Civic Intelligence

Petaluma Ecumenical Properties

EIN 94-2565270 • 501(c)3 • Santa Rosa, CA

View Organization Page

Profile

Dedicated to providing quality affordable housing, housing support services, and advocacy for the low-income community.

625 Acacia LaneSanta Rosa, CA 95409

www.pephousing.org

Siviq Scores

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

Liabilities / Assets

60th percentile

0.28x

Higher debt load relative to assets than 60% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Liabilities / Revenue

66th percentile

0.44x

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

501(c)3 • $10M-$25M nonprofits • Source year 2024

Net Margin

75th percentile

22%

Higher net margin than 75% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2024

Top Officer Pay

67th percentile

$226,672

Higher top officer pay than 67% of similar nonprofits.

Top officer pay equals 2.9% of source-year revenue.

501(c)3 • $10M-$25M nonprofits • Source year 2022

Asset Growth

2nd percentile

-45%

Faster asset growth than 2% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Revenue Growth

75th percentile

24%

Faster revenue growth than 75% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets60th percentile

Assets

Down

$12,778,744

Down $10,580,879 (-45%) from 2023

Liabilities

Down

$3,561,368

Down $7,770,210 (-69%) from 2023

Net Assets

Down

$9,217,376

Down $2,810,669 (-23%) from 2023

Operations
Liabilities / Revenue66th percentileNet Margin75th percentile

Revenue

Up

$8,137,886

Up $1,572,461 (+24%) from 2023

Expenses

Down

$6,357,472

Down $104,303 (-1.6%) from 2023

Net Income

Up

$1,780,414

Up $1,676,764 (+1618%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth2nd percentile

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

$30M$20M$10M$0Assets 2011: $9,037,266Liabilities 2011: $4,462,892Net Assets 2011: $4,574,3842011Assets 2012: $8,099,610Liabilities 2012: $3,228,048Net Assets 2012: $4,871,5622012Assets 2013: $8,328,444Liabilities 2013: $2,750,123Net Assets 2013: $5,578,3212013Assets 2014: $9,213,066Liabilities 2014: $2,797,487Net Assets 2014: $6,415,5792014Assets 2015: $9,786,367Liabilities 2015: $3,089,626Net Assets 2015: $6,696,7412015Assets 2016: $9,862,054Liabilities 2016: $2,895,965Net Assets 2016: $6,966,0892016Assets 2017: $10,611,930Liabilities 2017: $3,020,534Net Assets 2017: $7,591,3962017Assets 2018: $11,640,360Liabilities 2018: $3,268,843Net Assets 2018: $8,371,5172018Assets 2019: $13,589,959Liabilities 2019: $5,003,586Net Assets 2019: $8,586,3732019Assets 2020: $12,791,712Liabilities 2020: $4,022,359Net Assets 2020: $8,769,3532020Assets 2021: $20,234,372Liabilities 2021: $10,710,176Net Assets 2021: $9,524,1962021Assets 2022: $23,521,285Liabilities 2022: $11,618,042Net Assets 2022: $11,903,2432022Assets 2023: $23,359,623Liabilities 2023: $11,331,578Net Assets 2023: $12,028,0452023Assets 2024: $12,778,744Liabilities 2024: $3,561,368Net Assets 2024: $9,217,3762024

