Civic Intelligence

Housing Northwest Inc & Subsidiaries

EIN 93-0578172 • 501(c)3 • Portland, OR

Profile

To be the premier provider of affordable student housing and supportive services which enhance student development.

200 SW Market St No 575Portland, OR 97201

www.chnw.org

Siviq Scores

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

Liabilities / Assets

83rd percentile

0.72x

Higher debt load relative to assets than 83% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Liabilities / Revenue

94th percentile

5.14x

Higher debt load relative to revenue than 94% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Net Margin

24th percentile

-3.4%

Higher net margin than 24% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Top Officer Pay

26th percentile

$229,725

Higher top officer pay than 26% of similar nonprofits.

Top officer pay equals 1.9% of source-year revenue.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Asset Growth

25th percentile

-0.5%

Faster asset growth than 25% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Revenue Growth

10th percentile

-21%

Faster revenue growth than 10% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Assets

Up

$86,205,422

Up $14,009,118 (+19%) from 2022

Liabilities

Up

$61,662,546

Up $9,790,619 (+19%) from 2022

Net Assets

Up

$24,542,876

Up $4,218,499 (+21%) from 2022

Revenue

Up

$15,063,196

Up $2,919,157 (+24%) from 2022

Expenses

Up

$10,993,826

Up $2,773,532 (+34%) from 2022

Net Income

Up

$4,069,370

Up $145,625 (+3.7%) from 2022

Trend Graphs

Balance Sheet Trend

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

$100M$50M$0Assets 2011: $42,214,804Liabilities 2011: $39,471,457Net Assets 2011: $2,743,3472011Assets 2012: $41,611,157Liabilities 2012: $38,608,234Net Assets 2012: $3,002,9232012Assets 2013: $41,134,668Liabilities 2013: $37,961,268Net Assets 2013: $3,173,4002013Assets 2014: $41,132,690Liabilities 2014: $37,731,726Net Assets 2014: $3,400,9642014Assets 2015: $40,795,757Liabilities 2015: $36,969,972Net Assets 2015: $3,825,7852015Assets 2016: $39,120,861Liabilities 2016: $35,801,558Net Assets 2016: $3,319,3032016Assets 2017: $59,516,406Liabilities 2017: $55,838,215Net Assets 2017: $3,678,1912017Assets 2018: $60,494,879Liabilities 2018: $52,857,759Net Assets 2018: $7,637,1202018Assets 2019: $58,641,349Liabilities 2019: $51,610,454Net Assets 2019: $7,030,8952019Assets 2020: $19,648,774Liabilities 2020: $14,998,785Net Assets 2020: $4,649,9892020Assets 2021: $45,133,687Liabilities 2021: $33,154,093Net Assets 2021: $11,979,5942021Assets 2022: $72,196,304Liabilities 2022: $51,871,927Net Assets 2022: $20,324,3772022Assets 2023: $86,205,422Liabilities 2023: $61,662,546Net Assets 2023: $24,542,8762023

Highlighted filing

2023

Assets$86,205,422
Liabilities$61,662,546
Net Assets$24,542,876

Operations Trend

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

$20M$15M$10M$5.0M$0-$5.0MRevenue 2011: $6,550,055Expenses 2011: $6,507,752Net Income 2011: $42,3032011Expenses 2012: $6,691,5852012Expenses 2013: $7,321,7312013Revenue 2014: $7,879,207Expenses 2014: $7,645,052Net Income 2014: $234,1552014Revenue 2015: $7,936,874Expenses 2015: $7,378,188Net Income 2015: $558,6862015Revenue 2016: $8,274,242Expenses 2016: $7,664,987Net Income 2016: $609,2552016Revenue 2017: $5,815,703Expenses 2017: $5,639,043Net Income 2017: $176,6602017Revenue 2018: $9,763,662Expenses 2018: $5,696,051Net Income 2018: $4,067,6112018Revenue 2019: $5,917,895Expenses 2019: $6,453,344Net Income 2019: -$535,4492019Revenue 2020: $5,987,029Expenses 2020: $6,058,214Net Income 2020: -$71,1852020Revenue 2021: $9,578,410Expenses 2021: $7,719,563Net Income 2021: $1,858,8472021Revenue 2022: $12,144,039Expenses 2022: $8,220,294Net Income 2022: $3,923,7452022Revenue 2023: $15,063,196Expenses 2023: $10,993,826Net Income 2023: $4,069,3702023

