Form 990 for tax year 2023

Filed by HOMESTART INC.

Totals

Total revenue: $424,017
Total expenses: $529,791
Contributions and grants received: $0
Grants paid: $0
Program service revenue: $311,649
Investment income: $112,368
Other revenue: $0
Total assets, end of year: $10,331,342
Total liabilities, end of year: $4,414,857
Net assets or fund balances, end of year: $5,916,485
Program services expenses (Part IX): $454,987
Management and general expenses: $71,611
Fundraising expenses: $3,193
Program service expenses (Part III): $454,987

Program services were 85.9% of total expenses calculated — Part IX's program-services column over total expenses, both as filed.

Line items

Every line the filer filed in Parts VIII, IX and X, as filed and in filed order. Blank columns are left out, and the lines are not forced to add up to the totals above.

Revenue

Part VIII, the statement of revenue.

2a · Program service revenue: RENTAL INCOME

total $224,200 · related or exempt $224,200
2b · Program service revenue: INTEREST INCOME

total $58,340 · related or exempt $58,340
2c · Program service revenue: DEVELOPER & MGMT. FEES

total $29,109 · related or exempt $29,109
3 · Investment income

total $21,175 · excluded $21,175
7a · Gross sales of assets other than inventory

other assets $189,490
7b · Less cost or other basis and sales expenses

other assets $98,297
7c · Gain or loss

other assets $91,193
7d · Net gain or loss

total $91,193 · related or exempt $91,193

Functional expenses

Part IX, the statement of functional expenses.

11b · Fees: legal

total $14,266 · program services $3,634 · management and general $10,632
12 · Advertising and promotion

total $102 · program services $22 · management and general $80
13 · Office expenses

total $16,190 · program services $2,132 · management and general $14,058
16 · Occupancy

total $7,559 · management and general $7,559
17 · Travel

total $1,221 · program services $1,208 · management and general $13
19 · Conferences, conventions and meetings

total $757 · program services $146 · management and general $611
20 · Interest

total $34,007 · program services $34,007
22 · Depreciation, depletion and amortization

total $114,498 · program services $113,080 · management and general $1,418
23 · Insurance

total $11,673 · program services $3,319 · management and general $8,354
24a · Other expenses: RENTAL EXPENSES

total $169,106 · program services $169,106
24b · Other expenses: PAYROLL ALLOC./PUR. SVC

total $159,673 · program services $127,739 · management and general $28,741 · fundraising $3,193
24c · Other expenses: TITLE, CREDIT & RECORDI

total $739 · program services $594 · management and general $145

Balance sheet

Part X, book values.

1 · Cash, non-interest-bearing

beginning of year $99,670 · end of year $102,562
2 · Savings and temporary cash investments

beginning of year $154,197 · end of year $248,913
4 · Accounts receivable

beginning of year $352,053 · end of year $156,807
7 · Other notes and loans receivable

beginning of year $7,028,654 · end of year $7,029,497
9 · Prepaid expenses and deferred charges

beginning of year $3,439 · end of year $2,164
10a · Land, buildings and equipment: cost or other basis

$3,270,663
10b · Land, buildings and equipment: accumulated depreciation

$1,607,468
10c · Land, buildings and equipment, net

beginning of year $1,824,709 · end of year $1,663,195
12 · Investments: other securities

beginning of year $1,119,285 · end of year $1,128,204
17 · Accounts payable and accrued expenses

beginning of year $385,336 · end of year $396,056
23 · Secured mortgages and notes payable

beginning of year $4,051,219 · end of year $4,018,801
27 · Net assets without donor restrictions

beginning of year $6,145,452 · end of year $5,916,485

Mission and programs · 2023

Mission

THE MISSION OF HOMESTART, INC. IS TO IMPROVE THE QUALITY OF LIFE FOR LOW AND MODERATE-INCOME RESIDENTS OF MONTGOMERY COUNTY BY PROVIDING SAFE, AFFORDABLE HOUSING OPPORTUNITIES.

Activities or mission (Part I)

IMPROVE THE QUALITY OF LIFE FOR MONTGOMERY COUNTY RESIDENTS THROUGH IMPROVED HOUSING OPPORTUNITIES.

HOMESTART, INC. SERVES AS AN OWNER IN LEASE PURCHASE AND RENTAL PROPERTIES AVAILABLE TO LOW AND MODERATE-INCOME FAMILIES. THE ORGANIZATION SERVES SPECIAL POPULATIONS SUCH AS DISABLED VETERANS, THE HOMELESS, THOSE RECOVERING FROM ADDICTION, AND THOSE CHALLENGED WITH ACCESSIBILITY NEEDS. HOUSING OPPORTUNITIES PROVIDED INCLUDE PERMANENT SUPPORTIVE HOUSING, FULLY ACCESSIBLE HOUSING, AND LONG-TERM LEASE PURCHASE. A TOTAL OF 30 HOUSING UNITS ARE OWNED.

