Civic Intelligence

Oakhill Associates Inc

EIN 93-1216398 • 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

66th percentile

0.08x

Higher debt load relative to assets than 66% of similar nonprofits.

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

Liabilities / Revenue

73rd percentile

0.13x

Higher debt load relative to revenue than 73% of similar nonprofits.

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

Net Margin

67th percentile

15%

Higher net margin than 67% 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 41.7% of source-year revenue.

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

Asset Growth

42nd percentile

0.2%

Faster asset growth than 42% of similar nonprofits.

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

Revenue Growth

52nd percentile

7.7%

Faster revenue growth than 52% of similar nonprofits.

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

Assets

Up

$691,131

Up $1,591 (+0.2%) from 2023

Liabilities

Down

$58,483

Down $65,530 (-53%) from 2023

Net Assets

Up

$632,648

Up $67,121 (+12%) from 2023

Revenue

Up

$461,499

Up $33,176 (+7.7%) from 2023

Expenses

Up

$394,378

Up $26,034 (+7.1%) from 2023

Net Income

Up

$67,121

Up $7,142 (+12%) from 2023

Trend Graphs

Balance Sheet Trend

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

$800K$600K$400K$200K$0Assets 2011: $563,759Liabilities 2011: $61,417Net Assets 2011: $502,3422011Assets 2012: $533,164Liabilities 2012: $47,699Net Assets 2012: $485,4652012Assets 2013: $493,739Liabilities 2013: $38,990Net Assets 2013: $454,7492013Assets 2014: $457,729Liabilities 2014: $42,878Net Assets 2014: $414,8512014Assets 2015: $382,340Liabilities 2015: $58,213Net Assets 2015: $324,1272015Assets 2016: $415,045Liabilities 2016: $51,149Net Assets 2016: $363,8962016Assets 2017: $464,523Liabilities 2017: $37,536Net Assets 2017: $426,9872017Assets 2018: $588,968Liabilities 2018: $101,741Net Assets 2018: $487,2272018Assets 2019: $557,822Liabilities 2019: $51,697Net Assets 2019: $506,1252019Assets 2020: $612,458Liabilities 2020: $55,119Net Assets 2020: $557,3392020Assets 2021: $626,662Liabilities 2021: $47,699Net Assets 2021: $578,9632021Assets 2022: $618,321Liabilities 2022: $112,773Net Assets 2022: $505,5482022Assets 2023: $689,540Liabilities 2023: $124,013Net Assets 2023: $565,5272023Assets 2024: $691,131Liabilities 2024: $58,483Net Assets 2024: $632,6482024

Highlighted filing

2024

Assets$691,131
Liabilities$58,483
Net Assets$632,648

Operations Trend

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

$600K$400K$200K$0-$200KExpenses 2011: $371,2672011Expenses 2012: $314,4842012Revenue 2013: $299,512Expenses 2013: $330,228Net Income 2013: -$30,7162013Revenue 2014: $307,484Expenses 2014: $347,382Net Income 2014: -$39,8982014Revenue 2015: $331,071Expenses 2015: $421,795Net Income 2015: -$90,7242015Revenue 2016: $367,499Expenses 2016: $327,730Net Income 2016: $39,7692016Revenue 2017: $403,965Expenses 2017: $340,874Net Income 2017: $63,0912017Revenue 2018: $410,510Expenses 2018: $350,270Net Income 2018: $60,2402018Revenue 2019: $394,289Expenses 2019: $375,391Net Income 2019: $18,8982019Revenue 2020: $401,749Expenses 2020: $350,535Net Income 2020: $51,2142020Revenue 2021: $403,815Expenses 2021: $382,191Net Income 2021: $21,6242021Revenue 2022: $407,519Expenses 2022: $480,934Net Income 2022: -$73,4152022Revenue 2023: $428,323Expenses 2023: $368,344Net Income 2023: $59,9792023Revenue 2024: $461,499Expenses 2024: $394,378Net Income 2024: $67,1212024

