Innovative Housing Inc.

990 • Fiscal year 2021 • EIN 93-0877440

Jul 01, 2020 to Jun 30, 2021 • Filed on May 10, 2022

Organization Profile www.innovativehousinginc.com

219 NW 2nd AvePortland, OR 97209

(503) 226-4368

Siviq Scores

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

0.48x

Higher debt load relative to assets than 71% of similar nonprofits.

2021 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2021

4.29x

Higher debt load relative to revenue than 92% of similar nonprofits.

2021 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2021

21%

Higher net margin than 66% of similar nonprofits.

2021 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2021

$164,100

Higher top officer pay than 16% of similar nonprofits.

Top officer pay equals 2.0% of source-year revenue.

2021 filings • 501(c)3 • $50M-$100M nonprofits • Source year 2021

-0.7%

Faster asset growth than 16% of similar nonprofits.

2021 filings • 501(c)3 • $50M-$100M nonprofits • Annualized from 2020 to 2021

-28%

Faster revenue growth than 8% of similar nonprofits.

2021 filings • 501(c)3 • $50M-$100M nonprofits • Annualized from 2020 to 2021

Balance Sheet

Liabilities / Assets71st percentile

Assets

Down

$72,167,425

Down $495,044 (-0.7%) from 2020

Net Assets

$37,614,863

Up $1,679,052 (+4.7%) from 2020

Liabilities

Down

$34,552,562

Down $2,174,096 (-5.9%) from 2020

Revenue And Expenses

Liabilities / Revenue92nd percentile Net Margin66th percentile

Revenue

Down

$8,053,529

Down $3,128,743 (-28%) from 2020

Expenses

Down

$6,374,477

Down $170,523 (-2.6%) from 2020

Net Income

Down

$1,679,052

Down $2,958,220 (-64%) from 2020

Historical Trend

Balance Sheet Trend

Asset Growth16th percentile

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

Highlighted filing

2021

Assets$72,167,425

Liabilities$34,552,562

Net Assets$37,614,863

Open 2021 Filing

Operations Trend

Revenue Growth8th percentile

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

Highlighted filing

2021

Revenue$8,053,529

Expenses$6,374,477

Net Income$1,679,052

Open 2021 Filing

Jump To

Filing Snapshot

Filing Period: Jul 1, 2020 to Jun 30, 2021
Signed: May 10, 2022
Return Version: 2020v4.1
Gross Receipts: $8,053,529

Mission and Program Overview

Mission

Develop, preserve and operate affordable housing for low and moderate-income households and provide services to residents to maintain housing stablity, improve quality of life and break the cycle of poverty.

Balance Sheet Detail

Line	Beginning	End	Change
Assets
Other Notes and Loans Receivable, Net	$20,990,437	$21,695,777	▲ $705,340
Land, Buildings, and Equipment, Net	$23,853,444	$19,094,553	▼ $4,758,891
Savings and Temporary Cash Investments	$6,541,462	$6,281,649	▼ $259,813
Investments Other Securities	$3,454,537	$3,746,889	▲ $292,352
Investments Program Related	$1,747,478	$1,548,490	▼ $198,988
Accounts Receivable	$211,346	$333,600	▲ $122,254
Cash and Non-Interest-Bearing Accounts	$181,249	$191,481	▲ $10,232
Prepaid Expenses and Deferred Charges	$148,091	$148,957	▲ $866
Total Assets	$72,662,469	$72,167,425	▼ $495,044
Other Assets Total	$15,534,425	$19,126,029	▲ $3,591,604
Liabilities
Mortgage Notes Payable Secured by Investment Property	$36,265,168	$34,070,238	▼ $2,194,930
Accounts Payable and Accrued Expenses	$446,731	$436,008	▼ $10,723
Deferred Revenue	$14,759	$46,316	▲ $31,557
Total Liabilities	$36,726,658	$34,552,562	▼ $2,174,096
Net Assets / Fund Balance
Net Assets Without Donor Restrictions	$28,859,673	$30,940,992	▲ $2,081,319
Net Assets With Donor Restrictions	$7,076,138	$6,673,871	▼ $402,267
Total Net Assets Fund Balance	$35,935,811	$37,614,863	▲ $1,679,052
Total Liabilities and Net Assets / Fund Balance	$72,662,469	$72,167,425	▼ $495,044

