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Townspeople

Tax-deductible

San Diego, CA501(c)(3)HousingEIN 33-0623634Revenue $4.2M in FY2024

On file with the IRStownspeople.org2047 El Cajon Blvd, 92104-1091 · San Diego, CATax-exempt since Nov 1994Publicly supported charity — 170(b)(1)(A)(vi)

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The Agency's purpose is to provide affordable rental housing to low-income persons who are either HIV infected or disabled. The Agency is funded through private,corp, and foundation donations, and govt grants. The Agency provides housing info and referral svcs in San Diego area.

501(c)(3) charity; gifts are tax-deductible.
90¢ of each $1 spent went to programs.
Run by 4 volunteers and 21 employees.
Mission: Form 990 Part I, line 1 · Status: IRS Pub. 78 · Programs: Part IX · People: Part I, lines 5–6

Before you give

FY2024 · Form 990Independent: from IRS data, not the org
Download 990
IRS status
501(c)(3)
not on the IRS revocation list
Looks good: listed by the IRS and not on the revocation list.
IRS BMF · Auto-Revocation List
Tax-deductible gifts
Yes
Donations are tax-deductible
Looks good: the IRS lists gifts to it as deductible.
IRS Pub. 78 · IRS BMF
Latest return
FY2024
latest Form 990
Looks good: the latest return is for FY2024, 2 tax years back; within 2 tax years.
IRS e-file · Filing history
Surplus or deficit
1 of 5
filings with a surplus
Average deficit $130K a year · 5% of revenue · last 5 filings
Concern: a surplus in 1 of the last 5 filings.
Pt I · Ln 19 · 5 filings
Spent on programs
90%
of spending
Looks good: 90% of spending went to programs; 75% or more.
Pt IX · Ln 25 · col B
Pay to officers and key staff
$145K
to officers and key staff · 4% of spending
Top officer’s pay higher than 67% of similar orgs
Looks good: pay to officers and key staff is 4% of spending; 15% or less.
Pt VII · Sec A
Cash reserves
3 mo
of spending, in cash
Fine: 2.6 months of spending in cash; 1 to 3.
Pt X · Ln 1–2 · Pt I · Ln 18
Named funders
3
named funders · $1.2M
Looks good: 3 funders name it on their filings; 3 or more.
Funders’ Sch. I, 990-PF
Liabilities
$13.0M
131% of total assets
Concern: liabilities are 131% of assets; over 80%.
Pt X · Ln 26
Independent board members
8
of 8 voting members
Looks good: 8 of 8 voting members are independent, a majority.
Pt VI · Ln 1a–1b
Looks goodFineWorth a lookConcernNo data yetTap a box for the reason.
Revenue
$4.2M
+68% vs prior year
Spent
$3.7M
To programs
90%
Net assets
−$3.1M
By yearFY2020–FY2024
Revenue
$4.2M
FY2024▲ +68%
Tap a bar for its year
Revenue by fiscal year
FY2020$2.4M
FY2021$2.8M
FY2022$2.3M
FY2023$2.5M
FY2024$4.2M
Expenses
$3.7M
FY2024▲ +25%
Tap a bar for its year
Expenses by fiscal year
FY2020$2.4M
FY2021$3.0M
FY2022$2.6M
FY2023$3.0M
FY2024$3.7M
Net assets
−$3.1M
FY2024▲ +13%
Tap a bar for its year
Net assets by fiscal year
FY2020−$2.5M
FY2021−$2.8M
FY2022−$3.1M
FY2023−$3.6M
FY2024−$3.1M

From the FY2024 Form 990 · figures checked against the IRS filing · see the original

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Is it real?

Yes. Never revoked by the IRS. Latest filing on record: FY2024. IRS ruling in Nov 1994.

IRS Pub. 78 · IRS Auto-Revocation List · IRS Business Master File

Where the money goes

90 cents of each dollar spent went to programs.

Program services 90% · $3.4M Management & general 8% · $313K Fundraising 1% · $49K

Form 990 Part IX, line 25, columns B–D. Every line is in By the numbers.

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Who runs it and what they're paid

9 people listed on the 990; $145K paid to officers and key staff.

