Civic Intelligence

Corvallis Neighborhood Housing

EIN 93-1057296 • 501(c)3 • Springfield, OR

View Organization Page

Profile

Devnw's mission is to create thriving, inclusive and healthy communities through affordable housing, financial/economic opportunity, small business development and policy change in lane, benton, linn, polk , lincoln, marion, grant and clackamas counties in oregon.

212 Main StSpringfield, OR 97477

www.devnw.org

Siviq Scores

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

Liabilities / Assets

45th percentile

0.19x

Higher debt load relative to assets than 45% of similar nonprofits.

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

Liabilities / Revenue

63rd percentile

0.55x

Higher debt load relative to revenue than 63% of similar nonprofits.

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

Net Margin

91st percentile

54%

Higher net margin than 91% of similar nonprofits.

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

Top Officer Pay

13th percentile

$159,281

Higher top officer pay than 13% of similar nonprofits.

Top officer pay equals 0.6% of source-year revenue.

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

Asset Growth

79th percentile

16%

Faster asset growth than 79% of similar nonprofits.

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

Revenue Growth

80th percentile

33%

Faster revenue growth than 80% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets45th percentile

Assets

Up

$75,662,350

Up $10,234,379 (+16%) from 2023

Liabilities

Down

$14,612,260

Down $5,075,882 (-26%) from 2023

Net Assets

Up

$61,050,090

Up $15,310,261 (+33%) from 2023

Operations
Liabilities / Revenue63rd percentileNet Margin91st percentile

Revenue

Up

$26,491,940

Up $6,623,349 (+33%) from 2023

Expenses

Down

$12,128,746

Down $2,683,263 (-18%) from 2023

Net Income

Up

$14,363,194

Up $9,306,612 (+184%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth79th percentile

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

$80M$60M$40M$20M$0Assets 2010: $19,161,091Liabilities 2010: $4,427,287Net Assets 2010: $14,733,8042010Assets 2011: $20,161,662Liabilities 2011: $4,520,780Net Assets 2011: $15,640,8822011Assets 2012: $20,508,923Liabilities 2012: $4,469,461Net Assets 2012: $16,039,4622012Assets 2013: $21,905,957Liabilities 2013: $3,763,750Net Assets 2013: $18,142,2072013Assets 2014: $21,844,308Liabilities 2014: $3,597,950Net Assets 2014: $18,246,3582014Assets 2015: $23,065,081Liabilities 2015: $3,542,811Net Assets 2015: $19,522,2702015Assets 2016: $24,440,518Liabilities 2016: $3,433,745Net Assets 2016: $21,006,7732016Assets 2017: $25,639,444Liabilities 2017: $4,797,417Net Assets 2017: $20,842,0272017Assets 2018: $26,667,196Liabilities 2018: $4,646,424Net Assets 2018: $22,020,7722018Assets 2019: $36,363,276Liabilities 2019: $8,412,549Net Assets 2019: $27,950,7272019Assets 2020: $47,784,375Liabilities 2020: $13,331,885Net Assets 2020: $34,452,4902020Assets 2021: $52,153,912Liabilities 2021: $13,336,536Net Assets 2021: $38,817,3762021Assets 2022: $56,468,888Liabilities 2022: $15,282,873Net Assets 2022: $41,186,0152022Assets 2023: $65,427,971Liabilities 2023: $19,688,142Net Assets 2023: $45,739,8292023Assets 2024: $75,662,350Liabilities 2024: $14,612,260Net Assets 2024: $61,050,0902024

