Civic Intelligence

MID-Peninsula Pickering Inc

EIN 94-3197474 • 501(c)3 • Foster City, CA

Profile

In conjunction with related organizations, mid-peninsula pickering inc's mission is to provide safe, affordable housing of high quality to those in need; to establish stability and opportunity in the lives of residents; and to foster diverse communities that allow people from all ethnic, social and economic backgrounds to live in dignity, harmony, and mutual respect.

303 Vintage Park Drive 250Foster City, CA 94404

www.midpen-housing.org

Siviq Scores

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

Liabilities / Assets

99th percentile

1.65x

Higher debt load relative to assets than 99% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Source year 2024

Liabilities / Revenue

98th percentile

18.65x

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

501(c)3 • $25M-$50M nonprofits • Source year 2024

Net Margin

2nd percentile

-128%

Higher net margin than 2% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Source year 2024

Top Officer Pay

89th percentile

$716,168

Higher top officer pay than 89% of similar nonprofits.

Top officer pay equals 25.1% of source-year revenue.

501(c)3 • $25M-$50M nonprofits • Source year 2024

Asset Growth

3rd percentile

-32%

Faster asset growth than 3% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Annualized from 2023 to 2024

Revenue Growth

14th percentile

-15%

Faster revenue growth than 14% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets99th percentile

Assets

Down

$32,187,267

Down $15,260,751 (-32%) from 2023

Liabilities

Down

$53,130,215

Down $11,615,346 (-18%) from 2023

Net Assets

Down

-$20,942,948

Down $3,645,405 (-21%) from 2023

Operations
Liabilities / Revenue98th percentileNet Margin2nd percentile

Revenue

Down

$2,848,986

Down $501,657 (-15%) from 2023

Expenses

Up

$6,497,381

Up $1,863,480 (+40%) from 2023

Net Income

Down

-$3,648,395

Down $2,365,137 (-184%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth3rd percentile

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

$100M$50M$0-$50MAssets 2005: $283,366Liabilities 2005: $2,800Net Assets 2005: $280,5662005Assets 2010: $258,916Liabilities 2010: $2,850Net Assets 2010: $256,0662010Assets 2011: $279,037Liabilities 2011: $2,100Net Assets 2011: $276,9372011Assets 2012: $5,911,976Liabilities 2012: $6,131,013Net Assets 2012: -$219,0372012Assets 2013: $5,847,227Liabilities 2013: $6,231,826Net Assets 2013: -$384,5992013Assets 2014: $6,023,437Liabilities 2014: $6,463,832Net Assets 2014: -$440,3952014Assets 2015: $7,405,304Liabilities 2015: $6,539,028Net Assets 2015: $866,2762015Assets 2016: $12,492,857Liabilities 2016: $6,819,283Net Assets 2016: $5,673,5742016Assets 2017: $7,555,129Liabilities 2017: $6,827,797Net Assets 2017: $727,3322017Assets 2018: $12,200,946Liabilities 2018: $13,296,198Net Assets 2018: -$1,095,2522018Assets 2019: $9,704,987Liabilities 2019: $11,464,905Net Assets 2019: -$1,759,9182019Assets 2020: $7,732,736Liabilities 2020: $15,595,888Net Assets 2020: -$7,863,1522020Assets 2021: $18,470,214Liabilities 2021: $30,669,493Net Assets 2021: -$12,199,2792021Assets 2022: $18,929,055Liabilities 2022: $34,948,323Net Assets 2022: -$16,019,2682022Assets 2023: $47,448,018Liabilities 2023: $64,745,561Net Assets 2023: -$17,297,5432023Assets 2024: $32,187,267Liabilities 2024: $53,130,215Net Assets 2024: -$20,942,9482024