Expenses $417,342 · Revenue $345,634
HOMESTART, INC. SERVES AS GENERAL PARTNER OR LENDER IN SEVERAL DEVELOPMENTS OF AFFORDABLE HOUSING. THE HOUSING DEVELOPMENTS INCLUDE NEW CONSTRUCTION, LONG-TERM LEASE PURCHASE, PRESERVATION OF EXISTING AFFORDABLE UNITS, AND PERMANENT SUPPORTIVE HOUSING. HOMESTART, INC. IS A CO-GENERAL PARTNER IN LISCUM AND FISKE LIMITED PARTNERSHIP. HOMESTART, INC. OWNS ALMOND-HOMESTART, INC. TO SERVE AS THE CO-GENERAL PARTNER IN ALMOND VILLAGE L.P., DVC II-HOMESTART, INC. TO SERVE AS THE MANAGING MEMBER IN DAYTON VIEW COMMONS II, LLC., MARTINDALE-HOMESTART, INC. TO SERVE AS THE MANAGING MEMBER IN MEADOWS OF MARTINDALE UNION, LLC, AND WHITMORE ARMS, INC. TO SERVE AS THE MANAGING MEMBER IN WHITMORE ARMS ASSOCIATES, LLC. THE ORGANIZATION IS A SHAREHOLDER IN RIVER-HOMESTART, INC., WHICH OWNS A GENERAL PARTNERSHIP INTEREST IN RIVER COMMONS II, LLC, AND A SHAREHOLDER IN FT. MCKINLEY-HOMESTART, INC., WHICH OWNS A GENERAL PARTNERSHIP INTEREST IN FT. MCKINLEY HOMES, LLC. HOMESTART IS THE MANAGING MEMBER IN FT. MCKINLEY HOMES, LLC. THE REVENUE REPRESENTS DEVELOPER FEES AND INTEREST INCOME ON LOANS AND THE EXPENSE REPRESENTS INTEREST RELATED TO THE ALMOND VILLAGE, FT. MCKINLEY HOMES, AND MEADOWS OF MARTINDALE UNION PROJECTS AND DEVELOPER FEES TO THE CO-DEVELOPERS FOR THE PROJECTS.

Expenses $37,645 · Revenue $57,208

As filed on the 2023 return. The filer continues this part on Schedule O, which is not shown here.

Listed in Part VII

Charles CrawfordCHARLES CRAWFORD

TRUSTEE

Total calculated

$0

Hours/week

2 + 2 related
Keith BordersKEITH BORDERS

TRUSTEE (JAN-SEP)

Total calculated

$0

Hours/week

2 + 2 related
Amanda DavisAMANDA DAVIS

TRUSTEE (APR-SEP)

Total calculated

$0

Hours/week

2 + 2 related
Karen DemasiKAREN DEMASI

TRUSTEE (APR-SEP)

Total calculated

$0

Hours/week

2 + 2 related
Lance DetrickLANCE DETRICK

TRUSTEE

Total calculated

$0

Hours/week

2 + 2 related
Stephan GaytkoSTEPHAN GAYTKO

TRUSTEE

Total calculated

$0

Hours/week

2 + 2 related
Jyl Hall SmithJYL HALL SMITH

TRUSTEE

Total calculated

$0

Hours/week

2 + 2 related
Walt HibnerWALT HIBNER

TRUSTEE

Total calculated

$0

Hours/week

2 + 2 related
Nathanael JohnsonNATHANAEL JOHNSON

TRUSTEE

Total calculated

$0

Hours/week

2 + 2 related
Tom KelleyTOM KELLEY

TRUSTEE

Total calculated

$0

Hours/week

2 + 2 related
Kristina LewisKRISTINA LEWIS

TRUSTEE (APR-SEP)

Total calculated

$0

Hours/week

2 + 2 related
Janet LuckieJANET LUCKIE

TRUSTEE (APR-SEP)

Total calculated

$0

Hours/week

2 + 2 related
Karlos MarshallKARLOS MARSHALL

TRUSTEE

Total calculated

$0

Hours/week

2 + 2 related
Frank PetrieFRANK PETRIE

TRUSTEE (APR-SEP)

Total calculated

$0

Hours/week

2 + 2 related
Angela RahmanANGELA RAHMAN

TRUSTEE (APR-SEP)

