The Community Preservation Corporation in New York, New York (NY)

The Community Preservation Corporation
Employer Identification Number (EIN)	132792409
Name of Organization	The Community Preservation Corporation
Address	28 E 28th St Fl 9, New York, NY 10016-7939
Activities	Other activity aimed t combating community deterioration, Low and moderate income housing, Area development, redevelopment of renewal
Subsection	Charitable Organization
Ruling Date	12/1974
Deductibility	Contributions are deductible
Foundation	Organization which receives a substantial part of its support from a governmental unit or the general public
Organization	Corporation
Exempt Organization Status	Unconditional Exemption
Tax Period	06/2013
Assets	$50,000,000 to greater
Income	$10,000,000 to $49,999,999
Filing Requirement	990 (all other) or 990EZ return
Asset Amount	$804,834,724
Amount of Income	$45,812,427
Form 990 Revenue Amount	$41,566,987
National Taxonomy of Exempt Entities (NTEE)	Community Improvement, Capacity Building: Community, Neighborhood Development, Improvement (General)

Non-representatives - add comments:

Financial snapshot ($)

Revenue for 2013

Assets at the end of 2013

Functional expenses for 2013

Support schedule

	2012	2013
Checklist
Is the organization described in section 501(c)(3) or 4947(a)(1) (other than a private foundation)?	Yes	Yes
Is the organization required to complete Schedule B, Schedule of Contributors?	Yes	No
Did the organization engage in direct or indirect political campaign activities on behalf of or in opposition to candidates for public office?	No	No
Did the organization engage in lobbying activities, or have a section 501(h) election in effect during the tax year?	Yes	Yes
Is the organization a section 501(c)(4), 501(c)(5), or 501(c)(6) organization that receives membership dues, assessments, or similar amounts as defined in Revenue Procedure 98-19?	No	No
Did the organization maintain any donor advised funds or any similar funds or accounts for which donors have the right to provide advice on the distribution or investment of amounts in such funds or accounts?	No	No
Did the organization receive or hold a conservation easement, including easements to preserve open space, the environment, historic land areas, or historic structures?	No	No
Did the organization maintain collections of works of art, historical treasures, or other similar assets?	No	No
Did the organization report an amount for escrow or custodial account liability; serve as a custodian or provide credit counseling, debt management, credit repair, or debt negotiation services?	Yes	Yes
Did the organization, directly or through a related organization, hold assets in temporarily restricted endowments, permanent endowments, or quasi-endowments?	No	No
Did the organization report an amount for land, buildings, and equipment?	Yes	Yes
Did the organization report an amount for investments-other securities that is 5% or more of its total assets?	No	Yes
Did the organization report an amount for investments-program related that is 5% or more of its total assets?	Yes	Yes
Did the organization report an amount for other assets that is 5% or more of its total assets?	No	No
Did the organization report an amount for other liabilities?	Yes	Yes
Did the organization's separate or consolidated financial statements for the tax year include a footnote that addresses the organization's liability for uncertain tax positions under FIN 48 (ASC 740)?	Yes	Yes
Did the organization obtain separate, independent audited financial statements for the tax year?	Yes	Yes
Was the organization included in consolidated, independent audited financial statements for the tax year?	Yes	Yes
Is the organization a school described in section 170(b)(1)(A)(ii)?	No	No
Did the organization maintain an office, employees, or agents outside of the United States?	No	No
Did the organization have aggregate revenues or expenses of more than $10,000 from grantmaking, fundraising, business, investment, and program service activities outside the United States, or aggregate foreign investments valued at $100,000 or more?	No	No
Did the organization report more than $5,000 of grants or other assistance to or for any foreign organization?	No	No
Did the organization report more than $5,000 of aggregate grants or other assistance to or for foreign individuals?	No	No
Did the organization report a total of more than $15,000 of expenses for professional fundraising services?	No	No
Did the organization report more than $15,000 total of fundraising event gross income and contributions?	No	No
Did the organization report more than $15,000 of gross income from gaming activities?	No	No
Did the organization operate one or more hospital facilities?	No	No
Did the organization attach a copy of its audited financial statements?	No	No
Did the organization report more than $5,000 of grants or other assistance to any domestic organization or domestic government?	Yes	No
Did the organization report more than $5,000 of grants or other assistance to or for domestic individuals?	Yes	No
Did the organization answer 'Yes' about compensation of the organization's current and former officers, directors, trustees, key employees, and highest compensated employees?	Yes	Yes
Did the organization have a tax-exempt bond issue with an outstanding principal amount of more than $100,000 as of the last day of the year, that was issued after December 31, 2002?	No	No
Did the organization invest any proceeds of tax-exempt bonds beyond a temporary period exception?	No	No
Did the organization maintain an escrow account other than a refunding escrow at any time during the year to defease any tax-exempt bonds?	No	No
Did the organization act as an 'on behalf of' issuer for bonds outstanding at any time during the year?	No	No
Did the organization engage in an excess benefit transaction with a disqualified person during the year?	No	No
Is the organization aware that it engaged in an excess benefit transaction with a disqualified person in a prior year, and that the transaction has not been reported on any of the organization's prior Forms 990 or 990-EZ?	No	No
Did the organization report any amount for receivables from or payables to any current or former officers, directors, trustees, key employees, highest compensated employees, or disqualified persons?	No	No
Did the organization provide a grant or other assistance to an officer, director, trustee, key employee, substantial contributor or employee thereof, a grant selection committee member, or to a 35% controlled entity or family member of any of these persons?	No	No
Was the organization a party to a business transaction with one of the following parties
A current or former officer, director, trustee, or key employee?	No	No
A family member of a current or former officer, director, trustee, or key employee?	No	No
An entity of which a current or former officer, director, trustee, or key employee (or a family member thereof) was an officer, director, trustee, or direct or indirect owner?	Yes	Yes
Did the organization receive more than $25,000 in non-cash contributions?	No	No
Did the organization receive contributions of art, historical treasures, or other similar assets, or qualified conservation contributions?	No	No
Did the organization liquidate, terminate, or dissolve and cease operations?	No	No
Did the organization sell, exchange, dispose of, or transfer more than 25% of its net assets?	No	No
Did the organization own 100% of an entity disregarded as separate from the organization under Regulations sections 301.7701-2 and 301.7701-3?	Yes	Yes
Was the organization related to any tax-exempt or taxable entity?	Yes	Yes
Did the organization have a controlled entity within the meaning of section 512(b)(13)?	Yes	Yes
Did the organization make any transfers to an exempt non-charitable related organization?	Yes	No
Did the organization conduct more than 5% of its activities through an entity that is not a related organization and that is treated as a partnership for federal income tax purposes?	No	No

