Civic Intelligence

Eden Investments Inc

EIN 94-2995223 • 501(c)3 • Hayward, CA

Profile

To serve as general partner for multiple partnerships that own and operate low-income housing projects

22645 Grand StreetHayward, CA 94541

www.edenhousing.org

Siviq Scores

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

Liabilities / Assets

98th percentile

1.44x

Higher debt load relative to assets than 98% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Liabilities / Revenue

93rd percentile

5.31x

Higher debt load relative to revenue than 93% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Net Margin

6th percentile

-31%

Higher net margin than 6% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Top Officer Pay

63rd percentile

$662,794

Higher top officer pay than 63% of similar nonprofits.

Top officer pay equals 1.6% of source-year revenue.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Asset Growth

15th percentile

-3.2%

Faster asset growth than 15% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Annualized from 2023 to 2024

Revenue Growth

99th percentile

387%

Faster revenue growth than 99% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets98th percentile

Assets

Down

$150,257,290

Down $4,985,370 (-3.2%) from 2023

Liabilities

Up

$216,990,938

Up $10,038,637 (+4.9%) from 2023

Net Assets

Down

-$66,733,648

Down $15,024,007 (-29%) from 2023

Operations
Liabilities / Revenue93rd percentileNet Margin6th percentile

Revenue

Up

$40,861,551

Up $32,477,985 (+387%) from 2023

Expenses

Up

$53,393,428

Up $14,377,749 (+37%) from 2023

Net Income

Up

-$12,531,877

Up $18,100,236 (+59%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth15th percentile

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

$300M$200M$100M$0-$100MAssets 2010: $7,408,622Liabilities 2010: $6,725,313Net Assets 2010: $683,3092010Assets 2011: $13,295,603Liabilities 2011: $5,545,299Net Assets 2011: $7,750,3042011Assets 2012: $11,417,699Liabilities 2012: $19,872,536Net Assets 2012: -$8,454,8372012Assets 2013: $14,579,754Liabilities 2013: $25,740,258Net Assets 2013: -$11,160,5042013Assets 2014: $27,022,301Liabilities 2014: $39,427,019Net Assets 2014: -$12,404,7182014Assets 2015: $26,354,086Liabilities 2015: $44,260,185Net Assets 2015: -$17,906,0992015Assets 2016: $14,908,853Liabilities 2016: $82,969,730Net Assets 2016: -$68,060,8772016Assets 2017: $14,803,052Liabilities 2017: $114,247,048Net Assets 2017: -$99,443,9962017Assets 2018: $26,734,288Liabilities 2018: $74,773,413Net Assets 2018: -$48,039,1252018Assets 2019: $47,954,745Liabilities 2019: $81,276,389Net Assets 2019: -$33,321,6442019Assets 2020: $49,178,381Liabilities 2020: $85,954,186Net Assets 2020: -$36,775,8052020Assets 2021: $35,016,313Liabilities 2021: $57,103,938Net Assets 2021: -$22,087,6252021Assets 2022: $86,345,828Liabilities 2022: $115,627,048Net Assets 2022: -$29,281,2202022Assets 2023: $155,242,660Liabilities 2023: $206,952,301Net Assets 2023: -$51,709,6412023Assets 2024: $150,257,290Liabilities 2024: $216,990,938Net Assets 2024: -$66,733,6482024

Highlighted filing

2024

Assets$150,257,290
Liabilities$216,990,938
Net Assets-$66,733,648
Open 2024 Filing

Operations Trend

Revenue Growth99th percentile

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

$100M$50M$0-$50M-$100MRevenue 2010: $4,189,885Expenses 2010: $1,296,141Net Income 2010: $2,893,7442010Expenses 2011: $774,0382011Expenses 2012: $1,908,9572012Revenue 2013: $5,341,162Expenses 2013: $8,046,829Net Income 2013: -$2,705,6672013Revenue 2014: $2,396,700Expenses 2014: $3,640,914Net Income 2014: -$1,244,2142014Revenue 2015: $2,466,857Expenses 2015: $6,149,837Net Income 2015: -$3,682,9802015Revenue 2016: $2,543,968Expenses 2016: $56,368,114Net Income 2016: -$53,824,1462016Revenue 2017: $4,621,500Expenses 2017: $5,433,407Net Income 2017: -$811,9072017Revenue 2018: $9,332,458Expenses 2018: $4,972,198Net Income 2018: $4,360,2602018Revenue 2019: $18,776,413Expenses 2019: $4,060,778Net Income 2019: $14,715,6352019Revenue 2020: $15,211,545Expenses 2020: $14,921,939Net Income 2020: $289,6062020Revenue 2021: $30,534,205Expenses 2021: $19,334,368Net Income 2021: $11,199,8372021Revenue 2022: $8,473,109Expenses 2022: $11,936,619Net Income 2022: -$3,463,5102022Revenue 2023: $8,383,566Expenses 2023: $39,015,679Net Income 2023: -$30,632,1132023Revenue 2024: $40,861,551Expenses 2024: $53,393,428Net Income 2024: -$12,531,8772024

