Civic Intelligence

Reach Community Development Inc

EIN 93-0813981 • 501(c)3 • Portland, OR

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Profile

Reach develops and manages quality affordable apartment homes and provides opportunities for individuals, families and communities to thrive through supportive programs. Reach serves the portland metropolitan and sw washington region.

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4150 S Moody AvenuePortland, OR 97239

www.reachcdc.org

Siviq Scores

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

Liabilities / Assets

83rd percentile

0.78x

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

501(c)3 • $100M-$250M nonprofits • Source year 2024

Liabilities / Revenue

86th percentile

2.58x

Higher debt load relative to revenue than 86% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Net Margin

73rd percentile

17%

Higher net margin than 73% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Top Officer Pay

Score unavailable

No value available

No filing with officer rows is available for this organization yet.

Asset Growth

83rd percentile

18%

Faster asset growth than 83% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Annualized from 2023 to 2024

Revenue Growth

76th percentile

19%

Faster revenue growth than 76% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets83rd percentile

Assets

Up

$119,966,904

Up $18,360,691 (+18%) from 2023

Liabilities

Up

$93,481,095

Up $13,431,387 (+17%) from 2023

Net Assets

Up

$26,485,809

Up $4,929,304 (+23%) from 2023

Operations
Liabilities / Revenue86th percentileNet Margin73rd percentile

Revenue

Up

$36,222,279

Up $5,859,904 (+19%) from 2023

Expenses

Up

$30,170,914

Up $1,449,621 (+5.0%) from 2023

Net Income

Up

$6,051,365

Up $4,410,283 (+269%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth83rd percentile

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

$150M$100M$50M$0-$50MAssets 2010: $16,611,744Liabilities 2010: $17,751,206Net Assets 2010: -$1,139,4622010Assets 2011: $22,584,832Liabilities 2011: $17,464,521Net Assets 2011: $5,120,3112011Assets 2012: $24,412,100Liabilities 2012: $18,986,504Net Assets 2012: $5,425,5962012Assets 2013: $44,743,246Liabilities 2013: $39,677,806Net Assets 2013: $5,065,4402013Assets 2014: $43,762,928Liabilities 2014: $37,456,048Net Assets 2014: $6,306,8802014Assets 2015: $51,017,754Liabilities 2015: $40,847,022Net Assets 2015: $10,170,7322015Assets 2016: $63,098,932Liabilities 2016: $46,041,207Net Assets 2016: $17,057,7252016Assets 2017: $62,515,613Liabilities 2017: $45,358,067Net Assets 2017: $17,157,5462017Assets 2018: $65,648,856Liabilities 2018: $46,634,675Net Assets 2018: $19,014,1812018Assets 2019: $87,165,502Liabilities 2019: $62,470,778Net Assets 2019: $24,694,7242019Assets 2020: $91,938,591Liabilities 2020: $65,416,329Net Assets 2020: $26,522,2622020Assets 2021: $100,210,196Liabilities 2021: $72,494,146Net Assets 2021: $27,716,0502021Assets 2022: $93,233,425Liabilities 2022: $71,375,864Net Assets 2022: $21,857,5612022Assets 2023: $101,606,213Liabilities 2023: $80,049,708Net Assets 2023: $21,556,5052023Assets 2024: $119,966,904Liabilities 2024: $93,481,095Net Assets 2024: $26,485,8092024

Highlighted filing

2024

Assets$119,966,904
Liabilities$93,481,095
Net Assets$26,485,809
Open 2024 Filing

Operations Trend

Revenue Growth76th percentile

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

$40M$20M$0-$20MExpenses 2010: $7,335,9742010Expenses 2011: $8,230,9082011Expenses 2012: $9,578,1152012Revenue 2013: $11,702,112Expenses 2013: $12,456,187Net Income 2013: -$754,0752013Revenue 2014: $14,466,590Expenses 2014: $13,225,150Net Income 2014: $1,241,4402014Revenue 2015: $15,238,064Expenses 2015: $13,608,288Net Income 2015: $1,629,7762015Revenue 2016: $16,053,988Expenses 2016: $14,794,900Net Income 2016: $1,259,0882016Revenue 2017: $16,513,036Expenses 2017: $16,412,492Net Income 2017: $100,5442017Revenue 2018: $19,051,797Expenses 2018: $17,195,162Net Income 2018: $1,856,6352018Revenue 2019: $18,532,549Expenses 2019: $15,532,790Net Income 2019: $2,999,7592019Revenue 2020: $20,756,325Expenses 2020: $18,915,150Net Income 2020: $1,841,1752020Revenue 2021: $29,644,026Expenses 2021: $27,576,644Net Income 2021: $2,067,3822021Revenue 2022: $25,254,357Expenses 2022: $29,396,247Net Income 2022: -$4,141,8902022Revenue 2023: $30,362,375Expenses 2023: $28,721,293Net Income 2023: $1,641,0822023Revenue 2024: $36,222,279Expenses 2024: $30,170,914Net Income 2024: $6,051,3652024

