Downstreet Housing & Community Development INC: Nonprofit Profile, Financials & Form 990 (EIN 22-2843473)

Angie Harbin’s $134K as Executive Di is at the 14th 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 · 6 named individuals · Part VII

Name	FY2024	FY2023	FY2022	FY2021	FY2020
Angie Harbin	$134,026	$132,727	—	—	—
Eileen Peltier Left in 2021	—	—	—	$69,768	$129,029
Schuyler Anderson	$116,922	$118,950	—	—	—
Karen Hatcher Left in 2021	—	—	—	$80,442	—
Angie Harbin Started in 2022	—	—	$75,487	—	—
Connie Snow Left in 2022	—	—	$46,073	—	—

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.

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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

Strengthens communities by providing affordable homes and connecting people to vital resources.

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3 programs · $6.0M · in their own filed words · FY2024

01

Homeownership

Accounts for the activities of downstreet's homeownership center.

$2.4Mprogram expense

02

Property Management

Accounts for the services provided to other properties in which downstreet is an investor.

$2.1Mprogram expense

03

Property Operations

Accounts for the rental activity and operations of the following projects: bromur(sold in 2023), brook street, good neighbors, green mountain seminary, evergreen place, foundation house, hillside, hubbard street, laurel street, limehurst mobile home park, mad river meadows, phoenix house, verdmont mobile home park, whistlestop mobile…

$1.4Mprogram expense

Funders

Who pays for it.

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

Grants

Schedule I · received and paid

Grants received · FY2024

Fidelity Investments Charitable Gift FundFY2024$374K

Neighborhood Reinvestment CorporationFY2024$277K

Donor Advised Charitable Giving INCFY2024$257K

Central Vermont Refugee Action Network INCFY2024$227K

Vermont Community FoundationFY2024$44K

Credit Builders Alliance INCFY2024$10K

Total grants receivedfrom 6 funders$1.2M

See all 6 funders →

Grants paid · 20 grants · $6.1M · 2020–2024

Unitemized GrantFY2024$1,854,295

Fox RunFY2024$1,440,888

Marsh HouseFY2024$90,000

Unitemized GrantFY2024$42,914

Unitemized GrantFY2024$12,920

Unitemized GrantFY2023$728,867

Unitemized GrantFY2023$206,625

Unitemized GrantFY2023$10,529

Unitemized GrantFY2022$311,590

Twin Pines Housing TrustVT · FY2022$95,749

Unitemized GrantFY2022$3,669

Unitemized GrantFY2022$800

Unitemized GrantFY2021$345,168

Chase BlockFY2021$125,000

Colonial VillageFY2021$113,500

Unitemized GrantFY2021$69,400

Unitemized GrantFY2021$20,000

Unitemized GrantFY2021$16,511

See all 20 grants →

By the numbers

The FY2024 990, line by line.

Download 990

from philanthropy.org

1The main four

Money inPt VIII

$10.4M

Ln 12

Gifts and grantsLn 1h$7.3M

Fees for servicesLn 2g$3.0M

Other incomeLn 4–11$105K

Money outPt IX

$8.5M

Ln 25

Programscol B$7.9M

Managementcol C$549K

Fundraisingcol D$71K

Owns and owesPt X

$17.1M

net assets · Ln 32

Cash and savingsLn 1–2$5.3M

Total assetsLn 16$22.8M

LiabilitiesLn 26$5.6M

PeoplePt VI, VII

18

listed · VII A

PaidVII A2

Voting boardVI 1a15

IndependentVI 1b15

2In more detail

Revenue in detailPt VIII

Gifts and grantsLn 1h$7.3M

Government grantsLn 1e$6.0M

Noncash giftsLn 1g$56K

Fees for servicesLn 2g$3.0M

Investment incomeLn 3$78K

Other incomeLn 4–11$105K

Total revenueLn 12$10.4M

Assets in detailPt X, end of year

CashLn 1$636K

SavingsLn 2$4.7M

Cash and savings togetherLn 1–2$5.3M

InvestmentsLn 11–13$60K

Land, buildings, equipmentLn 10c$10.1M

Other assetsLn 15$1.3M

Total assetsLn 16$22.8M

LiabilitiesLn 26$5.6M

Net assetsLn 32$17.1M

OperationsPt I, VI

EmployeesI 538

VolunteersI 613

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 FY24	End FY24
Cash and savingsLn 1–2	$3.8M	$5.3M
InvestmentsLn 11–13	$60K	$60K
Land, buildings, equipmentLn 10c	$8.6M	$10.1M
Total assetsLn 16	$18.7M	$22.8M
LiabilitiesLn 26	$3.8M	$5.6M
Net assetsLn 32	$15.0M	$17.1M

