Civic Intelligence

Homes First

EIN 94-3124800 • 501(c)3 • Lacey, WA

Profile

To create and maintain safe, healthy, and affordable rental homes for those who need them most.

5203 Lacey Blvd SE ALacey, WA 98503

homesfirst.org

Siviq Scores

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

Liabilities / Assets

89th percentile

0.86x

Higher debt load relative to assets than 89% of similar nonprofits.

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

Liabilities / Revenue

96th percentile

7.78x

Higher debt load relative to revenue than 96% of similar nonprofits.

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

Net Margin

12th percentile

-19%

Higher net margin than 12% of similar nonprofits.

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

Top Officer Pay

Score unavailable

No value available

No filing with officer rows is available for this organization yet.

Asset Growth

77th percentile

17%

Faster asset growth than 77% of similar nonprofits.

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

Revenue Growth

7th percentile

-35%

Faster revenue growth than 7% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets89th percentile

Assets

Up

$15,808,173

Up $2,293,180 (+17%) from 2023

Liabilities

Up

$13,590,025

Up $2,630,890 (+24%) from 2023

Net Assets

Down

$2,218,148

Down $337,710 (-13%) from 2023

Operations
Liabilities / Revenue96th percentileNet Margin12th percentile

Revenue

Down

$1,746,555

Down $925,110 (-35%) from 2023

Expenses

Up

$2,084,265

Up $74,532 (+3.7%) from 2023

Net Income

Down

-$337,710

Down $999,642 (-151%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth77th percentile

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

$20M$15M$10M$5.0M$0Assets 2010: $3,926,124Liabilities 2010: $3,831,448Net Assets 2010: $94,6762010Assets 2011: $3,908,875Liabilities 2011: $3,784,158Net Assets 2011: $124,7172011Assets 2012: $4,112,290Liabilities 2012: $3,828,827Net Assets 2012: $283,4632012Assets 2013: $4,060,749Liabilities 2013: $3,775,191Net Assets 2013: $285,5582013Assets 2014: $4,158,369Liabilities 2014: $3,811,166Net Assets 2014: $347,2032014Assets 2015: $5,565,450Liabilities 2015: $5,116,160Net Assets 2015: $449,2902015Assets 2016: $6,666,175Liabilities 2016: $6,200,453Net Assets 2016: $465,7222016Assets 2017: $7,550,439Liabilities 2017: $6,503,983Net Assets 2017: $1,046,4562017Assets 2018: $7,900,779Liabilities 2018: $6,727,037Net Assets 2018: $1,173,7422018Assets 2019: $8,601,568Liabilities 2019: $7,495,795Net Assets 2019: $1,105,7732019Assets 2020: $8,945,948Liabilities 2020: $7,594,043Net Assets 2020: $1,351,9052020Assets 2021: $9,105,012Liabilities 2021: $7,695,925Net Assets 2021: $1,409,0872021Assets 2022: $11,168,103Liabilities 2022: $9,274,177Net Assets 2022: $1,893,9262022Assets 2023: $13,514,993Liabilities 2023: $10,959,135Net Assets 2023: $2,555,8582023Assets 2024: $15,808,173Liabilities 2024: $13,590,025Net Assets 2024: $2,218,1482024