Highlighted filing

2024

Revenue$461,499
Expenses$394,378
Net Income$67,121

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$6.91$0.58$6.33$4.61$3.94$0.67
2023Detailed filing. Detailed filing data is available for this year.$6.90$1.24$5.66$4.28$3.68$0.60
2022Detailed filing. Detailed filing data is available for this year.$6.18$1.13$5.06$4.08$4.81$0.73
2021Detailed filing. Detailed filing data is available for this year.$6.27$0.48$5.79$4.04$3.82$0.22
2020Detailed filing. Detailed filing data is available for this year.$6.12$0.55$5.57$4.02$3.51$0.51
2019Detailed filing. Detailed filing data is available for this year.$5.58$0.52$5.06$3.94$3.75$0.19
2018Detailed filing. Detailed filing data is available for this year.$5.89$1.02$4.87$4.11$3.50$0.60
2017Detailed filing. Detailed filing data is available for this year.$4.65$0.38$4.27$4.04$3.41$0.63
2016Detailed filing. Detailed filing data is available for this year.$4.15$0.51$3.64$3.67$3.28$0.40
2015Detailed filing. Detailed filing data is available for this year.$3.82$0.58$3.24$3.31$4.22$0.91
2014Detailed filing. Detailed filing data is available for this year.$4.58$0.43$4.15$3.07$3.47$0.40
2013Detailed filing. Detailed filing data is available for this year.$4.94$0.39$4.55$3.00$3.30$0.31
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$5.33$0.48$4.85$3.14
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$5.64$0.61$5.02$3.71
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
$461,499
Mission and Program Overview

Mission

Own and operate low-income housing

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$441,465$430,761▼ $10,704
Prepaid Expenses and Deferred Charges$12,459$42,577▲ $30,118
Accounts Receivable$25,105$9,850▼ $15,255
Cash and Non-Interest-Bearing Accounts$51,346$2,514▼ $48,832
Total Assets$689,540$691,131▲ $1,591
Other Assets Total$159,165$205,429▲ $46,264
Liabilities
Other Liabilities$28,953$29,952▲ $999
Accounts Payable and Accrued Expenses$87,536$23,274▼ $64,262
Deferred Revenue$7,524$5,257▼ $2,267
Total Liabilities$124,013$58,483▼ $65,530
Net Assets / Fund Balance
Net Assets With Donor Restrictions$1,396,483$1,396,483→ $0
Net Assets Without Donor Restrictions$-830,956$-763,835▲ $67,121
Total Net Assets Fund Balance$565,527$632,648▲ $67,121
Total Liabilities and Net Assets / Fund Balance$689,540$691,131▲ $1,591

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$256,201$1,758,445$2,014,646
Land$135,570-$135,570
Leasehold Improvements$31,354$63,308$94,662
Other Land Buildings$7,636$39,099$46,735
Other Assets Org$500--
Compensation and Service Providers

Board Members and Trustees

NameTitle
Ray HackworthPresident
Victoria RaeSecretary
Steven PhanVice Preside
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$461,491
Investment Income
$8
Other Revenue
$0
Change in Net Assets
$67,121

Audited Revenue Reconciliation

Revenue per Audited Statements
$461,499
Total Revenue per Audited Statements
$461,499
Total Revenue per Form 990
$461,499
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$394,378
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Expenses$34,067--$34,067
Depreciation Depletion$19,689--$19,689
Total Functional Expenses$394,378$0$0$394,378

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$394,378
Total Expenses per Audited Statements$394,378
Total Expenses per Form 990$394,378
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$27,516
Accrued Management Fee$2,436
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
Yes
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
Yes
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 management 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 memebers complete an annual questionnaire regarding potential conflicts of interest and these are collected at the annual meeting.

Form 990, Page 6, Part VI, Line 19

Upon request documents are made available.