4Every line

Statement of functional expensesPt IX · every line

Line	Total	Programs	Management	Fundraising
Grants to domestic organizationsLn 1	$1.5M	$1.5M
Grants to domestic individualsLn 2	$1.9M	$1.9M
Pay of current officers, directors and key staffLn 5	$147K	$134K	$9K	$4K
Other salaries and wagesLn 7	$1.8M	$1.5M	$251K	$25K
Pension plan contributionsLn 8	$43K	$29K	$14K	−$306
Other employee benefitsLn 9	$310K	$230K	$80K	$489
Payroll taxesLn 10	$195K	$168K	$26K	$669
Management feesLn 11a	$117K	$117K
Legal feesLn 11b	$23K	$22K		$716
Accounting feesLn 11c	$33K		$33K
Other fees for servicesLn 11g	$112K	$58K	$25K	$29K
Advertising and promotionLn 12	$22K	$19K	$2K	$415
Office expensesLn 13	$161K	$157K	$1K	$3K
OccupancyLn 16	$269K	$266K	$3K	$84
TravelLn 17	$38K	$34K	$4K	$634
Conferences, conventions and meetingsLn 19	$19K	$15K	$4K
InterestLn 20	$126K	$114K	$12K
Depreciation, depletion and amortizationLn 22	$465K	$451K	$15K
InsuranceLn 23	$107K	$80K	$26K	$1K
Other expenses (24a–d)Ln 24	$1.1M	$1.0M	$45K	$5K
Total functional expensesLn 25	$8.5M	$7.9M	$549K	$71K

Filing history

Year	Money in	Money out	In minus out	Net assets	Download
FY2024 Latest Viewing	$10.4M	$8.5M	$1.9M	$17.1M	990 PDF
FY2023	$6.7M	$5.5M	$1.2M	$15.0M	990 PDF
FY2022	$6.2M	$4.6M	$1.5M	$13.8M	990 PDF
FY2021	$5.2M	$4.7M	$534K	$12.2M	990 PDF
FY2020	$4.9M	$4.6M	$287K	$11.6M	990 PDF

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Schedules filed Part IV

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

See the full FY2024 990 (6 parts)

Part I · Summary $10,418,229 revenue, 12 lines filed

I-8 Contributions and grantsPrior year $4,159,739$7,272,609

I-9 Program service revenuePrior year $2,487,743$2,962,447

I-10 Investment incomePrior year −$463,186$77,810

I-11 Other revenuePrior year $481,634$105,363

I-12 Total revenuePrior year $6,665,930$10,418,229

I-13 Grants and similar amounts paidPrior year $946,021$3,441,017

I-14 Benefits paid to members$0

I-15 Salaries and benefitsPrior year $2,413,122$2,503,234

I-16a Professional fundraising fees$0

I-17 Other expensesPrior year $2,092,207$2,563,734

I-18 Total expensesPrior year $5,451,350$8,507,985

I-19 Revenue less expensesPrior year $1,214,580$1,910,244

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 $10,418,229 across 9 lines filed

VIII-1e Government grants$5,972,045

VIII-1f All other contributions, gifts and grants$1,300,564

VIII-1g Noncash contributions (included above)$55,699

VIII-1h Total contributions, gifts and grants$7,272,609

VIII-2a-f Program service revenue, itemized rows (sum of 2a–2f as filed)Related to mission $2,962,447$2,962,447

VIII-3 Investment incomeExcluded from tax $77,810$77,810

VIII-6 Net rental income or lossUnrelated business −$6,545−$6,545

VIII-11a-d Other revenue, itemized rows (sum of 11a–11d as filed)Related to mission $111,908$111,908

