Civic Intelligence

Access Irvine Inc.

990 • Fiscal year 2025 • EIN 94-3092974

Jul 01, 2024 to Jun 30, 2025 • Filed on Oct 16, 2025

Organization ProfileWWW.CSI.COOP
8425 E Twelve Mile RoadWarren, MI 48093

(586) 753-9002

Siviq Scores

Precomputed percentiles for this filing year versus similar nonprofits in the same peer cohort.

Liabilities / Assets

95th percentile

1.09x

Higher debt load relative to assets than 95% of similar nonprofits.

2025 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2025

Liabilities / Revenue

94th percentile

2.58x

Higher debt load relative to revenue than 94% of similar nonprofits.

2025 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2025

Net Margin

77th percentile

23%

Higher net margin than 77% of similar nonprofits.

2025 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2025

Top Officer Pay

97th percentile

$368,043

Higher top officer pay than 97% of similar nonprofits.

Top officer pay equals 30.2% of source-year revenue.

2025 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2025

Asset Growth

68th percentile

10%

Faster asset growth than 68% of similar nonprofits.

2025 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Revenue Growth

68th percentile

17%

Faster revenue growth than 68% of similar nonprofits.

2025 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets95th percentile

Assets

Up

$2,879,381

Up $263,821 (+10%) from 2024

Net Assets

Up

-$255,614

Up $283,638 (+53%) from 2024

Liabilities

Down

$3,134,995

Down $19,817 (-0.6%) from 2024

Revenue And Expenses
Liabilities / Revenue94th percentileNet Margin77th percentile

Revenue

Up

$1,217,071

Up $174,010 (+17%) from 2024

Expenses

Down

$933,433

Down $32,250 (-3.3%) from 2024

Net Income

Up

$283,638

Up $206,260 (+267%) from 2024

Historical Trend

Balance Sheet Trend

Asset Growth68th percentile

The highlighted filing sits inside the broader history for assets, liabilities, and net assets.

$4.0M$2.0M$0-$2.0MAssets 2011: $2,775,854Liabilities 2011: $3,731,717Net Assets 2011: -$955,8632011Assets 2012: $2,675,094Liabilities 2012: $3,682,572Net Assets 2012: -$1,007,4782012Assets 2013: $2,491,082Liabilities 2013: $3,644,803Net Assets 2013: -$1,153,7212013Assets 2014: $2,345,355Liabilities 2014: $3,595,564Net Assets 2014: -$1,250,2092014Assets 2015: $2,310,823Liabilities 2015: $3,521,531Net Assets 2015: -$1,210,7082015Assets 2016: $2,303,032Liabilities 2016: $3,449,588Net Assets 2016: -$1,146,5562016Assets 2017: $2,322,350Liabilities 2017: $3,439,379Net Assets 2017: -$1,117,0292017Assets 2018: $2,251,508Liabilities 2018: $3,303,085Net Assets 2018: -$1,051,5772018Assets 2019: $2,283,751Liabilities 2019: $3,334,259Net Assets 2019: -$1,050,5082019Assets 2020: $2,295,435Liabilities 2020: $3,176,294Net Assets 2020: -$880,8592020Assets 2021: $2,313,641Liabilities 2021: $3,279,012Net Assets 2021: -$965,3712021Assets 2022: $2,411,600Liabilities 2022: $3,201,603Net Assets 2022: -$790,0032022Assets 2023: $2,575,790Liabilities 2023: $3,192,420Net Assets 2023: -$616,6302023Assets 2024: $2,615,560Liabilities 2024: $3,154,812Net Assets 2024: -$539,2522024Assets 2025: $2,879,381Liabilities 2025: $3,134,995Net Assets 2025: -$255,6142025

Highlighted filing

2025

Assets$2,879,381
Liabilities$3,134,995
Net Assets-$255,614
Open 2025 Filing

Operations Trend

Revenue Growth68th percentile

Revenue, expenses, and net income across loaded years, with this filing highlighted.

