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Nonprofiteer
← DEVELOP DETROIT INC

Form 990 for tax year 2025

Filed by DEVELOP DETROIT INC.

Totals

Total revenue
$5,489,059
Total expenses
$4,513,470
Contributions and grants received
$3,208,646
Grants paid
$0
Program service revenue
$2,201,155
Investment income
$0
Other revenue
$79,258
Total assets, end of year
$23,367,922
Total liabilities, end of year
$18,566,687
Net assets or fund balances, end of year
$4,801,235
Program services expenses (Part IX)
$3,533,978
Management and general expenses
$686,551
Fundraising expenses
$292,941
Program service expenses (Part III)
$3,533,978

Program services were 78.3% 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.

  • 1f · All other contributions, gifts and grants

    $3,208,646

  • 2a · Program service revenue: DEVELOPER FEE INCOME

    total $1,106,990 · related or exempt $1,106,990

  • 2b · Program service revenue: RENTAL INCOME

    total $819,290 · related or exempt $819,290

  • 2c · Program service revenue: INTEREST INCOME ON NOT

    total $274,875 · related or exempt $274,875

  • 11a · Other revenue: OTHER INCOME

    total $79,258 · related or exempt $79,258

  • 11e · Other revenue, total

    $79,258

Functional expenses

Part IX, the statement of functional expenses.

  • 5 · Compensation of officers, directors and key employees

    total $483,910 · program services $322,492 · management and general $78,810 · fundraising $82,608

  • 7 · Other salaries and wages

    total $991,774 · program services $660,946 · management and general $161,525 · fundraising $169,303

  • 9 · Other employee benefits

    total $165,706 · program services $104,093 · management and general $37,484 · fundraising $24,129

  • 10 · Payroll taxes

    total $116,039 · program services $77,071 · management and general $26,039 · fundraising $12,929

  • 11a · Fees: management

    total $75,661 · program services $65,661 · management and general $10,000

  • 11b · Fees: legal

    total $99,210 · program services $96,710 · management and general $2,500

  • 11c · Fees: accounting

    total $106,580 · program services $81,628 · management and general $24,952

  • 11g · Fees: other

    total $314,140 · program services $242,800 · management and general $71,340

  • 12 · Advertising and promotion

    total $27,543 · program services $19,431 · management and general $8,112

  • 13 · Office expenses

    total $141,227 · program services $30,992 · management and general $109,835 · fundraising $400

  • 16 · Occupancy

    total $697,943 · program services $649,068 · management and general $48,875

  • 17 · Travel

    total $11,385 · program services $4,184 · management and general $3,629 · fundraising $3,572

  • 20 · Interest

    total $781,169 · program services $781,169

  • 22 · Depreciation, depletion and amortization

    total $91,484 · program services $91,484

  • 23 · Insurance

    total $111,326 · program services $105,833 · management and general $5,493

  • 24a · Other expenses: MISCELLANEOUS

    total $238,334 · program services $140,377 · management and general $97,957

  • 24b · Other expenses: BAD DEBT

    total $60,039 · program services $60,039

Balance sheet

Part X, book values.

  • 1 · Cash, non-interest-bearing

    beginning of year $808,142 · end of year $1,102,578

  • 2 · Savings and temporary cash investments

    beginning of year $62,476 · end of year $59,446

  • 3 · Pledges and grants receivable

    beginning of year $1,426,324 · end of year $592,974

  • 4 · Accounts receivable

    beginning of year $150,320 · end of year $197,429

  • 9 · Prepaid expenses and deferred charges

    beginning of year $152,435 · end of year $186,879

  • 10a · Land, buildings and equipment: cost or other basis

    $4,348,820

  • 10b · Land, buildings and equipment: accumulated depreciation

    $320,391

  • 10c · Land, buildings and equipment, net

    beginning of year $4,087,852 · end of year $4,028,429

  • 13 · Investments: program-related

    beginning of year $16,029,541 · end of year $10,566,488

  • 15 · Other assets

    beginning of year $5,683,886 · end of year $6,633,699

  • 17 · Accounts payable and accrued expenses

    beginning of year $2,155,551 · end of year $2,266,609

  • 23 · Secured mortgages and notes payable

    beginning of year $16,351,883 · end of year $10,078,193

  • 24 · Unsecured notes and loans payable

    beginning of year $4,057,749 · end of year $4,987,189

  • 25 · Other liabilities

    beginning of year $1,271,092 · end of year $1,234,696

  • 27 · Net assets without donor restrictions

    beginning of year $2,210,451 · end of year $3,181,719

  • 28 · Net assets with donor restrictions

    beginning of year $2,354,250 · end of year $1,619,516

Mission and programs · 2025

Mission

SEE PAGE 1, QUESTION 1

Activities or mission (Part I)