Highlighted filing

2024

Revenue$36,222,279
Expenses$30,170,914
Net Income$6,051,365
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$119,966,904
Liabilities
$93,481,095
Net assets
$26,485,809
Revenue
$36,222,279
Expenses
$30,170,914
Net income
$6,051,365
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$120$93.5$26.5$36.2$30.2$6.05
2023Detailed filing. Detailed filing data is available for this year.$102$80.0$21.6$30.4$28.7$1.64
2022Detailed filing. Detailed filing data is available for this year.$93.2$71.4$21.9$25.3$29.4$4.14
2021Detailed filing. Detailed filing data is available for this year.$100$72.5$27.7$29.6$27.6$2.07
2020Detailed filing. Detailed filing data is available for this year.$91.9$65.4$26.5$20.8$18.9$1.84
2019Detailed filing. Detailed filing data is available for this year.$87.2$62.5$24.7$18.5$15.5$3.00
2018Detailed filing. Detailed filing data is available for this year.$65.6$46.6$19.0$19.1$17.2$1.86
2017Detailed filing. Detailed filing data is available for this year.$62.5$45.4$17.2$16.5$16.4$0.10
2016Detailed filing. Detailed filing data is available for this year.$63.1$46.0$17.1$16.1$14.8$1.26
2015Detailed filing. Detailed filing data is available for this year.$51.0$40.8$10.2$15.2$13.6$1.63
2014Detailed filing. Detailed filing data is available for this year.$43.8$37.5$6.31$14.5$13.2$1.24
2013Detailed filing. Detailed filing data is available for this year.$44.7$39.7$5.07$11.7$12.5$0.75
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$24.4$19.0$5.43$9.58
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$22.6$17.5$5.12$8.23
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$16.6$17.8$1.14$7.34
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 15, 2025
Return Version
2024v5.2
Gross Receipts
$36,222,279
Mission and Program Overview

Mission

Reach develops and manages quality affordable housing and provides opportunities for individuals, families and communities to thrive through supportive programs and home repair services.

Reach develops and manages quality affordable apartment homes and provides opportunities for individuals, families and communities to thrive through supportive programs. Reach serves the portland metropolitan and sw washington region.

Balance Sheet Detail
LineBeginningEndChange
Assets
Other Notes and Loans Receivable, Net$23,640,441$38,157,869▲ $14,517,428
Land, Buildings, and Equipment, Net$38,856,572$36,903,428▼ $1,953,144
Accounts Receivable$11,225,825$16,611,855▲ $5,386,030
Cash and Non-Interest-Bearing Accounts$6,534,161$7,553,509▲ $1,019,348
Intangible Assets$3,460,274$3,220,427▼ $239,847
Investments Program Related$1,155,655$1,846,772▲ $691,117
Pledges and Grants Receivable$242,151$417,927▲ $175,776
Prepaid Expenses and Deferred Charges$166,807$253,435▲ $86,628
Savings and Temporary Cash Investments$214,827$224,998▲ $10,171
Total Assets$101,606,213$119,966,904▲ $18,360,691
Other Assets Total$16,109,500$14,776,684▼ $1,332,816
Liabilities
Mortgage Notes Payable Secured by Investment Property$62,613,532$67,079,890▲ $4,466,358
Accounts Payable and Accrued Expenses$9,415,671$18,384,153▲ $8,968,482
Other Liabilities$7,907,030$7,892,733▼ $14,297
Deferred Revenue$113,475$124,319▲ $10,844
Total Liabilities$80,049,708$93,481,095▲ $13,431,387
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$15,983,661$20,912,965▲ $4,929,304
Net Assets With Donor Restrictions$5,572,844$5,572,844→ $0
Total Net Assets Fund Balance$21,556,505$26,485,809▲ $4,929,304
Total Liabilities and Net Assets / Fund Balance$101,606,213$119,966,904▲ $18,360,691

