Civic Intelligence

Gardena South Park Senior Project Inc

EIN 95-3749296 • 501(c)3 • Warren, MI

Profile

To provide housing facilities for low income senior citizens.

8425 E Twelve Mile RoadWarren, MI 48093

www.csi.coop

Siviq Scores

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

Liabilities / Assets

88th percentile

0.76x

Higher debt load relative to assets than 88% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2025

Liabilities / Revenue

92nd percentile

2.47x

Higher debt load relative to revenue than 92% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2025

Net Margin

73rd percentile

19%

Higher net margin than 73% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Source year 2025

Top Officer Pay

91st percentile

$368,043

Higher top officer pay than 91% of similar nonprofits.

Top officer pay equals 18.6% of source-year revenue.

501(c)3 • $5M-$10M nonprofits • Source year 2025

Asset Growth

53rd percentile

5.1%

Faster asset growth than 53% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Annualized from 2024 to 2025

Revenue Growth

46th percentile

5.0%

Faster revenue growth than 46% of similar nonprofits.

501(c)3 • $5M-$10M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets88th percentile

Assets

Up

$6,430,552

Up $314,797 (+5.1%) from 2024

Liabilities

Down

$4,870,727

Down $67,166 (-1.4%) from 2024

Net Assets

Up

$1,559,825

Up $381,963 (+32%) from 2024

Operations
Liabilities / Revenue92nd percentileNet Margin73rd percentile

Revenue

Up

$1,974,933

Up $93,930 (+5.0%) from 2024

Expenses

Up

$1,592,970

Up $32,645 (+2.1%) from 2024

Net Income

Up

$381,963

Up $61,285 (+19%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth53rd percentile

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

$8.0M$6.0M$4.0M$2.0M$0-$2.0MAssets 2011: $5,745,667Liabilities 2011: $6,812,299Net Assets 2011: -$1,066,6322011Assets 2012: $5,685,498Liabilities 2012: $6,745,920Net Assets 2012: -$1,060,4222012Assets 2013: $5,667,095Liabilities 2013: $6,646,850Net Assets 2013: -$979,7552013Assets 2014: $5,608,647Liabilities 2014: $6,537,349Net Assets 2014: -$928,7022014Assets 2015: $5,693,955Liabilities 2015: $6,433,513Net Assets 2015: -$739,5582015Assets 2016: $5,803,981Liabilities 2016: $6,303,651Net Assets 2016: -$499,6702016Assets 2017: $5,808,098Liabilities 2017: $6,172,630Net Assets 2017: -$364,5322017Assets 2018: $5,871,845Liabilities 2018: $6,001,788Net Assets 2018: -$129,9432018Assets 2019: $5,964,392Liabilities 2019: $5,817,174Net Assets 2019: $147,2182019Assets 2020: $6,047,162Liabilities 2020: $5,727,130Net Assets 2020: $320,0322020Assets 2021: $6,121,062Liabilities 2021: $5,727,123Net Assets 2021: $393,9392021Assets 2022: $5,964,531Liabilities 2022: $5,322,130Net Assets 2022: $642,4012022Assets 2023: $6,067,265Liabilities 2023: $5,210,081Net Assets 2023: $857,1842023Assets 2024: $6,115,755Liabilities 2024: $4,937,893Net Assets 2024: $1,177,8622024Assets 2025: $6,430,552Liabilities 2025: $4,870,727Net Assets 2025: $1,559,8252025