Highlighted filing

2024

Assets$32,187,267
Liabilities$53,130,215
Net Assets-$20,942,948
Open 2024 Filing

Operations Trend

Revenue Growth14th percentile

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

$10M$5.0M$0-$5.0M-$10MRevenue 2005: $5,672Expenses 2005: $2,043Net Income 2005: $3,6292005Revenue 2010: $22,061Expenses 2010: $3,618Net Income 2010: $18,4432010Expenses 2011: $3,4042011Revenue 2012: $5,658,457Expenses 2012: $5,505Net Income 2012: $5,652,9522012Revenue 2013: $24,081Expenses 2013: $189,645Net Income 2013: -$165,5642013Revenue 2014: $75,543Expenses 2014: $131,339Net Income 2014: -$55,7962014Revenue 2015: $1,314,966Expenses 2015: $8,295Net Income 2015: $1,306,6712015Revenue 2016: $4,814,599Expenses 2016: $8,525Net Income 2016: $4,806,0742016Revenue 2017: $80,742Expenses 2017: $5,026,984Net Income 2017: -$4,946,2422017Revenue 2018: $398,578Expenses 2018: $2,221,162Net Income 2018: -$1,822,5842018Revenue 2019: $217,818Expenses 2019: $882,484Net Income 2019: -$664,6662019Revenue 2020: $727,136Expenses 2020: $6,830,370Net Income 2020: -$6,103,2342020Revenue 2021: $1,012,621Expenses 2021: $5,348,748Net Income 2021: -$4,336,1272021Revenue 2022: $473,540Expenses 2022: $4,293,529Net Income 2022: -$3,819,9892022Revenue 2023: $3,350,643Expenses 2023: $4,633,901Net Income 2023: -$1,283,2582023Revenue 2024: $2,848,986Expenses 2024: $6,497,381Net Income 2024: -$3,648,3952024

Highlighted filing

2024

Revenue$2,848,986
Expenses$6,497,381
Net Income-$3,648,395
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$32,187,267
Liabilities
$53,130,215
Net assets
-$20,942,948
Revenue
$2,848,986
Expenses
$6,497,381
Net income
-$3,648,395
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$32.2$53.1$20.9$2.85$6.50$3.65
2023Detailed filing. Detailed filing data is available for this year.$47.4$64.7$17.3$3.35$4.63$1.28
2022Detailed filing. Detailed filing data is available for this year.$18.9$34.9$16.0$0.47$4.29$3.82
2021Detailed filing. Detailed filing data is available for this year.$18.5$30.7$12.2$1.01$5.35$4.34
2020Detailed filing. Detailed filing data is available for this year.$7.73$15.6$7.86$0.73$6.83$6.10
2019Detailed filing. Detailed filing data is available for this year.$9.70$11.5$1.76$0.22$0.88$0.66
2018Detailed filing. Detailed filing data is available for this year.$12.2$13.3$1.10$0.40$2.22$1.82
2017Detailed filing. Detailed filing data is available for this year.$7.56$6.83$0.73$0.08$5.03$4.95
2016Detailed filing. Detailed filing data is available for this year.$12.5$6.82$5.67$4.81$0.01$4.81
2015Detailed filing. Detailed filing data is available for this year.$7.41$6.54$0.87$1.31$0.01$1.31
2014Detailed filing. Detailed filing data is available for this year.$6.02$6.46$0.44$0.08$0.13$0.06
2013Detailed filing. Detailed filing data is available for this year.$5.85$6.23$0.38$0.02$0.19$0.17
2012Summary only. Only limited summary data is available for this year.$5.91$6.13$0.22$5.66$0.01$5.65
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.28$0.00$0.28$0.00
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$0.26$0.00$0.26$0.02$0.00$0.02
2005Summary only. Only limited summary data is available for this year.$0.28$0.00$0.28$0.01$0.00$0.00
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 12, 2025
Return Version
2024v5.2
Gross Receipts
$2,848,986
Mission and Program Overview