Asset Categories

Asset	Book Value	Depreciation	Basis
Investment Program Related Org	$1,548,490	-	-
Buildings	$15,579,616	$11,549,341	-
Land	$3,409,078	-	-
Equipment	$105,859	$199,721	-
Other Assets Org	$239,360	-	-
Other Securities	$3,746,889	-	-

Compensation and Service Providers

Top Officer Pay16th percentile

Employees

Name	Title	Full / Part Time	Base	Other	Total
Sarah Stevenson	Executive Director	PT	$150,000	$14,100	$164,100
Julie Garver	Housing Developer	FT	$127,000	$13,200	$140,200

Board Members and Trustees

Name	Title
Joseph Hughes	President
Darcy Vincent	Board Member
Larry Byers	Board Member
Riad Sahli	Board Member
Shawn Morgan	Board Member

Highest Paid Contractors

Contractor	Services	Location	Compensation
Silco Commerical Construction	Construction	8316 N Lombard No 451, Portland, OR 97203	$3,616,055
Emerick Architects	Design Services	321 SW 4th Ave Ste 200, Portland, OR 97204	$797,109

Revenue and Support

Revenue Composition

Contributions and Grants: $435,104
Program Service Revenue: $7,152,475
Investment Income: $465,950
Other Revenue: $0
All Other Contributions: $384,104
Change in Net Assets: $1,679,052

Audited Revenue Reconciliation

Revenue per Audited Statements: $8,053,529
Total Revenue per Audited Statements: $8,053,529
Total Revenue per Form 990: $8,053,529

Expenses and Functional Allocation

Major Expense Lines

Line Item	Amount
Other Expenses	$5,308,457
Salaries, Compensation, and Employee Benefits	$1,066,020
Total Fundraising Expense	$18,525
Grants and Similar Amounts Paid	$0
Professional Fundraising Fees	$0

Functional Expense Allocation

Line Item	Program	Management	Fundraising	Total
Depreciation Depletion	$1,072,391	-	-	$1,072,391
Other Salaries and Wages	$711,608	$12,287	$96	$723,991
Interest	$704,664	-	-	$704,664
Current Officers, Directors, Trustees, and Key Employees	$90,255	$57,435	$16,410	$164,100
Other Employee Benefits	$72,645	$938	-	$73,583
Payroll Taxes	$66,873	$5,073	$1,154	$73,100
All Other Expenses	$74	$51,339	-	$51,413
Pension Plan Contributions	$30,847	$385	$14	$31,246
Office Expenses	$24,040	$2,892	$181	$27,113
Occupancy	$23,443	$2,820	$176	$26,439
Fees for Services Accounting	$16,580	$1,995	$125	$18,700
Insurance	$9,810	$1,180	$74	$11,064
Other Expenses	$7,393	$3,794	$237	$7,393
Fees for Services Legal	$5,017	$604	$38	$5,659
Fees for Services Other	$3,050	-	-	$3,050
Travel	$2,665	$320	$20	$3,005
Total Functional Expenses	$6,214,890	$141,062	$18,525	$6,374,477

Audited Expense Reconciliation

Line Item	Amount
Expenses per Audited Statements	$6,374,477
Total Expenses per Audited Statements	$6,374,477
Total Expenses per Form 990	$6,374,477

Fundraising, Events, and Gaming

Fundraising activities: Yes
Gaming activities: No
Professional fundraiser used: No

Fundraising and Gaming Totals

Line Item	Amount
Professional Fundraising Fees	$0

Fundraising Events

Event	Gross Receipts	Gross Revenue	Direct Expenses	Net Income
Friendraiser	$51,000	$51,000	-	$51,000
Total Events	$51,000	$51,000	-	$51,000