	2011	2012	2013
Statements Regarding Other IRS Filings and Tax Compliance
The number reported in Box 3 of Form 1096		3,485	2,765
The number of Forms W-2G		0	0
Did the organization comply with backup withholding rules for reportable payments to vendors and reportable gaming (gambling) winnings to prize winners?		Yes	Yes
The number of employees reported on Form W-3, Transmittal of Wage and Tax Statements, filed for the calendar year ending with or within the year covered by this return		160	150
Did the organization file all required federal employment tax returns?		Yes	Yes
Did the organization have unrelated business gross income of $1,000 or more during the year?	Yes	Yes	Yes
Has it filed a Form 990-T for this year?		Yes	Yes
At any time during the calendar year, did the organization have an interest in, or a signature or other authority over, a financial account in a foreign country (such as a bank account, securities account, or other financial account)?		No	No
Was the organization a party to a prohibited tax shelter transaction at any time during the tax year?		No	No
Did any taxable party notify the organization that it was or is a party to a prohibited tax shelter transaction?		No	No
Did the organization file Form 8886-T?		No	No
Does the organization have annual gross receipts that are normally greater than $100,000, and did the organization solicit any contributions that were not tax deductible as charitable contributions?		No	No
Did the organization include with every solicitation an express statement that such contributions or gifts were not tax deductible?		No	No
Did the organization receive a payment in excess of $75 made partly as a contribution and partly for goods and services provided to the payor?		No	No
Did the organization notify the donor of the value of the goods or services provided?		No	No
Did the organization sell, exchange, or otherwise dispose of tangible personal property for which it was required to file Form 8282?		No	No
Did the organization receive any funds, directly or indirectly, to pay premiums on a personal benefit contract?		No	No
Did the organization, during the year, pay premiums, directly or indirectly, on a personal benefit contract?		No	No
If the organization received a contribution of qualified intellectual property, did the organization file Form 8899 as required?		No	No
If the organization received a contribution of cars, boats, airplanes, or other vehicles, did the organization file a Form 1098-C?		No	No
Did a donor advised fund maintained by the sponsoring organization have excess business holdings at any time during the year?		No	No
Did the sponsoring organization make any taxable distributions under section 4966?		No	No
Did the sponsoring organization make a distribution to a donor, donor advisor, or related person?		No	No
Initiation fees and capital contributions	$0	$0	$0
Gross receipts for public use of club facilities	$0	$0	$0
Gross income from members or shareholders	$0	$0	$0
Gross income from other sources	$0	$0	$0
Is the organization filing Form 990 in lieu of Form 1041?		No	No
The amount of tax-exempt interest received or accrued during the year		$0	$0
Is the organization licensed to issue qualified health plans in more than one state?		No	No
The amount of reserves the organization is required to maintain by the states in which the organization is licensed to issue qualified health plans		$0	$0
The amount of reserves on hand		$0	$0
Did the organization receive any payments for indoor tanning services during the tax year?		No	No
Has it filed a Form 720 to report these payments?		No	No

