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← COMMUNITY HOUSING IMPROVEMENT SYSTEMS AND PLANNING ASSN INC

Form 990 for tax year 2023

Filed by COMMUNITY HOUSING IMPROVEMENT SYSTEMS AND PLANNING ASSN INC.

Totals

Total revenue
$11,771,576
Total expenses
$7,673,925
Contributions and grants received
$774,665
Grants paid
$244,112
Program service revenue
$10,707,391
Investment income
$250,403
Other revenue
$39,117
Total assets, end of year
$60,529,393
Total liabilities, end of year
$20,853,174
Net assets or fund balances, end of year
$39,676,219
Program services expenses (Part IX)
$6,970,624
Management and general expenses
$467,990
Fundraising expenses
$235,311
Program service expenses (Part III)
$6,970,624

Program services were 90.8% 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.

  • 1e · Government grants (contributions)

    $302,682

  • 1f · All other contributions, gifts and grants

    $471,983

  • 2a · Program service revenue: RENTAL INCOME

    total $3,633,442 · related or exempt $3,633,442

  • 2b · Program service revenue: DEVELOPER FEE INCOME

    total $3,120,000 · related or exempt $3,120,000

  • 2c · Program service revenue: MANAGEMENT & CONSULTING

    total $2,870,829 · related or exempt $2,870,829

  • 2d · Program service revenue: INTEREST INCOME

    total $671,892 · related or exempt $671,892

  • 2e · Program service revenue: OTHER RENTAL INCOME

    total $411,228 · related or exempt $411,228

  • 3 · Investment income

    total $250,403 · excluded $250,403

  • 10a · Gross sales of inventory

    $39,117

  • 10b · Cost of goods sold

    $0

  • 10c · Net income from sales of inventory

    total $39,117 · related or exempt $39,117

Functional expenses

Part IX, the statement of functional expenses.

  • 1 · Grants to domestic organizations and governments

    total $141,059 · program services $141,059

  • 2 · Grants to domestic individuals

    total $103,053 · program services $103,053

  • 5 · Compensation of officers, directors and key employees

    total $383,179 · program services $310,375 · management and general $45,981 · fundraising $26,823

  • 7 · Other salaries and wages

    total $1,474,515 · program services $1,194,357 · management and general $176,942 · fundraising $103,216

  • 8 · Pension plan contributions

    total $63,346 · program services $51,310 · management and general $7,602 · fundraising $4,434

  • 9 · Other employee benefits

    total $402,672 · program services $326,164 · management and general $48,321 · fundraising $28,187

  • 10 · Payroll taxes

    total $137,434 · program services $111,322 · management and general $16,492 · fundraising $9,620

  • 11b · Fees: legal

    total $23,201 · program services $20,417 · management and general $2,784

  • 11c · Fees: accounting

    total $60,300 · management and general $60,300

  • 12 · Advertising and promotion

    total $2,522 · program services $2,042 · management and general $303 · fundraising $177

  • 13 · Office expenses

    total $213,547 · program services $172,973 · management and general $25,626 · fundraising $14,948

  • 16 · Occupancy

    total $163,266 · program services $132,245 · management and general $19,592 · fundraising $11,429

  • 17 · Travel

    total $9,458 · program services $9,458

  • 20 · Interest

    total $491,853 · program services $491,853

  • 22 · Depreciation, depletion and amortization

    total $511,246 · program services $511,246

  • 23 · Insurance

    total $191,427 · program services $191,427

  • 24a · Other expenses: REPAIRS & MAINTENANCE

    total $790,200 · program services $790,200

  • 24b · Other expenses: DONATED PROPERTY

    total $514,226 · program services $514,226

  • 24c · Other expenses: UTILITIES

    total $512,767 · program services $512,767

  • 24d · Other expenses: MISCELLANEOUS

    total $410,119 · program services $332,197 · management and general $49,214 · fundraising $28,708

  • 24e · All other expenses

    total $1,074,535 · program services $1,051,933 · management and general $14,833 · fundraising $7,769

Balance sheet

Part X, book values.

