Civic Intelligence

San Luis Obispo Non-Profit Housing Corp

EIN 93-1038371 • 501(c)3 • San Luis Obispo, CA

Profile

The Corporation was formed primarily to engage in acquiring, developing, rehabilitation, owning and managing affordable housing for low and moderate income persons in the cities and unincorporated areas of San Luis Obispo County.

487 Leff StreetSan Luis Obispo, CA 93401

www.haslo.org

Siviq Scores

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

Liabilities / Assets

70th percentile

0.45x

Higher debt load relative to assets than 70% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Source year 2024

Liabilities / Revenue

92nd percentile

4.00x

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

501(c)3 • $25M-$50M nonprofits • Source year 2024

Net Margin

77th percentile

22%

Higher net margin than 77% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Source year 2024

Top Officer Pay

46th percentile

$246,149

Higher top officer pay than 46% of similar nonprofits.

Top officer pay equals 6.8% of source-year revenue.

501(c)3 • $25M-$50M nonprofits • Source year 2024

Asset Growth

60th percentile

8.0%

Faster asset growth than 60% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Annualized from 2023 to 2024

Revenue Growth

43rd percentile

4.9%

Faster revenue growth than 43% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets70th percentile

Assets

Up

$32,116,048

Up $2,377,283 (+8.0%) from 2023

Liabilities

Up

$14,457,623

Up $1,566,251 (+12%) from 2023

Net Assets

Up

$17,658,425

Up $811,032 (+4.8%) from 2023

Operations
Liabilities / Revenue92nd percentileNet Margin77th percentile

Revenue

Up

$3,617,164

Up $169,459 (+4.9%) from 2023

Expenses

Up

$2,806,132

Up $9,812 (+0.4%) from 2023

Net Income

Up

$811,032

Up $159,647 (+25%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth60th percentile

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

$40M$30M$20M$10M$0Assets 2010: $10,180,290Liabilities 2010: $7,564,131Net Assets 2010: $2,616,1592010Assets 2011: $11,082,613Liabilities 2011: $7,877,759Net Assets 2011: $3,204,8542011Assets 2012: $9,650,405Liabilities 2012: $6,272,095Net Assets 2012: $3,378,3102012Assets 2013: $9,486,209Liabilities 2013: $5,604,146Net Assets 2013: $3,882,0632013Assets 2014: $8,871,459Liabilities 2014: $4,838,591Net Assets 2014: $4,032,8682014Assets 2015: $8,653,050Liabilities 2015: $4,467,858Net Assets 2015: $4,185,1922015Assets 2016: $8,753,220Liabilities 2016: $4,599,379Net Assets 2016: $4,153,8412016Assets 2017: $9,442,513Liabilities 2017: $4,082,610Net Assets 2017: $5,359,9032017Assets 2018: $10,337,989Liabilities 2018: $4,599,656Net Assets 2018: $5,738,3332018Assets 2019: $13,785,540Liabilities 2019: $7,611,862Net Assets 2019: $6,173,6782019Assets 2020: $14,702,720Liabilities 2020: $8,006,652Net Assets 2020: $6,696,0682020Assets 2021: $18,580,121Liabilities 2021: $11,310,765Net Assets 2021: $7,269,3562021Assets 2022: $28,570,626Liabilities 2022: $12,374,618Net Assets 2022: $16,196,0082022Assets 2023: $29,738,765Liabilities 2023: $12,891,372Net Assets 2023: $16,847,3932023Assets 2024: $32,116,048Liabilities 2024: $14,457,623Net Assets 2024: $17,658,4252024

Highlighted filing

2024

Assets$32,116,048
Liabilities$14,457,623
Net Assets$17,658,425
Open 2024 Filing

Operations Trend

Revenue Growth43rd percentile

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

$15M$10M$5.0M$0-$5.0MRevenue 2010: $1,304,191Expenses 2010: $1,001,421Net Income 2010: $302,7702010Expenses 2011: $979,9762011Expenses 2012: $972,2362012Revenue 2013: $1,501,850Expenses 2013: $998,097Net Income 2013: $503,7532013Revenue 2014: $1,105,692Expenses 2014: $893,981Net Income 2014: $211,7112014Revenue 2015: $1,228,569Expenses 2015: $1,076,244Net Income 2015: $152,3252015Revenue 2016: $1,173,264Expenses 2016: $1,204,615Net Income 2016: -$31,3512016Revenue 2017: $2,122,529Expenses 2017: $916,467Net Income 2017: $1,206,0622017Revenue 2018: $1,344,607Expenses 2018: $966,177Net Income 2018: $378,4302018Revenue 2019: $1,526,625Expenses 2019: $1,091,282Net Income 2019: $435,3432019Revenue 2020: $1,714,676Expenses 2020: $1,192,286Net Income 2020: $522,3902020Revenue 2021: $1,641,765Expenses 2021: $1,068,477Net Income 2021: $573,2882021Revenue 2022: $11,795,048Expenses 2022: $2,813,457Net Income 2022: $8,981,5912022Revenue 2023: $3,447,705Expenses 2023: $2,796,320Net Income 2023: $651,3852023Revenue 2024: $3,617,164Expenses 2024: $2,806,132Net Income 2024: $811,0322024