	2012	2013
Compensation of Officers, Directors, Trustees, Key Employees, Highest Compensated Employees, and Independent Contractors
Officers, Directors, Trustees, Key Employees, and Highest Compensated Employees
Total reportable compensation from the organization	$7,302,223	$8,251,712
Total reportable compensation from related organizations	$3,355,921	$1,821,339
Total estimated amount of other compensation from the organization and related organizations	$1,570,810	$1,301,264
Total number of individuals who received more than $100,000 of reportable compensation from the organization	37	35
Total number of independent contractors who received more than $100,000 of compensation from the organization	23	12

	2011	2012	2013
Statement of Revenue
Total revenue	$70,018,011	$51,944,187	$41,566,987
Contributions, Gifts, Grants and Other Similar Amounts	$2,682,766	$2,259,072	$850
Program Service Revenue	$66,992,996	$49,454,141	$40,770,426
Real Estate Credit		$35,053,628	$27,935,654
Other Activities Related to Credit Intermediation		$7,224,480	$7,016,132
Real Estate Credit		$2,733,488	$2,195,467
Real Estate Credit		$2,044,660	$1,819,164
Other Activities Related to Credit Intermediation		$1,510,543	$1,758,849
All other program service revenue		$887,342	$45,160
Other Revenue
Investment income (including dividends, interest, and other similar amounts)	$336,178	$178,108	$205,655
Income from investment of tax-exempt bond proceeds	$0	$0	$0
Royalties	$0	$0	$0
Net rental income	$0	$0	$0
Gross rents (Real / Personal)	$196,144 / $0	$284,708 / $0	$185,920 / $0
Less: rental expenses (Real / Personal)	$196,144 / $0	$284,708 / $0	$185,920 / $0
Rental income or (loss) (Real / Personal)	$0 / $0	$0 / $0	$0 / $0
Net gain/loss from sales of assets other than inventory	$6,071	$52,866	$590,056
Gross amount from sales of assets other than inventory (Securities / Other)	$0 / $10,790	$0 / $82,200	$0 / $4,649,576
Less: cost or other basis and sales expenses (Securities / Other)	$0 / $4,719	$0 / $29,334	$0 / $4,059,520
Gain or (loss) (Securities / Other)	$0 / $6,071	$0 / $52,866	$0 / $590,056
Net income/loss from fundraising events	$0	$0	$0
Net income/loss from gaming activities	$0	$0	$0
Net income/loss from sales of inventory	$0	$0	$0
Miscellaneous Revenue	$0	$0	$0

	2011	2012	2013
Statement of Functional Expenses
Total functional expenses	$127,664,151	$76,377,040	$48,506,479
Grants and other assistance to domestic organizations and domestic governments		$2,445,359	$0
Grants and other assistance to domestic individuals		$15,000	$3,000
Grants and other assistance to foreign organizations, foreign governments, and foreign individuals		$0	$0
Benefits paid to or for members		$0	$0
Compensation of current officers, directors, trustees, and key employees	$8,395,387	$8,812,532	$6,407,500
Compensation not included above, to disqualified persons		$0	$0
Other salaries and wages	$6,753,674	$4,742,616	$4,375,524
Pension plan accruals and contributions		$446,699	$398,257
Other employee benefits		$537,168	$499,484
Payroll taxes	$921,206	$780,529	$737,599
Fees for services (non-employees)
Management		$0	$0
Legal		$1,805,058	$749,206
Accounting		$799,150	$760,017
Lobbying		$105,966	$14,107
Professional fundraising services	$0	$0	$0
Investment management fees		$0	$0
Other		$3,851,941	$1,158,272
Advertising and promotion		$131,579	$112,383
Office expenses		$728,574	$547,173
Information technology		$1,034,921	$873,887
Royalties		$0	$0
Occupancy		$1,768,117	$1,728,965
Travel		$213,381	$204,970
Payments of travel or entertainment expenses for any federal, state, or local public officials		$0	$0
Conferences, conventions, and meetings		$24,298	$30,846
Interest		$26,933,020	$23,298,557
Payments to affiliates		$0	$0
Depreciation, depletion, and amortization		$2,395,890	$2,283,364
Insurance		$399,710	$421,243
Other expenses		$13,237,209	$1,966,822
Other expenses		$4,438,652	$1,074,210
Other expenses		$390,381	$532,602
Other expenses		$185,486	$9,248
Other expenses		$153,804	$319,243

