Civic Intelligence

Saginaw Village Associates Inc

EIN 93-1216397 • 501(c)3 • Milwaukie, OR

Profile

Own and operate low income housing

2316 SE Willard StreetMilwaukie, OR 97222

www.nwhousing.org

Siviq Scores

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

Liabilities / Assets

70th percentile

0.13x

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

501(c)3 • $500k-$1M nonprofits • Source year 2024

Liabilities / Revenue

81st percentile

0.27x

Higher debt load relative to revenue than 81% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2024

Net Margin

36th percentile

-1.5%

Higher net margin than 36% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Source year 2024

Top Officer Pay

96th percentile

$192,654

Higher top officer pay than 96% of similar nonprofits.

Top officer pay equals 72.2% of source-year revenue.

501(c)3 • $500k-$1M nonprofits • Source year 2024

Asset Growth

57th percentile

5.9%

Faster asset growth than 57% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Annualized from 2023 to 2024

Revenue Growth

40th percentile

0.8%

Faster revenue growth than 40% of similar nonprofits.

501(c)3 • $500k-$1M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets70th percentile

Assets

Up

$564,417

Up $31,588 (+5.9%) from 2023

Liabilities

Up

$71,781

Up $35,715 (+99%) from 2023

Net Assets

Down

$492,636

Down $4,127 (-0.8%) from 2023

Operations
Liabilities / Revenue81st percentileNet Margin36th percentile

Revenue

Up

$266,892

Up $2,249 (+0.8%) from 2023

Expenses

Up

$271,019

Up $50,755 (+23%) from 2023

Net Income

Down

-$4,127

Down $48,506 (-109%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth57th percentile

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

$600K$400K$200K$0Assets 2011: $401,270Liabilities 2011: $77,527Net Assets 2011: $323,7432011Assets 2012: $373,055Liabilities 2012: $56,737Net Assets 2012: $316,3182012Assets 2013: $369,397Liabilities 2013: $27,698Net Assets 2013: $341,6992013Assets 2014: $391,748Liabilities 2014: $11,583Net Assets 2014: $380,1652014Assets 2015: $405,912Liabilities 2015: $32,439Net Assets 2015: $373,4732015Assets 2016: $396,531Liabilities 2016: $16,866Net Assets 2016: $379,6652016Assets 2017: $418,571Liabilities 2017: $19,231Net Assets 2017: $399,3402017Assets 2018: $429,300Liabilities 2018: $22,798Net Assets 2018: $406,5022018Assets 2019: $448,812Liabilities 2019: $50,881Net Assets 2019: $397,9312019Assets 2020: $446,264Liabilities 2020: $28,365Net Assets 2020: $417,8992020Assets 2021: $470,252Liabilities 2021: $22,167Net Assets 2021: $448,0852021Assets 2022: $489,957Liabilities 2022: $37,573Net Assets 2022: $452,3842022Assets 2023: $532,829Liabilities 2023: $36,066Net Assets 2023: $496,7632023Assets 2024: $564,417Liabilities 2024: $71,781Net Assets 2024: $492,6362024

Highlighted filing

2024

Assets$564,417
Liabilities$71,781
Net Assets$492,636
Open 2024 Filing

Operations Trend

Revenue Growth40th percentile

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

$300K$200K$100K$0-$100KExpenses 2011: $177,1652011Expenses 2012: $201,1922012Revenue 2013: $211,999Expenses 2013: $186,618Net Income 2013: $25,3812013Revenue 2014: $205,372Expenses 2014: $166,906Net Income 2014: $38,4662014Revenue 2015: $208,711Expenses 2015: $215,403Net Income 2015: -$6,6922015Revenue 2016: $207,473Expenses 2016: $201,281Net Income 2016: $6,1922016Revenue 2017: $213,665Expenses 2017: $193,990Net Income 2017: $19,6752017Revenue 2018: $217,652Expenses 2018: $210,490Net Income 2018: $7,1622018Revenue 2019: $219,276Expenses 2019: $227,847Net Income 2019: -$8,5712019Revenue 2020: $219,024Expenses 2020: $199,056Net Income 2020: $19,9682020Revenue 2021: $224,458Expenses 2021: $194,272Net Income 2021: $30,1862021Revenue 2022: $247,775Expenses 2022: $243,476Net Income 2022: $4,2992022Revenue 2023: $264,643Expenses 2023: $220,264Net Income 2023: $44,3792023Revenue 2024: $266,892Expenses 2024: $271,019Net Income 2024: -$4,1272024