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$22,685,042$61,516,869$84,201,911
Land$9,927,962-$9,927,962
Other Land Buildings$2,521,471$350,353$2,871,824
Leasehold Improvements$1,640,112$156,335$1,796,447
Equipment$128,841$652,586$781,427
Other Assets Org$2,563,415--
Compensation and Service Providers
Top Officer PayScore unavailable

Employees

NameTitleFull / Part TimeBaseOtherTotal
Margaret SalazarPresident & CEOFT$177,330$87,027$264,357
Tekle BushenChief Financial OfficerFT$168,117$46,017$214,134
Brian BielerSenior Advisor for Portfolio RestructuringFT$118,697$65,149$183,846
Brian BielerSenior Advisor for Portfolio Restruc-$83,971$99,875$183,846
Erica TuckerDirector of People EngagementFT$100,025$64,000$164,025
Mustafa AbdulbaqiDirector of ItFT$104,728$58,718$163,446
Daniel MontgomeryDirector of Property MgmtFT$96,252$57,913$154,165
Kathleen MertzHead of Real EstateFT$125,098$23,390$148,488

Board Members and Trustees

NameTitle
Jill LamChair
Tejan ContehVice Chair
Alma FloresBoard Member
Celia SmootBoard Member
Christopher SohlerBoard Member
Edward KnightlyBoard Member
Jim LodwickBoard Member
John CardenasBoard Member
Samuel StuckeyBoard Member
Sean EdwardsBoard Member
Jamie BecklandSecretary
Paul CummingsTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$4,289,603
Program Service Revenue
$23,271,379
Investment Income
$8,642,493
Other Revenue
$18,804
All Other Contributions
$1,713,254
Change in Net Assets
$6,051,365
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$16,655,669
Salaries, Compensation, and Employee Benefits$13,513,245
Total Fundraising Expense$265,903
Grants and Similar Amounts Paid$2,000
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$8,285,826$1,804,918$199,154$10,289,898
Occupancy$7,308,257$132,674-$7,440,931
Depreciation Depletion$1,805,603$14,476-$1,820,079
Other Employee Benefits$1,453,729$316,669$34,942$1,805,340
Insurance$1,122,789$100,996-$1,223,785
Interest$1,141,645--$1,141,645
Fees for Services Management$1,033,427--$1,033,427
All Other Expenses$881,127$80,718$1,547$963,392
Payroll Taxes$584,340$127,288$14,045$725,673
Fees for Services Other$543,256$54,031-$597,287
Office Expenses$426,014$80,345-$506,359
Current Officers, Directors, Trustees, and Key Employees$385,299$83,931$9,261$478,491
Other Expenses$401,732$42,695-$444,427
Information Technology$255,480$3,666-$259,146
Fees for Services Accounting$249,655--$249,655
Pension Plan Contributions$172,195$37,509$4,139$213,843
Fees for Services Legal$137,987$69,093-$207,080
Conferences and Meetings$53,269$21,457$1,009$75,735
Travel$5,934--$5,934
Advertising$2,159-$1,806$3,965
Grants to Domestic Orgs$2,000--$2,000
Total Functional Expenses$26,934,545$2,970,466$265,903$30,170,914
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
Yes
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Accrued Interest$4,341,824
Lease Liability$3,067,015
Advance Rent and Deposits$298,765
Acquisition Commission$185,129
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
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
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

“It is the organization's policy to provide a copy of form 990 to its board of directors and finance committee prior to filing. The finance committee shall report to the board its review of the form 990 and the board shall take any additional action that it feels appropriate.”

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

“The secretary of the corporation or designee shall review the conflicts of interest policy with each new director and shall assist each new director in understanding and complying with it. On an annual basis, the secretary of the corporation or designee shall develop and maintain a list of insiders who engage in or are reasonably likely to engage in transactions that constitute conflicts of interest with the corporation during the year. The officers, directors and key employees shall each year disclose interests that could give rise to a conflict of interest under this policy. Such dislcosure shall be made on a disclosure and acknowledgement form and shall file this form with the corporate secretary or designee. The secretary or designee shall monitor and enforce compliance with this policy by reviewing the list of insiders and the disclosure and acknowledgement forms each year and by bringing potential or actual conflicts to the attention of the president of the board. The secretary of the corporation or designee shall convey the list of insiders identified above to the executive director and shall instruct the executive director to notify the board if the executive director or any employee plans to engage in a transaction with an insider that constitutes a conflict of interest. If so, the board shall monitor the transaction to ensure that it complies with the procedures contained in this policy.”