Political and Lobbying Activity

Political campaign activity: No
Lobbying activity: Yes
Subject to proxy tax: No

Reported Spending and Taxes

Line Item	Amount
Political Expenditures	$0

Related Organizations and Partnerships

Related Partnerships and Joint Ventures

Organization	Location	Activity	Income	Assets	Ownership	Managing Partner
Anna Mann LP	Portland, OR	Affordable Housing	$1	$12,024,284	100%	Yes
Raleigh Housing LP	Portland, OR	Affordable Housing	$-94	$2,988	0.01%	Yes
Magnolia 2 LP	Portland, OR	Affordable Housing	$-199	$1,576	0.01%	Yes
SunCo GP LLC	Portland, OR	Affordable Housing	$5	$1,404	0.01%	Yes
Center Village Limited Partnership	Portland, OR	Affordable Housing	$-29	$1,366	0.01%	Yes
Erickson Housing LP	Portland, OR	Affordable Housing	$-24	$1,354	0.01%	Yes
Musolf Manor Limited Partnership	Portland, OR	Affordable Housing	$-9	$956	0.01%	Yes
Eliot Housing Limited Partnership	Portland, OR	Affordable Housing	$-34	$949	0.01%	Yes
Woodland Square Limited Partnership	Portland, OR	Affordable Housing	$-46	$926	0.01%	Yes
Stonegate Pasco Limited Partnership	Portland, OR	Affordable Housing	$0	$872	0%	Yes
82nd Avenue Limited Partnership	Portland, OR	Affordable Housing	$-34	$785	0.01%	Yes
Merwyn Apartments LLC	Portland, OR	Affordable Housing	$0	$506	0.01%	Yes
Kamiakin Limited Partnership	Portland, OR	Affordable Housing	$-1	$443	0.00%	Yes

Disregarded Entities

Entity	Location	Activity	Income	Assets	Controller
Innovative KWVS	Portland, OR	Affordable Housing	$1,921,166	$5,643,083	Innovative Housing Inc
Clifford Apartments LLC	Portland, OR	Affordable Housing	$824,728	$5,149,178	Innovative Housing Inc
Innovative Garden Park	Portland, OR	Affordable Housing	$732,035	$4,085,483	Innovative Housing Inc
Hewitt Place II GP LLC	Portland, OR	Affordable Housing	$558,935	$3,850,109	Innovative Housing Inc
Innovative Center Village LLC	Portland, OR	Affordable Housing	$15,528	$3,240,346	Innovative Housing Inc
Innovative Rich LLC	Portland, OR	Affordable Housing	$383,879	$2,553,054	Innovative Housing Inc
Innovative Cambrian LLC	Portland, OR	Affordable Housing	$743,035	$50,802	Innovative Housing Inc
Innovative 4 Plex LLC	Portland, OR	Affordable Housing	$56,780	$682,323	Innovative Housing Inc
Bridgeview Housing LLC	Portland, OR	Affordable Housing	$152,156	$671,865	Innovative Housing Inc
82nd & Broadway LLC	Portland, OR	Affordable Housing	$6,852	$643,612	Innovative Housing Inc
IHIMusolf LLC	Portland, OR	Affordable Housing	$-9	$321,473	Innovative Housing Inc
Innovative Anna Mann	Portland, OR	Affordable Housing	$0	$1	Innovative Housing Inc
527 SE Morrison MT LLC	Portland, OR	Affordable Housing	$0	$0	Innovative Housing Inc
IHI Clifford LLC	Portland, OR	Affordable Housing	$0	$0	Innovative Housing Inc
Innovative Eliot LLC	Portland, OR	Affordable Housing	$0	$0	Innovative Housing Inc

Transactions with Related Organizations

Organization	Type	Method	Amount
Anna Mann LP	d	Loan Agreement	$3,172,871
Merwyn Apartments LLC	l	Developer Fee Agreement	$768,881
Musolf Manor Limited Partnership	s	Cash Receipt	$163,456
Center Village LP	s	Cash Receipt	$135,492
Raleigh Housing LP	s	Cash Receipts	$109,308
Magnolia 2 LP	d	Loan Agreement	$104,059
Raleigh Housing LP	l	Service Agreement	$81,433
Musolf Manor Limited Partnership	l	Service Agreement	$76,334
Erickson Housing LP	l	Service Agreement	$39,246
Woodland Square Limited Partnership	l	Service Agreement	$36,726
Center Village LP	l	Service Agreement	$35,640
82nd Avenue LP	l	Service Agreement	$31,500
Eliot Housing Limited Partnership	l	Service Agreement	$31,001
Woodland Square Limited Partnership	s	Cash Receipt	$26,182
Magnolia 2 LP	l	Service Agreement	$25,374
Merwyn Apartments LLC	d	Loan Agreement	$22,261
Center Village LP	r	Cash payment	$21,998
Kamiakin Limited Partnership	l	Cash Receipt	$7,080
Stonegate Pasco Limited Partnership	l	Cash Receipt	$6,000