Filing and Contact Details

Filer

Filer Name
Oakhill Associates Inc
EIN
93-1216398
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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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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IRS990ScheduleD/OtherLandBuildingsGrp/BookValueAmt07636
IRS990ScheduleD/OtherLandBuildingsGrp/DepreciationAmt039099
IRS990ScheduleD/OtherLandBuildingsGrp/OtherCostOrOtherBasisAmt046735
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt027516
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Amt12436
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc0TENANT SECURITY DEPOSITS
IRS990ScheduleD/OtherLiabilitiesOrgGrp/Desc1ACCRUED MANAGEMENT FEE
IRS990ScheduleD/RevenueSubtotalAmt0461499
IRS990ScheduleD/TotalBookValueLandBuildingsAmt0430761
IRS990ScheduleD/TotalBookValueOtherAssetsAmt0205429
IRS990ScheduleD/TotalExpensesPerForm990Amt0394378
IRS990ScheduleD/TotalLiabilityAmt029952
IRS990ScheduleD/TotalRevenuePerForm990Amt0461499
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt0461499
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt0394378
IRS990ScheduleJ/AnyNonFixedPaymentsInd0false
IRS990ScheduleJ/CompBasedOnRevenueOfFlngOrgInd0false
IRS990ScheduleJ/CompBsdNetEarnsFlngOrgInd0false
IRS990ScheduleJ/CompBsdNetEarnsRltdOrgsInd0false
IRS990ScheduleJ/CompBsdOnRevRelatedOrgsInd0false
IRS990ScheduleJ/EquityBasedCompArrngmInd0false
IRS990ScheduleJ/InitialContractExceptionInd0false
IRS990/ScheduleJRequiredInd0true
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompensationBasedOnRltdOrgsAmt0175537
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsRltdOrgsAmt017117
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm0RAY HACKWORTH
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt0PRESIDENT
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt0192654
IRS990ScheduleJ/SeverancePaymentInd0false
IRS990ScheduleJ/SupplementalNonqualRtrPlanInd0false
IRS990/ScheduleORequiredInd0true
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE DAY-TO-DAY OPERATIONS OF MANAGING THE APARTMENT COMPLEX HAS BEEN CONTRACTED WITH A MANAGEMENT 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 MEMEBERS COMPLETE AN ANNUAL QUESTIONNAIRE REGARDING POTENTIAL CONFLICTS OF INTEREST AND THESE ARE COLLECTED AT THE ANNUAL MEETING.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3UPON REQUEST DOCUMENTS ARE MADE AVAILABLE.
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
IRS990ScheduleR/AssetExchangeInd0false
IRS990ScheduleR/AssetPurchaseFromOtherOrgInd0false
IRS990ScheduleR/AssetSaleToOtherOrgInd0false
IRS990ScheduleR/DivRelatedOrganizationInd0false
IRS990ScheduleR/GiftGrntCapContriFromOthOrgInd0false
IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd0false
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ControlledOrganizationInd0false
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DirectControllingEntityName/BusinessNameLine1Txt0NA
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/DisregardedEntityName/BusinessNameLine1Txt0NORTHWEST HOUSING ALTERNATIVES INC
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/EIN0930814473
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/ExemptCodeSectionTxt0501C3
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/LegalDomicileStateCd0OR
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PrimaryActivitiesTxt0LO-INC HSG
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/PublicCharityStatusTxt07
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/AddressLine1Txt02316 SE WILLARD STREET
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/CityNm0MILWAUKIE
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/StateAbbreviationCd0OR
IRS990ScheduleR/IdRelatedTaxExemptOrgGrp/USAddress/ZIPCd097222
IRS990ScheduleR/LoansOrGuaranteesFromOthOrgInd0false
IRS990ScheduleR/LoansOrGuaranteesToOtherOrgInd0false
