Civic Intelligence

George Gervin Retirement Apartments

EIN 90-0752328 • 501(c)3 • San Antonio, TX

Profile

The corporation was organized on january 11, 2011 as a non-profit corporation to acquire an interest in real property located in san antonio, texas, and to construct and operate thereon an apartment complex of 42 units, under section 202 of the national affordable housing act. Such projects are regulated by hud as to rent charges and operation methods. Operations effectively began in august 2015.

6903 Sunbelt Dr SouthSan Antonio, TX 78218

n/A

Siviq Scores

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

Liabilities / Assets

38th percentile

0.02x

Higher debt load relative to assets than 38% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Liabilities / Revenue

68th percentile

0.22x

Higher debt load relative to revenue than 68% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Net Margin

9th percentile

-34%

Higher net margin than 9% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Top Officer Pay

40th percentile

$0

Higher top officer pay than 40% of similar nonprofits.

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

501(c)3 • $1M-$5M nonprofits • Source year 2024

Asset Growth

33rd percentile

-1.9%

Faster asset growth than 33% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Revenue Growth

32nd percentile

-2.9%

Faster revenue growth than 32% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets38th percentile

Assets

Down

$4,119,373

Down $79,353 (-1.9%) from 2023

Liabilities

Up

$81,807

Up $44,334 (+118%) from 2023

Net Assets

Down

$4,037,566

Down $123,687 (-3.0%) from 2023

Operations
Liabilities / Revenue68th percentileNet Margin9th percentile

Revenue

Down

$368,000

Down $10,972 (-2.9%) from 2023

Expenses

Up

$491,687

Up $29,889 (+6.5%) from 2023

Net Income

Down

-$123,687

Down $40,861 (-49%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth33rd percentile

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

$6.0M$4.0M$2.0M$0Assets 2015: $5,267,751Liabilities 2015: $411,300Net Assets 2015: $4,856,4512015Assets 2016: $4,810,331Liabilities 2016: $62,904Net Assets 2016: $4,747,4272016Assets 2017: $4,718,084Liabilities 2017: $35,846Net Assets 2017: $4,682,2382017Assets 2018: $4,643,906Liabilities 2018: $19,124Net Assets 2018: $4,624,7822018Assets 2019: $4,565,844Liabilities 2019: $21,572Net Assets 2019: $4,544,2722019Assets 2020: $4,475,927Liabilities 2020: $21,084Net Assets 2020: $4,454,8432020Assets 2021: $4,376,898Liabilities 2021: $29,489Net Assets 2021: $4,347,4092021Assets 2022: $4,288,422Liabilities 2022: $44,343Net Assets 2022: $4,244,0792022Assets 2023: $4,198,726Liabilities 2023: $37,473Net Assets 2023: $4,161,2532023Assets 2024: $4,119,373Liabilities 2024: $81,807Net Assets 2024: $4,037,5662024

Highlighted filing

2024

Assets$4,119,373
Liabilities$81,807
Net Assets$4,037,566
Open 2024 Filing

Operations Trend

Revenue Growth32nd percentile

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

$600K$400K$200K$0-$200KRevenue 2015: $322,087Expenses 2015: $91,879Net Income 2015: $230,2082015Revenue 2016: $210,525Expenses 2016: $319,549Net Income 2016: -$109,0242016Revenue 2017: $283,541Expenses 2017: $348,730Net Income 2017: -$65,1892017Revenue 2018: $292,114Expenses 2018: $349,570Net Income 2018: -$57,4562018Revenue 2019: $294,168Expenses 2019: $374,678Net Income 2019: -$80,5102019Revenue 2020: $299,007Expenses 2020: $388,436Net Income 2020: -$89,4292020Revenue 2021: $303,941Expenses 2021: $411,375Net Income 2021: -$107,4342021Revenue 2022: $317,325Expenses 2022: $420,655Net Income 2022: -$103,3302022Revenue 2023: $378,972Expenses 2023: $461,798Net Income 2023: -$82,8262023Revenue 2024: $368,000Expenses 2024: $491,687Net Income 2024: -$123,6872024

Highlighted filing

2024

Revenue$368,000
Expenses$491,687
Net Income-$123,687
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$4,119,373
Liabilities
$81,807
Net assets
$4,037,566
Revenue
$368,000
Expenses
$491,687
Net income
-$123,687
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$4.12$0.08$4.04$0.37$0.49$0.12
2023Detailed filing. Detailed filing data is available for this year.$4.20$0.04$4.16$0.38$0.46$0.08
2022Detailed filing. Detailed filing data is available for this year.$4.29$0.04$4.24$0.32$0.42$0.10
2021Detailed filing. Detailed filing data is available for this year.$4.38$0.03$4.35$0.30$0.41$0.11
2020Detailed filing. Detailed filing data is available for this year.$4.48$0.02$4.45$0.30$0.39$0.09
2019Detailed filing. Detailed filing data is available for this year.$4.57$0.02$4.54$0.29$0.37$0.08
2018Detailed filing. Detailed filing data is available for this year.$4.64$0.02$4.62$0.29$0.35$0.06
2017Detailed filing. Detailed filing data is available for this year.$4.72$0.04$4.68$0.28$0.35$0.07
2016Detailed filing. Detailed filing data is available for this year.$4.81$0.06$4.75$0.21$0.32$0.11
2015Detailed filing. Detailed filing data is available for this year.$5.27$0.41$4.86$0.32$0.09$0.23
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Apr 23, 2025
Return Version
2024v5.0
Gross Receipts
$368,000
Mission and Program Overview

Mission

The corporation was organized on january 11, 2011 as a non-profit corporation to acquire an interest in real property located in san antonio, texas, and to construct and operate thereon an apartment complex of 42 units, under section 202 of the national affordable housing act. Such projects are regulated by hud as to rent charges and operation methods. Operations effectively began in august 2015.