Mission

In conjunction with related organizations, mid-peninsula pickering inc's mission is to provide safe, affordable housing of high quality to those in need; to establish stability and opportunity in the lives of residents; and to foster diverse communities that allow people from all ethnic, social and economic backgrounds to live in dignity, harmony, and mutual respect.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$22,692,226$23,165,915▲ $473,689
Investments Program Related$2,242,310$2,567,464▲ $325,154
Cash and Non-Interest-Bearing Accounts$3,213,743$2,530,758▼ $682,985
Accounts Receivable$1,257,757$1,414,213▲ $156,456
Prepaid Expenses and Deferred Charges$1,000,000$766,500▼ $233,500
Other Notes and Loans Receivable, Net$555,800$555,800→ $0
Total Assets$47,448,018$32,187,267▼ $15,260,751
Other Assets Total$16,486,182$1,186,617▼ $15,299,565
Liabilities
Mortgage Notes Payable Secured by Investment Property$41,927,693$27,709,651▼ $14,218,042
Other Liabilities$22,711,092$25,352,552▲ $2,641,460
Accounts Payable and Accrued Expenses$102,005$66,817▼ $35,188
Deferred Revenue$4,771$1,195▼ $3,576
Total Liabilities$64,745,561$53,130,215▼ $11,615,346
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-17,297,543$-20,942,948▼ $3,645,405
Total Net Assets Fund Balance$-17,297,543$-20,942,948▼ $3,645,405
Total Liabilities and Net Assets / Fund Balance$47,448,018$32,187,267▼ $15,260,751

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$16,735,047$717,693$17,452,740
Land$6,400,000-$6,400,000
Leasehold Improvements$18,833$1,466$20,299
Equipment$12,035$3,223$15,258
Investment Program Related Org$6,010--
Compensation and Service Providers
Top Officer Pay89th percentile

Board Members and Trustees

NameTitle
Eric HarrisonChairperson
Matthew O FranklinCEO/president/asst. Secret
Jessica Garcia-kohlVice Chairperson
Chan U LeeDirector
Elisa De Laet JagersonDirector
Fay Sien GoonDirector
Jennifer HicksDirector
Jonathan FearnDirector
Melanie MockDirector
Renee McdonnellDirector
Stephanie SonnenshineDirector
Terry FreemanDirector
Yusef FreemanDirector
Abigail Goldware PotluriAssistant Secretary
Joanna L CarmanAssistant Secretary
Kasey ArcheyAssistant Secretary
Michael J VerguraCFO / Assistant Secretary
Ann Goggins GregoryCOO / Assistant Secretary
Janine LindCOO / Assistant Secretary
Jennifer MartinezSecretary
Enrique TorresTreasurer
Lance SmithVP/corporate Counsel & Broker/ Asst.
Revenue and Support

Revenue Composition

Contributions and Grants
$351,830
Program Service Revenue
$2,314,700
Investment Income
$182,456
Other Revenue
$0
Change in Net Assets
$-3,648,395
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$5,260,694
Grants and Similar Amounts Paid$1,075,000
Salaries, Compensation, and Employee Benefits$161,687
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Payments to Affiliates$1,393,290--$1,393,290
Grants to Domestic Orgs$1,075,000--$1,075,000
Depreciation Depletion$443,138--$443,138
Other Salaries and Wages$123,191--$123,191
Other Expenses$91,755--$91,755
All Other Expenses$88,182--$88,182
Insurance$69,559--$69,559
Fees for Services Management-$53,760-$53,760
Other Employee Benefits$28,298--$28,298
Fees for Services Accounting-$27,080-$27,080
Office Expenses$14,910--$14,910
Fees for Services Legal$11,133--$11,133
Payroll Taxes$10,198--$10,198
Advertising$3,009--$3,009
Travel$725--$725
Total Functional Expenses$6,416,541$80,840$0$6,497,381
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Midpen Housing CorporationFoster City, CA501(c)(3)Grant to Support Affordable Housing Activities$1,075,000
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
Inv in Pship (mp Mission Associates) - Deficit Balance$8,155,893
Inv in Pship (new Century Village Lp) - Deficit Balance$5,250,310
Inv in Pship (mp Vineyard Crossings Lp) - Deficit Balance$4,415,547
Inv in Pship (sunset Creek Partners) - Deficit Balance$3,756,059
Inv in Pship (pickering Associates) - Deficit Balance$1,984,166
Inv in Pship (mp Tice Oaks Associates) - Deficit$1,238,371
Inv in Pship (mp One Calistoga Associates Lp) - Deficit$207,751
L/t Advances Payable - I/e$153,446
Tenant Security Deposits Payable$131,401
Inv in Pship (brooklyn Basin Associates Iv, Lp) - Deficit$44,469
Inv in Pship (brooklyn Basin Associates I, Lp) - Deficit$13,471
Inv in Pship (stevenson Place Associates, Lp) - Deficit Balance$880
Inv in Pship (chestnut Square Family Associates Lp) - Deficit$552
Inv in Pship (mp Avance Associates Lp) - Deficit$236
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
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
Yes
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 B, Line 11B