  • 2 · Savings and temporary cash investments

    beginning of year $9,394,145 · end of year $10,785,470

  • 4 · Accounts receivable

    beginning of year $2,500,900 · end of year $4,669,262

  • 8 · Inventories for sale or use

    beginning of year $4,921,850 · end of year $4,583,386

  • 9 · Prepaid expenses and deferred charges

    beginning of year $6,331 · end of year $7,387

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

    $29,947,680

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

    $12,163,890

  • 10c · Land, buildings and equipment, net

    beginning of year $18,184,877 · end of year $17,783,790

  • 11 · Investments: publicly traded securities

    beginning of year $5,455,870 · end of year $6,101,668

  • 13 · Investments: program-related

    beginning of year $15,932,438 · end of year $16,003,582

  • 14 · Intangible assets

    end of year $93,228

  • 15 · Other assets

    beginning of year $740,634 · end of year $501,620

  • 17 · Accounts payable and accrued expenses

    beginning of year $5,761,287 · end of year $4,876,019

  • 23 · Secured mortgages and notes payable

    beginning of year $15,896,834 · end of year $15,468,105

  • 25 · Other liabilities

    beginning of year $703,872 · end of year $509,050

  • 27 · Net assets without donor restrictions

    beginning of year $34,775,052 · end of year $39,676,219

Mission and programs · 2023

Mission

DEVELOPING AND OPERATING LOW-INCOME HOUSING PROJECTS

  • PLANNING, DEVELOPING AND OPERATING LOW-INCOME HOUSING PROJECTS.

    Expenses $6,970,624 · Grants $244,112 · Revenue $10,325,019

As filed on the 2023 return.

Listed in Part VII

  • Pfianna Cline

    CHAIR

    Total calculated
    $0
    Hours/week
    2

  • Adoracion Doris Lopez

    VICE-CHAIR

    Total calculated
    $0
    Hours/week
    2

  • Mirco Jonathan Haag

    TREASURER

    Total calculated
    $0
    Hours/week
    2

  • Jose A Garcia

    SECRETARY

    Total calculated
    $0
    Hours/week
    2

  • Jose Chavez

    BOARD MEMBER

    Total calculated
    $0
    Hours/week
    2

  • Anna Mae Gazo

    BOARD MEMBER

    Total calculated
    $0
    Hours/week
    2

  • Hugo Alameda

    BOARD MEMBER

    Total calculated
    $0
    Hours/week
    2

  • Sonia Jaramillo

    BOARD MEMBER

    Total calculated
    $0
    Hours/week
    2

  • Arisbeth Zepeda

    BOARD MEMBER

    Total calculated
    $0
    Hours/week
    2

  • Geoffrey Morgan

    PRESIDENT & CEO

    Total calculated
    $76,154
    From this org
    $74,001
    From related orgs
    $0
    Other
    $2,153
    Hours/week
    40

  • Norm Kolpin

    PART-TIME INTERIM PRESIDENT

    Total calculated
    $21,300
    From this org
    $21,300
    From related orgs
    $0
    Other
    $0
    Hours/week
    4

  • Andrew Simer

    CFO

    Total calculated
    $204,268
    From this org
    $173,084
    From related orgs
    $0
    Other
    $31,184
    Hours/week
    40

    Schedule J breakdown matched by us

    Base
    $173,084
    Bonus
    $0
    Other
    $0
    Deferred
    $30,000
    Nontaxable benefits
    $1,184
    Filer's total
    $204,268

  • Dana Cleary

    DIRECTOR OF RE DEVELOPMENT

    Total calculated
    $160,491
    From this org
    $133,522
    From related orgs
    $0
    Other
    $26,969
    Hours/week
    40