Highlighted filing

2024

Revenue$40,861,551
Expenses$53,393,428
Net Income-$12,531,877
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
$150,257,290
Liabilities
$216,990,938
Net assets
-$66,733,648
Revenue
$40,861,551
Expenses
$53,393,428
Net income
-$12,531,877
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$150$217$66.7$40.9$53.4$12.5
2023Detailed filing. Detailed filing data is available for this year.$155$207$51.7$8.38$39.0$30.6
2022Detailed filing. Detailed filing data is available for this year.$86.3$116$29.3$8.47$11.9$3.46
2021Detailed filing. Detailed filing data is available for this year.$35.0$57.1$22.1$30.5$19.3$11.2
2020Detailed filing. Detailed filing data is available for this year.$49.2$86.0$36.8$15.2$14.9$0.29
2019Detailed filing. Detailed filing data is available for this year.$48.0$81.3$33.3$18.8$4.06$14.7
2018Detailed filing. Detailed filing data is available for this year.$26.7$74.8$48.0$9.33$4.97$4.36
2017Detailed filing. Detailed filing data is available for this year.$14.8$114$99.4$4.62$5.43$0.81
2016Detailed filing. Detailed filing data is available for this year.$14.9$83.0$68.1$2.54$56.4$53.8
2015Detailed filing. Detailed filing data is available for this year.$26.4$44.3$17.9$2.47$6.15$3.68
2014Detailed filing. Detailed filing data is available for this year.$27.0$39.4$12.4$2.40$3.64$1.24
2013Detailed filing. Detailed filing data is available for this year.$14.6$25.7$11.2$5.34$8.05$2.71
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$11.4$19.9$8.45$1.91
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$13.3$5.55$7.75$0.77
2010Summary only. Only limited summary data is available for this year.$7.41$6.73$0.68$4.19$1.30$2.89
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Oct 22, 2025
Return Version
2024v5.2
Gross Receipts
$40,861,551
Mission and Program Overview

Mission

To serve as managing general partner that owns and operates low income housing projects

To provide low-income housing.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$110,112,872$107,352,644▼ $2,760,228
Other Notes and Loans Receivable, Net$33,196,420--
Cash and Non-Interest-Bearing Accounts$3,238,677$1,780,008▼ $1,458,669
Accounts Receivable$614,396$1,040,313▲ $425,917
Prepaid Expenses and Deferred Charges$26,781$25,220▼ $1,561
Total Assets$155,242,660$150,257,290▼ $4,985,370
Other Assets Total$8,053,514$40,059,105▲ $32,005,591
Liabilities
Other Liabilities$111,743,453$119,102,576▲ $7,359,123
Mortgage Notes Payable Secured by Investment Property$94,094,094$94,276,616▲ $182,522
Accounts Payable and Accrued Expenses$471,805$2,934,372▲ $2,462,567
Deferred Revenue$301,056$338,737▲ $37,681
Escrow Account Liability$341,893$338,637▼ $3,256
Total Liabilities$206,952,301$216,990,938▲ $10,038,637
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-51,709,641$-66,733,648▼ $15,024,007
Total Net Assets Fund Balance$-51,709,641$-66,733,648▼ $15,024,007
Total Liabilities and Net Assets / Fund Balance$155,242,660$150,257,290▼ $4,985,370

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$87,391,781$5,378,705$92,770,486
Land$19,317,174-$19,317,174
Other Land Buildings$603,046-$603,046
Equipment$40,643$86,610$127,253
Other Assets Org$31,357,777--
Compensation and Service Providers
Top Officer Pay63rd percentile

Employees

NameTitleOtherTotal
CHERYL O'CONNORVice Chair/director$5,500$5,500

Board Members and Trustees

NameTitle
Rudolph Johnson IiiChair/director
Linda MandoliniPresident
Ali SolisDirector
Andrea JonesDirector
Annette BillingsleyDirector
CANDICE GONZALEZ O'HANLONDirector
David GarciaDirector
Deborah RuaneDirector
Douglas KuerschnerDirector
Grace Li HarperDirector
James KennedyDirector
Joseph M PostigoDirector
Kara DouglasDirector
Sheila Ann BurksDirector
Sean CallumSecretary/director
Amy NechesTreasurer/director
Timothy GreenAssistant Secretary/general Counsel
Tatiana BlankCFO
Revenue and Support

Revenue Composition

Contributions and Grants
$31,845,390
Program Service Revenue
$8,076,738
Investment Income
$77,785
Other Revenue
$861,638
All Other Contributions
$25,169,338
Change in Net Assets
$-12,531,877
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$52,277,596
Grants and Similar Amounts Paid$1,115,832
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$8,741,275--$8,741,275
Depreciation Depletion$2,706,143--$2,706,143
Fees for Services Management$2,611,818--$2,611,818
Fees for Services Other$1,450,336--$1,450,336
Grants to Domestic Orgs$1,115,832--$1,115,832
All Other Expenses$468,981--$468,981
Fees for Services Accounting-$205,576-$205,576
Office Expenses$117,018--$117,018
Other Expenses$82,613--$82,613
Information Technology$44,697--$44,697
Fees for Services Legal$20,720--$20,720
Conferences and Meetings$15,603--$15,603
Travel$6,988--$6,988
Advertising$969--$969
Total Functional Expenses$53,187,852$205,576$0$53,393,428
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Eden Housing IncHayward, CA501(c)(3)Grants to Support Affordable Housing Activities$1,115,832
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
Ltd Partnership Investments$85,827,910
Due to Affiliates$28,915,226
Accrued Partnership Management Fees$4,359,440
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
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, Part VI, Section A, Line 3