Form 990, Part VI, Section B, Line 15

“The board shall exclude any insider that has a conflict of interest with respect to all compensation discussions and from voting on the compensation decisions. The board may ask questions of the insider prior to beginning its discussion. The board shall gather appropriate data to ensure that the compensation for each insider is reasonable. In the case of employee compensation packages, the board shall utilize reliable surveys of compensation for comparable positions or shall utilize data for at least three similarly situated employees in comparable positions.”

Form 990, Part VI, Section C, Line 19

“Reach shall make its articles of incorporation, any amendments or restatements to the articles, its bylaws, its conflict of interest policy, its most recent three years of the form 990, 990-ez and 990-t, and recent financial statements available to the public for inspection and copying upon request. The documents described above shall be available for inspection upon request at the reach office during regular business hours.”

Filing and Contact Details

Filer

Filer Name
Reach Community Development Inc
EIN
93-0813981
Phone
5032310682
Address
4150 S MOODY AVENUE, PORTLAND, OR 97239

Signing Officer

Name
Mei Lee
Title
CFO
Phone
5032310682
Signed
2025-11-15
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Margaret Salazar
Formed
1982
Legal Domicile
Or
Voting Board Members
12
Independent Board Members
12
Employees
202
Volunteers
12

Preparer

Firm
Cohnreznick Advisory LLC
Address
350 GRANITE STREET SUITE 1200, BRAINTREE, MA 02184
Preparer
Jolanta Tuck
Phone
7813803520
Supplemental Narrative

Financial Statement Notes

PART X, LINE 2:

“Reach and its consolidated nonprofit corporations are exempt from federal and state income taxes under section 501(c)(3) of the internal revenue code and comparable state statutes. There were no unrelated business income taxes due or paid in the years ended december 31, 2024 and 2023. Due to their tax-exempt status, reach and its consolidated nonprofit corporations are not subject to income taxes other than on unrelated business income. Accordingly, these consolidated financial statements do not reflect a provision for income taxes and there are no other tax positions which must be considered for disclosure. Reach and the consolidated nonprofit corporations are required to file tax returns with the internal revenue service and other taxing authorities. Income tax returns filed by each of the entities are subject to examination by the internal revenue service for a period of three years. While no income tax returns are currently being examined by the internal revenue service, tax years since 2021 remain open and subject to examination.”

Raw XML AppendixShowing 400 of 1,726 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.

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IRS990/ActivityOrMissionDesc0REACH DEVELOPS AND MANAGES QUALITY AFFORDABLE APARTMENT HOMES AND PROVIDES OPPORTUNITIES FOR INDIVIDUALS, FAMILIES AND COMMUNITIES TO THRIVE THROUGH SUPPORTIVE PROGRAMS. REACH SERVES THE PORTLAND METROPOLITAN AND SW WASHINGTON REGION.
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IRS990/Desc0PROPERTY OPERATIONS AND MANAGEMENT - REACH AND AFFILIATED ENTITIES OWN AND MANAGE MORE THAN 2,731 UNITS OF AFFORDABLE RENTAL HOUSING IN THE PORTLAND, OREGON METROPOLITAN REGION AND SOUTHWEST WASHINGTON. THESE UNITS ARE IN APARTMENTS, PLEXES AND SINGLE-FAMILY HOUSES, AND ARE ONLY AVAILABLE TO HOUSEHOLDS UNDER CERTAIN INCOME LIMITS. REACH AND AFFILIATED ENTITIES ALSO OWN AND MANAGE 87,458 COMMERCIAL SQUARE FOOTAGE.
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IRS990/Form990PartVIISectionAGrp/TitleTxt13PRESIDENT & CEO
IRS990/Form990PartVIISectionAGrp/TitleTxt14DIRECTOR OF IT
IRS990/Form990PartVIISectionAGrp/TitleTxt15HEAD OF REAL ESTATE
IRS990/Form990PartVIISectionAGrp/TitleTxt16SENIOR ADVISOR FOR PORTFOLIO RESTRUCTURING
IRS990/Form990PartVIISectionAGrp/TitleTxt17DIRECTOR OF PROPERTY MGMT
IRS990/Form990PartVIISectionAGrp/TitleTxt18DIRECTOR OF PEOPLE ENGAGEMENT
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