Highlighted filing

2024

Assets$12,778,744
Liabilities$3,561,368
Net Assets$9,217,376
Open 2024 Filing

Operations Trend

Revenue Growth75th percentile

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

$10M$5.0M$0Revenue 2011: $2,374,798Expenses 2011: $1,605,760Net Income 2011: $769,0382011Revenue 2012: $2,017,697Expenses 2012: $1,760,824Net Income 2012: $256,8732012Revenue 2013: $2,556,243Expenses 2013: $1,879,293Net Income 2013: $676,9502013Revenue 2014: $3,311,384Expenses 2014: $2,521,872Net Income 2014: $789,5122014Revenue 2015: $3,091,085Expenses 2015: $2,791,942Net Income 2015: $299,1432015Revenue 2016: $3,002,427Expenses 2016: $2,736,155Net Income 2016: $266,2722016Revenue 2017: $3,330,120Expenses 2017: $2,732,676Net Income 2017: $597,4442017Revenue 2018: $3,620,752Expenses 2018: $2,802,346Net Income 2018: $818,4062018Revenue 2019: $3,412,862Expenses 2019: $3,243,859Net Income 2019: $169,0032019Revenue 2020: $5,161,265Expenses 2020: $5,007,093Net Income 2020: $154,1722020Revenue 2021: $6,169,508Expenses 2021: $5,432,447Net Income 2021: $737,0612021Revenue 2022: $7,903,970Expenses 2022: $5,430,779Net Income 2022: $2,473,1912022Revenue 2023: $6,565,425Expenses 2023: $6,461,775Net Income 2023: $103,6502023Revenue 2024: $8,137,886Expenses 2024: $6,357,472Net Income 2024: $1,780,4142024

Highlighted filing

2024

Revenue$8,137,886
Expenses$6,357,472
Net Income$1,780,414
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$12,778,744
Liabilities
$3,561,368
Net assets
$9,217,376
Revenue
$8,137,886
Expenses
$6,357,472
Net income
$1,780,414
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$12.8$3.56$9.22$8.14$6.36$1.78
2023Detailed filing. Detailed filing data is available for this year.$23.4$11.3$12.0$6.57$6.46$0.10
2022Detailed filing. Detailed filing data is available for this year.$23.5$11.6$11.9$7.90$5.43$2.47
2021Detailed filing. Detailed filing data is available for this year.$20.2$10.7$9.52$6.17$5.43$0.74
2020Detailed filing. Detailed filing data is available for this year.$12.8$4.02$8.77$5.16$5.01$0.15
2019Detailed filing. Detailed filing data is available for this year.$13.6$5.00$8.59$3.41$3.24$0.17
2018Detailed filing. Detailed filing data is available for this year.$11.6$3.27$8.37$3.62$2.80$0.82
2017Detailed filing. Detailed filing data is available for this year.$10.6$3.02$7.59$3.33$2.73$0.60
2016Detailed filing. Detailed filing data is available for this year.$9.86$2.90$6.97$3.00$2.74$0.27
2015Detailed filing. Detailed filing data is available for this year.$9.79$3.09$6.70$3.09$2.79$0.30
2014Detailed filing. Detailed filing data is available for this year.$9.21$2.80$6.42$3.31$2.52$0.79
2013Detailed filing. Detailed filing data is available for this year.$8.33$2.75$5.58$2.56$1.88$0.68
2012Summary only. Only limited summary data is available for this year.$8.10$3.23$4.87$2.02$1.76$0.26
2011Summary only. Only limited summary data is available for this year.$9.04$4.46$4.57$2.37$1.61$0.77
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
$8,137,886
Mission and Program Overview

Mission

Dedicated to providing quality affordable housing, housing support services, and advocacy for the low-income community.

PEP Housing, a nonprofit organization, develops and manages quality affordable housing and provides supportive services for older adults with limited incomes.

Balance Sheet Detail
LineBeginningEndChange
Assets
Other Notes and Loans Receivable, Net$3,615,206$6,822,347▲ $3,207,141
Savings and Temporary Cash Investments$4,476,319$4,408,687▼ $67,632
Land, Buildings, and Equipment, Net$9,830,239$2,395,747▼ $7,434,492
Cash and Non-Interest-Bearing Accounts$695,197--
Accounts Receivable$188,746$540,774▲ $352,028
Prepaid Expenses and Deferred Charges$71,247$122,411▲ $51,164
Investments Program Related$-629,293$-6,444,950▼ $5,815,657
Total Assets$23,359,623$12,778,744▼ $10,580,879
Other Assets Total$5,111,962$4,933,728▼ $178,234
Liabilities
Mortgage Notes Payable Secured by Investment Property$9,198,461$2,983,363▼ $6,215,098
Accounts Payable and Accrued Expenses$2,071,028$533,947▼ $1,537,081
Other Liabilities$62,089$44,058▼ $18,031
Total Liabilities$11,331,578$3,561,368▼ $7,770,210
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$11,467,068$8,971,626▼ $2,495,442
Net Assets With Donor Restrictions$560,977$245,750▼ $315,227
Total Net Assets Fund Balance$12,028,045$9,217,376▼ $2,810,669
Total Liabilities and Net Assets / Fund Balance$23,359,623$12,778,744▼ $10,580,879