Highlighted filing

2025

Assets$6,430,552
Liabilities$4,870,727
Net Assets$1,559,825
Open 2025 Filing

Operations Trend

Revenue Growth46th percentile

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

$2.0M$1.5M$1.0M$500K$0Expenses 2011: $1,257,1102011Expenses 2012: $1,420,7792012Expenses 2013: $1,369,1102013Revenue 2014: $1,511,533Expenses 2014: $1,460,480Net Income 2014: $51,0532014Revenue 2015: $1,530,753Expenses 2015: $1,341,609Net Income 2015: $189,1442015Revenue 2016: $1,554,565Expenses 2016: $1,314,677Net Income 2016: $239,8882016Revenue 2017: $1,612,511Expenses 2017: $1,477,373Net Income 2017: $135,1382017Revenue 2018: $1,619,528Expenses 2018: $1,384,939Net Income 2018: $234,5892018Revenue 2019: $1,625,715Expenses 2019: $1,348,554Net Income 2019: $277,1612019Revenue 2020: $1,682,412Expenses 2020: $1,509,598Net Income 2020: $172,8142020Revenue 2021: $1,702,118Expenses 2021: $1,628,211Net Income 2021: $73,9072021Revenue 2022: $1,746,351Expenses 2022: $1,497,889Net Income 2022: $248,4622022Revenue 2023: $1,798,701Expenses 2023: $1,583,918Net Income 2023: $214,7832023Revenue 2024: $1,881,003Expenses 2024: $1,560,325Net Income 2024: $320,6782024Revenue 2025: $1,974,933Expenses 2025: $1,592,970Net Income 2025: $381,9632025

Highlighted filing

2025

Revenue$1,974,933
Expenses$1,592,970
Net Income$381,963
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$6,430,552
Liabilities
$4,870,727
Net assets
$1,559,825
Revenue
$1,974,933
Expenses
$1,592,970
Net income
$381,963
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$6.43$4.87$1.56$1.97$1.59$0.38
2024Detailed filing. Detailed filing data is available for this year.$6.12$4.94$1.18$1.88$1.56$0.32
2023Detailed filing. Detailed filing data is available for this year.$6.07$5.21$0.86$1.80$1.58$0.21
2022Detailed filing. Detailed filing data is available for this year.$5.96$5.32$0.64$1.75$1.50$0.25
2021Detailed filing. Detailed filing data is available for this year.$6.12$5.73$0.39$1.70$1.63$0.07
2020Detailed filing. Detailed filing data is available for this year.$6.05$5.73$0.32$1.68$1.51$0.17
2019Detailed filing. Detailed filing data is available for this year.$5.96$5.82$0.15$1.63$1.35$0.28
2018Detailed filing. Detailed filing data is available for this year.$5.87$6.00$0.13$1.62$1.38$0.23
2017Detailed filing. Detailed filing data is available for this year.$5.81$6.17$0.36$1.61$1.48$0.14
2016Detailed filing. Detailed filing data is available for this year.$5.80$6.30$0.50$1.55$1.31$0.24
2015Detailed filing. Detailed filing data is available for this year.$5.69$6.43$0.74$1.53$1.34$0.19
2014Detailed filing. Detailed filing data is available for this year.$5.61$6.54$0.93$1.51$1.46$0.05
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$5.67$6.65$0.98$1.37
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$5.69$6.75$1.06$1.42
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$5.75$6.81$1.07$1.26
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Oct 16, 2025
Return Version
2024v5.2
Gross Receipts
$1,974,933
Mission and Program Overview

Mission

To provide housing facilities for low income senior citizens.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$3,551,489$3,499,899▼ $51,590
Investments Program Related$2,258,530$2,553,040▲ $294,510
Cash and Non-Interest-Bearing Accounts$117,236$151,791▲ $34,555
Intangible Assets$122,031$114,888▼ $7,143
Accounts Receivable$8,279$52,900▲ $44,621
Prepaid Expenses and Deferred Charges$40,100$36,942▼ $3,158
Savings and Temporary Cash Investments-$0-
Total Assets$6,115,755$6,430,552▲ $314,797
Other Assets Total$18,090$21,092▲ $3,002
Liabilities
Mortgage Notes Payable Secured by Investment Property$4,871,059$4,672,861▼ $198,198
Accounts Payable and Accrued Expenses$39,231$166,886▲ $127,655
Other Liabilities$25,930$28,601▲ $2,671
Deferred Revenue$1,673$2,379▲ $706
Total Liabilities$4,937,893$4,870,727▼ $67,166
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$1,177,862$1,559,825▲ $381,963
Total Net Assets Fund Balance$1,177,862$1,559,825▲ $381,963
Total Liabilities and Net Assets / Fund Balance$6,115,755$6,430,552▲ $314,797