Highlighted filing

2024

Assets$75,662,350
Liabilities$14,612,260
Net Assets$61,050,090
Open 2024 Filing

Operations Trend

Revenue Growth80th percentile

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

$30M$20M$10M$0-$10MExpenses 2010: $2,107,4352010Expenses 2011: $2,741,1692011Expenses 2012: $2,778,5682012Revenue 2013: $4,429,457Expenses 2013: $2,326,712Net Income 2013: $2,102,7452013Revenue 2014: $3,383,885Expenses 2014: $3,279,734Net Income 2014: $104,1512014Revenue 2015: $3,922,998Expenses 2015: $2,647,086Net Income 2015: $1,275,9122015Revenue 2016: $4,345,964Expenses 2016: $2,861,461Net Income 2016: $1,484,5032016Revenue 2017: $2,899,620Expenses 2017: $3,064,366Net Income 2017: -$164,7462017Revenue 2018: $4,507,958Expenses 2018: $3,329,213Net Income 2018: $1,178,7452018Revenue 2019: $6,488,228Expenses 2019: $5,785,447Net Income 2019: $702,7812019Revenue 2020: $11,146,986Expenses 2020: $5,810,192Net Income 2020: $5,336,7942020Revenue 2021: $8,851,894Expenses 2021: $6,724,871Net Income 2021: $2,127,0232021Revenue 2022: $11,211,648Expenses 2022: $9,630,623Net Income 2022: $1,581,0252022Revenue 2023: $19,868,591Expenses 2023: $14,812,009Net Income 2023: $5,056,5822023Revenue 2024: $26,491,940Expenses 2024: $12,128,746Net Income 2024: $14,363,1942024

Highlighted filing

2024

Revenue$26,491,940
Expenses$12,128,746
Net Income$14,363,194
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$75,662,350
Liabilities
$14,612,260
Net assets
$61,050,090
Revenue
$26,491,940
Expenses
$12,128,746
Net income
$14,363,194
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$75.7$14.6$61.1$26.5$12.1$14.4
2023Detailed filing. Detailed filing data is available for this year.$65.4$19.7$45.7$19.9$14.8$5.06
2022Detailed filing. Detailed filing data is available for this year.$56.5$15.3$41.2$11.2$9.63$1.58
2021Detailed filing. Detailed filing data is available for this year.$52.2$13.3$38.8$8.85$6.72$2.13
2020Detailed filing. Detailed filing data is available for this year.$47.8$13.3$34.5$11.1$5.81$5.34
2019Detailed filing. Detailed filing data is available for this year.$36.4$8.41$28.0$6.49$5.79$0.70
2018Detailed filing. Detailed filing data is available for this year.$26.7$4.65$22.0$4.51$3.33$1.18
2017Detailed filing. Detailed filing data is available for this year.$25.6$4.80$20.8$2.90$3.06$0.16
2016Detailed filing. Detailed filing data is available for this year.$24.4$3.43$21.0$4.35$2.86$1.48
2015Detailed filing. Detailed filing data is available for this year.$23.1$3.54$19.5$3.92$2.65$1.28
2014Detailed filing. Detailed filing data is available for this year.$21.8$3.60$18.2$3.38$3.28$0.10
2013Detailed filing. Detailed filing data is available for this year.$21.9$3.76$18.1$4.43$2.33$2.10
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$20.5$4.47$16.0$2.78
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$20.2$4.52$15.6$2.74
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$19.2$4.43$14.7$2.11
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 14, 2025
Return Version
2024v5.2
Gross Receipts
$26,491,940
Mission and Program Overview

Mission

The organization's mission is to improve lives and strengthen communities through quality affordable housing, homeownership, economic opportunity, and community partnerships.

To grow vibrant northwest communities by empowering the region's individuals, families, small businesses, and neighborhoods by opening doors to financial opportunity.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$33,338,823$39,536,444▲ $6,197,621
Other Notes and Loans Receivable, Net$15,557,340$18,325,257▲ $2,767,917
Savings and Temporary Cash Investments$4,446,760$4,158,022▼ $288,738
Cash and Non-Interest-Bearing Accounts$1,862,939$1,517,635▼ $345,304
Pledges and Grants Receivable$1,819,175$1,147,024▼ $672,151
Accounts Receivable$108,128$732,391▲ $624,263
Investments Program Related$978,269$684,067▼ $294,202
Prepaid Expenses and Deferred Charges$143,135$145,540▲ $2,405
Total Assets$65,427,971$75,662,350▲ $10,234,379
Other Assets Total$7,173,402$9,415,970▲ $2,242,568
Liabilities
Mortgage Notes Payable Secured by Investment Property$14,354,172$11,044,694▼ $3,309,478
Accounts Payable and Accrued Expenses$1,725,274$3,048,644▲ $1,323,370
Other Liabilities$1,029,107$498,611▼ $530,496
Deferred Revenue$2,579,589$20,311▼ $2,559,278
Total Liabilities$19,688,142$14,612,260▼ $5,075,882
Net Assets / Fund Balance
Net Assets With Donor Restrictions$19,460,793$33,474,716▲ $14,013,923
Net Assets Without Donor Restrictions$26,279,036$27,575,374▲ $1,296,338
Total Net Assets Fund Balance$45,739,829$61,050,090▲ $15,310,261
Total Liabilities and Net Assets / Fund Balance$65,427,971$75,662,350▲ $10,234,379