$1.5M$1.0M$500K$0-$500KExpenses 2011: $633,3532011Expenses 2012: $664,0212012Expenses 2013: $695,1942013Revenue 2014: $647,927Expenses 2014: $744,415Net Income 2014: -$96,4882014Revenue 2015: $725,804Expenses 2015: $686,303Net Income 2015: $39,5012015Revenue 2016: $722,370Expenses 2016: $658,218Net Income 2016: $64,1522016Revenue 2017: $745,888Expenses 2017: $716,361Net Income 2017: $29,5272017Revenue 2018: $755,194Expenses 2018: $689,742Net Income 2018: $65,4522018Revenue 2019: $756,620Expenses 2019: $755,551Net Income 2019: $1,0692019Revenue 2020: $873,725Expenses 2020: $704,076Net Income 2020: $169,6492020Revenue 2021: $921,615Expenses 2021: $1,006,127Net Income 2021: -$84,5122021Revenue 2022: $949,514Expenses 2022: $774,146Net Income 2022: $175,3682022Revenue 2023: $995,751Expenses 2023: $822,378Net Income 2023: $173,3732023Revenue 2024: $1,043,061Expenses 2024: $965,683Net Income 2024: $77,3782024Revenue 2025: $1,217,071Expenses 2025: $933,433Net Income 2025: $283,6382025

Highlighted filing

2025

Revenue$1,217,071
Expenses$933,433
Net Income$283,638
Open 2025 Filing
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Oct 16, 2025
Return Version
2024v5.2
Gross Receipts
$1,217,071
Mission and Program Overview

Mission

To provide housing facilities for low income senior citizens.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,712,268$1,989,049▲ $276,781
Investments Program Related$694,387$595,800▼ $98,587
Cash and Non-Interest-Bearing Accounts$90,661$180,640▲ $89,979
Intangible Assets$65,349$63,140▼ $2,209
Accounts Receivable$17,548$29,041▲ $11,493
Prepaid Expenses and Deferred Charges$26,494$12,857▼ $13,637
Total Assets$2,615,560$2,879,381▲ $263,821
Other Assets Total$8,853$8,854▲ $1
Liabilities
Mortgage Notes Payable Secured by Investment Property$3,006,537$2,938,922▼ $67,615
Other Liabilities$98,766$114,262▲ $15,496
Accounts Payable and Accrued Expenses$49,192$79,740▲ $30,548
Deferred Revenue$317$2,071▲ $1,754
Total Liabilities$3,154,812$3,134,995▼ $19,817
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-539,252$-255,614▲ $283,638
Total Net Assets Fund Balance$-539,252$-255,614▲ $283,638
Total Liabilities and Net Assets / Fund Balance$2,615,560$2,879,381▲ $263,821

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,225,254$2,689,484$3,914,738
Land$540,000-$540,000
Equipment$197,632$33,437$231,069
Leasehold Improvements$26,163$22,301$48,464
Investment Program Related Org$111,339--
Compensation and Service Providers
Top Officer Pay97th percentile

Board Members and Trustees

NameTitle
Annie MitchellFormer President
Sheryle MoreyPresident
Gloria Gp ParrisFormer Vice President
Mary DalessandroVice President
Deanie RobinsonDirector
Gerald Mahon JrDirector
Gloria HarrisDirector
Jose PenaDirector
Anne SackrisonAssistant Secretary
Cindy LambAssistant Treasurer
Tim BraunscheidalChief Operations Officer
Mel HudsonNational Construction Manager
Diane SmithNational Development Manager
Darla HuttingerRegional Manager
Marguerite D AngeloRegional Manager
Jeri DraughonSecretary
Shirley MorelandTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$983,973
Program Service Revenue
$214,615
Investment Income
$15,707
Other Revenue
$2,776
Change in Net Assets
$283,638

Audited Revenue Reconciliation

Revenue per Audited Statements
$1,217,071
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$1,217,071
Total Revenue per Form 990
$1,217,071
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$933,433
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
Occupancy$313,185--$313,185
Depreciation Depletion$103,350--$103,350
Interest$79,723--$79,723
Fees for Services Management-$53,113-$53,113
Insurance$51,475--$51,475
Office Expenses-$23,231-$23,231
Other Expenses$15,801$94,647-$15,801
Fees for Services Accounting-$7,660-$7,660
Advertising-$286-$286
Total Functional Expenses$754,496$178,937$0$933,433

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$933,433
Total Expenses per Audited Statements$933,433
Total Expenses per Form 990$933,433
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$0
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
Residual Rcpts Avail for Recapture$101,589
Tenant Security Deposits$7,991
Accrued Mgmt Fee Payable$4,682
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
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 3

“The apartment project is managed by a related entity, csi support & development services. The management contract encompasses the day to day operations of the project including, but not limited to, collection of rents, maintenance of facilities, supervision of staff, and ongoing support for both the owners and tenants as needed in order to establish a safe, sanitary and affordable environment. Listed in part vii, section a, csi support & development services compensates all highest compensated employees along with 90% of anne sackrison's and 95% of cindy lamb's wages, respectively.”

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

“The form 990 is presented at a board of directors meeting before it is signed and submitted.”