Total calculated

$0

Hours/week

2 + 2 related
Marya Rutherford LongMARYA RUTHERFORD LONG

TRUSTEE

Total calculated

$0

Hours/week

2 + 2 related
Anita SchmaltzANITA SCHMALTZ

TRUSTEE (OCT-APR)

Total calculated

$0

Hours/week

2 + 2 related
Judith ThompsonJUDITH THOMPSON

TRUSTEE (OCT-MAR)

Total calculated

$0

Hours/week

2 + 2 related
Angela Watson GayANGELA WATSON GAY

TRUSTEE (OCT-APR)

Total calculated

$0

Hours/week

2 + 2 related
John F Kuntz IIIJOHN F KUNTZ III

CHAIR

Total calculated

$0

Hours/week

2 + 2 related
Val BeerbowerVAL BEERBOWER

VICE CHAIR

Total calculated

$0

Hours/week

2 + 2 related
Cynthia Hatton TepeCYNTHIA HATTON TEPE

TREASURER

Total calculated

$0

Hours/week

2 + 2 related
Latisha TaylorLATISHA TAYLOR

TRUSTEE; SEC. (JAN-SEP)

Total calculated

$0

Hours/week

2 + 2 related
Dave VandercherDAVE VANDERCHER

SECRETARY (OCT-APR)

Total calculated

$0

Hours/week

2 + 2 related
Bonnie ParishBONNIE PARISH

IMM. PAST CHAIR

Total calculated

$0

Hours/week

2 + 2 related
Stephen D NaasSTEPHEN D NAAS

ASST. SECRETARY/PRESIDENT

Total calculated

$176,681

From this org

$0

From related orgs

$146,118

Other

$30,563

Hours/week

3 + 37 related

Schedule J breakdown matched by us

Base

$0 + $146,118 related

Bonus

$0

Other

$0

Deferred

$0

Nontaxable benefits

$0 + $30,563 related

Filer's total

$0 + $176,681 related
Tracy L SchultzTRACY L SCHULTZ

ASSISTANT TREASURER

Total calculated

$129,838

From this org

$0

From related orgs

$89,692

Other

$40,146

Hours/week

1 + 39 related
Elizabeth BruneELIZABETH BRUNE

ASSISTANT TREASURER

Total calculated

$96,463

From this org

$0

From related orgs

$67,887

Other

$28,576

Hours/week

3 + 37 related

Compensation is as filed in Part VII: reportable pay from this organization and from related organizations, other compensation, and hours per week. The total, marked calculated, is our sum of the three dollar columns, with a blank column counted as $0; the form itself has no total. On a Form 990-EZ the columns are Part IV's instead, and on a Form 990-PF Part VIII's — compensation, contributions to benefit plans, and expense account — and the total sums those. A Schedule J breakdown is as filed: base pay, bonus, other, deferred compensation and nontaxable benefits from this organization, with any from related organizations beside each, and the filer's own total. It is shown with the Part VII listing of the same name on the same return. The form gives no key between the two, so that pairing is ours, and is marked matched by us.

Schedule J

Answered yes

None.

Answered no

4a · Severance or change-of-control payment
4b · Supplemental nonqualified retirement plan
4c · Equity-based compensation arrangement
5a · Pay contingent on this organization's revenues
5b · Pay contingent on a related organization's revenues
6a · Pay contingent on this organization's net earnings
6b · Pay contingent on a related organization's net earnings
7 · Other non-fixed payments
8 · Paid under the initial-contract exception

The filer's explanations (Part III)

PART I, LINE 3: THE PROCESS FOR DETERMINING COMPENSATION FOR THE RELATED ORGANIZATION (COUNTY CORP'S) PRESIDENT IS A FUNCTION OF THE EXECUTIVE COMMITTEE WHO HAS THE AUTHORITY TO PERFORM MID-YEAR AND ANNUAL REVIEWS OF THE PRESIDENT AND MAY AWARD AN INCREASE WITHIN THE PARAMETERS OF A PREVIOUSLY APPROVED ALLOTMENT FOR ALL EMPLOYEES OF COUNTY CORP. THE PERSONNEL COMMITTEE REVIEWS SALARY STUDIES AND/OR SALARY COMPARISONS OF SIMILAR ORGANIZATIONS AND APPROVES ANY ADJUSTMENT IN SALARIES AS NEEDED.

Part I's answers as filed. A line not listed was left unanswered; on lines 1a and 3 that means the box was not checked.

Grants on this return

No itemized grants to organizations on this return.

Related organizations on this return

Schedule R Part II: tax-exempt organizations related to the filer by control. It does not record shared board members or money.

