BOWLEY'S LANE LIMITED PARTNERSHIP	Warren, MI	Housing	-	-	-	No
Clawson Manor Apartments Limited Dividend Housing Association Lp	Warren, MI	Housing	-	-	-	No
Dunn Family Senior Limited Dividend Housing Association Lp	Warren, MI	Housing	-	-	-	No
Golden Ring 2 LLC	Warren, MI	Housing	-	-	-	No
Golden Ring Limited Partnership	Warren, MI	Housing	-	-	-	No
Highlandtown 2 Lp	Warren, MI	Housing	-	-	-	No
Highlandtown Cooperative Limited Partnership	Warren, MI	Housing	-	-	-	No
Labelle Towers Limited Dividend Housing Association Lp	Warren, MI	Housing	-	-	-	No
Lexington Terrace Senior Housing Limited Partnership	Warren, MI	Housing	-	-	-	No
Riverview Towers Limited Dividend Housing Association Limited Partnership	Warren, MI	Housing	-	-	-	No
Sunland Csi Senior Housing Lp	Warren, MI	Housing	-	-	-	No
Tivoli Manor Ldha Limited Partnership	Warren, MI	Housing	-	-	-	No
Waters Tower Senior Housing Lp	Warren, MI	Housing	-	-	-	No

Disregarded Entities

Entity	Location	Activity	Income	Assets	Controller
BOWLEY'S NON-PROFIT HOUSING LLC	Warren, MI	Housing	-	-	Csi Support & Development Services
City Square Elderly Housing Gp LLC	Warren, MI	Housing	-	-	City Square Elderly Housing Inc
City Square Elderly Housing Limited Partnership	Warren, MI	Housing	-	-	City Square Elderly Housing Inc
Collins Non-profit Apartments Gp LLC	Warren, MI	Housing	-	-	Collins Non Profit Apartments Inc
Collins Non-profit Apartments Limited Partnership	Warren, MI	Housing	-	-	Collins Non Profit Apartments Inc
Csi Lexington Senior Housing LLC	Warren, MI	Housing	-	-	Csi Support & Development Services
Dunn Family Senior Gp LLC	Warren, MI	Housing	-	-	Csi Support & Development Services
Office Building LLC	Warren, MI	Office Building/rental	-	-	Cooperative Services Inc
Sunland Csi Senior Housing Partner LLC	Warren, MI	Housing	-	-	Csi Support & Development Services
Waters Tower Senior Housing Partner LLC	Warren, MI	Housing	-	-	Csi Support & Development Services

Transactions with Related Organizations

Organization	Type	Method	Amount
Csi Support & Development Services	C	Donations	$200,158

Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant: No
Annual disclosure for covered persons: 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: No
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: Csi Housing Foundation
EIN: 88-3401366
Phone: 5867539002
Address: 8425 EAST TWELVE MILE ROAD 100, WARREN, MI 48093

Signing Officer

Name: Cindy Lamb
Title: Assistant Treasurer
Phone: 5867539002
Signed: 2025-11-17
Discuss with paid preparer: Yes

Organization Details

Principal Officer: Cindy Lamb
Formed: 2022
Legal Domicile: Mi
Voting Board Members: 10
Independent Board Members: 10
Employees: 0
Volunteers: 10

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.”

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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompensationBasedOnRltdOrgsAmt	6	202984
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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompensationFlngOrgAmt	5	26280
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompensationFlngOrgAmt	6	28359
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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsFilingOrgAmt	2	19081
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsFilingOrgAmt	3	5582
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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsFilingOrgAmt	6	38018
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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationFilingOrgAmt	3	0

Document Assets

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Filings

Displayed year

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

Assets: $200,158
Liabilities: $0
Net assets: $200,158
Revenue: $200,158
Expenses: $0
Net income: $200,158

	Balance Sheet			Operations
Year	Assets	Liabilities	Net Assets	Revenue	Expenses	Net Income
2025Detailed filing. Detailed filing data is available for this year.	$15.2	$0.01	$15.2	$14.9	$0.01	$14.8
2024Detailed filing. Detailed filing data is available for this year.	$0.20	$0.00	$0.20	$0.20	$0.00	$0.20