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$18,765,217$6,305,254$25,070,471
Other Land Buildings$14,256,261-$14,256,261
Land$6,277,278-$6,277,278
Equipment$236,295$617,047$853,342
Leasehold Improvements$1,393$34,616$36,009
Other Assets Org$20,172--
Compensation and Service Providers
Top Officer Pay13th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Emily ReimanChief Executive OfficerFT$147,529$11,752$159,281
Corinne Carmody-rileyChief Financial OfficerFT$134,184$11,777$145,961
Joshua ShaferDirector of Construction Mgmt, Nbc-$136,030$7,311$143,341
Tiffany ThompsonChief Culture OfficerFT$121,768$10,330$132,098
Jacob ShaferConstruction Superintendant, Nbc-$119,030$7,311$126,341
Nora CronanDirector of DevelopmentFT$121,149$3,170$124,319
Leah CooperAsset Management DirectorFT$109,042$7,311$116,353

Board Members and Trustees

NameTitle
Cynthia LedouxChair
Daniela AbramsVice Chair
Albert KongDirector
Duane WalrodDirector
Jin PlummerDirector
Staci LarsonDirector
Timothy CohalaDirector
Chrystal ShearerSecretary

Highest Paid Contractors

ContractorServicesLocationCompensation
Cascade Management INCProperty Management9600 SW OAK ST 200, Portland, OR 97223$227,930
Medesto Meriwether Kingwood ConstructionConstructionPO BOX 1174, Mill City, OR 77360$100,110
Revenue and Support

Revenue Composition

Contributions and Grants
$21,342,423
Program Service Revenue
$4,363,729
Investment Income
$781,260
Other Revenue
$4,528
All Other Contributions
$7,555,132
Change in Net Assets
$14,363,194
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Salaries, Compensation, and Employee Benefits$4,850,348
Other Expenses$4,199,457
Grants and Similar Amounts Paid$3,078,941
Total Fundraising Expense$1,402
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$2,885,906$778,207-$3,664,113
Grants to Domestic Individuals$2,703,743--$2,703,743
Fees for Services Other$474,371$204,638-$679,009
Depreciation Depletion$558,001$51,746-$609,747
Occupancy$433,461$24,369-$457,830
Other Employee Benefits$311,457$114,462-$425,919
Payroll Taxes$309,807$93,593-$403,400
Grants to Domestic Orgs$375,198--$375,198
Current Officers, Directors, Trustees, and Key Employees$58,775$246,467-$305,242
Interest$155,793$80,462-$236,255
Fees for Services Management$227,930--$227,930
Office Expenses$147,952$50,928$1,095$199,975
Insurance$156,234$42,625-$198,859
All Other Expenses$174,945$7,491-$182,436
Fees for Services Accounting$88,808$17,549-$106,357
Conferences and Meetings$35,453$16,786$43$52,282
Pension Plan Contributions$41,158$10,516-$51,674
Other Expenses$8,670$33,717-$42,387
Fees for Services Legal$13,375$22,893-$36,268
Advertising$35,707$270$264$36,241
Travel$10,250$2,309-$12,559
Total Functional Expenses$9,558,342$2,569,002$1,402$12,128,746
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Linn Benton Lincoln Health Equity AllianceCorvallis, OR501(c)(3)Pass Through Grant$71,068
Ecumenical Ministries of OregonPortland, OR501(c)(3)Pass Through Grant$51,554
Clackamas Education Service DistrictClackamas, ORGovernmentPass Through Grant$48,398
Mid-willamette Valley Community Action AgencySalem, OR501(c)(3)Pass Through Grant$21,609
Goodwill Industries of Lane and South Coast CountiesEugene, OR501(c)(3)Pass Through Grant$20,250
Linguistics Global AssociatesVancouver, WA501(c)(3)Pass Through Grant$17,195
Klamath Housing AuthorityKlamath Falls, ORGovernmentPass Through Grant$15,075
Cascade Pacific Rc&d IncCorvallis, OR501(c)(3)Pass Through Grant$15,000
Echo Mountain Fire ReliefOtis, OR501(c)(3)Pass Through Grant$15,000
Corvallis Daytime Drop-in CenterCorvallis, OR501(c)(3)Pass Through Grant$10,000
Corvallis Multicultural Literacy CenterCorvallis, OR501(c)(3)Pass Through Grant$10,000
Olalla Center for Children & FamiliesToledo, OR501(c)(3)Pass Through Grant$10,000
Strengthening Rural FamiliesPhilomath, OR501(c)(3)Pass Through Grant$10,000
Young Roots OregonAlbany, OR-Pass Through Grant$10,000
Housing Authority of Jackson CountyMedford, ORGovernmentPass Through Grant$9,950
AccessMedford, OR501(c)(3)Pass Through Grant$6,450
Bountiful BackyardPhilomath, OR501(c)(3)Pass Through Grant$6,000
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
Operating Lease Liabilites$298,149
Rental Deposits$124,688
Accrued Interest Payable$75,774
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

