Civic Intelligence

Reach Community Development Inc.

990 • Fiscal year 2018 • EIN 93-0813981

Jan 01, 2018 to Dec 31, 2018 • Filed on Oct 11, 2019

Organization ProfileWWW.REACHCDC.ORG

View Organization Page

4150 SW Moody AvenuePortland, OR 97239

(503) 231-0682

Siviq Scores

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

Liabilities / Assets

82nd percentile

0.71x

Higher debt load relative to assets than 82% of similar nonprofits.

2018 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2018

Liabilities / Revenue

86th percentile

2.45x

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

2018 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2018

Net Margin

65th percentile

9.7%

Higher net margin than 65% of similar nonprofits.

2018 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2018

Top Officer Pay

18th percentile

$182,417

Higher top officer pay than 18% of similar nonprofits.

Top officer pay equals 1.0% of source-year revenue.

2018 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2018

Asset Growth

60th percentile

5.0%

Faster asset growth than 60% of similar nonprofits.

2018 filings • 501(c)3 • $50M-$100M nonprofits • Annualized from 2017 to 2018

Revenue Growth

74th percentile

15%

Faster revenue growth than 74% of similar nonprofits.

2018 filings • 501(c)3 • $50M-$100M nonprofits • Annualized from 2017 to 2018

Balance Sheet
Liabilities / Assets82nd percentile

Assets

Up

$65,648,856

Up $3,133,243 (+5.0%) from 2017

Net Assets

Up

$19,014,181

Up $1,856,635 (+11%) from 2017

Liabilities

Up

$46,634,675

Up $1,276,608 (+2.8%) from 2017

Revenue And Expenses
Liabilities / Revenue86th percentileNet Margin65th percentile

Revenue

Up

$19,051,797

Up $2,538,761 (+15%) from 2017

Expenses

Up

$17,195,162

Up $782,670 (+4.8%) from 2017

Net Income

Up

$1,856,635

Up $1,756,091 (+1747%) from 2017

Historical Trend

Balance Sheet Trend

Asset Growth60th percentile

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

$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

2018

Assets$65,648,856
Liabilities$46,634,675
Net Assets$19,014,181
Open 2018 Filing

Operations Trend

Revenue Growth74th percentile

Revenue, expenses, and net income across loaded years, with this 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

2018

Revenue$19,051,797
Expenses$17,195,162
Net Income$1,856,635
Open 2018 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2018 to Dec 31, 2018
Signed
Oct 11, 2019
Return Version
2018v3.1
Gross Receipts
$19,051,797
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
Land, Buildings, and Equipment, Net$31,329,240$30,534,509▼ $794,731
Other Notes and Loans Receivable, Net$14,512,332$17,413,345▲ $2,901,013
Savings and Temporary Cash Investments$5,171,105$5,419,962▲ $248,857
Cash and Non-Interest-Bearing Accounts$5,568,301$4,414,858▼ $1,153,443
Accounts Receivable$1,539,998$3,311,897▲ $1,771,899
Investments Other Securities$1,480,631$1,489,031▲ $8,400
Prepaid Expenses and Deferred Charges$105,814$133,723▲ $27,909
Pledges and Grants Receivable$198,257$79,111▼ $119,146
Total Assets$62,515,613$65,648,856▲ $3,133,243
Other Assets Total$2,609,935$2,852,420▲ $242,485
Liabilities
Mortgage Notes Payable Secured by Investment Property$42,888,166$43,461,679▲ $573,513
Other Liabilities$1,458,247$1,649,384▲ $191,137
Accounts Payable and Accrued Expenses$1,011,654$1,523,612▲ $511,958
Total Liabilities$45,358,067$46,634,675▲ $1,276,608
Net Assets / Fund Balance
Unrestricted Net Assets$11,261,114$13,097,749▲ $1,836,635
Temporarily Rstr Net Assets$4,579,895$4,599,895▲ $20,000
Permanently Rstr Net Assets$1,316,537$1,316,537→ $0
Total Net Assets Fund Balance$17,157,546$19,014,181▲ $1,856,635
Total Liabilities and Net Assets / Fund Balance$62,515,613$65,648,856▲ $3,133,243