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

“An annual conflict of interest statement is filled out by board members and upper management employees, then submitted. A control is maintained as to the receipt of this annual form.”

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

“The board periodically conducts compensation studies and determines the compensation of the general manager.”

Form 990, Part VI, Section C, Line 19

“The documents are available to the public upon request.”

FORM 990, PART VII, SECTION A, LINE 1A, COLUMN B:

“Description of hours worked for related organizations all of the officers, directors, and employees listed in part vii, section a perform similar duties and have similar responsibilities for related organizations as they do for this organization. Their total hours worked per week for this organization are similar to their hours worked for related organizations both in terms of number of hours and type of work performed.”

Filing and Contact Details

Filer

Filer Name
Access Irvine Inc
EIN
94-3092974
Phone
5867539002
Address
8425 E TWELVE MILE ROAD, WARREN, MI 48093

Signing Officer

Name
Cindy Lamb
Title
Assistant Treasurer
Phone
5867539002
Signed
2025-10-16
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Cindy Lamb
Formed
1988
Legal Domicile
CA
Voting Board Members
9
Independent Board Members
9
Employees
0
Volunteers
0

Preparer

Firm
DAUBY O'CONNOR & ZALESKI LLC
Address
501 CONGRESSIONAL BLVD 300, CARMEL, IN 46032
Preparer
Lucas Autry
Phone
3178485700
Supplemental Narrative

Additional Explanations

FORM 990, PART XII, LINE 2C:

“Overview of audit function the audit committee assumes responsibility for oversight of the audit of its financial statements and selection of an independent accountant.”

Financial Statement Notes

PART X, LINE 2:

“The corporation is exempt from federal income tax under section 501(c)(3) of the internal revenue code and state income tax and has been classified as an other than private foundation. Accordingly, no provision for federal and state taxes on revenue and income has been recognized in the accompanying financial statements. Generally, the federal and state tax returns are subject to examinations for the three years after the later of the original or extended due date or the date filed with the applicable tax authority.”