Part VII, Section A · reportable compensation
Melissa Peterman
Executive Director
$144,946Pt VII · Sec A
Rebecca Secord
Vice-Chair
$0Pt VII · Sec A
$0Pt VII · Sec A
$0Pt VII · Sec A
$0Pt VII · Sec A
$0Pt VII · Sec A
Kris Kuntz
Director
$0Pt VII · Sec A
Steven Larky
Director
$0Pt VII · Sec A

Melissa Peterman’s $145K as Executive Director is at the 67th percentile of top reported officer pay among 2036 $1–10M 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 · 3 named individuals · Part VII

NameFY2024FY2023FY2022FY2021FY2020
Melissa Peterman$144,946$150,243$123,122$52,375—
Jon P Derryberry————$146,532
Jon P Derryberry Thru 42021———$58,807—

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

Provides affordable rental housing and housing referrals for low-income individuals with HIV or disabilities.

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Provided by the organization

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3 programs · $3.0M · in their own filed words · FY2024
01

Other apartments (gamma) consist of 22 units available for low and very low-income persons living with HIV/AIDS.

$1.7Mprogram expense
02

The 34TH street apartments consist of 34 units available for low and very low-income persons living with HIV/AIDS. In addition, under the terms of the regulatory agreements, the units are rent and occupancy restricted for up to 65 years.

$736Kprogram expense
03

The 51ST street apartments consist of 24 units available for low-income persons living with HIV/AIDS. In addition, under the terms of the regulatory agreements the units are rent and occupancy restricted for 55 years.

$517Kprogram 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 · FY2024
Jewish Community Foundation of San DiegoFY2024$1.1M
Kaiser Foundation HospitalsFY2024$95K
Network for Good INCFY2024$8K
Total grants receivedfrom 3 funders$1.2M
See all 3 funders →

By the numbers

The FY2024 990, line by line.

Download 990
from philanthropy.org
1The main four
Money inPt VIII
$4.2M
Ln 12
Gifts and grantsLn 1h$2.8M
Fees for servicesLn 2g$1.2M
Other incomeLn 4–11$214K
Money outPt IX
$3.7M
Ln 25
Programscol B$3.4M
Managementcol C$313K
Fundraisingcol D$49K
Owns and owesPt X
−$3.1M
net assets · Ln 32
Cash and savingsLn 1–2$792K
Total assetsLn 16$9.9M
LiabilitiesLn 26$13.0M
PeoplePt VI, VII
9
listed · VII A
PaidVII A1
Voting boardVI 1a8
IndependentVI 1b8
2In more detail
Revenue in detailPt VIII
Gifts and grantsLn 1h$2.8M
Government grantsLn 1e$1.5M
Fees for servicesLn 2g$1.2M
Investment incomeLn 3$173
Other incomeLn 4–11$214K
Total revenueLn 12$4.2M
Assets in detailPt X, end of year
CashLn 1$792K
Cash and savings togetherLn 1–2$792K
Land, buildings, equipmentLn 10c$7.2M
Total assetsLn 16$9.9M
LiabilitiesLn 26$13.0M
Net assetsLn 32−$3.1M
OperationsPt I, VI
EmployeesI 521
VolunteersI 64
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
LineStart FY24End FY24
Cash and savingsLn 1–2$452K$792K
Land, buildings, equipmentLn 10c$6.5M$7.2M
Total assetsLn 16$9.2M$9.9M
LiabilitiesLn 26$12.8M$13.0M
Net assetsLn 32−$3.6M−$3.1M
4Every line
Statement of functional expensesPt IX · every line
LineTotalProgramsManagementFundraising
Pay of current officers, directors and key staffLn 5$152K$129K$15K$8K
Other salaries and wagesLn 7$1.2M$1.1M$35K$24K
Other employee benefitsLn 9$147K$138K$4K$4K
Payroll taxesLn 10$97K$91K$3K$3K
Legal feesLn 11b$47K$24K$23K
Accounting feesLn 11c$126K$65K$62K
Other fees for servicesLn 11g$135K$63K$62K$10K
Office expensesLn 13$116K$41K$75K
OccupancyLn 16$112K$110K$1K$1K
InterestLn 20$165K$165K
Depreciation, depletion and amortizationLn 22$254K$254K
InsuranceLn 23$105K$23K$82K
Other expenses (24a–d)Ln 24$1.1M$1.1M$6K$0
All other expensesLn 24e$16K$73K−$57K
Total functional expensesLn 25$3.7M$3.4M$313K$49K

Filing history

YearMoney inMoney outIn minus outNet assetsDownload
FY2024 Latest Viewing $4.2M$3.7M$451K−$3.1M 990 PDF
FY2023 $2.5M$3.0M−$479K−$3.6M 990 PDF
FY2022 $2.3M$2.6M−$306K−$3.1M 990 PDF
FY2021 $2.8M$3.0M−$231K−$2.8M 990 PDF
FY2020 $2.4M$2.4M−$86K−$2.5M 990 PDF