“The tax accounting manager completes the 990 questionnaire and accumulates all supporting documentation. The questionnaire is sent to the tax professionals for their preparation of the tax returns. The draft 990 tax return goes through the review of the tax accounting manager. Upon the chief financial officer's approval, the tax return is filed with the internal revenue service.”

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

“A conflict of interest disclosure questionnaire is submitted annually to the board of directors and key employees, who complete and return the forms disclosing any conditions of potential or actual conflict of interest. The disclosures are reviewed by the corporate counsel and the cfo. A summary of the disclosures is presented to the governance committee, which assesses if any conflict of interest actually exists. Any conditions which warrant elevation to the board of directors is on a case-by-case basis. As of the reporting date, there has been no reportable condition of conflict of interest.”

Form 990, Part VI, Section B, Line 15

“Data from an external compensation survey is reviewed and discussed with the bod.”

Form 990, Part VI, Section C, Line 19

“Documents are available upon request.”

Filing and Contact Details

Filer

Filer Name
Mid-peninsula Pickering Inc
EIN
94-3197474
Phone
6503562900
Address
303 VINTAGE PARK DRIVE 250, FOSTER CITY, CA 94404

Signing Officer

Name
Michael J Vergura
Title
CFO/assistant Secretary
Phone
6503562900
Signed
2025-11-12
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Matthew O Franklin
Formed
1994
Legal Domicile
CA
Voting Board Members
14
Independent Board Members
14
Employees
0
Volunteers
0

Preparer

Firm
Novogradac & Company Llp
Address
1435 N MCDOWELL BLVD SUITE 350, PETALUMA, CA 94954
Preparer
Lance Smith
Phone
4152236130
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“De-consolidation of mp irvington llc 2,990.”

Form 990, Part XII, Line 2

“There is no change in the process from prior year.”

Financial Statement Notes

PART X, LINE 2:

“The corporation believes that it has appropriate support for any tax positions taken, and as such, does not have any uncertain tax positions that are material to the financial statements of midpen housing corporation and affiliates. The federal and state income tax returns for the years 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 3,407 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/ActivityOrMissionDesc0IN CONJUNCTION WITH RELATED ORGANIZATIONS, MID-PENINSULA PICKERING INC'S MISSION IS TO PROVIDE SAFE, AFFORDABLE HOUSING OF HIGH QUALITY TO THOSE IN NEED; TO ESTABLISH STABILITY AND OPPORTUNITY IN THE LIVES OF RESIDENTS; AND TO FOSTER DIVERSE COMMUNITIES THAT ALLOW PEOPLE FROM ALL ETHNIC, SOCIAL AND ECONOMIC BACKGROUNDS TO LIVE IN DIGNITY, HARMONY, AND MUTUAL RESPECT.
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IRS990/Form990PartVIISectionAGrp/PersonNm6MELANIE MOCK
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt90
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IRS990/Form990PartVIISectionAGrp/TitleTxt5DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
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IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR
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IRS990/Form990PartVIISectionAGrp/TitleTxt20ASSISTANT SECRETARY
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IRS990/MissionDesc0IN CONJUNCTION WITH RELATED ORGANIZATIONS, MID-PENINSULA PICKERING INC'S MISSION IS TO PROVIDE SAFE, AFFORDABLE HOUSING OF HIGH QUALITY TO THOSE IN NEED; TO ESTABLISH STABILITY AND OPPORTUNITY IN THE LIVES OF RESIDENTS; AND TO FOSTER DIVERSE COMMUNITIES THAT ALLOW PEOPLE FROM ALL ETHNIC, SOCIAL AND ECONOMIC BACKGROUNDS TO LIVE IN DIGNITY, HARMONY, AND MUTUAL RESPECT.
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