VIII-12 Total revenueRelated to mission $3,074,355 · Unrelated business −$6,545 · Excluded from tax $77,810$10,418,229

Part IX · Statement of functional expenses $8,507,985 across 20 lines filed

IX-1 Grants to domestic organizationsPrograms $1,530,888$1,530,888

IX-2 Grants to domestic individualsPrograms $1,910,129$1,910,129

IX-5 Pay of current officers, directors and key staffPrograms $133,910 · Management $8,829 · Fundraising $4,415$147,154

IX-7 Other salaries and wagesPrograms $1,532,236 · Management $251,214 · Fundraising $25,293$1,808,743

IX-8 Pension plan contributionsPrograms $29,226 · Management $13,596 · Fundraising −$306$42,516

IX-9 Other employee benefitsPrograms $229,500 · Management $80,178 · Fundraising $489$310,167

IX-10 Payroll taxesPrograms $168,449 · Management $25,536 · Fundraising $669$194,654

IX-11a Management feesPrograms $116,785$116,785

IX-11b Legal feesPrograms $21,953 · Fundraising $716$22,669

IX-11c Accounting feesManagement $32,888$32,888

IX-11g Other fees for servicesPrograms $57,692 · Management $24,992 · Fundraising $29,213$111,897

IX-12 Advertising and promotionPrograms $18,856 · Management $2,458 · Fundraising $415$21,729

IX-13 Office expensesPrograms $156,959 · Management $1,147 · Fundraising $3,382$161,488

IX-16 OccupancyPrograms $266,010 · Management $3,198 · Fundraising $84$269,292

IX-17 TravelPrograms $33,651 · Management $3,599 · Fundraising $634$37,884

IX-19 Conferences, conventions and meetingsPrograms $14,727 · Management $3,789$18,516

IX-20 InterestPrograms $114,415 · Management $11,654$126,069

IX-22 Depreciation, depletion and amortizationPrograms $450,579 · Management $14,726$465,305

IX-23 InsurancePrograms $79,837 · Management $26,117 · Fundraising $1,044$106,998

IX-24 Other expenses (24a–d)Programs $1,022,317 · Management $44,713 · Fundraising $5,184$1,072,214

IX-25 Total functional expensesPrograms $7,888,119 · Management $548,634 · Fundraising $71,232$8,507,985

Part X · Balance sheet $22,761,697 assets, 17 lines filed

Asset lines not itemized here account for $4,624,107; see the IRS return.

X-1 Cash, non-interest-bearingStart of year $670,824$635,655

X-2 Savings and temporary cash investmentsStart of year $3,080,610$4,656,826

X-3 Pledges and grants receivableStart of year $541,091$1,031,253

X-4 Accounts receivableStart of year $332,398$293,921

X-9 Prepaid expenses and deferred chargesStart of year $63,603$22,854

X-10c Land, buildings and equipment, netStart of year $8,613,672$10,138,326

X-13 Program-related investmentsStart of year $60,175$60,175

X-15 Other assetsStart of year $1,023,740$1,298,580

X-16 Total assetsStart of year $18,731,814$22,761,697

X-17 Accounts payable and accrued expensesStart of year $228,331$361,400

X-19 Deferred revenueStart of year $216,839$716,839

X-25 Other liabilitiesStart of year $813,379$835,278

X-26 Total liabilitiesStart of year $3,755,722$5,647,821

X-27 Net assets without donor restrictionsStart of year $11,109,597$12,949,515

X-28 Net assets with donor restrictionsStart of year $3,866,495$4,164,361

X-32 Total net assets or fund balancesStart of year $14,976,092$17,113,876

X-33 Total liabilities and net assetsStart of year $18,731,814$22,761,697

Part XI · Reconciliation of net assets $17,113,876 net assets at year end

XI-1 Total revenue$10,418,229

XI-2 Total expenses$8,507,985

XI-3 Revenue less expenses$1,910,244

XI-4 Net assets at start of year$14,976,092

XI-9 Other changes in net assets$227,540

XI-10 Net assets at end of year$17,113,876

Form 990 e-file (XML) FY2024 from the IRS · Classification, formation year and address from the IRS Business Master File

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