Organization - the corporation was organized on january 11, 2011 as a non- profit corporation to acquire an interest in real property located in san antonio, texas, and to construct and operate thereon an apartment complex of 42 units, under section 202 of the national affordable housing act. Such projects are regulated by hud as to rent charges and operation methods. Operations effectively began in august 2015.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$4,017,889$3,922,337▼ $95,552
Accounts Receivable-$30,733-
Cash and Non-Interest-Bearing Accounts$15,773$27,352▲ $11,579
Prepaid Expenses and Deferred Charges-$6,830-
Total Assets$4,198,726$4,119,373▼ $79,353
Other Assets Total$165,064$132,121▼ $32,943
Liabilities
Accounts Payable and Accrued Expenses$19,968$62,878▲ $42,910
Other Liabilities$14,841$15,736▲ $895
Deferred Revenue$2,664$3,193▲ $529
Total Liabilities$37,473$81,807▲ $44,334
Net Assets / Fund Balance
Net Assets With Donor Restrictions$4,611,926$4,611,926→ $0
Net Assets Without Donor Restrictions$-450,673$-574,360▼ $123,687
Total Net Assets Fund Balance$4,161,253$4,037,566▼ $123,687
Total Liabilities and Net Assets / Fund Balance$4,198,726$4,119,373▼ $79,353

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$3,637,789$1,128,200$4,765,989
Other Land Buildings$114,548$64,896$179,444
Land$170,000-$170,000
Compensation and Service Providers
Top Officer Pay40th percentile

Board Members and Trustees

NameTitle
Nathan HawkinsPresident
Barbara Gervin-hawakinsSecretary/tr
Frances BoynesVice Preside
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$364,760
Investment Income
$3,240
Other Revenue
$0
Change in Net Assets
$-123,687

Audited Revenue Reconciliation

Revenue per Audited Statements
$368,000
Total Revenue per Audited Statements
$368,000
Total Revenue per Form 990
$368,000
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$389,106
Salaries, Compensation, and Employee Benefits$102,581
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$139,186--$139,186
Other Salaries and Wages$90,669--$90,669
Occupancy$86,267--$86,267
Fees for Services Management-$31,331-$31,331
Office Expenses$18,298--$18,298
Fees for Services Accounting-$11,430-$11,430
Payroll Taxes$7,979--$7,979
Other Employee Benefits$3,933--$3,933
Insurance$1,923--$1,923
Conferences and Meetings-$642-$642
Other Expenses$390--$390
Total Functional Expenses$448,284$43,403$0$491,687

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$491,687
Total Expenses per Audited Statements$491,687
Total Expenses per Form 990$491,687
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
Tenant Security Deposits$15,736
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Audit committee
No
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
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, Page 6, Part VI, Line 3

“The project entered into a management agreement with prak property management, inc. This fee is 9.5% of residential income collected. Management fees earned by this management company in 2024 was 31,331.”

Form 990, Page 6, Part VI, Line 7A

“The corporation has directors that can vote on new directors that are a part of the governing body.”

Form 990, Page 6, Part VI, Line 11B

“The governing body reviews the form 990 with the property manager, and if there are any questions or concerns, they will be answered prior to filing the return.”

Form 990, Page 6, Part VI, Line 19

“The governing body will provide copies of the organizational documents, financial statement or form 990 upon request.”

Filing and Contact Details

Filer

Filer Name
George Gervin Retirement Apartments
EIN
90-0752328
Phone
8303722600
Address
6903 SUNBELT DR SOUTH, SAN ANTONIO, TX 78218

Signing Officer

Name
Brad Prak
Title
Management Agent
Phone
8303722600
Signed
2025-04-23
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Nathan Hawkins
Formed
2011
Legal Domicile
TX
Voting Board Members
3
Independent Board Members
3
Employees
0

Preparer

Firm
Maddox & Associates Apc
Address
5627 BANKERS AVE BLDG 2, BATON ROUGE, LA 70808-2610
Preparer
William B Beale
Phone
2259263360
Supplemental Narrative

Additional Explanations

FORM 990 - ORGANIZATION'S MISSION

“The corporation was organized on january 11, 2011 as a non-profit corporation to acquire an interest in real property located in san antonio, texas, and to construct and operate thereon an apartment complex of 42 units, under section 202 of the national affordable housing act. Such projects are regulated by hud as to rent charges and operation methods. Operations effectively began in august 2015.”