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$23,562,776$42,334,776$65,897,552
Land$6,665,223-$6,665,223
Equipment$274,309$2,245,571$2,519,880
Leasehold Improvements$32,201$122,667$154,868
Compensation and Service Providers
Top Officer Pay18th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Pamela BenoitChief Oper OFT$158,903$23,514$182,417
Pamela BenoitChief Oper Officer-$158,903$23,514$182,417
Dan ValliereChief Exec OFT$158,388$19,976$178,364
Dan ValliereChief Exec Officer-$158,388$19,976$178,364
Jessica WoodruffDirector of HdFT$128,430$17,534$145,964
Mary Lou ClearyDirector of HrFT$108,694$21,001$129,695

Board Members and Trustees

NameTitle
Rebecca MaeseBoard Chair
Debbie BurkeVice Chair
Ben WernerBoard Member
Cameron WhittenBoard Member
David SacamanoBoard Member
Edward KnightlyBoard Member
Jill LamBoard Member
Jim LodwickBoard Member
Marshawna WilliamsBoard Member
Robert KouryBoard Member
Ron AlexanderBoard Member
Nancy BondPast Board C
Marc TedescoSecretary
Whit SpencerTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Bjorklund Montplaisir CpasAudit/tax9020 SW WASHINGTON SQ RD 460, Portland, OR 97223$108,267
Revenue and Support

Revenue Composition

Contributions and Grants
$3,523,642
Program Service Revenue
$15,039,445
Investment Income
$459,560
Other Revenue
$29,150
All Other Contributions
$1,013,467
Change in Net Assets
$1,856,635

Noncash Contribution Practices

Property subject to holding requirements
No
Reviewed unusual noncash gifts
No
Third parties used for noncash contributions
No

Noncash Contributions

Contribution TypeContribution CountReported AmountValuation Method
Other Non Cash Contri Table12$55,531Fair Market Value
Other Non Cash Contri Table1$41,319Fair Market Value
Other Non Cash Contri Table12$20,653Fair Market Value
Other Non Cash Contri Table1$3,887Fair Market Vlaue
Total Noncash Contributions26$121,390-
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$9,555,362
Salaries, Compensation, and Employee Benefits$7,639,800
Total Fundraising Expense$393,951
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$4,304,290$1,075,423$200,541$5,580,254
Occupancy$4,549,438$75,007-$4,624,445
Depreciation Depletion$1,946,609$143,187-$2,089,796
Other Employee Benefits$838,037$194,736$28,143$1,060,916
Office Expenses$483,531$153,648$8,302$645,481
Payroll Taxes$382,824$96,573$17,292$496,689
Fees for Services Other$212,380$239,952$33,241$485,573
Current Officers, Directors, Trustees, and Key Employees$162,553$180,390$17,836$360,779
All Other Expenses$271,322$50,279$11,104$332,705
Pension Plan Contributions$105,168$29,367$6,627$141,162
Information Technology$89,736--$89,736
Fees for Services Accounting$55,248$34,340-$89,588
Other Expenses$47,796$30,646$157$78,599
Interest$42,581$14,240-$56,821
Travel$41,765$1,843$775$44,383
Insurance$34,108$9,550-$43,658
Fees for Services Legal$13,132$1,617$1,385$16,134
Advertising$8,231$1,564$4,858$14,653
Total Functional Expenses$14,390,384$2,410,827$393,951$17,195,162
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
Deferred Interest$914,603
Advance Rent and Deposits$486,710
Accrued Interest$248,071
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
Yes
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, Page 6, Part VI, 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, Page 6, Part VI, 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 employeess 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 enfore 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, Page 6, Part VI, Line 15A

“The board shall exclude any insider that has a conflict of interest with respect to the transaction from all discussion and from voting on the transaction. 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 similary situated employees in comparable positions.”

Form 990, Page 6, Part VI, Line 15B

“The board shall exclude any insider that has a conflict of interest with respect to the transaction from all discussion and from voting on the transaction. 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 similary situated employees in comparable positions.”

Form 990, Page 6, Part VI, 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 SW MOODY AVENUE, PORTLAND, OR 97239

Signing Officer

Name
Pamela Benoit
Title
Chief Oper Officer
Phone
5032310682
Signed
2019-10-11
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Pamela Benoit
Formed
1982
Legal Domicile
Or
Voting Board Members
14
Independent Board Members
14
Employees
175
Volunteers
112

Preparer

Firm
BJORKLUND & MONTPLAISIR CPA'S
Address
9020 SW WASHINGTON SQ RD SUITE 46, PORTLAND, OR 97223
Preparer
Steven R Bjorklund
Phone
5036436400
Supplemental Narrative

Additional Explanations

FORM 990 - ORGANIZATION'S MISSION

“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.”