	2011	2012	2013
Balance Sheet
Total assets	$1,281,599,138	$1,152,788,419	$804,834,724
Cash - non-interest-bearing		$205,986,458	$170,881,465
Savings and temporary cash investments		$78,213,872	$63,486,684
Pledges and grants receivable, net		$0	$0
Accounts receivable, net		$1,760,323	$1,251,418
Loans and other receivables from current and former officers, directors, trustees, key employees, and highest compensated employees		$0	$0
Loans and other receivables from other disqualified persons, persons described in section 4958(c)(3)(B), and contributing employers and sponsoring organizations of section 501(c)(9) voluntary employees' beneficiary organizations		$0	$0
Notes and loans receivable, net		$0	$0
Inventories for sale or use		$0	$0
Prepaid expenses and deferred charges		$506,331	$544,200
Land, buildings, and equipment: cost or other basis		$4,301,942	$3,290,706
Investments - publicly traded securities		$0	$0
Investments - other securities		$32,239,362	$44,175,157
Investments - program-related		$792,901,938	$492,817,592
Intangible assets		$9,395,889	$11,842,000
Other assets		$27,482,304	$16,545,502
Total liabilities	$1,217,361,519	$1,111,768,376	$751,673,987
Accounts payable and accrued expenses		$6,792,663	$4,668,201
Grants payable		$0	$0
Deferred revenue		$0	$0
Tax-exempt bond liabilities	$0	$0	$0
Escrow or custodial account liability		$210,339,421	$189,453,500
Loans and other payables to current and former officers, directors, trustees, key employees, highest compensated employees, and disqualified persons		$0	$0
Secured mortgages and notes payable to unrelated third parties	$589,001,677	$494,407,921	$332,898,697
Unsecured notes and loans payable to unrelated third parties	$404,923,696	$370,609,786	$200,028,335
Other liabilities (including federal income tax, payables to related third parties, and other liabilities)		$29,618,585	$24,625,254
Total net assets or fund balances	$64,237,619	$41,020,043	$53,160,737
Unrestricted net assets		$41,020,043	$53,160,737
Temporarily restricted net assets		$0	$0
Permanently restricted net assets		$0	$0
Capital stock or trust principal, or current funds		$0	$0
Paid-in or capital surplus, or land, building, or equipment fund		$0	$0
Retained earnings, endowment, accumulated income, or other funds	$0	$0	$0

Reason for Public Charity Status (for 2013)
The organization is not a private foundation because it is:	An organization that normally receives: (1) more than 33 1/3 % of its support from contributions, membership fees, and gross receipts from activities related to its exempt functions - subject to certain exceptions, and (2) no more than 33 1/3 % of its support from gross investment income and unrelated business taxable income (less section 511 tax) from businesses acquired by the organization after June 30, 1975
Number of organizations supported	0
Sum of amounts of support	$0

	2009 - 2013 Total
Support Schedule for Organizations Described in Section 509(a)(2) (for 2009 - 2013)
Public support	$301,589,043
Subtotal	$311,980,539
Gifts, grants, contributions, and membership fees received	$5,032,541
Gross receipts from admissions, merchandise sold or services performed, or facilities furnished in any activity that is related to the organization's tax-exempt purpose	$306,947,998
Gross receipts from activities that are not an unrelated trade or business under section 513	$0
Tax revenues levied for the organization's benefit and either paid to or expended on its behalf	$0
The value of services or facilities furnished by a governmental unit to the organization without charge	$0
Less	$10,391,496
Amounts received from disqualified persons	$0
Amounts received from other than disqualified persons that exceed the greater of $5,000 or 1% of the total support	$10,391,496
Total support	$312,932,599
Public support	$311,980,539
Subtotal	$952,060
Gross income from interest, dividends, payments received on securities loans, rents, royalties and income from similar sources	$952,060
Unrelated business taxable income (less section 511 taxes) from businesses acquired after June 30, 1975	$0
Net income from unrelated business activities, whether or not the business is regularly carried on	$0
Other income	$0

