Harborlight Community Partners: FY2022 Nonprofit Profile & Form 990 (EIN 04-2313571)

Andrew Defranza’s $443K as Executive Director is at the 92nd percentile of top reported officer pay among 676 $10–100M housing nonprofits. Peer set: organizations in the same NTEE major field of work and revenue-size band, compared on each org’s own highest-paid officer/key-employee, from Form 990 Part VII / 990-PF Part VIII. Descriptive placement, not a verdict on whether the pay is appropriate.

Compensation history total reportable pay by year · 8 named individuals · Part VII

Name	FY2024	FY2023	FY2022	FY2021	FY2020
Andrew Defranza	$442,877	$429,529	$309,036	$239,610	$175,860
Timothy Donovan	$221,257	$293,549	$233,618	$198,780	$162,267
Kristen Carlson	$264,489	$253,395	$164,083	—	—
Christine Vincenti	$230,800	—	—	—	—
Jonathan Day	$161,852	$154,075	$124,799	—	—
Andrew Leonard	$143,151	$132,186	$106,756	—	—
Michelle Varga	$132,544	$113,624	—	—	—
Kristin Carlson	—	—	—	$130,774	$102,571

Total reportable compensation (Form 990 Part VII column D / Schedule J column E) by filing year, matched by name within this organization. The Schedule J base / bonus / deferred breakdown is not parsed into this dataset.

See Harborlight Community Partners executive salaries →

On this list? Claim this org

Something off? Claim to add context

Questions the 990 asks

The form asks each of these directly. These are the filed answers.

Family or business ties among officersPt VI · Ln 2No
Top official's pay set by an independent reviewPt VI · Ln 15aYes

Programs and updates

Offers affordable housing and property management services to low-income individuals and other nonprofits.

Questions for Harborlight Community Partners

Tap to ask. Harborlight Community Partners sees how many people are interested.

Your first name shows with your question. Harborlight Community Partners answers here, for everyone.

Provided by the organization

Know this org? Add your story

1 program · $3.3M · in their own filed words · FY2022

01

Managed AND/OR developed affordable housing for over 500 low and moderate income people in essex county. This includes turtle creek, turtle woods, harborlight house, heart homes, we care about homes, whipple riverview place,cotton mill coop, rockport high school, pigeon cove ledges, and firehouse place.

$3.3Mprogram expense

Funders

Who pays for it.

From grant filings on record. Receipts are incomplete: individual donors are never listed.

Grants

Schedule I · funders on record

Grants received · FY2025

Institution for Savings in Newbrypt & Its Vcnty Chrtble Foundation INCFY2025$44K

Salem Five Charitable Foundation INCFY2025$4K

Total grants receivedfrom 2 funders$49K

By the numbers

The FY2022 990, line by line.

Download 990

from philanthropy.org

1The main four

Money inPt VIII

$8.9M

Ln 12

Gifts and grantsLn 1h$4.3M

Fees for servicesLn 2g$4.1M

Other incomeLn 4–11$300K

Money outPt IX

$3.9M

Ln 25

Programscol B$3.3M

Managementcol C$101K

Fundraisingcol D$478K

Owns and owesPt X

$14.9M

net assets · Ln 32

Cash and savingsLn 1–2$4.3M

Total assetsLn 16$40.1M

LiabilitiesLn 26$25.3M

PeoplePt VI, VII

22

listed · VII A

PaidVII A5

Voting boardVI 1a15

IndependentVI 1b15

2In more detail

Revenue in detailPt VIII

Gifts and grantsLn 1h$4.3M

Government grantsLn 1e$753K

Noncash giftsLn 1g$1.6M

Fundraising eventsLn 1c$130K

Fees for servicesLn 2g$4.1M

Investment incomeLn 3$224K

Other incomeLn 4–11$300K

Gains on assetsLn 7$111K

Total revenueLn 12$8.9M

Assets in detailPt X, end of year

CashLn 1$4.2M

SavingsLn 2$152K

Cash and savings togetherLn 1–2$4.3M

InvestmentsLn 11–13$3.4M

Land, buildings, equipmentLn 10c$19.3M

Other assetsLn 15$5.6M

Total assetsLn 16$40.1M

LiabilitiesLn 26$25.3M

Net assetsLn 32$14.9M

OperationsPt I, VI

EmployeesI 537

VolunteersI 60

Fiscal year endsHeaderDecember

Conflict-of-interest policyVI 12aYes

Whistleblower policyVI 13Yes

Records policyVI 14Yes

3Year over year

Balance sheet, start vs end of yearPt X · col A, B

Line	Start FY22	End FY22
Cash and savingsLn 1–2	$2.5M	$4.3M
InvestmentsLn 11–13	$3.1M	$3.4M
Land, buildings, equipmentLn 10c	$12.4M	$19.3M
Total assetsLn 16	$27.7M	$40.1M
LiabilitiesLn 26	$17.7M	$25.3M
Net assetsLn 32	$10.0M	$14.9M