DEVELOP DETROIT, INC. IS A NONPROFIT COMMUNITY DEVELOPMENT FIRM FOCUSED ON PROVIDING AFFORDABLE AND MIXED INCOME HOUSING, AS WELL AS STRATEGIC ECONOMIC AND COMMERCIAL DEVELOPMENT THAT WILL HELP STABILIZE AND TRANSFORM DISINVESTED NEIGHBORHOODS. DDI RENOVATES AND REDEVELOPS PROPERTIES INTO HIGH QUALITY, INCLUSIVE HOUSING THAT IS WELL-DESIGNED AND ACCESSIBLE TO A BROAD RANGE OF DETROITERS. THE FIRM DEVELOPS ACROSS A WIDE RANGE OF REAL ESTATE PROJECT TYPES, INCLUDING SINGLE-FAMILY REHABILITATION AND INFILL AND MULTI- FAMILY PRESERVATION.

  • REAL ESTATE DEVELOPMENT - WE IMAGINE, DESIGN AND BUILD BEAUTIFUL HOUSING. WE CREATE MIXED-INCOME COMMUNITIES AND SINGLE-FAMILY HOMES ACROSS DETROIT FOR THE FULL RANGE OF DETROITERS. OUR WORK IS AN INTEGRATED APPROACH TO STABILIZING AND GROWING NEIGHBORHOODS DECIMATED BY THE RECENT HOUSING CRISIS.

    Expenses $3,533,978 · Revenue $2,280,413

As filed on the 2025 return.

Listed in Part VII

  • Sonya Mays

    PRESIDENT & CEO

    Total calculated
    $281,259
    From this org
    $247,500
    From related orgs
    $0
    Other
    $33,759
    Hours/week
    39.5 + 0.5 related

    Schedule J breakdown matched by us

    Base
    $247,500
    Bonus
    $0
    Other
    $0
    Deferred
    $17,515
    Nontaxable benefits
    $16,244
    Filer's total
    $281,259

  • Kate Kohn-Parrott

    CHAIR

    Total calculated
    $0
    Hours/week
    5.5

  • Jason Paulateer

    VICE CHAIR

    Total calculated
    $0
    Hours/week
    5.5

  • Laura Grannemann

    SECRETARY

    Total calculated
    $0
    Hours/week
    5.5

  • Melissa Worden

    MEMBER

    Total calculated
    $0
    Hours/week
    2.5

  • Sherrie Farrell

    MEMBER

    Total calculated
    $0
    Hours/week
    2.5

  • Gwen Butler

    MEMBER

    Total calculated
    $0
    Hours/week
    2.5

  • Robin Kinloch

    MEMBER

    Total calculated
    $0
    Hours/week
    2.5

  • Ron Stallworth

    MEMBER

    Total calculated
    $0
    Hours/week
    2.5

  • Eric Chatman

    MEMBER

    Total calculated
    $0
    Hours/week
    2.5

  • Sean Werdlow

    MEMBER (UNTIL 12/31/2025)

    Total calculated
    $0
    Hours/week
    2.5

  • Mark Meier

    CHIEF FINANCIAL OFFICER

    Total calculated
    $189,044
    From this org
    $160,000
    From related orgs
    $0
    Other
    $29,044
    Hours/week
    38.75 + 1.25 related

    Schedule J breakdown matched by us

    Base
    $160,000
    Bonus
    $0
    Other
    $0
    Deferred
    $12,800
    Nontaxable benefits
    $16,244
    Filer's total
    $189,044

  • Craig Willian

    CHIEF INVESTMENT OFFICER

    Total calculated
    $218,833
    From this org
    $185,000
    From related orgs
    $0
    Other
    $33,833
    Hours/week
    39.5 + 0.5 related

    Schedule J breakdown matched by us

    Base
    $185,000
    Bonus
    $0
    Other
    $0
    Deferred
    $13,092
    Nontaxable benefits
    $20,741
    Filer's total
    $218,833

  • Anthony Pipitone

    CONSTRUCTION MANAGER

    Total calculated
    $131,250
    From this org
    $125,000
    From related orgs
    $0
    Other
    $6,250
    Hours/week
    40

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

  • 3 · Approval by the board or compensation committee

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 BOARD HAS INSTITUTED A FORMAL BOARD PROCESS FOR CEO PERFORMANCE AND COMPENSATION UNDER WHICH THE BOARD WILL FORMALLY APPROVE THE CEO'S SALARY. THE CEO REVIEWS THE COMPENSATION FOR ALL SENIOR STAFF.

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.