	2000	2001	2002	2003	2004	2005	2006	2007
Revenue, Expenses, and Changes in Net Assets or Fund Balances
Total revenue	$33,076,544	$31,691,215	$32,473,690	$32,700,355	$45,189,882	$65,715,218	$75,885,632	$90,562,867
Contributions, gifts, grants, and similar amounts received	$2,020,000	$1,030,000	$0	$160,000	$15,000	$165,500	$110,550	$23,400
Contributions to donor advised funds							$0	$0
Direct public support	$20,000	$30,000	$0	$160,000	$15,000	$165,500	$110,550	$23,400
Indirect public support	$0	$0	$0	$0	$0	$0	$0	$0
Government contributions (grants)	$2,000,000	$1,000,000	$0	$0	$0	$0	$0	$0
Program service revenue including government fees and contracts	$30,086,253	$30,247,677	$32,265,614	$32,434,218	$44,766,140	$64,563,795	$74,490,146	$89,456,986
Membership dues and assessments	$0	$0	$0	$0	$0	$0	$0	$0
Interest on savings and temporary cash investments	$970,291	$413,538	$208,076	$106,137	$408,742	$985,923	$1,284,936	$1,082,481
Dividends and interest from securities	$0	$0	$0	$0	$0	$0	$0	$0
Net rental income or (loss)	$0	$0	$0	$0	$0	$0	$0	$0
Gross rents	$0	$0	$0	$0	$0	$295,115	$228,147	$232,605
Less: rental expenses	$0	$0	$0	$0	$0	$295,115	$228,147	$232,605
Other investment income	$0	$0	$0	$0	$0	$0	$0	$0
Gain or (loss) from sales of assets other than inventory	$0	$0	$0	$0	$0	$0	$0	$0
Gross amount from sales of assets other than inventory	$0	$0	$0	$0	$0	$0	$0	$0
Less: cost or other basis and sales expenses	$0	$0	$0	$0	$0	$0	$0	$0
Net income or (loss) from special events and activities	$0	$0	$0	$0	$0	$0	$0	$0
Gross revenue	$0	$0	$0	$0	$0	$0	$0	$0
Less: direct expenses other than fundraising expenses	$0	$0	$0	$0	$0	$0	$0	$0
Gross profit or (loss) from sales of inventory	$0	$0	$0	$0	$0	$0	$0	$0
Gross sales of inventory, less returns and allowances	$0	$0	$0	$0	$0	$0	$0	$0
Less: cost of goods sold	$0	$0	$0	$0	$0	$0	$0	$0
Other revenue	$0	$0	$0	$0	$0	$0	$0	$0
Total expenses	$27,086,283	$26,496,498	$27,516,311	$26,455,977	$40,905,526	$59,463,969	$73,174,017	$88,895,913
Program services	$23,392,319	$21,039,825	$21,612,990	$19,659,471	$32,874,106	$51,570,284	$64,555,998	$78,321,620
Management and general	$3,693,964	$5,456,673	$5,903,321	$6,796,506	$8,031,420	$7,893,685	$8,618,019	$10,574,293
Fundraising	$0	$0	$0	$0	$0	$0	$0	$0
Payments to affiliates	$0	$0	$0	$0	$0	$0	$0	$0
Net assets or fund balances at end of year	$44,092,223	$49,272,001	$54,166,505	$58,931,303	$61,142,937	$65,304,786	$67,525,281	$68,153,407
Excess or (deficit) for the year	$5,990,261	$5,194,717	$4,957,379	$6,244,378	$4,284,356	$6,251,249	$2,711,615	$1,666,954
Net assets or fund balances at beginning of year	$38,920,551	$44,092,223	$49,272,001	$54,166,505	$58,931,303	$61,142,937	$65,304,786	$67,525,281
Other changes in net assets or fund balances	$-818,589	$-14,939	$-62,875	$-1,479,580	$-2,072,722	$-2,089,400	$-491,120	$-1,038,828

	Total	Program services	Management and general	Fundraising
Statement of Functional Expenses (for 2007)
Total functional expenses	$88,895,913	$78,321,620	$10,574,293	$0
Grants paid from donor advised funds		$0
Other grants and allocations		$487,222
Specific assistance to individuals		$0
Benefits paid to or for members		$0
Compensation of current officers, directors, key employees, etc.	$7,933,381	$5,356,228	$2,577,153	$0
Compensation of former officers, directors, key employees, etc.	$0	$0	$0	$0
Compensation and other distributions, not included above, to disqualified persons (as defined under section 4958(f)(1)) and persons described in section 4958(c)(3)(B)	$0	$0	$0	$0
Salaries and wages of employees not included above	$7,665,749	$5,051,164	$2,614,585	$0
Pension plan contributions not included above	$1,519,866	$1,004,257	$515,609	$0
Employee benefits not included above	$946,852	$726,725	$220,127	$0
Payroll taxes	$899,944	$626,868	$273,076	$0
Professional fundraising fees	$0	$0	$0	$0
Accounting fees	$566,512	$0	$566,512	$0
Legal fees	$310,782	$0	$310,782	$0
Supplies	$190,289	$120,701	$69,588	$0
Telephone	$334,832	$212,385	$122,447	$0
Postage and shipping	$197,336	$125,171	$72,165	$0
Occupancy	$1,576,080	$999,715	$576,365	$0
Equipment rental and maintenance	$121,538	$77,092	$44,446	$0
Printing and publications	$769,404	$303,293	$466,111	$0
Travel	$646,661	$410,180	$236,481	$0
Conferences, conventions, and meetings	$83,640	$53,053	$30,587	$0
Interest	$59,054,585	$59,054,585	$0	$0
Depreciation, depletion, etc.	$616,350	$390,954	$225,396	$0
Other expenses not covered above	$4,974,890	$3,322,027	$1,652,863	$0