IRS990ScheduleR/PaidEmployeesSharingInd0false
IRS990ScheduleR/PerformOfServicesByOtherOrgInd0true
IRS990ScheduleR/PerformOfServicesForOthOrgInd0false
IRS990ScheduleR/ReceiptOfIntAnntsRntsRyltsInd0false
IRS990ScheduleR/ReimbursementPaidByOtherOrgInd0false
IRS990ScheduleR/ReimbursementPaidToOtherOrgInd0false
IRS990ScheduleR/RentalOfFacilitiesToOthOrgInd0false
IRS990ScheduleR/RentalOfFcltsFromOthOrgInd0false
IRS990ScheduleR/SharingOfFacilitiesInd0false
IRS990ScheduleR/TransactionsRelatedOrgGrp/MethodOfAmountDeterminationTxt0ACTUAL PAID
IRS990ScheduleR/TransactionsRelatedOrgGrp/OtherOrganizationName/BusinessNameLine1Txt0NORTHWEST HOUSING ALTENATIVES
IRS990ScheduleR/TransactionsRelatedOrgGrp/TransactionTypeTxt0M
IRS990ScheduleR/TransferFromOtherOrgInd0false
IRS990ScheduleR/TransferToOtherOrgInd0false
IRS990/SchoolOperatingInd0false
IRS990/SignificantChangeInd0false
IRS990/SignificantNewProgramSrvcInd0false
IRS990/StatesWhereCopyOfReturnIsFldCd0OR
IRS990/SubjectToExcsTaxNetInvstIncInd0false
IRS990/SubjectToProxyTaxInd0false
IRS990/SubjToTaxRmnrtnExPrchtPymtInd0false
IRS990/TaxablePartyNotificationInd0false
IRS990/TaxExemptBondsInd0false
IRS990/TerminateOperationsInd0false
IRS990/TotalAssetsBOYAmt0689540
IRS990/TotalAssetsEOYAmt0691131
IRS990/TotalAssetsGrp/BOYAmt0689540
IRS990/TotalAssetsGrp/EOYAmt0691131
IRS990/TotalCompGreaterThan150KInd0true
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt00
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt0394378
IRS990/TotalFunctionalExpensesGrp/TotalAmt0394378
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt0124013
IRS990/TotalLiabilitiesEOYAmt058483
IRS990/TotalLiabilitiesGrp/BOYAmt0124013
IRS990/TotalLiabilitiesGrp/EOYAmt058483
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt0565527
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt0632648
IRS990/TotalOtherCompensationAmt017117
IRS990/TotalProgramServiceExpensesAmt0394378
IRS990/TotalProgramServiceRevenueAmt0461491
IRS990/TotalRevenueGrp/ExclusionAmt08
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt0461491
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt0461499
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt0689540
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt0691131
IRS990/TotReportableCompRltdOrgAmt0175537
IRS990/TrnsfrExmptNonChrtblRltdOrgInd0false
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd0false
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt02316 SE WILLARD ST
IRS990/USAddress/CityNm0MILWAUKIE
IRS990/USAddress/StateAbbreviationCd0OR
IRS990/USAddress/ZIPCd097222
IRS990/VotingMembersGoverningBodyCnt03
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
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0OAKHILL ASSOCIATES INC
ReturnHeader/Filer/BusinessNameControlTxt0OAKH
ReturnHeader/Filer/EIN0931216398
ReturnHeader/Filer/PhoneNum05036541007
ReturnHeader/Filer/USAddress/AddressLine1Txt02316 SE WILLARD STREET
ReturnHeader/Filer/USAddress/CityNm0MILWAUKIE
ReturnHeader/Filer/USAddress/StateAbbreviationCd0OR
ReturnHeader/Filer/USAddress/ZIPCd097222
ReturnHeader/IRSResponsiblePrtyInfoCurrInd0false
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0911347576
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0LOVERIDGE HUNT & CO CPA'S
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt014725 SE 36TH ST STE 401
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0BELLEVUE
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0WA
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd0980061682
ReturnHeader/PreparerPersonGrp/PhoneNum04254532088
ReturnHeader/PreparerPersonGrp/PreparationDt02025-11-06
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0CRAIG T LEONG
ReturnHeader/ReturnTs02025-11-06T15:26:41-05:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02024-01-01
ReturnHeader/TaxPeriodEndDt02024-12-31
ReturnHeader/TaxYr02024

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