Highlighted filing

2024

Assets$15,808,173
Liabilities$13,590,025
Net Assets$2,218,148
Open 2024 Filing

Operations Trend

Revenue Growth7th percentile

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

$3.0M$2.0M$1.0M$0-$1.0MExpenses 2010: $480,0952010Expenses 2011: $457,4652011Expenses 2012: $498,7022012Revenue 2013: $536,933Expenses 2013: $534,838Net Income 2013: $2,0952013Revenue 2014: $598,657Expenses 2014: $537,012Net Income 2014: $61,6452014Revenue 2015: $825,709Expenses 2015: $723,622Net Income 2015: $102,0872015Revenue 2016: $898,924Expenses 2016: $882,492Net Income 2016: $16,4322016Revenue 2017: $1,589,057Expenses 2017: $1,008,323Net Income 2017: $580,7342017Revenue 2018: $1,182,441Expenses 2018: $1,055,155Net Income 2018: $127,2862018Revenue 2019: $1,103,021Expenses 2019: $1,170,990Net Income 2019: -$67,9692019Revenue 2020: $1,439,885Expenses 2020: $1,193,753Net Income 2020: $246,1322020Revenue 2021: $1,390,507Expenses 2021: $1,333,325Net Income 2021: $57,1822021Revenue 2022: $2,111,144Expenses 2022: $1,626,305Net Income 2022: $484,8392022Revenue 2023: $2,671,665Expenses 2023: $2,009,733Net Income 2023: $661,9322023Revenue 2024: $1,746,555Expenses 2024: $2,084,265Net Income 2024: -$337,7102024

Highlighted filing

2024

Revenue$1,746,555
Expenses$2,084,265
Net Income-$337,710
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$15,808,173
Liabilities
$13,590,025
Net assets
$2,218,148
Revenue
$1,746,555
Expenses
$2,084,265
Net income
-$337,710
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$15.8$13.6$2.22$1.75$2.08$0.34
2023Detailed filing. Detailed filing data is available for this year.$13.5$11.0$2.56$2.67$2.01$0.66
2022Detailed filing. Detailed filing data is available for this year.$11.2$9.27$1.89$2.11$1.63$0.48
2021Detailed filing. Detailed filing data is available for this year.$9.11$7.70$1.41$1.39$1.33$0.06
2020Detailed filing. Detailed filing data is available for this year.$8.95$7.59$1.35$1.44$1.19$0.25
2019Detailed filing. Detailed filing data is available for this year.$8.60$7.50$1.11$1.10$1.17$0.07
2018Detailed filing. Detailed filing data is available for this year.$7.90$6.73$1.17$1.18$1.06$0.13
2017Detailed filing. Detailed filing data is available for this year.$7.55$6.50$1.05$1.59$1.01$0.58
2016Summary only. Only limited summary data is available for this year.$6.67$6.20$0.47$0.90$0.88$0.02
2015Detailed filing. Detailed filing data is available for this year.$5.57$5.12$0.45$0.83$0.72$0.10
2014Detailed filing. Detailed filing data is available for this year.$4.16$3.81$0.35$0.60$0.54$0.06
2013Detailed filing. Detailed filing data is available for this year.$4.06$3.78$0.29$0.54$0.53$0.00
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$4.11$3.83$0.28$0.50
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.91$3.78$0.12$0.46
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.93$3.83$0.09$0.48
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
$1,769,517
Mission and Program Overview

Mission

To create and maintain safe, healthy, and affordable rental homes for those who need them most.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$12,678,684$15,296,081▲ $2,617,397
Savings and Temporary Cash Investments$304,956$304,956→ $0
Accounts Receivable$458,619$136,949▼ $321,670
Prepaid Expenses and Deferred Charges$25,921$19,779▼ $6,142
Cash and Non-Interest-Bearing Accounts-$0-
Total Assets$13,514,993$15,808,173▲ $2,293,180
Other Assets Total$46,813$50,408▲ $3,595
Liabilities
Mortgage Notes Payable Secured by Investment Property$10,364,401$13,154,518▲ $2,790,117
Accounts Payable and Accrued Expenses$294,734$338,218▲ $43,484
Unsecured Notes Loans Payable$300,000$54,344▼ $245,656
Deferred Revenue-$42,945-
Total Liabilities$10,959,135$13,590,025▲ $2,630,890
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$2,555,858$1,913,192▼ $642,666
Net Assets With Donor Restrictions-$304,956-
Total Net Assets Fund Balance$2,555,858$2,218,148▼ $337,710
Total Liabilities and Net Assets / Fund Balance$13,514,993$15,808,173▲ $2,293,180