Highlighted filing

2023

Revenue$15,063,196
Expenses$10,993,826
Net Income$4,069,370

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2023Summary only. Only limited summary data is available for this year.$86.2$61.7$24.5$15.1$11.0$4.07
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$72.2$51.9$20.3$12.1$8.22$3.92
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$45.1$33.2$12.0$9.58$7.72$1.86
2020Summary only. Only limited summary data is available for this year.$19.6$15.0$4.65$5.99$6.06$0.07
2019Summary only. Only limited summary data is available for this year.$58.6$51.6$7.03$5.92$6.45$0.54
2018Summary only. Only limited summary data is available for this year.$60.5$52.9$7.64$9.76$5.70$4.07
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$59.5$55.8$3.68$5.82$5.64$0.18
2016Detailed filing. Detailed filing data is available for this year.$39.1$35.8$3.32$8.27$7.66$0.61
2015Detailed filing. Detailed filing data is available for this year.$40.8$37.0$3.83$7.94$7.38$0.56
2014Detailed filing. Detailed filing data is available for this year.$41.1$37.7$3.40$7.88$7.65$0.23
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$41.1$38.0$3.17$7.32
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$41.6$38.6$3.00$6.69
2011Summary only. Only limited summary data is available for this year.$42.2$39.5$2.74$6.55$6.51$0.04
Latest Detailed Filing

The latest 2023 filing currently has summary financial data only. Showing the latest detailed filing from 2021 below.

Jump To
Filing Snapshot
Filing Period
Jul 1, 2020 to Jun 30, 2021
Signed
May 12, 2023
Return Version
2020v4.2
Gross Receipts
$13,175,790
Mission and Program Overview

Mission

To be the premier provider of affordable student housing and supportive services which enhance student development.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$36,426,347$31,797,145▼ $4,629,202
Cash and Non-Interest-Bearing Accounts$2,136,466$6,726,308▲ $4,589,842
Savings and Temporary Cash Investments$4,108,376$4,117,120▲ $8,744
Investments in Publicly Traded Securities$1,428,254$1,877,749▲ $449,495
Accounts Receivable$70,960$226,091▲ $155,131
Prepaid Expenses and Deferred Charges$2,752$17,246▲ $14,494
Total Assets$44,547,351$45,133,687▲ $586,336
Other Assets Total$374,196$372,028▼ $2,168
Liabilities
Tax Exempt Bond Liabilities$33,211,895$32,047,372▼ $1,164,523
Accounts Payable and Accrued Expenses$693,399$711,382▲ $17,983
Unsecured Notes Loans Payable$438,229$0▼ $438,229
Other Liabilities$271,775$252,145▼ $19,630
Deferred Revenue$156,336$143,194▼ $13,142
Total Liabilities$34,771,634$33,154,093▼ $1,617,541
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$9,775,717$11,979,594▲ $2,203,877
Total Net Assets Fund Balance$9,775,717$11,979,594▲ $2,203,877
Total Liabilities and Net Assets / Fund Balance$44,547,351$45,133,687▲ $586,336

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$30,737,541$11,515,035$42,252,576
Land$835,030-$835,030
Equipment$84,695$103,002$187,697
Other Land Buildings$139,879-$139,879
Compensation and Service Providers

Employees

NameTitleFull / Part TimeBaseOtherTotal
David GarnandExecutive DirectorFT$178,898$45,812$224,710

Board Members and Trustees

NameTitle
Jim RadarBoard President
Benjamin MichaudBoard Member
Bob MagnusonBoard Member
Eva ParkBoard Member
Hollis KinnerBoard Member
Laura RosalesBoard Member
Michael HallBoard Member
Tenisha TevisBoard Member
Patty BlanchardBoard Secretary
Bill MccraeBoard Treasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$538,539
Program Service Revenue
$6,711,112
Investment Income
$2,328,759
Other Revenue
$0
All Other Contributions
$100,310
Change in Net Assets
$1,858,847
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$5,741,572
Salaries, Compensation, and Employee Benefits$1,977,991
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$454,023$1,052,104-$1,506,127
Interest$1,463,845--$1,463,845
Depreciation Depletion$1,170,460$14,243-$1,184,703
Occupancy$771,765$79,238-$851,003
Fees for Services Other$448,963$43,609-$492,572
Fees for Services Management-$470,885-$470,885
Insurance$298,616--$298,616
Current Officers, Directors, Trustees, and Key Employees$63,692$158,602-$222,294
Information Technology$146,040--$146,040
Other Employee Benefits$31,305$110,013-$141,318
Office Expenses$12,640$96,165-$108,805
Payroll Taxes$29,945$67,564-$97,509
Advertising$54,798$66-$54,864
All Other Expenses$29,805$16,849-$46,654
Fees for Services Legal-$41,063-$41,063
Other Expenses$2,468$11,947-$14,415
Conferences and Meetings$3,993$7,872-$11,865
Pension Plan Contributions-$10,743-$10,743
Travel$480--$480
Total Functional Expenses$5,451,151$2,268,412$0$7,719,563
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
Refundable Deposits$252,145