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,568,840$2,433,811$4,002,651
Land$719,640-$719,640
Other Land Buildings$52,772$201,102$253,874
Leasehold Improvements$29,626$49,070$78,696
Equipment$24,869$43,988$68,857
Other Assets Org$4,375,868--
Compensation and Service Providers
Top Officer Pay67th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Jennifer LitwakCEO/PresidentFT$231,852$45,994$277,846
Jim WallenDirector of HSG DevFT$161,922$20,080$182,002
Karin AndersonSr Director FinanceFT$140,700$24,052$164,752
Kerry BentzVP of Property OpsFT$140,177$6,004$146,181
Pamela LemosDirector of MaintenanceFT$103,000$8,160$111,160

Board Members and Trustees

NameTitle
Harry CoffeyChair Person
Sean PrydenVice Chair
Eloise TweetenDirector
George F SpragensDirector
Jim RyanDirector
Joseph TinneyDirector
Matthew HaasDirector
Ricardo VillagomezDirector
Roy MartinezDirector
Ben PrydenSecretary
Don RossTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Agave LandscapingLandscaping6287 Sonoma Hwy, Santa Rosa, CA 95409$112,096
Robert W HayesArchitecture620 Butte Street, Sausalito, CA 94965$110,992
Revenue and Support

Revenue Composition

Contributions and Grants
$4,142,520
Program Service Revenue
$3,505,675
Investment Income
$489,691
Other Revenue
$0
All Other Contributions
$1,933,139
Change in Net Assets
$1,780,414
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$3,723,746
Salaries, Compensation, and Employee Benefits$2,367,929
Grants and Similar Amounts Paid$265,797
Total Fundraising Expense$71,183
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$1,524,818$134,148$51,615$1,710,581
Occupancy$380,126$5,096-$385,222
Depreciation Depletion$274,402$6,344-$280,746
Current Officers, Directors, Trustees, and Key Employees$245,010$24,498$8,338$277,846
Grants to Domestic Orgs$265,797--$265,797
Payroll Taxes$171,243$45,102$6,089$222,434
Interest$196,141--$196,141
Information Technology$127,732$11,809-$139,541
Other Employee Benefits$100,342$26,031$3,514$129,887
Insurance$111,019$3,910-$114,929
Office Expenses$87,286$5,820-$93,106
Fees for Services Legal$71,183$7,909-$79,092
Conferences and Meetings$62,394$6,374-$68,768
Fees for Services Other$48,722$8,249$843$57,814
Fees for Services Accounting-$44,370-$44,370
Pension Plan Contributions$20,593$5,804$784$27,181
All Other Expenses$23,246$582-$23,828
Other Expenses$15,650$1,362-$15,650
Advertising$9,465$872-$10,337
Travel$4,217$404-$4,621
Total Functional Expenses$5,947,605$338,684$71,183$6,357,472
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Caulfield Lane Senior HSG IncSanta Rosa, CA501(c)(3)General Support: Low Income Housing$213,922
Edith Street Senior Apartments IncSanta Rosa, CA501(c)(3)General Support: Low Income Housing$35,268
Richard S Lieb Senior ApartmentsSanta Rosa, CA501(c)(3)General Support: Low Income Housing$16,607
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Direct Expenses$0
Fundraising Gross Income$0
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$44,058
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
Yes
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, line 2

“Sean Pryden and Ben Pryden have a family relation.”