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IRS990/Form990PartVIISectionAGrp/TitleTxt0PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt1VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt2TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt3SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt4ASSISTANT TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt5ASSISTANT SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt10CHIEF OPERATIONS OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt11NATIONAL CONSTRUCTION MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt12NATIONAL DEVELOPMENT MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt13REGIONAL MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt14REGIONAL MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt15FORMER PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt16FORMER VICE PRESIDENT
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IRS990/LobbyingActivitiesInd00
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IRS990/MembersOrStockholdersInd00
IRS990/MethodOfAccountingAccrualInd0X
IRS990/MinutesOfCommitteesInd01
IRS990/MinutesOfGoverningBodyInd01
IRS990/MissionDesc0TO PROVIDE HOUSING FACILITIES FOR LOW INCOME SENIOR CITIZENS.
IRS990/MoreThan5000KToIndividualsInd00
IRS990/MoreThan5000KToOrgInd00
IRS990/MortgNotesPyblScrdInvstPropGrp/BOYAmt03006537
IRS990/MortgNotesPyblScrdInvstPropGrp/EOYAmt02938922
IRS990/NetAssetsOrFundBalancesBOYAmt0-539252
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IRS990/NetUnrelatedBusTxblIncmAmt00
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IRS990/NoDonorRestrictionNetAssetsGrp/EOYAmt0-255614
IRS990/NondeductibleContributionsInd00
IRS990/OccupancyGrp/ProgramServicesAmt0313185
IRS990/OccupancyGrp/TotalAmt0313185
IRS990/OfficeExpensesGrp/ManagementAndGeneralAmt023231
IRS990/OfficeExpensesGrp/TotalAmt023231
IRS990/OfficerMailingAddressInd00
IRS990/OperateHospitalInd00
IRS990/Organization501c3Ind0X
IRS990/OrganizationFollowsFASB117Ind0X
IRS990/OtherAssetsTotalGrp/BOYAmt08853
IRS990/OtherAssetsTotalGrp/EOYAmt08854
IRS990/OtherChangesInNetAssetsAmt00
IRS990/OtherExpensesGrp/Desc0MGMT CO EMPLOYEE CHARGE
IRS990/OtherExpensesGrp/Desc1SERVICE COORDINATOR CON
IRS990/OtherExpensesGrp/Desc2MISC OPERATING EXPENSE
IRS990/OtherExpensesGrp/ManagementAndGeneralAmt094647
IRS990/OtherExpensesGrp/ProgramServicesAmt0137867
IRS990/OtherExpensesGrp/ProgramServicesAmt153095
IRS990/OtherExpensesGrp/ProgramServicesAmt215801
IRS990/OtherExpensesGrp/TotalAmt0232514
IRS990/OtherExpensesGrp/TotalAmt153095
IRS990/OtherExpensesGrp/TotalAmt215801
IRS990/OtherLiabilitiesGrp/BOYAmt098766
IRS990/OtherLiabilitiesGrp/EOYAmt0114262
IRS990/OtherRevenueMiscGrp/BusinessCd0531110
IRS990/OtherRevenueMiscGrp/Desc0LAUNDRY & VENDING
IRS990/OtherRevenueMiscGrp/ExclusionAmt02776
IRS990/OtherRevenueMiscGrp/TotalRevenueColumnAmt02776
IRS990/OtherRevenueTotalAmt02776
IRS990/PartialLiquidationInd00
IRS990/PoliticalCampaignActyInd00
IRS990/PrepaidExpensesDefrdChargesGrp/BOYAmt026494
IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt012857
IRS990/PrincipalOfficerNm0CINDY LAMB
IRS990/ProfessionalFundraisingInd00
IRS990/ProgramServiceRevenueGrp/BusinessCd0531110
IRS990/ProgramServiceRevenueGrp/Desc0RENTAL INCOME
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt0214615
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt0214615
IRS990/ProhibitedTaxShelterTransInd00
IRS990/PYBenefitsPaidToMembersAmt00
IRS990/PYContributionsGrantsAmt0819178
IRS990/PYExcessBenefitTransInd00
IRS990/PYGrantsAndSimilarPaidAmt00
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IRS990/PYOtherExpensesAmt0965683
IRS990/PYOtherRevenueAmt01426
IRS990/PYProgramServiceRevenueAmt0213051
IRS990/PYRevenuesLessExpensesAmt077378
IRS990/PYSalariesCompEmpBnftPaidAmt00
IRS990/PYTotalExpensesAmt0965683
IRS990/PYTotalProfFndrsngExpnsAmt00
IRS990/PYTotalRevenueAmt01043061
IRS990/QuidProQuoContributionsInd00
IRS990/ReconcilationRevenueExpnssAmt0283638
IRS990/RegularMonitoringEnfrcInd01
IRS990/RelatedEntityInd01
IRS990/RelatedOrganizationCtrlEntInd00
IRS990/ReportInvestmentsOtherSecInd00
IRS990/ReportLandBuildingEquipmentInd01
IRS990/ReportOtherAssetsInd00
IRS990/ReportOtherLiabilitiesInd01
IRS990/ReportProgramRelatedInvstInd01
IRS990/RevenueAmt0214615
IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/TotalAmt00
IRS990ScheduleA/Form990ScheduleAPartVIGrp/ExplanationTxt0MISCELLANEOUS INCOME CONSISTS OF LAUNDRY AND VENDING CHARGES PROVIDED FOR THE CONVENIENCE OF THE TENANTS.
IRS990ScheduleA/Form990ScheduleAPartVIGrp/FormAndLineReferenceDesc0SCHEDULE A, PART III, LINE 12:
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IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus2YearsAmt0790394
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus3YearsAmt0765031
IRS990ScheduleA/GiftsGrantsContrisRcvd509Grp/CurrentTaxYearMinus4YearsAmt0746435
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IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearMinus3YearsAmt0182414
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Filings

Displayed year

2025 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$2,879,381
Liabilities
$3,134,995
Net assets
-$255,614
Revenue
$1,217,071
Expenses
$933,433
Net income
$283,638
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.88$3.13$0.26$1.22$0.93$0.28
2024Summary only. Only limited summary data is available for this year.$2.62$3.15$0.54$1.04$0.97$0.08
2023Summary only. Only limited summary data is available for this year.$2.58$3.19$0.62$1.00$0.82$0.17
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.41$3.20$0.79$0.95$0.77$0.18
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.31$3.28$0.97$0.92$1.01$0.08
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.30$3.18$0.88$0.87$0.70$0.17
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.28$3.33$1.05$0.76$0.76$0.00
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$2.25$3.30$1.05$0.76$0.69$0.07
2017Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.32$3.44$1.12$0.75$0.72$0.03
2016Detailed filing. Detailed filing data is available for this year.$2.30$3.45$1.15$0.72$0.66$0.06
2015Detailed filing. Detailed filing data is available for this year.$2.31$3.52$1.21$0.73$0.69$0.04
2014Detailed filing. Detailed filing data is available for this year.$2.35$3.60$1.25$0.65$0.74$0.10
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.49$3.64$1.15$0.70
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.68$3.68$1.01$0.66
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.78$3.73$0.96$0.63