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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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IRS990ScheduleA/InvestmentIncomeAndUBTIGrp/TotalAmt07110
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IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus2YearsAmt0316421
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus3YearsAmt0303819
IRS990ScheduleA/Total509Grp/CurrentTaxYearMinus4YearsAmt0298946
IRS990ScheduleA/Total509Grp/TotalAmt01660135
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearAmt0368000
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus1YearAmt0378972
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus2YearsAmt0317325
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus3YearsAmt0303941
IRS990ScheduleA/TotalSupportCalendarYearGrp/CurrentTaxYearMinus4YearsAmt0299007
IRS990ScheduleA/TotalSupportCalendarYearGrp/TotalAmt01667245
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IRS990ScheduleD/BuildingsGrp/DepreciationAmt01128200
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IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt0179444
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt015736
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0TENANT SECURITY DEPOSITS
IRS990ScheduleD/RevenueSubtotalAmt0368000
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IRS990ScheduleD/TotalLiabilityAmt015736
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE CORPORATION WAS ORGANIZED ON JANUARY 11, 2011 AS A NON-PROFIT CORPORATION TO ACQUIRE AN INTEREST IN REAL PROPERTY LOCATED IN SAN ANTONIO, TEXAS, AND TO CONSTRUCT AND OPERATE THEREON AN APARTMENT COMPLEX OF 42 UNITS, UNDER SECTION 202 OF THE NATIONAL AFFORDABLE HOUSING ACT. SUCH PROJECTS ARE REGULATED BY HUD AS TO RENT CHARGES AND OPERATION METHODS. OPERATIONS EFFECTIVELY BEGAN IN AUGUST 2015.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE PROJECT ENTERED INTO A MANAGEMENT AGREEMENT WITH PRAK PROPERTY MANAGEMENT, INC. THIS FEE IS 9.5% OF RESIDENTIAL INCOME COLLECTED. MANAGEMENT FEES EARNED BY THIS MANAGEMENT COMPANY IN 2024 WAS 31,331.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE CORPORATION HAS DIRECTORS THAT CAN VOTE ON NEW DIRECTORS THAT ARE A PART OF THE GOVERNING BODY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3THE GOVERNING BODY REVIEWS THE FORM 990 WITH THE PROPERTY MANAGER, AND IF THERE ARE ANY QUESTIONS OR CONCERNS, THEY WILL BE ANSWERED PRIOR TO FILING THE RETURN.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4THE GOVERNING BODY WILL PROVIDE COPIES OF THE ORGANIZATIONAL DOCUMENTS, FINANCIAL STATEMENT OR FORM 990 UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990 - ORGANIZATION'S MISSION
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 6, PART VI, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 7A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PAGE 6, PART VI, LINE 19
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IRS990/TaxablePartyNotificationInd0false
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IRS990/TotalFunctionalExpensesGrp/TotalAmt0491687
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt037473
IRS990/TotalLiabilitiesEOYAmt081807
IRS990/TotalLiabilitiesGrp/BOYAmt037473
IRS990/TotalLiabilitiesGrp/EOYAmt081807
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IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt04037566
IRS990/TotalProgramServiceExpensesAmt0448284
IRS990/TotalProgramServiceRevenueAmt0364760
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IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0368000
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IRS990/TypeOfOrganizationCorpInd0X
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IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt06903 SUNBELT DR SOUTH
IRS990/USAddress/CityNm0SAN ANTONIO
IRS990/USAddress/StateAbbreviationCd0TX
IRS990/USAddress/ZIPCd078218
IRS990/VotingMembersGoverningBodyCnt03
IRS990/VotingMembersIndependentCnt03
IRS990/WebsiteAddressTxt0N/A
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ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd0true
ReturnHeader/BusinessOfficerGrp/PersonNm0BRAD PRAK
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0MANAGEMENT AGENT
ReturnHeader/BusinessOfficerGrp/PhoneNum08303722600
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-04-23
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0GEORGE GERVIN RETIREMENT APARTMENTS
ReturnHeader/Filer/BusinessNameControlTxt0GEOR
ReturnHeader/Filer/EIN0900752328
ReturnHeader/Filer/PhoneNum08303722600
ReturnHeader/Filer/USAddress/AddressLine1Txt06903 SUNBELT DR SOUTH
ReturnHeader/Filer/USAddress/CityNm0SAN ANTONIO
ReturnHeader/Filer/USAddress/StateAbbreviationCd0TX
ReturnHeader/Filer/USAddress/ZIPCd078218
ReturnHeader/IRSResponsiblePrtyInfoCurrInd0true
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0721314069
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0MADDOX & ASSOCIATES APC
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt05627 BANKERS AVE BLDG 2
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0BATON ROUGE
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0LA
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd0708082610
ReturnHeader/PreparerPersonGrp/PhoneNum02259263360
ReturnHeader/PreparerPersonGrp/PreparationDt02025-05-05
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0WILLIAM B BEALE
ReturnHeader/ReturnTs02025-05-05T12:17:36-04:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02024-01-01
ReturnHeader/TaxPeriodEndDt02024-12-31
ReturnHeader/TaxYr02024

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