	2000	2001	2002	2003	2004	2005	2006	2007
Balance Sheets
Total assets	$481,172,263	$560,491,458	$660,142,039	$707,282,411	$877,941,050	$864,854,452	$1,153,709,051	$1,424,547,537
Cash - non-interest-bearing	$38,200,608	$35,334,710	$5,030,548	$36,108,694	$34,575,139	$41,317,477	$33,041,648	$19,529,250
Savings and temporary cash investments	$28,385,793	$49,651,334	$63,748,266	$39,689,229	$75,970,533	$110,603,584	$106,205,111	$131,731,186
Accounts receivable less allowance for doubtful accounts	$0	$0	$0	$0	$0	$0	$0	$0
Pledges receivable less allowance for doubtful accounts	$0	$0	$0	$0	$0	$0	$0	$0
Grants receivable	$0	$0	$0	$0	$0	$0	$0	$0
Receivables from current and former officers, directors, trustees, and key employees	$0	$0	$0	$0	$0	$0	$0	$0
Receivables from other disqualified persons (as defined under section 4958(f)(1)) and persons described in section 4958(c)(3)(B)							$0	$0
Other notes and loans receivable less allowance for doubtful accounts	$398,047,200	$459,235,528	$572,118,079	$597,596,137	$728,943,237	$675,109,446	$970,570,816	$1,227,723,270
Inventories for sale or use	$0	$0	$0	$0	$0	$0	$0	$0
Prepaid expenses and deferred charges	$0	$0	$0	$0	$0	$0	$0	$0
Investments - publicly-traded securities							$0	$0
Investments - other securities	$0	$0	$0	$0	$0	$0	$13,819,398	$316,168
Investments - land, buildings, and equipment less accumulated depreciation	$0	$0	$0	$0	$0	$0	$668,224	$452,888
Investments - other	$7,393,716	$11,691,427	$13,195,295	$24,023,994	$23,400,304	$17,310,904	$0	$0
Land, buildings, and equipment less accumulated depreciation	$1,046,911	$742,289	$775,387	$774,122	$869,596	$862,813	$2,276,050	$3,503,444
Other assets, including program-related investments	$8,098,035	$3,836,170	$5,274,464	$9,090,235	$14,182,241	$19,650,228	$27,127,804	$41,291,331
Total liabilities	$437,080,040	$511,219,457	$605,975,534	$648,351,108	$816,798,113	$799,549,666	$1,086,183,770	$1,356,394,130
Accounts payable and accrued expenses	$7,431,550	$11,359,660	$5,388,665	$6,887,356	$7,510,027	$8,656,503	$9,706,696	$10,773,057
Grants payable	$0	$0	$0	$0	$0	$0	$0	$0
Deferred revenue	$0	$0	$0	$0	$0	$0	$0	$0
Loans from officers, directors, trustees, and key employees	$0	$0	$0	$0	$0	$0	$0	$0
Tax-exempt bond liabilities	$0	$0	$0	$0	$0	$0	$0	$0
Mortgages and other notes payable	$321,579,112	$369,496,917	$470,836,056	$506,006,299	$643,918,762	$562,060,209	$844,656,437	$1,093,894,943
Other liabilities	$108,069,378	$130,362,880	$129,750,813	$135,457,453	$165,369,324	$228,832,954	$231,820,637	$251,726,130
Total liabilities and net assets/fund balances	$481,172,263	$560,491,458	$660,142,039	$707,282,411	$877,941,050	$864,854,452	$1,153,709,051	$1,424,547,537
Total net assets or fund balances	$44,092,233	$49,272,001	$54,166,505	$58,931,303	$61,142,937	$65,304,786	$67,525,281	$68,153,407

	2000	2001	2002	2003	2004	2005	2006	2007
Reconciliation of Revenue per Audited Financial Statements With Revenue per Return
Total revenue	$33,076,544	$31,691,215	$32,473,690	$32,700,355	$45,189,882	$65,715,218	$75,885,632	$90,562,867
Total revenue, gains, and other support per audited financial statements	$35,508,879	$35,200,983	$36,963,003	$39,241,440	$49,202,730	$65,311,702	$81,356,673	$96,880,705
Other expenses	$2,432,335	$3,509,768	$4,489,313	$6,541,085	$4,012,848	$7,536,146	$11,467,305	$11,712,619
Net unrealized gains on investments	$0	$0	$0	$0	$0	$0	$0	$0
Donated services and use of facilities	$0	$0	$0	$0	$0	$0	$0	$0
Recoveries of prior year grants	$0	$0	$0	$0	$0	$0	$0	$0
Other	$2,432,335	$3,509,768	$4,489,313	$6,541,085	$4,012,848	$7,536,146	$11,467,305	$11,712,619
Other revenue	$0	$0	$0	$0	$0	$7,939,662	$5,996,264	$5,394,781
Investment expenses	$0	$0	$0	$0	$0	$0	$0	$0
Other	$0	$0	$0	$0	$0	$7,939,662	$5,996,264	$5,394,781