    Schedule J breakdown matched by us

    Base
    $133,522
    Bonus
    $0
    Other
    $0
    Deferred
    $21,331
    Nontaxable benefits
    $5,638
    Filer's total
    $160,491

  • Paul Tran

    PROJECT MANAGER

    Total calculated
    $152,803
    From this org
    $128,091
    From related orgs
    $0
    Other
    $24,712
    Hours/week
    40

    Schedule J breakdown matched by us

    Base
    $128,091
    Bonus
    $0
    Other
    $0
    Deferred
    $14,203
    Nontaxable benefits
    $10,509
    Filer's total
    $152,803

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 · Compensation survey or study

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

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

The 10 largest by cash amount. The API serves every itemized grant.

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.

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.

  • CENTRAL COAST DEVELOPMENT LLC

    RENTAL HOUSING DEVELOPMENT · CA · income $0 · assets $316,500

    Directly controlled by CHISPA

  • CHISPA MHSA LLC

    LOW INCOME HOUSING DEVELOPMENT · CA · income $32,366 · assets $300,494

    Directly controlled by CHISPA

  • CHISPA PROPERTIES LLC

    LOW INCOME HOUSING DEVELOPMENT · CA · income $211,212 · assets $3,004,078

    Directly controlled by CHISPA

  • CHISPA AFFORDABLE APARTMENTS LLC

    LOW INCOME HOUSING DEVELOPMENT · CA · income $892,653 · assets $3,027,424

    Directly controlled by CHISPA

  • CHISPA GP LLC

    LOW INCOME HOUSING DEVELOPMENT · CA · income $0 · assets $2,000

    Directly controlled by CHISPA

  • CHISPA MR GP LLC

    LOW INCOME HOUSING DEVELOPMENT · CA · income $0 · assets $0

    Directly controlled by CHISPA

Related partnerships

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

  • TYLER GREENFIELD AR LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.01% owned · share of income -$10 · share of assets $2,000,043 · general or managing partner

    Directly controlled by CHISPA

  • HARDEN SALINAS AR LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.01% owned · share of income $18 · share of assets $102,412 · general or managing partner

    Directly controlled by CHISPA

  • VILLA SANTA CLARA PARTNERS

    RELATED · LOW INCOME HOUSING PROJECT · CA · 1.1% owned · share of income $662 · share of assets $52,097 · general or managing partner

    Directly controlled by CHISPA

  • VILLA LA POSADA HOUSING PARTNERS

    RELATED · LOW INCOME HOUSING PROJECT · CA · 1.1% owned · share of income $2,574 · share of assets $593,871 · general or managing partner

    Directly controlled by CHISPA

  • MARINA SENIORS HOUSING PARTNERS LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.1% owned · share of income $54 · share of assets $1,039,098 · general or managing partner

    Directly controlled by CHISPA

  • QM AFFORDABLE HOUSING PARTNERS LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 1% owned · share of income $27,307 · share of assets $407,115 · general or managing partner

    Directly controlled by CHISPA

  • VILLA SAN MIGUEL PARTNERS LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.1% owned · share of income $62 · share of assets $658,956 · general or managing partner

    Directly controlled by CHISPA

  • GABILAN HILLS APARTMENTS PARTNERS LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.1% owned · share of income $246 · share of assets $904,274 · general or managing partner

    Directly controlled by CHISPA

  • MORO LINDO TOWNHOMES LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.1% owned · share of income $110 · share of assets $1,193,254 · general or managing partner

    Directly controlled by CHISPA

  • ROOSEVELT STREET TOWNHOMES LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.1% owned · share of income -$18 · share of assets $1,257,496 · general or managing partner

    Directly controlled by CHISPA

  • WILLIAMS RANCH HOUSING PARTNERS I LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.01% owned · share of income $9 · share of assets $784,505 · general or managing partner

    Directly controlled by CHISPA

  • MARKET STREET TOWNHOMES LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.1% owned · share of income $83 · share of assets $349,498 · general or managing partner