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Schedules filed Part IV

III · Programs I · Grants R · Related orgs G · Fundraising L · Interested persons A · Public support F · Foreign M · Noncash
See the full FY2024 990 (6 parts)
Part I · Summary $4,169,280 revenue, 12 lines filed
I-8 Contributions and grantsPrior year $1,371,384$2,766,919
I-9 Program service revenuePrior year $849,273$1,188,349
I-10 Investment incomePrior year $2,320$173
I-11 Other revenuePrior year $262,852$213,839
I-12 Total revenuePrior year $2,485,829$4,169,280
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 $883,149$1,570,979
I-16a Professional fundraising feesPrior year $0$0
I-17 Other expensesPrior year $2,081,972$2,147,491
I-18 Total expensesPrior year $2,965,121$3,718,470
I-19 Revenue less expensesPrior year −$479,292$450,810
Part VI · Governance 8 of 8 board members independent, no flags
VI-1a Voting members of the governing body8
VI-1b Independent voting members8
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 $4,169,280 across 7 lines filed
VIII-1e Government grants$1,491,271
VIII-1f All other contributions, gifts and grants$1,275,648
VIII-1h Total contributions, gifts and grants$2,766,919
VIII-2a-f Program service revenue, itemized rows (sum of 2a–2f as filed)Related to mission $1,188,349$1,188,349
VIII-3 Investment incomeExcluded from tax $173$173
VIII-11a-d Other revenue, itemized rows (sum of 11a–11d as filed)Excluded from tax $213,839$213,839
VIII-12 Total revenueRelated to mission $1,188,349 · Unrelated business $0 · Excluded from tax $214,012$4,169,280
Part IX · Statement of functional expenses $3,718,470 across 14 lines filed
IX-5 Pay of current officers, directors and key staffPrograms $128,937 · Management $15,169 · Fundraising $7,585$151,691
IX-7 Other salaries and wagesPrograms $1,116,421 · Management $35,255 · Fundraising $23,504$1,175,180
IX-9 Other employee benefitsPrograms $137,815 · Management $4,398 · Fundraising $4,398$146,611
IX-10 Payroll taxesPrograms $91,446 · Management $3,289 · Fundraising $2,762$97,497
IX-11b Legal feesPrograms $23,783 · Management $22,851$46,634
IX-11c Accounting feesPrograms $64,515 · Management $61,984$126,499
IX-11g Other fees for servicesPrograms $63,342 · Management $61,529 · Fundraising $9,975$134,846
IX-13 Office expensesPrograms $40,894 · Management $75,318$116,212
IX-16 OccupancyPrograms $109,553 · Management $1,184 · Fundraising $1,184$111,921
IX-20 InterestPrograms $164,966$164,966
IX-22 Depreciation, depletion and amortizationPrograms $253,526$253,526
IX-23 InsurancePrograms $22,696 · Management $82,305$105,001
IX-24 Other expenses (24a–d)Programs $1,065,060 · Management $6,470 · Fundraising $0$1,071,530
IX-24e All other expensesPrograms $73,220 · Management −$56,864$16,356
IX-25 Total functional expensesPrograms $3,356,174 · Management $312,888 · Fundraising $49,408$3,718,470
Part X · Balance sheet $9,924,065 assets, 13 lines filed
Asset lines not itemized here account for $1,188,847; see the IRS return.
X-1 Cash, non-interest-bearingStart of year $451,785$792,410
X-4 Accounts receivableStart of year $426,058$693,136
X-9 Prepaid expenses and deferred chargesStart of year $64,957$73,287
X-10c Land, buildings and equipment, netStart of year $6,547,127$7,176,385
X-16 Total assetsStart of year $9,239,190$9,924,065
X-17 Accounts payable and accrued expensesStart of year $174,701$327,086
X-18 Grants payableStart of year $10,032$107,485
X-25 Other liabilitiesStart of year $3,387,645$3,408,528
X-26 Total liabilitiesStart of year $12,803,455$13,037,520
X-27 Net assets without donor restrictionsStart of year −$3,743,644−$3,232,777
X-28 Net assets with donor restrictionsStart of year $179,379$119,322
X-32 Total net assets or fund balancesStart of year −$3,564,265−$3,113,455
X-33 Total liabilities and net assetsStart of year $9,239,190$9,924,065
Part XI · Reconciliation of net assets −$3,113,455 net assets at year end
XI-1 Total revenue$4,169,280
XI-2 Total expenses$3,718,470
XI-3 Revenue less expenses$450,810
XI-4 Net assets at start of year−$3,564,265
XI-9 Other changes in net assets$0
XI-10 Net assets at end of year−$3,113,455

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

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