	2000	2001	2002	2003	2004	2005	2006	2007
Reconciliation of Expenses per Audited Financial Statements With Expenses per Return
Total expenses	$27,086,283	$26,496,498	$27,516,311	$26,455,977	$40,905,526	$59,463,969	$73,174,017	$88,895,913
Total expenses and losses per audited financial statements	$30,337,209	$30,021,205	$32,068,499	$34,476,642	$46,991,096	$61,149,853	$79,136,178	$96,252,578
Other revenue	$3,250,926	$3,524,707	$4,552,188	$8,020,665	$6,085,570	$9,625,546	$11,958,425	$12,751,446
Donated services and use of facilities	$0	$0	$0	$0	$0	$0	$0	$0
Prior year adjustments	$0	$0	$0	$0	$0	$0	$0	$0
Losses	$0	$0	$0	$0	$0	$0	$0	$0
Other	$3,250,926	$3,524,707	$4,552,188	$8,020,665	$6,085,570	$9,625,546	$11,958,425	$12,751,446
Other expenses	$0	$0	$0	$0	$0	$7,939,662	$5,996,264	$5,394,781
Investment expenses	$0	$0	$0	$0	$0	$0	$0	$0
Other	$0	$0	$0	$0	$0	$7,939,662	$5,996,264	$5,394,781

Average hours per week devoted to position	Compensation	Contributions to employee benefit plans & deferred compensation plans	Expense account and other allowances
Current Officers, Directors, Trustees, and Key Employees
12	$419,999	$79,767	$753
31	$639,591	$115,309	$450
40	$378,500	$77,485	$0
40	$425,000	$72,036	$787
40	$221,100	$31,134	$458
40	$280,600	$55,584	$0
40	$280,200	$55,689	$1,314
32	$115,291	$127	$0
40	$467,500	$118,615	$0
40	$308,971	$66,108	$504
32	$261,079	$47,814	$1,683
40	$230,000	$32,969	$453
40	$282,708	$27,050	$546
40	$345,300	$76,430	$1,192
10	$148,948	$26,310	$141
40	$227,500	$28,001	$475
20	$88,330	$4,396	$229
40	$170,200	$2,997	$352
40	$240,000	$31,592	$944
40	$154,800	$4,714	$392
40	$78,750	$1,289	$468
40	$136,000	$25,696	$310
33	$125,760	$4,938	$129
40	$152,355	$19,449	$0
40	$185,000	$27,647	$1,570
30	$138,560	$15,137	$258
40	$240,800	$33,720	$0
40	$159,167	$11,351	$173
40	$155,000	$8,922	$205
40	$247,300	$24,800	$0
40	$170,300	$21,062	$393
40	$190,000	$25,592	$288
15	$196,272	$39,813	$222
1	$15,000	$0	$0
1	$35,000	$0	$0
1	$7,500	$0	$0
1	$15,000	$0	$0

Total number of officers, directors, and trustees permitted to vote on organization business at board meetings	15
Are any officers, directors, trustees, or key employees listed in Form 990, Part V-A, or highest compensated employees listed in Schedule A, Part I, or highest compensated professional and other independent contractors listed in Schedule A, Part II-A or II-B, related to each other through family or business relationships?	No
Do any officers, directors, trustees, or key employees listed in Form 990, Part V-A, or highest compensated employees listed in Schedule A, Part I, or highest compensated professional and other independent contractors listed in Schedule A, Part II-A or II-B, receive compensation from any other organizations, whether tax exempt or taxable, that are related to the organization?	Yes
Does the organization have a written conflict of interest policy?	Yes

Other Information
Did the organization have unrelated business gross income of $1,000 or more during the year covered by this return, and has it filed a tax return on Form 990-T for this year?	Yes
Was there a liquidation, dissolution, termination, or substantial contraction during the year?	No
Is the organization related (other than by association with a statewide or nationwide organization) through common membership, governing bodies, trustees, officers, etc., to any other exempt or nonexempt organization?	Yes
Direct and indirect political expenditures	$0
Did the organization file Form 1120-POL for this year?	No
Were substantially all dues nondeductible by members?
Did the organization make only in-house lobbying expenditures of $2,000 or less?
Dues, assessments, and similar amounts from members	$0
Section 162(e) lobbying and political expenditures	$0
Aggregate nondeductible amount of section 6033(e)(1)(A) dues notices	$0
Taxable amount of lobbying and political expenditures	$0
Does the organization elect to pay the section 6033(e) tax on the amount above?
If section 6033(e)(1)(A) dues notices were sent, does the organization agree to add the amount above to its reasonable estimate of dues allocable to nondeductible lobbying and political expenditures for the following tax year?
Initiation fees and capital contributions	$0
Gross receipts for public use of club facilities	$0
At any time during the year, did the organization, directly or indirectly, own a controlled entity within the meaning of section 512(b)(13)?	Yes
Amount of tax imposed on the organization during the year under: section 4911	$0
Amount of tax imposed on the organization during the year under: section 4912	$0
Amount of tax imposed on the organization during the year under: section 4955	$0
Did the organization engage in any section 4958 excess benefit transaction during the year or did it become aware of an excess benefit transaction from a prior year?	No
Amount of tax imposed on the organization managers or disqualified persons during the year under sections 4912, 4955, and 4958	$0
Amount of tax above, reimbursed by the organization	$0
At any time during the tax year, was the organization a party to a prohibited tax shelter transaction?	No
Did the organization acquire a direct or indirect interest in any applicable insurance contract?	No
Did the supporting organization, or a fund maintained by a sponsoring organization, have excess business holdings at any time during the year?	No
Number of employees employed in the pay period that includes March 12, 2006	153