    Directly controlled by CHISPA

  • CANYON CREEK TOWNHOMES LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.1% owned · share of income -$249 · share of assets $279,584 · general or managing partner

    Directly controlled by CHISPA

  • LOS ABUELITOS LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.01% owned · share of income -$110,875 · share of assets $846,238 · general or managing partner

    Directly controlled by CHISPA

  • WALNUT PLACE TOWNHOMES LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.01% owned · share of income -$30 · share of assets $1,306,924 · general or managing partner

    Directly controlled by CHISPA

  • SHERWOOD VILLAGE LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.01% owned · share of income -$23 · share of assets $167,626 · general or managing partner

    Directly controlled by CHISPA

  • VINEYARD GREEN TOWNHOMES LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.01% owned · share of income -$20 · share of assets $77,923 · general or managing partner

    Directly controlled by CHISPA VINEYARD GP LLC

  • LA GLORIA LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.01% owned · share of income -$11 · share of assets $127,795 · general or managing partner

    Directly controlled by CHISPA LA GLORIA GP LLC

  • SEA GARDEN LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.01% owned · share of income $80,021 · share of assets $118,378 · general or managing partner

    Directly controlled by CHISPA SEA GARDEN GP LLC

  • CHISPA BUENA VISTA LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.01% owned · share of income -$23 · share of assets $181,170 · general or managing partner

    Directly controlled by CHISPA BV GP LLC

  • CHISPA SUNRISE LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.01% owned · share of income -$58 · share of assets $1,593,737 · general or managing partner

    Directly controlled by CHISPA

  • JUNSAY OAKS LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.01% owned · share of income -$46 · share of assets $6,361,177 · general or managing partner

    Directly controlled by CHISPA

  • CHISPA EAST GARRISON LP

    RELATED · LOW INCOME HOUSING PROJECT · CA · 0.01% owned · share of income -$193 · share of assets $35,144,562 · general or managing partner

    Directly controlled by CHISPA EG GP LLC

Related corporations and trusts

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

  • CENTRAL COAST RESIDENTIAL BUILDERS INC

    C · CONSTRUCTION OF LOW INCOME HOUSING PROJECTS · CA · 100% owned · share of income -$1,088,245 · share of assets $755,945

    Directly controlled by CENTRAL COAST DEVELOPMENT LLC

  • CHISPA BV GP LLC

    C · GENERAL PARTNER TO LOW INCOME HOUSING PROJECTS · CA · 100% owned · share of income -$27,688 · share of assets $14,251

    Directly controlled by CHISPA

  • CHISPA HOUSING MANAGEMENT INC

    C · MANAGEMENT SERVICE TO LOW INCOME HOUSING PROJECTS · CA · 100% owned · share of income $116,795 · share of assets $1,283,970

    Directly controlled by CHISPA

  • CHISPA LA GLORIA GP LLC

    C · GENERAL PARTNER TO LOW INCOME HOUSING PROJECTS · CA · 100% owned · share of income -$23,388 · share of assets $100,000

    Directly controlled by CHISPA

  • CHISPA SEA GARDEN GP LLC

    C · GENERAL PARTNER TO LOW INCOME HOUSING PROJECTS · CA · 100% owned · share of income $27,117 · share of assets $190,757

    Directly controlled by CHISPA

  • CHISPA VINEYARD GP LLC

    C · GENERAL PARTNER TO LOW INCOME HOUSING PROJECTS · CA · 100% owned · share of income $33,336 · share of assets -$186

    Directly controlled by CHISPA

  • SPARK DEVELOPMENT

    C · DEVELOPER TO LOW INCOME HOUSING PROJECTS · CA · 100% owned · share of income $629,293 · share of assets -$394,508

    Directly controlled by CHISPA

Provenance

Return type
form_990
Tax year
2023
Filed
13 August 2025
IRS schema version
2023v6.0
Source object
202522259349302962

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