“The corporation is affiliated with eden housing management, inc. A nonprofit corporation who is under common board control. Eden housing management, inc. Provides property management services to the residents of the corporation and is reimbursed by the corporation for certain shared payroll and operating expenses. The corporation incurred and paid a management fee of $2,611,818 for the year ended december 31, 2024 to eden housing management, inc.”

Form 990, Part VI, Section A, Line 7A

“Directors shall be appointed by, and each must be, a director of eden housing, inc.”

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

“The corporate controller and cfo conduct a detail review of the return before it is filed. Detail review includes agreeing numbers to audit report, reasonableness tests on data, and reviewing salary information. Each member of the audit committee and the board of directors, upon request, can review the form 990 and submit comments before it is filed.”

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

“Each board member is required to complete a conflict-of-interest disclosure questionnaire annually. If a board member has any conflict of interest, the board member would need to recuse himself/herself from any decisions regarding a conflict area.”

Form 990, Part VI, Section C, Line 19

“Documents are available upon request.”

Filing and Contact Details

Filer

Filer Name
Eden Investments Inc
EIN
94-2995223
Phone
5105821460
Address
22645 GRAND STREET, HAYWARD, CA 94541

Signing Officer

Name
Tatiana Blank
Title
CFO
Phone
5105821460
Signed
2025-10-22
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Linda Mandolini
Formed
1986
Legal Domicile
CA
Voting Board Members
16
Independent Board Members
16
Employees
0
Volunteers
16

Preparer

Firm
Cohnreznick Advisory LLC
Address
621 CAPITOL MALL SUITE 2150, SACRAMENTO, CA 95814
Preparer
Jolanta Tuck
Phone
9164429100
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Downtown river llc adjustment 323,622. Eden iris gardens llc adjustment -2,998,677. Dissolvement of eden palm terrace llc 495. Dtlm llc ownership interest assigned to ehi 3,597. Regional street llc ownership interest assigned to ehi -153,610. Eden trolley i llc ownership interest assigned to ehi 320,518. Legacy court llc adjustment 18,825. Other adjustment 252.”

Financial Statement Notes

PART IV, LINE 2B:

“The escrow liability amounts on form 990, part x, line 21 consist of tenant security deposits.”

PART X, LINE 2:

“Ehi and the other not-for-profit corporations are tax-exempt pursuant to the internal revenue code section 501(c)(3) and related california code sections. Stevenson land corporation is tax-exempt pursuant to the internal revenue code section 501(c)(2) and related california code sections. The income or loss from the partnerships is reported by the partners on their income tax returns. The consolidated financial statements also include certain corporations that are not tax-exempt. No income tax provision has been included in the consolidated financial statements for the single member limited liability companies which are generally considered disregarded entities. The income or 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. Ehi and affiliates believe 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 consolidated financial statements. Ehi and affiliates' federal and state income tax and information returns for the fiscal years ended 2020 through 2023 are subject to examination by regulatory agencies, generally for three years and four years after they were filed for federal and state, respectively.”

Raw XML AppendixShowing 400 of 4,116 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/PersonNm3ANNETTE BILLINGSLEY
IRS990/Form990PartVIISectionAGrp/PersonNm4CANDICE GONZALEZ O'HANLON
IRS990/Form990PartVIISectionAGrp/PersonNm5CHERYL O'CONNOR
IRS990/Form990PartVIISectionAGrp/PersonNm6DAVID GARCIA
IRS990/Form990PartVIISectionAGrp/PersonNm7DEBORAH RUANE
IRS990/Form990PartVIISectionAGrp/PersonNm8DOUGLAS KUERSCHNER
IRS990/Form990PartVIISectionAGrp/PersonNm9GRACE LI HARPER
IRS990/Form990PartVIISectionAGrp/PersonNm10JAMES KENNEDY
IRS990/Form990PartVIISectionAGrp/PersonNm11JOSEPH M POSTIGO
IRS990/Form990PartVIISectionAGrp/PersonNm12KARA DOUGLAS
IRS990/Form990PartVIISectionAGrp/PersonNm13RUDOLPH JOHNSON III
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IRS990/Form990PartVIISectionAGrp/PersonNm15SHEILA ANN BURKS
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IRS990/Form990PartVIISectionAGrp/PersonNm18TIMOTHY GREEN
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IRS990/Form990PartVIISectionAGrp/TitleTxt3DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt4DIRECTOR
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IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt10DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt12DIRECTOR
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IRS990/Form990PartVIISectionAGrp/TitleTxt14SECRETARY/DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt15DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt16PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt17CFO
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