Highlighted filing

2024

Revenue$266,892
Expenses$271,019
Net Income-$4,127
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$564,417
Liabilities
$71,781
Net assets
$492,636
Revenue
$266,892
Expenses
$271,019
Net income
-$4,127
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$5.64$0.72$4.93$2.67$2.71$0.04
2023Detailed filing. Detailed filing data is available for this year.$5.33$0.36$4.97$2.65$2.20$0.44
2022Detailed filing. Detailed filing data is available for this year.$4.90$0.38$4.52$2.48$2.43$0.04
2021Detailed filing. Detailed filing data is available for this year.$4.70$0.22$4.48$2.24$1.94$0.30
2020Detailed filing. Detailed filing data is available for this year.$4.46$0.28$4.18$2.19$1.99$0.20
2019Detailed filing. Detailed filing data is available for this year.$4.49$0.51$3.98$2.19$2.28$0.09
2018Detailed filing. Detailed filing data is available for this year.$4.29$0.23$4.07$2.18$2.10$0.07
2017Detailed filing. Detailed filing data is available for this year.$4.19$0.19$3.99$2.14$1.94$0.20
2016Detailed filing. Detailed filing data is available for this year.$3.97$0.17$3.80$2.07$2.01$0.06
2015Detailed filing. Detailed filing data is available for this year.$4.06$0.32$3.73$2.09$2.15$0.07
2014Detailed filing. Detailed filing data is available for this year.$3.92$0.12$3.80$2.05$1.67$0.38
2013Detailed filing. Detailed filing data is available for this year.$3.69$0.28$3.42$2.12$1.87$0.25
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.73$0.57$3.16$2.01
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.01$0.78$3.24$1.77
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 6, 2025
Return Version
2024v5.0
Gross Receipts
$266,892
Mission and Program Overview

Mission

Own and operate low income housing

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$193,937$178,766▼ $15,171
Prepaid Expenses and Deferred Charges$16,235$43,095▲ $26,860
Accounts Receivable$12,374$3,151▼ $9,223
Cash and Non-Interest-Bearing Accounts$10,049$452▼ $9,597
Total Assets$532,829$564,417▲ $31,588
Other Assets Total$300,234$338,953▲ $38,719
Liabilities
Accounts Payable and Accrued Expenses$19,455$57,698▲ $38,243
Other Liabilities$15,038$12,302▼ $2,736
Deferred Revenue$1,573$1,781▲ $208
Total Liabilities$36,066$71,781▲ $35,715
Net Assets / Fund Balance
Net Assets With Donor Restrictions$400,164$400,164→ $0
Net Assets Without Donor Restrictions$96,599$92,472▼ $4,127
Total Net Assets Fund Balance$496,763$492,636▼ $4,127
Total Liabilities and Net Assets / Fund Balance$532,829$564,417▲ $31,588

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$65,342$640,414$705,756
Leasehold Improvements$54,421$81,865$136,286
Other Land Buildings$8,113$107,271$115,384
Land$50,890-$50,890
Equipment-$7,158$7,158
Other Assets Org$328--
Compensation and Service Providers
Top Officer Pay96th percentile

Board Members and Trustees

NameTitle
Ray HackworthPresident
Vitoria RaeSecretary
Steven PhanVice-preside
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$266,877
Investment Income
$15
Other Revenue
$0
Change in Net Assets
$-4,127