  • DREAMBUILDERS NONPROFIT HOUSING CORPORATION

    501(C)(3) · PROVIDING AFFORDABLE AND MIXED INCOME HOUSING · MI · controlled entity

    Directly controlled by DEVELOP DETROIT INC

  • DFC QALICB INC

    501(C)(3) · PROVIDING AFFORDABLE AND MIXED INCOME HOUSING · MI · controlled entity

    Directly controlled by DEVELOP DETROIT INC

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.

  • SHELBORNE SQUARE APARTMENTS LIMITED DIVIDEND HOUSING ASSOCIATION LLC

    OWN AND OPERATE RENTAL HOUSING DEVELOPMENT · MI

    Directly controlled by DEV DETROIT SHELBORNE SQUARE LLC

  • DEV DETROIT SHELBORNE SQUARE LLC

    OWN AND OPERATE RENTAL HOUSING DEVELOPMENT · MI · income $524,724 · assets $2,282,768

    Directly controlled by DEVELOP DETROIT INC

  • DDI RENAISSANCE LIMITED DIVIDEND HOUSING ASSOCIATION LLC

    OWN AND OPERATE RENTAL HOUSING DEVELOPMENT · MI · income $331,494 · assets $2,130,922

    Directly controlled by DEVELOP DETROIT INC

  • CDC DEV DETROIT LLC

    HOLD DEVELOPMENT ACTIVITY OF EARLY STAGE PROJECTS · MI · income $0 · assets $0

    Directly controlled by DEVELOP DETROIT INC

  • ISLANDVIEW TOWNHOMES LLC

    OWN AND OPERATE RENTAL HOUSING DEVELOPMENT · MI · income $0 · assets $1,586,483

    Directly controlled by DEVELOP DETROIT INC

  • DDI LAWTON LDHA LLC

    RENTAL · MI · income $0 · assets $0

    Directly controlled by DEVELOP DETROIT INC

  • TURNER NORTH DEVELOPMENT LLC

    HOUSING REHABILITATION · MI · income $0 · assets $0

    Directly controlled by DEVELOP DETROIT INC

  • REVOLUTION CONSTRUCTION LLC

    HOUSING REHABILITATION · MI · income $0 · assets $0

    Directly controlled by DEVELOP DETROIT INC

Related partnerships

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

  • MARWOOD LIMITED DIVIDEND HOUSING ASSOCIATION

    RENTAL · RENTAL · MI · 99.99% owned · general or managing partner

    Directly controlled by DEVELOP DETROIT INC

  • DEV DETROIT 1346 GRATIOT LLC

    RENTAL · HOUSING REHABILITATION · MI · 90% owned · share of assets $6,045,194 · general or managing partner

    Directly controlled by DEVELOP DETROIT PROPERTIES INC

  • 93 SEWARD PARTNERS LLC

    N/A · LOAN PURCHASE · MI · 50% owned

    Directly controlled by DEVELOP DETROIT PROPERTIES INC

  • DEVELOP DETROIT EQUITY INVESTMENT FUND LLC

    N/A · EQUITY FUND · MI · 0.02% owned · share of assets $184

    Directly controlled by DEVELOP DETROIT PROPERTIES INC

  • UNIVERSITY MEADOWS I LIMITED DIVIDEND HOUSING ASSOCIATION LP

    RENTAL · RENTAL · MI · 0.01% owned · share of assets $30

    Directly controlled by DEVELOP DETROIT PROPERTIES INC

  • REVOLUTION 90 MTV TOWNHOMES LLC

    N/A · HOUSING REHABILITATION · MI · 0.1% owned · share of assets $670

    Directly controlled by DEVELOP DETROIT EQUITY INVESTMENT FUND LLC

  • MARWOOD MARSTON 2020 LIMITED DIVIDEND HOUSING ASSOCIATION LLC

    RENTAL · HOUSING REHABILITATION · MI · 0.01% owned · share of income $73 · share of assets $1,572

    Directly controlled by DEVELOP DETROIT PROPERTIES INC

  • DETROIT FOOD COMMONS LLC

    LOAN INTEREST · LEVERAGE LENDER · MI · 67% owned · share of income $190,665 · share of assets $6,943,773 · general or managing partner

    Directly controlled by DEVELOP DETROIT INC

Related corporations and trusts

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

  • DEVELOP DETROIT PROPERTIES INC

    C · PROPERTY ACQUISITION AND REHABILITATION · MI · 100% owned · share of income $433,097 · share of assets $5,614,343 · controlled entity

    Directly controlled by DEVELOP DETROIT INC

Provenance

Return type
form_990
Tax year
2025
Filed
24 July 2026
IRS schema version
2025v4.2
Source object
202632379349301773

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