4Every line

Statement of functional expensesPt IX · every line

Line	Total	Programs	Management	Fundraising
Pay of current officers, directors and key staffLn 5	$617K	$527K	$7K	$83K
Other salaries and wagesLn 7	$1.3M	$1.1M	$16K	$183K
Pension plan contributionsLn 8	$15K	$12K	$187	$2K
Other employee benefitsLn 9	$77K	$69K	$930	$8K
Payroll taxesLn 10	$170K	$142K	$2K	$26K
Management feesLn 11a	$30K	$18K	$2K	$10K
Legal feesLn 11b	$4K	$2K	$528	$784
Accounting feesLn 11c	$56K	$37K	$8K	$12K
Professional fundraising feesLn 11e	$68K			$68K
Investment management feesLn 11f	$26K		$26K
Other fees for servicesLn 11g	$105K	$75K	$6K	$24K
Advertising and promotionLn 12	$51K	$51K
Office expensesLn 13	$117K	$115K	$370	$2K
Information technologyLn 14	$635	$507	$19	$109
OccupancyLn 16	$187K	$177K	$1K	$8K
Conferences, conventions and meetingsLn 19	$2K		$620	$1K
InterestLn 20	$145K	$142K	$2K	$1K
Depreciation, depletion and amortizationLn 22	$356K	$345K	$11K
InsuranceLn 23	$87K	$66K	$12K	$8K
Other expenses (24a–d)Ln 24	$244K	$200K	$4K	$39K
All other expensesLn 24e	$183K	$180K	$402	$2K
Total functional expensesLn 25	$3.9M	$3.3M	$101K	$478K

Filing history

Year	Money in	Money out	In minus out	Net assets	Download
FY2024 Latest	$12.0M	$5.5M	$6.5M	$30.3M	990 PDF
FY2023	$12.1M	$4.6M	$7.5M	$22.9M	990 PDF
FY2022 Viewing	$8.9M	$3.9M	$5.1M	$14.9M	990 PDF
FY2021	$4.8M	$3.1M	$1.8M	$10.0M	990 PDF
FY2020	$3.7M	$2.4M	$1.3M	$8.3M	990 PDF

More to add? Claim this org

Schedules filed Part IV

III · Programs R · Related orgs G · Fundraising L · Interested persons I · Grants A · Public support M · Noncash J · Pay O · Explanations

See the full FY2022 990 (6 parts)

Part I · Summary $8,936,259 revenue, 12 lines filed

I-8 Contributions and grantsPrior year $1,481,502$4,269,191

I-9 Program service revenuePrior year $3,145,621$4,142,376

I-10 Investment incomePrior year $126,986$224,362

I-11 Other revenuePrior year $62,598$300,330

I-12 Total revenuePrior year $4,816,707$8,936,259

I-13 Grants and similar amounts paidPrior year $0$0

I-14 Benefits paid to membersPrior year $0$0

I-15 Salaries and benefitsPrior year $1,720,975$2,218,488

I-16a Professional fundraising feesPrior year $0$68,000

I-17 Other expensesPrior year $1,332,547$1,593,198

I-18 Total expensesPrior year $3,053,522$3,879,686

I-19 Revenue less expensesPrior year $1,763,185$5,056,573

Part VI · Governance 15 of 15 board members independent, no flags

VI-1a Voting members of the governing body15

VI-1b Independent voting members15

VI-2 Family or business relationship among officers or directorsNo

VI-12a Written conflict of interest policyYes

VI-13 Written whistleblower policyYes

VI-14 Document retention and destruction policyYes

VI-15a Process for setting top official's payYes

Part VIII · Statement of revenue $8,936,259 across 11 lines filed

Lines not itemized here account for $323,027 of total revenue; see the IRS return.

VIII-1c Fundraising events$130,377

VIII-1e Government grants$753,053

VIII-1f All other contributions, gifts and grants$3,385,761

VIII-1g Noncash contributions (included above)$1,609,134

VIII-1h Total contributions, gifts and grants$4,269,191

VIII-2a-f Program service revenue, itemized rows (sum of 2a–2f as filed)Related to mission $4,142,376$4,142,376

VIII-3 Investment incomeExcluded from tax $113,113$113,113

VIII-6 Net rental income or lossExcluded from tax $6,197$6,197

VIII-7 Net gain or loss on sales of assetsExcluded from tax $111,249$111,249

VIII-8 Net income from fundraising eventsExcluded from tax −$28,894−$28,894

VIII-12 Total revenueRelated to mission $4,465,403 · Unrelated business $0 · Excluded from tax $201,665$8,936,259

Part IX · Statement of functional expenses $3,879,686 across 21 lines filed

IX-5 Pay of current officers, directors and key staffPrograms $527,414 · Management $7,452 · Fundraising $82,624$617,490

IX-7 Other salaries and wagesPrograms $1,140,661 · Management $16,145 · Fundraising $182,712$1,339,518

IX-8 Pension plan contributionsPrograms $12,258 · Management $187 · Fundraising $2,263$14,708