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$9,884,704$3,164,437$13,049,141
Land$3,791,655-$3,791,655
Other Land Buildings$1,592,130-$1,592,130
Equipment$27,592$47,479$75,071
Compensation and Service Providers
Top Officer PayScore unavailable

Employees

NameTitleFull / Part TimeBaseTotal
Trudy SoucoupCEOFT$125,000$125,000

Board Members and Trustees

NameTitle
Chris LesterChair
Evette TempleChair
Thomasina CooperVice President
Dainielle BryantDirector
Daniel BryantDirector
Dannette MolinaDirector
Olivia HickersonDirector
Shannon GlennDirector
Wayne SouzaDirector
Jeannine RoeSecretary
Rachel SchmidtSecretary
Renee LewisTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$519,457
Program Service Revenue
$1,235,871
Investment Income
$3,667
Other Revenue
$-12,440
All Other Contributions
$231,390
Change in Net Assets
$-337,710

Audited Revenue Reconciliation

Revenue per Audited Statements
$1,746,555
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$1,746,555
Total Revenue per Form 990
$1,746,555
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,213,356
Salaries, Compensation, and Employee Benefits$870,909
Total Fundraising Expense$116,980
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$343,506$172,458$56,717$572,681
Occupancy$391,462$14,500-$405,962
Depreciation Depletion$330,625--$330,625
Interest$157,188$13,697-$170,885
Current Officers, Directors, Trustees, and Key Employees-$125,000-$125,000
Fees for Services Other$12,375$72,125$28,722$113,222
Other Employee Benefits$42,939$36,202$2,495$81,636
Payroll Taxes$40,486$34,135$2,353$76,974
Insurance$56,461$16,097-$72,558
Office Expenses$30,807$25,998$14,987$71,792
Pension Plan Contributions$7,689$6,482$447$14,618
Other Expenses$9,309$20,578$11,125$9,309
Travel$910$2,695$134$3,739
Total Functional Expenses$1,427,318$539,967$116,980$2,084,265

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$2,084,265
Total Expenses per Audited Statements$2,084,265
Total Expenses per Form 990$2,084,265
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$0
Fundraising, Events, and Gaming
Fundraising activities
Yes
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Direct Expenses$22,962
Fundraising Gross Income$1,015
Professional Fundraising Fees$0

Fundraising Events

EventGross ReceiptsGross RevenueDirect ExpensesNet Income
Heroes 4 Housing$88,939$1,015$14,738$-13,723
Community Hero Celebration----
Total Events$88,939$1,015$22,962$-21,947
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
No
Subject to proxy tax
No
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
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

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

“Form 990 is reviewed by the homes first finance committee prior to submission. A copy of the final document is made available to the other board members.”

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

“Homes first enforces its conflict of interest policy by requiring members to recuse themselves from any votes on business with organizations which constitute a conflict of interest. This is monitored by staff and noted in meeting minutes.”

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

“A review of the ceo is conducted by the board of directors on a periodic basis. The occurrence of such review is documented in the board minutes.”

Form 990, Part VI, Section C, Line 18

“All documents are available for review upon request at the homes first office.”

Form 990, Part VI, Section C, Line 19

“All documents are available for review upon request at the homes first office.”

Filing and Contact Details

Filer

Filer Name
Homes First
EIN
94-3124800
Phone
3602360920
Address
5203 LACEY BLVD SE A, LACEY, WA 98503

Signing Officer

Name
Olivia Hickerson
Title
Treasurer
Phone
3602360920
Signed
2025-11-14
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Olivia Hickerson
Formed
1990
Legal Domicile
Wa
Voting Board Members
10
Independent Board Members
10
Employees
16
Volunteers
10

Preparer

Firm
Johnson Stone & Pagano Ps
Address
1501 REGENTS BLVD SUITE 100, FIRCREST, WA 98466
Preparer
Maria a Ichiyama
Phone
2535667070
Supplemental Narrative

Additional Explanations

Form 990, Part XII, Line 2C

“The process has not changed from prior years.”