Form 990

“Reach gateway llc (32-0411748) and reach bronaugh gp, llc (47-2963987) are both disregarded entities owned 100% by reach community development which have made entity classification elections to be treated and taxed as corporations. Both these entities have also made an election to not be treated as an exempt entity. The election was made by each entity pursuant to section 168(h)(6)(f)(ii) of the internal revenue code on their 2015 tax returns. The election stated that in accordance with section 168(h)(6)(f)(ii) of the internal revenue code, all tax-exempt entities holding a controlling intrest in the taxpayer hereby elect to treat any gain on any disposition of such interest (and any dividend or interest received or accrued by the tax-exempt entity from the controlled entity) as unrelated business taxable income for purposes of section 511 of the internal revenue code in order for the taxpayer not to be treated as a "tax-exempt entity".”

Form 990, Page 2, Part III, Line 4D

“Volunteer services 112 reach volunteers donated their services in 2018. Volunteers help our community in a number of ways, including: teaching classes to residents; maintaining garden beds; and, serving as project and crew leaders with our community builders program activities, assisting in the main office and at several building sites with administrative tasks.”

Financial Statement Notes

Schedule D, Page 3, Part X

“Federal and state taxes - 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; however reach paid unrelated business income taxes of 2,727 in 2018 and -0- in 2017 related to employee transportation fringe benefits. 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 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 irs and other taxing authorities. The limited partnerships and limited liability companies (hereafter referred to as "partnerships"), which are not 100% owned by reach, are taxable entities, however, each of the entities have elected to be treated as a pass-through entity for income tax purposes and, as such, are not subject to income taxes. Rather, all items of taxable income, deductions and tax credits are passed through to and are reported by its partners on their respective income tax returns. The partnerships' federal tax statuses are based on their legal status as a partnership. Accordingly, the partnerships are not required to take any tax positions in order to qualify as a pass-through entity. Accordingly, these financial statements do not reflect a provision for income taxes and the partnerships have no other tax positions which must be considered for disclosure. The partnerships are required to file and do 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 2015 remain open and subject to examination.”

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IRS990/MissionDesc0REACH 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/ProgSrvcAccomActy3Grp/Desc0RESIDENT SERVICES AND PROGRAM: REACH'S RESIDENT SERVICES AND PROGRAMS HELP PEOPLE MAINTAIN HOUSING STABILITY, ACHIEVE GREATER FINANCIAL INDEPENDENCE AND IMPROVE HEALTH AND QUALITY OF LIFE BY: INCREASING RESIDENTS' ECONOMIC STABILITY THROUGH FINANCIAL EDUCATION, MATCHED SAVINGS PROGRAMS, AND EMPLOYMENT SERVICES. PROVIDING INFORMATION AND REFERRALS SERVICES TO CONNECT RESIDENTS TO ESSENTIAL COMMUNITY AND HEALTH SERVICES; LIFE SKILLS WORKSHOPS; SOCIAL ENGAGEMENT, AND PARTNERING WITH OTHER ORGANIZATIONS.
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IRS990/ProgSrvcAccomActyOtherGrp/Desc0VOLUNTEER SERVICES 112 REACH VOLUNTEERS DONATED THEIR SERVICES IN 2018. VOLUNTEERS HELP OUR COMMUNITY IN A NUMBER OF WAYS, INCLUDING: TEACHING CLASSES TO RESIDENTS; MAINTAINING GARDEN BEDS; AND, SERVING AS PROJECT AND CREW LEADERS WITH OUR COMMUNITY BUILDERS PROGRAM ACTIVITIES, ASSISTING IN THE MAIN OFFICE AND AT SEVERAL BUILDING SITES WITH ADMINISTRATIVE TASKS.
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Document Assets

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Filings

Displayed year

2018 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$65,648,856
Liabilities
$46,634,675
Net assets
$19,014,181
Revenue
$19,051,797
Expenses
$17,195,162
Net income
$1,856,635
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