Highlighted filing

2024

Revenue$3,617,164
Expenses$2,806,132
Net Income$811,032
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
$32,116,048
Liabilities
$14,457,623
Net assets
$17,658,425
Revenue
$3,617,164
Expenses
$2,806,132
Net income
$811,032
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$32.1$14.5$17.7$3.62$2.81$0.81
2023Summary only. Only limited summary data is available for this year.$29.7$12.9$16.8$3.45$2.80$0.65
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$28.6$12.4$16.2$11.8$2.81$8.98
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$18.6$11.3$7.27$1.64$1.07$0.57
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$14.7$8.01$6.70$1.71$1.19$0.52
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$13.8$7.61$6.17$1.53$1.09$0.44
2018Facts available. Structured filing facts are available, but richer extracted sections are limited.$10.3$4.60$5.74$1.34$0.97$0.38
2017Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.44$4.08$5.36$2.12$0.92$1.21
2016Facts available. Structured filing facts are available, but richer extracted sections are limited.$8.75$4.60$4.15$1.17$1.20$0.03
2015XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$8.65$4.47$4.19$1.23$1.08$0.15
2014Detailed filing. Detailed filing data is available for this year.$8.87$4.84$4.03$1.11$0.89$0.21
2013Detailed filing. Detailed filing data is available for this year.$9.49$5.60$3.88$1.50$1.00$0.50
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$9.65$6.27$3.38$0.97
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$11.1$7.88$3.20$0.98
2010Summary only. Only limited summary data is available for this year.$10.2$7.56$2.62$1.30$1.00$0.30
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 7, 2025
Return Version
2024v5.0
Gross Receipts
$3,617,164
Mission and Program Overview

Mission

The Corporation was formed primarily to engage in acquiring, developing, rehabilitation, owning and managing affordable housing for low and moderate income persons in the cities and unincorporated areas of San Luis Obispo County.

Balance Sheet Detail
LineBeginningEndChange
Assets
Investments Program Related$11,091,502$11,151,349▲ $59,847
Land, Buildings, and Equipment, Net$9,236,135$9,341,779▲ $105,644
Accounts Receivable$3,276,058$5,488,534▲ $2,212,476
Savings and Temporary Cash Investments$5,145,809$5,179,941▲ $34,132
Cash and Non-Interest-Bearing Accounts$719,042$761,953▲ $42,911
Prepaid Expenses and Deferred Charges$104,723$126,806▲ $22,083
Total Assets$29,738,765$32,116,048▲ $2,377,283
Other Assets Total$165,496$65,686▼ $99,810
Liabilities
Other Liabilities$9,588,997$9,368,814▼ $220,183
Unsecured Notes Loans Payable$3,146,791$4,782,752▲ $1,635,961
Accounts Payable and Accrued Expenses$155,584$217,013▲ $61,429
Deferred Revenue-$89,044-
Total Liabilities$12,891,372$14,457,623▲ $1,566,251
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$16,847,393$17,658,425▲ $811,032
Total Net Assets Fund Balance$16,847,393$17,658,425▲ $811,032
Total Liabilities and Net Assets / Fund Balance$29,738,765$32,116,048▲ $2,377,283

Asset Categories

AssetBook ValueDepreciationBasis
Other Land Buildings$6,580,075$3,042,270$9,622,345
Land$2,761,704-$2,761,704
Investment Program Related Org$11,151,349--
Compensation and Service Providers
Top Officer Pay46th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Ken LitzingerCFOFT$200,259$45,890$246,149

Board Members and Trustees

NameTitle
Jay BeckPresident
Al EschenbachDirector
Krista JeffriesDirector
Michelle PedigoChief Operat
Clover RobinsonDeputy CFO
Linda MintonSecretary
Charles CrotserVice Preside
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$3,402,451
Investment Income
$215,373
Other Revenue
$-660
Change in Net Assets
$811,032

Audited Revenue Reconciliation

Revenue per Audited Statements
$3,617,164
Total Revenue per Audited Statements
$3,617,164
Total Revenue per Form 990
$3,617,164
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$2,738,849
Salaries, Compensation, and Employee Benefits$67,283
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Interest$416,997--$416,997
Depreciation Depletion$240,534--$240,534
Fees for Services Management$201,100--$201,100
Insurance$189,360--$189,360
Other Expenses$148,530--$148,530
Pension Plan Contributions$67,283--$67,283
All Other Expenses$40,329--$40,329
Office Expenses$32,083--$32,083
Fees for Services Accounting$19,845--$19,845
Fees for Services Legal$4,505--$4,505
Travel$1,469--$1,469
Total Functional Expenses$2,806,132$0$0$2,806,132