“Each board member is provided with a copy of the form 990 for review before it is filed. The board may charge a committee of the board to conduct a more thorough review of the form 990. In that case, the committee shall report to the board in a timely fashion the results of its review of the form 990.”

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

“The conflict-of-interest policy is distributed, discussed, and signed by every board member at the beginning of each year. The policy includes procedures for handling real or apparent conflicts of interest that may occur during the course of the year.”

Form 990, Part VI, Section B, Line 15

“The board of directors has the authority to establish and to set the actual salary for the ceo and officers. Pay scale and salary determinations are based on comparability data from other nonprofit organizations in the region with similar characteristics and activities.”

Form 990, Part VI, Section C, Line 19

“The organization's governing documents are made available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
Corvallis Neighborhood Housing Services
EIN
93-1057296
Phone
5413457106
Address
212 MAIN ST, SPRINGFIELD, OR 97477
Doing Business As
Devnw

Signing Officer

Name
Emily Reiman
Title
Chief Executive Officer
Phone
5413457106
Signed
2025-11-14
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Emily Reiman
Formed
1991
Legal Domicile
Or
Voting Board Members
8
Independent Board Members
8
Employees
102
Volunteers
44

Preparer

Firm
Clark Nuber Ps
Address
555 110TH AVE NE SUITE 700, BELLEVUE, WA 98004
Preparer
Megan R Ryan
Phone
4254544919
Supplemental Narrative

Additional Explanations

FORM 990, PART I, LINE 6:

“Volunteers assist devnw by instructing portions of the homebuyer education. Devnw also has a volunteer board of directors, uses volunteers on various committees, and relies upon a dedicated group of community members who annually assist us in raising funds.”

FORM 990, PART XI, LINE 9:

“Bad debt reserve adjustments 1,704,019. Change in equity interest in affiliated organizations -813,827.”

Raw XML AppendixShowing 400 of 1,063 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/ActivityOrMissionDesc0TO GROW VIBRANT NORTHWEST COMMUNITIES BY EMPOWERING THE REGION'S INDIVIDUALS, FAMILIES, SMALL BUSINESSES, AND NEIGHBORHOODS BY OPENING DOORS TO FINANCIAL OPPORTUNITY.
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IRS990/Form990PartVIISectionAGrp/TitleTxt9CHIEF FINANCIAL OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt10CHIEF CULTURE OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR OF DEVELOPMENT
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IRS990/Form990PartVIISectionAGrp/TitleTxt13CONSTRUCTION SUPERINTENDANT, NBC
IRS990/Form990PartVIISectionAGrp/TitleTxt14DIR. OF CONSTRUCTION MGMT, NBC
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