Debt and Bond Financing

Bond Issues

Bond	Issuer	Issued	Issue Price	Purpose
A	State of Oregon	2015-12-31	$4,022,658	Qualified 501c3 nonhospital

Bond Proceeds

Bond	Total Proceeds	Spent	Retired	Issuance Costs
A	$4,022,658	-	$632,360	$20,113

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: No
Conflict-of-interest policy: Yes
Audited financial statements prepared: No
Key decisions subject to board approval: No
Management duties delegated: No

Governance Explanations

Form 990 governing body review Part VI line 11

“Members of the board are given a copy of form 990 to review prior to filing. Any questions, comments or observations are presented to the Executive Director for clarification.”

Conflict of interest policy compliance Part VI line 12C

“The Executive Director and Board President monitor the conflict of interest policy and the organization has a standing informal policy of not conducting business with any board members or board members relatives.”

CEO executive director top management comp Part VI line 15A

“Executive Director compensation is determined by the board of directors based on comparability data gathered from reliable surveys of compensation for similar positions or data for at least three similarly situated employees in comparable positions.”

Governing documents etc available to public Part VI line 19

“Documents are available upon request.”

Filing and Contact Details

Filer

Filer Name: Innovative Housing Inc
EIN: 93-0877440
Address: 219 NW 2nd Ave, Portland, OR 97209

Signing Officer

Name: Sarah Stevenson
Title: Executive Direc
Phone: 5032264368
Signed: 2022-05-10
Discuss with paid preparer: Yes

Organization Details

Principal Officer: Sarah Stevenson
Formed: 1984
Legal Domicile: Or
Voting Board Members: 5
Independent Board Members: 5
Employees: 15

Preparer

Firm: Carter Adams Tax & Financial Svcs
Address: 4784 N Lombard St Ste B PMB 171, Portland, OR 97203
Preparer: Sarah Carter Adams
Phone: 5033486430

Supplemental Narrative

Additional Explanations

General explanation attachment

“Schedule K, Part V: The management contract has been structured upon consultation with bond counsel to comply with the qualified management contract rules described in Rev. Proc. 97-13.”

Raw XML AppendixShowing 400 of 1,162 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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Document Assets

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Filings

Displayed year

2021 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing

Assets: $72,167,425
Liabilities: $34,552,562
Net assets: $37,614,863
Revenue: $8,053,529
Expenses: $6,374,477
Net income: $1,679,052

	Balance Sheet			Operations
Year	Assets	Liabilities	Net Assets	Revenue	Expenses	Net Income
2024Detailed filing. Detailed filing data is available for this year.	$83.6	$37.3	$46.3	$10.4	$8.87	$1.50
2023Detailed filing. Detailed filing data is available for this year.	$77.4	$32.0	$45.4	$14.4	$9.19	$5.19
2022Detailed filing. Detailed filing data is available for this year.	$64.1	$25.3	$38.8	$7.54	$6.38	$1.16
2021Detailed filing. Detailed filing data is available for this year.	$72.2	$34.6	$37.6	$8.05	$6.37	$1.68
2020Detailed filing. Detailed filing data is available for this year.	$72.7	$36.7	$35.9	$11.2	$6.55	$4.64
2019Summary only. Only limited summary data is available for this year.	$58.9	$28.5	$30.4	$13.6	$6.23	$7.32
2018Summary only. Only limited summary data is available for this year.	$54.3	$31.2	$23.1	$7.92	$5.64	$2.28
2017Summary only. Only limited summary data is available for this year.	$45.9	$25.1	$20.8	$6.15	$4.82	$1.33
2016Detailed filing. Detailed filing data is available for this year.	$45.9	$26.3	$19.6	$5.98	$4.35	$1.63
2015Detailed filing. Detailed filing data is available for this year.	$38.0	$20.6	$17.4	$5.02	$3.64	$1.37
2014Detailed filing. Detailed filing data is available for this year.	$34.8	$20.2	$14.6	$3.77	$3.51	$0.26
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.	$33.6	$19.2	$14.3		$3.36
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.	$29.2	$16.4	$12.8		$3.04
2011Summary only. Only limited summary data is available for this year.	$28.0	$15.5	$12.5	$4.44	$2.91	$1.53
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.	$20.8	$9.83	$11.0		$1.79