Form 990, Part VI, Section B, line 11B

“There is no review process for the form 990 by the board of directors. Form 990 is reviewed by the senior director of finance and signed by a board officer.”

Form 990, Part VI, Section B, line 15A

“The board of directors reviews comparable data and determines the Chief Executive Officer's compensation.”

Form 990, Part VI, Section C, line 19

“Documents are sent by mail or email upon request.”

Filing and Contact Details

Filer

Filer Name
PEP Housing
EIN
94-2565270
Phone
7077622336
Address
625 Acacia Lane, Santa Rosa, CA 95409

Signing Officer

Name
Jennifer Litwak
Title
CEO/President
Phone
7077622336
Signed
2025-11-14
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Jennifer Litwak
Formed
1978
Legal Domicile
CA
Voting Board Members
11
Independent Board Members
11
Employees
58
Volunteers
10

Preparer

Firm
Aprio Advisory Group LLC
Address
2185 N California Blvd Suite 350, Walnut Creek, CA 94596
Preparer
Stacy Cullen
Phone
9252102180
Supplemental Narrative

Additional Explanations

Form 990, Part XI, line 9:

“Transfer of asset in excess of basis -4,591,083.”

Form 990, Part XII, Line 2C:

“The process has not changed from prior year.”

Financial Statement Notes

Part X, Line 2:

“PEP and other not-for profit corporations have been granted tax-exempt status by the Internal Revenue Service, under Code Section 501 (C) (3), and the California Franchise Tax Board under the Revenue and Taxation Code Section 23701(d). The income or loss from the partnerships is reported by the partners on their tax returns. No income tax provision has been included in the consolidated financial statements for the single member limited companies which are generally considered disregarded entities. The income and loss of the LLCs is included in the tax returns of their respective sole members. Only the annual California limited liability company minimum tax and the annual fee appear as expense in the consolidated financial statements. The Organization believes that they have appropriate support for any tax positions taken, and as such, do not have any uncertain tax positions that are material to the financial statements. The Organization's federal and state income tax and information returns for the years 2020 through 2023, are subject to examination by the regulatory agencies, generally for three years and four years after they were filed for federal and state, respectively.”