Bond Issues

BondIssuerIssuedIssue PricePurpose
AState Treasurer of the State of Oregon2013-10-01$20,448,119Redev. Of student housing in ptld
BState Treasurer of the State of Oregon2016-10-01$20,279,178Development of the amy project

Bond Proceeds

BondTotal ProceedsSpentRetiredIssuance Costs
A$20,448,119--$468,943
B$20,279,178--$362,975

Bond Financing Compliance

Form 8038-T filed
Yes
Gross proceeds invested
No
Gross proceeds invested in GIC
No
Corrective action procedures
No
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, Part VI, Section B, Line 11B

Form 990 is reviewed at a finance committee meeting and documented in the meeting minutes. The form is not filed until reviewed by the committee.

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

Conflict of interest forms are given to all board members and management annually. The forms are filled out and given to the board president and executive director for review.

Form 990, Part VI, Section B, Line 15

An outside firm was hired to determine comparable salaries for the executive director. The executive director's compensation fell in the middle of the range. No other key employees were hired, and other employees only received between 0% and 4% raises. The board then approved the salaries and raises and documented those approvals.

Form 990, Part VI, Section C, Line 19

The governing documents and conflict of interest policy are not made available to the public. The financial statements are available to the public upon request and on the organization's website.

Filing and Contact Details

Filer

Filer Name
Housing Northwest Inc & Subsidiaries
EIN
93-0578172
Phone
5034971188
Address
200 SW MARKET ST NO 575, PORTLAND, OR 97201
Doing Business As
Housing Northwest Inc

Signing Officer

Name
David Garnand
Title
Executive Director
Phone
5034971188
Signed
2023-05-12
Discuss with paid preparer
Yes

Organization Details

Principal Officer
David Garnand
Formed
1969
Legal Domicile
Or
Voting Board Members
10
Independent Board Members
10
Employees
65
Volunteers
10

Preparer

Firm
Mcdonald Jacobs Pc
Address
520 SW YAMHILL ST STE 500, PORTLAND, OR 97204
Preparer
Sang Ahn
Phone
5032270581
Supplemental Narrative

Additional Explanations

Form 990, Part XII, Line 2C

The process has not changed from the prior year.