Audited Revenue Reconciliation

Revenue per Audited Statements
$266,892
Total Revenue per Audited Statements
$266,892
Total Revenue per Form 990
$266,892
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$160,096
Salaries, Compensation, and Employee Benefits$110,923
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$85,115--$85,115
Insurance$24,529--$24,529
Fees for Services Management$20,190--$20,190
Other Employee Benefits$17,128--$17,128
Depreciation Depletion$15,171--$15,171
All Other Expenses$10,632--$10,632
Fees for Services Accounting$9,658--$9,658
Other Expenses$9,598--$9,598
Payroll Taxes$8,680--$8,680
Office Expenses$7,443--$7,443
Advertising$2,451--$2,451
Fees for Services Legal$48--$48
Total Functional Expenses$271,019$0$0$271,019

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$271,019
Total Expenses per Audited Statements$271,019
Total Expenses per Form 990$271,019
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
Tenant Security Deposits$9,523
Accrued Expense$1,745
Accrued Resident Service Fee Payable$642
Accrued Asset Management Fee Payable$392
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
Yes

Governance Explanations

Form 990, Page 6, Part VI, Line 3

“The day-to-day operations of managing the apartment complex has been contracted with a managment company. This is a standard and routine arrangement for this industry.”

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

“The return is reviewed by the board prior to filing. Any unusual items or questions are investigated prior to final approval.”

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

“The board members complete an annual questionnaire regarding potential conflickts of interest and these are collected at the annual meeting.”

Form 990, Page 6, Part VI, Line 19

“UPON REQUEST”

Filing and Contact Details

Filer

Filer Name
Saginaw Village Associates Inc
EIN
93-1216397
Phone
5036541007
Address
2316 SE WILLARD STREET, MILWAUKIE, OR 97222

Signing Officer

Name
Steven Phan
Title
Vice-president
Phone
5036541007
Signed
2025-11-06
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Ray Hackworth
Formed
1996
Legal Domicile
Or
Voting Board Members
3
Independent Board Members
3
Employees
0

Preparer

Firm
LOVERIDGE HUNT & CO CPA'S
Address
14725 SE 36TH ST STE 401, BELLEVUE, WA 98006-1682
Preparer
Craig T Leong
Phone
4254532088
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IRS990ScheduleD/OtherAssetsOrgGrp/Desc0REPLACEMENT RESERVE
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IRS990ScheduleD/OtherAssetsOrgGrp/Desc2RESIDUAL RECEIPT
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IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc3ACCRUED ASSET MANAGEMENT FEE PAYABLE
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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsRltdOrgsAmt017117
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm0RAY HACKWORTH
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt0PRESIDENT
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt0192654
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE DAY-TO-DAY OPERATIONS OF MANAGING THE APARTMENT COMPLEX HAS BEEN CONTRACTED WITH A MANAGMENT COMPANY. THIS IS A STANDARD AND ROUTINE ARRANGEMENT FOR THIS INDUSTRY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE RETURN IS REVIEWED BY THE BOARD PRIOR TO FILING. ANY UNUSUAL ITEMS OR QUESTIONS ARE INVESTIGATED PRIOR TO FINAL APPROVAL.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE BOARD MEMBERS COMPLETE AN ANNUAL QUESTIONNAIRE REGARDING POTENTIAL CONFLICKTS OF INTEREST AND THESE ARE COLLECTED AT THE ANNUAL MEETING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3UPON REQUEST
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PAGE 6, PART VI, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 19
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IRS990ScheduleR/TransactionsRelatedOrgGrp/MethodOfAmountDeterminationTxt0ACTUAL CASH
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IRS990/TotalCompGreaterThan150KInd0true
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IRS990/TotalProgramServiceRevenueAmt0266877
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IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd0false
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt02316 SE WILLARD STREET
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IRS990/VotingMembersIndependentCnt03
IRS990/WebsiteAddressTxt0WWW.NWHOUSING.ORG
IRS990/WhistleblowerPolicyInd0true
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd0true
ReturnHeader/BusinessOfficerGrp/PersonNm0STEVEN PHAN
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0VICE-PRESIDENT
ReturnHeader/BusinessOfficerGrp/PhoneNum05036541007
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-11-06

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