COUNTY CORP

501(C)(3) · AFFORDABLE HOUSING · OH

Taxable family on this return

Schedule R Parts I, III and IV, as filed. These record ownership and control, not shared board members or money moved.

Disregarded entities

Part I: entities that legally are the filer and file no return of their own.

DAYTON CENTURY HOMES LLC

AFFORDABLE HOUSING · OH · income $1,007,477 · assets $2,503,411

Directly controlled by COUNTY CORP
CJM APARTMENTS

AFFORDABLE HOUSING · OH · income $504,648 · assets $0

Directly controlled by COUNTY CORP

Related partnerships

Part III: related organizations taxable as a partnership, with the filer's share.

ALMOND VILLAGE LP

AFFORDABLE HOUSING · OH · general or managing partner
BRANDT MEADOWS ASSOCIATES LLC

AFFORDABLE HOUSING · OH
DARBY RUN LP

AFFORDABLE HOUSING · OH
DCG CAMBRIDGE HOUSE II LLC

AFFORDABLE HOUSING · OH
FT MCKINLEY HOMES LLC

AFFORDABLE HOUSING · OH · general or managing partner
HEMPSTEAD LANDING LP

AFFORDABLE HOUSING · OH
LISCUM & FISKE L P

RELATED · AFFORDABLE HOUSING · OH · 0.03% owned · share of income -$34 · share of assets $54,126 · general or managing partner
MEADOWS OF MARTINDALE UNION LLC

AFFORDABLE HOUSING · OH · general or managing partner
MVVF II

AFFORDABLE HOUSING · OH
PARKWAY LOFTS LP

AFFORDABLE HOUSING · OH
RIVER COMMONS II LLC

AFFORDABLE HOUSING · OH · general or managing partner
THE LOFTS AT KETTERING TOWN CENTER LLC

AFFORDABLE HOUSING · OH
WHITMORE ARMS ASSOCIATES LLC

AFFORDABLE HOUSING · OH · general or managing partner
WOLF CREEK HOMES LLC

AFFORDABLE HOUSING · OH
DAYTON VIEW COMMONS II

AFFORDABLE HOUSING · OH · general or managing partner

Related corporations and trusts

Part IV: related organizations taxable as a corporation or trust.

ALMOND-HOMESTART INC

C · AFFORDABLE HOUSING · OH · 100% owned · share of income -$93 · share of assets -$1,181 · controlled entity

Directly controlled by HOMESTART INC
AT MAIN INC

C · AFFORDABLE HOUSING · OH
BLACKBURN CC INC

C · AFFORDABLE HOUSING · OH
BRANDT MEADOWS INC

C · AFFORDABLE HOUSING · OH
CAMBRIDGE II-COUNTY CORP INC

C · AFFORDABLE HOUSING · OH
CAMBRIDGE-COUNTY CORP INC

C · AFFORDABLE HOUSING · OH
CJM APARTMENTS INC

C · AFFORDABLE HOUSING · OH
DARBY-COUNTY CORP INC

C · AFFORDABLE HOUSING · OH
DVC II-HOMESTART INC

C · AFFORDABLE HOUSING · OH · 100% owned · share of income $9 · share of assets -$1,112 · controlled entity

Directly controlled by HOMESTART INC
FT MCKINLEY-HOMESTART INC

C · AFFORDABLE HOUSING · OH · 79% owned · share of income -$157 · share of assets -$721 · controlled entity

Directly controlled by HOMESTART INC
HEMPSTEAD-COUNTY CORP INC

C · AFFORDABLE HOUSING · OH
LOFTS AT KTC-COUNTY CORP INC

C · AFFORDABLE HOUSING · OH
MARTINDALE-HOMESTART INC

C · AFFORDABLE HOUSING · OH · 100% owned · share of income -$33 · share of assets $9,669 · controlled entity

Directly controlled by HOMESTART INC
PARKWAY-CC INC

C · AFFORDABLE HOUSING · OH
RIVER-HOMESTART INC

C · AFFORDABLE HOUSING · OH · 49% owned · share of income -$459 · share of assets $428,736

Directly controlled by HOMESTART INC
ROBERTS CC INC

C · AFFORDABLE HOUSING · OH
WHITMORE ARMS INC

C · AFFORDABLE HOUSING · OH · 100% owned · share of income -$358 · share of assets $305,341 · controlled entity

Directly controlled by HOMESTART INC
WOLF CREEK HOMES INC

C · AFFORDABLE HOUSING · OH

Provenance

Return type: form_990
Tax year: 2023
Filed: 15 August 2025
IRS schema version: 2023v6.0
Source object: 202522279349303372

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