Financial Statement Notes

PART X, LINE 2:

“The organization files income tax returns in the u.s. Federal jurisdiction. The organization is no longer subject to u.s. Federal income tax examinations by tax authorities for years before december 31, 2020. Currently, there is no examination or pending examination with the internal revenue service.”

Raw XML AppendixShowing 400 of 522 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/ActivityOrMissionDesc0TO CREATE AND MAINTAIN SAFE, HEALTHY, AND AFFORDABLE RENTAL HOMES FOR THOSE WHO NEED THEM MOST.
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IRS990/Desc0THIS TRANSFORMATIVE YEAR AT HOMES FIRST HAS SEEN REMARKABLE PROGRESS IN ADDRESSING HOUSING INSECURITY ACROSS THURSTON COUNTY. THROUGH DEDICATED STAFF, GENEROUS DONORS, AND TRUSTED PARTNERSHIPS, WE'VE HELPED HUNDREDS OF FAMILIES FIND STABILITY THROUGH AFFORDABLE HOUSING.KEY ACHIEVEMENTS INCLUDE EXPANDING OUR PORTFOLIO TO 61 RENTAL HOMES SERVING OVER 300 RESIDENTS WHILE MAINTAINING BELOW-MARKET RENTAL RATES AND A 95% OCCUPANCY RATE. OUR PARTNERSHIPS WITH THURSTON COUNTY HOUSING AUTHORITY AND LOCAL SERVICE PROVIDERS HAVE ENHANCED OUR ABILITY TO SUPPORT DIVERSE RESIDENT NEEDS, FROM SENIORS AGING IN PLACE TO FAMILIES BUILDING FINANCIAL INDEPENDENCE.WE REMAIN COMMITTED TO OUR CORE BELIEF THAT STABLE HOUSING FORMS THE FOUNDATION OF COMMUNITY WELLBEING.
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IRS990/Form990PartVIISectionAGrp/PersonNm0WAYNE SOUZA
IRS990/Form990PartVIISectionAGrp/PersonNm1THOMASINA COOPER
IRS990/Form990PartVIISectionAGrp/PersonNm2CHRIS LESTER
IRS990/Form990PartVIISectionAGrp/PersonNm3DANNETTE MOLINA
IRS990/Form990PartVIISectionAGrp/PersonNm4RENEE LEWIS
IRS990/Form990PartVIISectionAGrp/PersonNm5JEANNINE ROE
IRS990/Form990PartVIISectionAGrp/PersonNm6SHANNON GLENN
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IRS990/Form990PartVIISectionAGrp/PersonNm8RACHEL SCHMIDT
IRS990/Form990PartVIISectionAGrp/PersonNm9OLIVIA HICKERSON
IRS990/Form990PartVIISectionAGrp/PersonNm10DAINIELLE BRYANT
IRS990/Form990PartVIISectionAGrp/PersonNm11DANIEL BRYANT
IRS990/Form990PartVIISectionAGrp/PersonNm12TRUDY SOUCOUP
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IRS990/Form990PartVIISectionAGrp/TitleTxt0DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt1VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt2CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt3DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt4TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt5SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt7CHAIR
IRS990/Form990PartVIISectionAGrp/TitleTxt8SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt10DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR
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IRS990ScheduleA/AmountsRcvdDsqlfyPersonGrp/TotalAmt00
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IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0THE ORGANIZATION FILES INCOME TAX RETURNS IN THE U.S. FEDERAL JURISDICTION. THE ORGANIZATION IS NO LONGER SUBJECT TO U.S. FEDERAL INCOME TAX EXAMINATIONS BY TAX AUTHORITIES FOR YEARS BEFORE DECEMBER 31, 2020. CURRENTLY, THERE IS NO EXAMINATION OR PENDING EXAMINATION WITH THE INTERNAL REVENUE SERVICE.

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