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$2,806,132
Total Expenses per Audited Statements$2,806,132
Total Expenses per Form 990$2,806,132
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
Other Affiliated Liabilities$9,360,483
Prepaid Rent$6,604
Unearned Revenue$1,727
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
No
Backup withholding compliance
No
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
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

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

“Corporation's accounting manager, director of finance review tax return prior to filing.”

Form 990, Page 6, Part VI, Line 12C

“Conflict of interest policy is consistent with the san luis obispo county housing authority.”

Form 990, Page 6, Part VI, Line 19

“A public disclosure copy of the organization's bylaws, policies, and audited financial statements are available upon request.”

Filing and Contact Details

Filer

Filer Name
San Luis Obispo Non-profit Housing
EIN
93-1038371
Phone
8055434478
Address
487 LEFF STREET, SAN LUIS OBISPO, CA 93401

Signing Officer

Name
Ken Litzinger
Title
CFO
Phone
8055434478
Signed
2025-11-07
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Ken Litzinger
Formed
1990
Legal Domicile
CA
Voting Board Members
7
Independent Board Members
7
Employees
1

Preparer

Firm
Kasarjian & Company Cpas Inc
Address
1250 PEACH ST STE J, SAN LUIS OBISPO, CA 93401
Preparer
Melissa Kasarjian
Phone
8055458121
Supplemental Narrative

Additional Explanations

FORM 990 - ORGANIZATION'S MISSION

“The corporation was formed primarily to engage in acquiring, developing, rehabilitation, owning and managing affordable housing for low and moderate income persons in the cities and unincorporated areas of san luis obispo county.”

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

“Organization provides low income housing to eligible tenants.”

Form 990, Part XI, Line 9

“Equity transfer from paso homekey, lp 0”

Raw XML AppendixShowing 400 of 422 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
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IRS990/Form990PartVIISectionAGrp/TitleTxt4DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt5SECRETARY
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IRS990/Form990PartVIISectionAGrp/TitleTxt7DEPUTY CFO
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IRS990ScheduleA/TotalCalendarYear170Grp/TotalAmt0822470
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IRS990ScheduleD/LandGrp/OtherCostOrOtherBasisAmt02761704
IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt06580075
IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt03042270
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IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc2UNEARNED REVENUE
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IRS990ScheduleD/TotalBookValueProgramRltdAmt011151349
IRS990ScheduleD/TotalExpensesPerForm990Amt02806132
IRS990ScheduleD/TotalLiabilityAmt09368814
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IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt02806132
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IRS990ScheduleJ/CompBsdOnRevRelatedOrgsInd0false
IRS990ScheduleJ/EquityBasedCompArrngmInd0false
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE CORPORATION WAS FORMED PRIMARILY TO ENGAGE IN ACQUIRING, DEVELOPING, REHABILITATION, OWNING AND MANAGING AFFORDABLE HOUSING FOR LOW AND MODERATE INCOME PERSONS IN THE CITIES AND UNINCORPORATED AREAS OF SAN LUIS OBISPO COUNTY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1ORGANIZATION PROVIDES LOW INCOME HOUSING TO ELIGIBLE TENANTS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2CORPORATION'S ACCOUNTING MANAGER, DIRECTOR OF FINANCE REVIEW TAX RETURN PRIOR TO FILING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3CONFLICT OF INTEREST POLICY IS CONSISTENT WITH THE SAN LUIS OBISPO COUNTY HOUSING AUTHORITY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4A PUBLIC DISCLOSURE COPY OF THE ORGANIZATION'S BYLAWS, POLICIES, AND AUDITED FINANCIAL STATEMENTS ARE AVAILABLE UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5EQUITY TRANSFER FROM PASO HOMEKEY, LP 0
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990 - ORGANIZATION'S MISSION
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 2, PART III, LINE 4D
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PAGE 6, PART VI, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5FORM 990, PART XI, LINE 9
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IRS990/UponRequestInd0X
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IRS990/WebsiteAddressTxt0WWW.HASLO.ORG
IRS990/WhistleblowerPolicyInd0true
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd0true
ReturnHeader/BusinessOfficerGrp/PersonNm0KEN LITZINGER
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0CFO
ReturnHeader/BusinessOfficerGrp/PhoneNum08055434478
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-11-07
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0SAN LUIS OBISPO NON-PROFIT HOUSING
ReturnHeader/Filer/BusinessNameControlTxt0SANL

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