Summary of Amendments

The following amendments were made: page 1 line 3 increased by 1 page 1 line 4 increased by 1 page 1 line 8 cy increased by $538,539 page 1 line 9 py increased by $1,284,059 page 1 line 9 cy increased by $1,353,679 page 1 line 10 py increased by $20,120 page 1 line 10 cy decreased by $778,292 page 1 line 11 py increased by $26,274 page 1 line 12 py increased by $1,288,899 page 1 line 12 cy increased by $1,113,926 page 1 line 15 py decreased by $35 page 1 line 15 cy increased by $241,154 page 1 line 17 py increased by $871,639 page 1 line 17 cy increased by $1,068,517 page 1 line 18 py increased by $1,196,648 page 1 line 18 cy increased by $1,309,671 page 1 line 19 py increased by $92,251 page 1 line 19 cy decreased by $195,745 page 1, line 20 beginning of current year increased by $24,898,577 page 1, line 20 end of year increased by $21,172,736 page 1, line 21 beginning of current year increased by $19,772,849 page 1, line 21 end of year increased by $18,103,554 page 1, line 22 beginning of current year increased by $5,125,758 page 1, line 22 end of year increased by $1,690,436 page 2 4a expenses increased by $1,587,573 page 2 4a revenue increased by $893,737 page 3 part iv, line 2 changed to y page 3 part iv, line 11 d changed to n page 3 part iv, line 12 a changed to n page 4 part v, line 1c unchecked yes page 6 vi, line 1a increased by 1 page 6 vi, line 1b increased by 10 page 6 vi, line 8b changed to y page 6 vi, line 11a changed to n page 6 vi, line 14 changed to n page 6 vi, line 18 changed to upon request page 7, steven davies and rita moring removed from list of board members page 7, michael hall listed as a board member page 7, david garnand's hours and compensation corrected page 8, part vii, line 1b, column a decreased by $213,212 page 8, part vii, line 1b, column a increased by $14,562 page 8, part vii, line 1d, column a decreased by $213,212 page 8, part vii, line 1d, column a increased by $14,562 page 8, part vii, line 3 changed to 1 page 9, part viii, line 1e increased by $438,229 page 9, part viii, line 1f increased by $100,310 page 9, part viii, line 1h increased by $538,539 page 9, part viii, line 2a changed from housing and mgmt to college housing rent page 9, part viii, line 2a column a and b increased by $1,072,449 page 9, part viii, line 2b changed from vending to college housing mgmt page 9, part viii, line 2b column a and b increased by $226,903 page 9, part viii, line 2c added vending revenue page 9, part viii, line 2c column a and b increased by $36,018 page 9, part viii, line 2d added other housing fees page 9, part viii, line 2d column a and b increased by $18,309 page 9, part viii, line 2g column a increased by $1,353,679 page 9, part viii, line 3, column a and d decreased by $2,987,262 page 9, part viii, line 7 aii increased by $5,806,260 page 9, part viii, line 7 bii increased by $3,597,380 page 9, part viii, line 7 cii increased by $2,208,800 page 9, part viii, line 3, column a and d increased by $2,208,880 page 9, part viii, line 12 column a increased by $1,113,926 page 9, part viii, line 12 column b increased by $1,353,679 page 9, part viii, line 12 column d decreased by $778,292 page 10, line 5, column a increased by $222,294 page 10, line 5, column b increased by $63,692 page 10, line 5, column c increased by $158,602 page 10, line 7, column a increased by $87,237 page 10, line 7, column b increased by $89,522 page 10, line 7, column c decreased by $2,285 page 10, line 8, column a decreased by $35,162 page 10, line 8, column b decreased by $6,877 page 10, line 8, column c decreased by $28,285 page 10, line 9, column a decreased by $28,150 page 10, line 9, column b decreased by $1,232 page 10, line 9, column c decreased by $26,918 page 10, line 10, column a decreased by $5,065 page 10, line 10, column b increased by $5,579 page 10, line 10, column c decreased by $10,644 page 10, line 11a, column a increased by $470,885 page 10, line 11a, column c increased by $470,885 page 10, line 11b, colum