IX-9 Other employee benefitsPrograms $68,570 · Management $930 · Fundraising $7,541$77,041

IX-10 Payroll taxesPrograms $142,364 · Management $1,790 · Fundraising $25,577$169,731

IX-11a Management feesPrograms $18,350 · Management $1,716 · Fundraising $9,817$29,883

IX-11b Legal feesPrograms $2,437 · Management $528 · Fundraising $784$3,749

IX-11c Accounting feesPrograms $36,876 · Management $7,767 · Fundraising $11,537$56,180

IX-11e Professional fundraising feesFundraising $68,000$68,000

IX-11f Investment management feesManagement $25,578$25,578

IX-11g Other fees for servicesPrograms $75,448 · Management $5,927 · Fundraising $23,779$105,154

IX-12 Advertising and promotionPrograms $51,245$51,245

IX-13 Office expensesPrograms $114,614 · Management $370 · Fundraising $2,119$117,103

IX-14 Information technologyPrograms $507 · Management $19 · Fundraising $109$635

IX-16 OccupancyPrograms $177,130 · Management $1,419 · Fundraising $8,384$186,933

IX-19 Conferences, conventions and meetingsManagement $620 · Fundraising $1,405$2,025

IX-20 InterestPrograms $141,572 · Management $2,243 · Fundraising $1,495$145,310

IX-22 Depreciation, depletion and amortizationPrograms $345,207 · Management $11,157$356,364

IX-23 InsurancePrograms $66,041 · Management $12,496 · Fundraising $8,116$86,653

IX-24 Other expenses (24a–d)Programs $199,808 · Management $4,489 · Fundraising $39,375$243,672

IX-24e All other expensesPrograms $180,013 · Management $402 · Fundraising $2,299$182,714

IX-25 Total functional expensesPrograms $3,300,515 · Management $101,235 · Fundraising $477,936$3,879,686

Part X · Balance sheet $40,145,784 assets, 18 lines filed

Asset lines not itemized here account for $6,498,244; see the IRS return.

X-1 Cash, non-interest-bearingStart of year $2,196,956$4,163,687

X-2 Savings and temporary cash investmentsStart of year $342,866$152,370

X-3 Pledges and grants receivableStart of year $25,477$580,858

X-4 Accounts receivableStart of year $59,689$253,660

X-9 Prepaid expenses and deferred chargesStart of year $70,336$135,843

X-10c Land, buildings and equipment, netStart of year $12,431,670$19,260,527

X-11 Publicly traded securitiesStart of year $3,133,631$3,377,574

X-14 Intangible assetsStart of year $113,243$107,012

X-15 Other assetsStart of year $4,064,250$5,616,009

X-16 Total assetsStart of year $27,724,505$40,145,784

X-17 Accounts payable and accrued expensesStart of year $745,187$1,927,155

X-19 Deferred revenueStart of year $4,657$2,095

X-25 Other liabilitiesStart of year $2,648,300$2,735,716

X-26 Total liabilitiesStart of year $17,725,120$25,285,580

X-27 Net assets without donor restrictionsStart of year $9,166,542$11,449,784

X-28 Net assets with donor restrictionsStart of year $832,843$3,410,420

X-32 Total net assets or fund balancesStart of year $9,999,385$14,860,204

X-33 Total liabilities and net assetsStart of year $27,724,505$40,145,784

Part XI · Reconciliation of net assets $14,860,204 net assets at year end

XI-1 Total revenue$8,936,259

XI-2 Total expenses$3,879,686

XI-3 Revenue less expenses$5,056,573

XI-4 Net assets at start of year$9,999,385

XI-5 Net unrealized gains (losses) on investments−$572,960

XI-9 Other changes in net assets$377,206

XI-10 Net assets at end of year$14,860,204

Form 990 e-file (XML) FY2022 from the IRS · Classification, formation year and address from the IRS Business Master File

Names, privacy, and removal requests More

The names, titles, and compensation shown on this page are reproduced from IRS Form 990 filings, which are public records.

Philanthropy.org does not alter the content of those filings. All information appears exactly as reported by the filing organization for the tax year shown.

We publish only information contained in the public IRS filing — and less than the filing contains. Our profile pages do not display street addresses, telephone numbers, personal email addresses, or other personal contact information, even where the filing includes them.

Many people share the same name. A name shown on this page reflects only what one organization reported in one IRS filing for one tax year. It should not be interpreted as identifying any other individual with the same or a similar name.

If you are no longer affiliated with the organization, your name will generally stop appearing in future IRS filings once the organization no longer reports you. Pages for tax years in which you were reported remain published because those filings remain part of the public record.

Philanthropy.org does not alter or remove IRS filing records. Removing a page from this website would not remove the underlying IRS filing, which remains publicly available from the IRS and other publishers of the same information.

If you believe the IRS filing itself is inaccurate, corrections must be made by the filing organization or the IRS directly.

Your org? Add context

Made it to the end? Claim this org

Harborlight Community Partners FY2022 filing

Before you give

Is it real?

Where the money goes

Who runs it and what they're paid