Raw XML AppendixShowing 400 of 985 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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IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt60
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt70
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt80
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt90
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt100
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt1120994
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt1215919
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt1311439
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt146004
IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt158160
IRS990/Form990PartVIISectionAGrp/PersonNm0Harry Coffey
IRS990/Form990PartVIISectionAGrp/PersonNm1Sean Pryden
IRS990/Form990PartVIISectionAGrp/PersonNm2Don Ross
IRS990/Form990PartVIISectionAGrp/PersonNm3Ben Pryden
IRS990/Form990PartVIISectionAGrp/PersonNm4George F Spragens
IRS990/Form990PartVIISectionAGrp/PersonNm5Joseph Tinney
IRS990/Form990PartVIISectionAGrp/PersonNm6Roy Martinez
IRS990/Form990PartVIISectionAGrp/PersonNm7Jim Ryan
IRS990/Form990PartVIISectionAGrp/PersonNm8Matthew Haas
IRS990/Form990PartVIISectionAGrp/PersonNm9Ricardo Villagomez
IRS990/Form990PartVIISectionAGrp/PersonNm10Eloise Tweeten
IRS990/Form990PartVIISectionAGrp/PersonNm11Jennifer Litwak
IRS990/Form990PartVIISectionAGrp/PersonNm12Karin Anderson
IRS990/Form990PartVIISectionAGrp/PersonNm13Jim Wallen
IRS990/Form990PartVIISectionAGrp/PersonNm14Kerry Bentz
IRS990/Form990PartVIISectionAGrp/PersonNm15Pamela Lemos
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt80
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt90
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt100
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt11256852
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt12148833
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt13170563
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt14140177
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt15103000
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt130
IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt140
IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt150
IRS990/Form990PartVIISectionAGrp/TitleTxt0Chair Person
IRS990/Form990PartVIISectionAGrp/TitleTxt1Vice Chair
IRS990/Form990PartVIISectionAGrp/TitleTxt2Treasurer
IRS990/Form990PartVIISectionAGrp/TitleTxt3Secretary
IRS990/Form990PartVIISectionAGrp/TitleTxt4Director
IRS990/Form990PartVIISectionAGrp/TitleTxt5Director
IRS990/Form990PartVIISectionAGrp/TitleTxt6Director
IRS990/Form990PartVIISectionAGrp/TitleTxt7Director
IRS990/Form990PartVIISectionAGrp/TitleTxt8Director
IRS990/Form990PartVIISectionAGrp/TitleTxt9Director
IRS990/Form990PartVIISectionAGrp/TitleTxt10Director
IRS990/Form990PartVIISectionAGrp/TitleTxt11CEO/President
IRS990/Form990PartVIISectionAGrp/TitleTxt12Sr Dir-Finance
IRS990/Form990PartVIISectionAGrp/TitleTxt13Dir of HSG Dev
IRS990/Form990PartVIISectionAGrp/TitleTxt14VP of Property Ops
IRS990/Form990PartVIISectionAGrp/TitleTxt15Dir of Maintenance
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IRS990/FormationYr01978
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IRS990/FSAuditedInd01
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IRS990/FundraisingDirectExpensesAmt00
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IRS990/GrantAmt0265797
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IRS990/GrantsToIndividualsInd00
IRS990/GrantsToOrganizationsInd01
IRS990/GrantToRelatedPersonInd00
IRS990/GrossReceiptsAmt08137886
IRS990/GroupReturnForAffiliatesInd00
IRS990/IncludeFIN48FootnoteInd01
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IRS990/InsuranceGrp/ManagementAndGeneralAmt03910
IRS990/InsuranceGrp/ProgramServicesAmt0111019
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IRS990/InterestGrp/ProgramServicesAmt0196141
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IRS990/MinutesOfCommitteesInd01
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IRS990/MissionDesc0PEP Housing, a nonprofit organization, develops and manages quality affordable housing and provides supportive services for older adults with limited incomes.
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IRS990/OtherExpensesGrp/ProgramServicesAmt1124646
IRS990/OtherExpensesGrp/ProgramServicesAmt215007
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IRS990/OtherExpensesGrp/TotalAmt216369
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IRS990/OtherLiabilitiesGrp/BOYAmt062089
IRS990/OtherLiabilitiesGrp/EOYAmt044058
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IRS990/PayrollTaxesGrp/ProgramServicesAmt0171243
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IRS990/PrincipalOfficerNm0Jennifer Litwak
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IRS990/ProgramServiceRevenueGrp/Desc0Property Management Fe
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IRS990/ProgramServiceRevenueGrp/Desc2Developer Fees
IRS990/ProgramServiceRevenueGrp/Desc3Tenant Rents
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IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt1900971
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt2857143
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt3583991
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt4196233
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IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt1900971
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt2857143
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IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt4196233
IRS990/ProgSrvcAccomActy2Grp/Desc0Provision of development & construction management services in the development and rehabilitation of affordable housing projects for the benefit of low-income senior citizens and persons with disabilities.
IRS990/ProgSrvcAccomActy3Grp/Desc0Property management of assisted housing for low-income senior citizens and persons with disabilities.
IRS990/ProgSrvcAccomActyOtherGrp/Desc0The corporation serves as a general partner or limited partner in four limited partnerships which provide a total of 156 total units of low-income housing located in Petaluma and Kentfield, California. The corporation also serves as the sole owner of one limited liability company which provides 49 units of low-income housing located in Santa Rosa, CA and the sole owner of two other limited liability companies that serves as a general partner of limited partners that provide low-income housing.
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IRS990/PYSalariesCompEmpBnftPaidAmt02155930
IRS990/PYTotalExpensesAmt06461775
IRS990/PYTotalProfFndrsngExpnsAmt00
IRS990/PYTotalRevenueAmt06565425

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