Summary of Amendments

Schedule a, section a line 6, column d increased by $1,284,059 schedule a, section a line 9, column d increased by $1,284,059 schedule a, section a line 10, column d decreased by $4,455 schedule a, section a line 10 c, column d decreased by $4,455 schedule a, section a line 12, column d increased by $26,274 schedule a, section a line 13, column d increased by $1,305,878 schedule a, section a line 1, column e increased by $538,539 schedule a, section a line 2, column e increased by $1,627,648 schedule a, section a line 6, column e increased by $2,166,187 schedule a, section a line 9, column e increased by $2,166,187 schedule a, section a line 10, column e decreased by $2,987,172 schedule a, section a line 10 c, column e decreased by $2,987,172 schedule a, section a line 13, column e decreased by $820,985 schedule a, section a line 1, column f increased by $538,539 schedule a, section a line 2, column f increased by $2,911,707 schedule a, section a line 6, column f increased by $3,457,673 schedule a, section a line 8, column f increased by $19,743,121 schedule a, section a line 9, column f increased by $3,450,246 schedule a, section aline 10, column f decreased by $2,991,627 schedule a, section a line 10c, column f decreased by $2,991,627 schedule a, section a line 12, column f increased by $26,274 schedule a, section a line 13, column f increased by $484,893 schedule a, section a line 15 increased by 22.62 percent schedule a, section a line 16 increased by 0.5 schedule a, section a line 17 decreased by 35 schedule b included schedule b page 1 checked 501(c)(3) box schedule b page 1 checked general rules box schedule b, part 1, page 2, added small business administration as contributor with address of 409 3rd st sw washington, dc 20416 and contributions of $438,229 of person contribution type schedule d, part vi line 1a, column b increased by $366,619 schedule d, part vi line 1b, column b increased by $23,181,899 schedule d, part vi line 1d, column b increased by $6,724 schedule d, part vi line 1e, column b increased by $55,073 schedule d, part vi line 1b, column c increased by $1,072,510 schedule d, part vi line 1d, column c increased by $2,604 schedule d, part vi line 1a, column d increased by $366,619 schedule d, part vi line 1b, column d increased by $22,109,389 schedule d, part vi line 1d, column d increased by $4,120 schedule d, part vi line 1e, column d increased by $55,074 schedule d, part vi total increased by $22,535,202 schedule d, part vii line 3, removed equity funds- edward jones schedule d, part ix, removed bond trust indenture, tenant security deposits, and due to hnw from separately reporting related parties scheudle d, part x, line 2 incerased by $74,945 schedule d, page 4, part xi line 1 decreased by $11,997,554 schedule d, page 4, part xi line 2d decreased by $3,533,070 schedule d, page 4, part xi line 2e decreased by $3,533,070 schedule d, page 4, part xi line 3 decreased by $8,464,484 schedule d, page 4, part xi line 5 decreased by $8,464,484 schedule d, page 4, part xii line 1 decreased by $9,674,616 schedule d, page 4, part xii line 2d decreased by $3,264,724 schedule d, page 4, part xii line 2e decreased by $3,267,724 schedule d, page 4, part xii line 3 decreased by $6,409,892 schedule d, page 4, part xii line 5 decreased by $6,409,892 schedule d, page 4, part xiii, statement changed to state that there are no uncertain tax positions that require financial adjustment to the financial statements shcedule j, line 3, compensation commitee and independent compensation consultant boxes checked schedule j, line 1i column b i increased by $178,898 schedule j, line 1i column b ii increased by $31,250 schedule j, line 1i column c increased by $7,840 schedule j, line 1i column d increased by $6,722 schedule j, line 1i column e increased by $224,710 schedule j, line 1ii column b i decreased by $156,250 schedule j, line 1ii column b ii decreased by $31,250 schedule j, line 1ii column b iii decreased by $1,327 schedu

Financial Statement Notes

PART X, LINE 2:

The organization follows the provisions of fasb asc topic 740 accounting for uncertainty in income taxes. Management has evaluated the organization's tax positions and concluded that there are no uncertain tax positions that require adjustment to the financial statements to comply with provisions of this topic.

Raw XML AppendixShowing 400 of 663 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.

Path#Value
IRS990/AccountantCompileOrReviewInd00
IRS990/AccountsPayableAccrExpnssGrp/BOYAmt0693399
IRS990/AccountsPayableAccrExpnssGrp/EOYAmt0711382
IRS990/AccountsReceivableGrp/BOYAmt070960
IRS990/AccountsReceivableGrp/EOYAmt0226091
IRS990/ActivitiesConductedPrtshpInd00
IRS990/ActivityOrMissionDesc0TO BE THE PREMIER PROVIDER OF AFFORDABLE STUDENT HOUSING AND SUPPORTIVE SERVICES WHICH ENHANCE STUDENT DEVELOPMENT.
IRS990/AdvertisingGrp/ManagementAndGeneralAmt066
IRS990/AdvertisingGrp/ProgramServicesAmt054798
IRS990/AdvertisingGrp/TotalAmt054864
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IRS990/AllOtherExpensesGrp/TotalAmt046654
IRS990/AmendedReturnInd0X
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IRS990/BooksInCareOfDetail/BusinessName/BusinessNameLine1Txt0DAVID GARNAND
IRS990/BooksInCareOfDetail/PhoneNum05034971188
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IRS990/BooksInCareOfDetail/USAddress/CityNm0PORTLAND
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IRS990/BooksInCareOfDetail/USAddress/ZIPCd097201
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IRS990/DepreciationDepletionGrp/TotalAmt01184703
IRS990/Desc0PROVIDES HOUSING AND RELATED SERVICES TO STUDENTS, FACULTY AND STAFF OF THE PORTLAND STATE UNIVERSITY, PORTLAND COMMUNITY COLLEGE, WESTERN CULINARY INSTITUTE, AND PACIFIC NORTHWEST COLLEGE OF ARTS.
IRS990/DescribedInSection501c3Ind01
IRS990/DisregardedEntityInd01
IRS990/DocumentRetentionPolicyInd00
IRS990/DoingBusinessAsName/BusinessNameLine1Txt0HOUSING NORTHWEST INC
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IRS990/Form990PartVIISectionAGrp/TitleTxt0BOARD PRESIDENT
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