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$2,250,266$5,535,551$7,785,817
Land$1,008,000-$1,008,000
Leasehold Improvements$188,381$98,351$286,732
Equipment$53,252$82,002$135,254
Investment Program Related Org$979,514--
Compensation and Service Providers
Top Officer Pay91st percentile

Board Members and Trustees

NameTitle
Annie MitchellFormer President
Sheryle MoreyPresident
Gloria ParrisFormer Vice President
Mary DalessandroVice President
Catherine PowellDirector
Deanie RobinsonDirector
Ethel YoungDirector
Gerald Mahom JrDirector
Gina CarterDirector
Gloria HarrisDirector
Judy RobertsFormer Director
Marietta MartinFormer Director
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

Highest Paid Contractors

ContractorServicesLocationCompensation
Csi Support & DevelopmentManagement8425 E TWELVE MILE ROAD, Warren, MI 48093$118,344
Revenue and Support

Revenue Composition

Contributions and Grants
$1,339,472
Program Service Revenue
$600,052
Investment Income
$34,082
Other Revenue
$1,327
Change in Net Assets
$381,963

Audited Revenue Reconciliation

Revenue per Audited Statements
$1,974,933
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$1,974,933
Total Revenue per Form 990
$1,974,933
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$1,592,970
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$503,564--$503,564
Depreciation Depletion$219,690--$219,690
Interest$181,420--$181,420
Fees for Services Management-$118,344-$118,344
Insurance$116,815--$116,815
Other Expenses$100,875$156,915-$100,875
Office Expenses-$43,161-$43,161
Fees for Services Accounting-$9,035-$9,035
Conferences and Meetings-$1,629-$1,629
Advertising-$16-$16
Total Functional Expenses$1,263,870$329,100$0$1,592,970

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$1,592,970
Total Expenses per Audited Statements$1,592,970
Total Expenses per Form 990$1,592,970
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
Tenant Security Deposits$18,648
Accrued Mgmt Fee Payable$9,953
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 managements 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 form 990 and all related financial and policy information are made available to the public upon written 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
Gardena South Park Senior Project Inc
EIN
95-3749296
Phone
5867539002
Address
8425 E TWELVE MILE ROAD, WARREN, MI 48093

Signing Officer

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

Organization Details

Principal Officer
Cindy Lamb
Formed
1982
Legal Domicile
CA
Voting Board Members
10
Independent Board Members
10
Employees
0
Volunteers
33

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, Page 12, 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.”

Raw XML AppendixShowing 400 of 1,811 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/PersonNm10ETHEL YOUNG
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IRS990/Form990PartVIISectionAGrp/PersonNm12DARLA HUTTINGER
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IRS990/Form990PartVIISectionAGrp/PersonNm14DIANE SMITH
IRS990/Form990PartVIISectionAGrp/PersonNm15MEL HUDSON
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IRS990/Form990PartVIISectionAGrp/PersonNm17ANNIE MITCHELL
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IRS990/Form990PartVIISectionAGrp/PersonNm20MARIETTA MARTIN
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IRS990/Form990PartVIISectionAGrp/TitleTxt0PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt1VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt2SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt3TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt4ASSISTANT TREASURER
IRS990/Form990PartVIISectionAGrp/TitleTxt5ASSISTANT SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt10DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt12REGIONAL MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt13REGIONAL MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt14NATIONAL DEVELOPMENT MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt15NATIONAL CONSTRUCTION MANAGER
IRS990/Form990PartVIISectionAGrp/TitleTxt16CHIEF OPERATIONS OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt17FORMER PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt18FORMER VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt19FORMER DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt20FORMER DIRECTOR
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IRS990/MoreThan5000KToOrgInd00
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IRS990ScheduleA/Form990ScheduleAPartVIGrp/FormAndLineReferenceDesc0SCHEDULE A, PART III, LINE 12:
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IRS990ScheduleA/GrossInvestmentIncome509Grp/TotalAmt077147
IRS990ScheduleA/GrossReceiptsAdmissionsGrp/CurrentTaxYearAmt0600052

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