	Unrelated business income		Excluded by section 512, 513, or 514		Related or exempt function income
Analysis of Income-Producing Activities (for 2007)
	Business code	Amount	Exclusion code	Amount	Related or exempt function income
Total		$0		$0	$90,539,467
Program service revenue
Program service revenue 1	000000	$0	00	$0	$75,177,150
Program service revenue 2	000000	$0	00	$0	$6,097,041
Program service revenue 3	000000	$0	00	$0	$5,776,413
Program service revenue 4	000000	$0	00	$0	$2,406,382
Program service revenue 5	000000	$0	00	$0	$0
Medicare/Medicaid payments	000000	$0	00	$0	$0
Fees and contracts from government agencies	000000	$0	00	$0	$0
Membership dues and assessments	000000	$0	00	$0	$0
Interest on savings and temporary cash investments	000000	$0	Dividends, interest, payments with respect to securities loans, annuities, income from notional principal contracts, loan commitment fees, and other substantially similar income from ordinary and routine investments excluded by section 512(b)(1)	$0	$1,082,481
Dividends and interest from securities	000000	$0	00	$0	$0
Net rental income or (loss) from real estate
debt-financed property	000000	$0	00	$0	$0
not debt-financed property	000000	$0	00	$0	$0
Net rental income or (loss) from personal property	000000	$0	00	$0	$0
Other investment income	000000	$0	00	$0	$0
Gain or (loss) from sales of assets other than inventory	000000	$0	00	$0	$0
Net income or (loss) from special events	000000	$0	00	$0	$0
Gross profit or (loss) from sales of inventory	000000	$0	00	$0	$0
Other revenue	000000	$0	00	$0	$0

EIN of corporation, partnership, or disregarded entity	Percentage of ownership interest	Total income	End-of-year assets
Information Regarding Taxable Subsidiaries and Disregarded Entities (for 2007)
133692436	100%	$10,046,229	$46,465,792
133947975	100%	$0	$70,476
000000000	0%	$0	$0
000000000	0%	$0	$0

Compensation	Contributions to employee benefit plans & deferred compensation	Expense account and other allowances
Compensation of the Five Highest Paid Employees Other Than Officers, Directors, and Trustees (for 2007)
$170,300	$21,991	$0
$138,391	$29,572	$435
$147,124	$17,638	$359
$130,154	$16,307	$293
$126,163	$15,494	$284

Total number of other employees paid over $50,000	63

Total number of other employees paid over $50,000

Statements About Activities (for 2007)
Expenses paid or incurred in connection with the lobbying activities	$270,000
Did the organization receive or hold an easement for conservation purposes, including easements to preserve open space, the environment, historic land areas or historic structures?	No
Did the organization provide credit counseling, debt management, credit repair, or debt negotiation services?	No
Did the organization maintain any donor advised funds?	No
Did the organization make any taxable distributions under section 4966?	No
Did the organization make a distribution to a donor, donor advisor, or related person?	No
The total number of donor advised funds owned at the end of the tax year	$0
The aggregate value of assets held in all donor advised funds owned at the end of the tax year	$0
The total number of separate funds or accounts owned at the end of the tax year (excluding donor advised funds included above) where donors have the right to provide advice on the distribution or investment of amounts in such funds or accounts	$0
The aggregate value of assets held in all funds or accounts included above at the end of the tax year	$0

Reason for Non-Private Foundation Status
The organization is not a private foundation because it is	Organization that normally receives: less than 1/3 of its support from gross investment income and unrelated taxable business income and more than 1/3 of its support from contribution, membership fees

	1999	2000	2001	2002	2003	2004	2005	2006
Support Schedule
Total	$23,996,469	$33,076,544	$31,691,215	$32,473,690	$32,700,355	$45,189,882	$65,715,218	$76,113,779
Gifts, grants, and contributions received	$16,325	$2,020,000	$1,030,000	$0	$160,000	$15,000	$165,500	$110,550
Membership fees received	$0	$0	$0	$0	$0	$0	$0	$0
Gross receipts from admissions, merchandise sold or services performed, or furnishing of facilities in any activity that is related to the organization's charitable, etc., purpose	$22,862,694	$30,086,253	$30,247,677	$32,265,614	$32,434,218	$44,766,140	$64,563,795	$74,490,146
Gross income from interest, dividends, amounts received from payments on securities loans (section 512(a)(5)), rents, royalties, and unrelated business taxable income (less section 511 taxes) from businesses acquired by the organization after June 30, 1975	$1,117,450	$970,291	$413,538	$208,076	$106,137	$408,742	$985,923	$1,513,083
Net income from unrelated business activities not included above	$0	$0	$0	$0	$0	$0	$0	$0
Tax revenues levied for the organization's benefit and either paid to it or expended on its behalf	$0	$0	$0	$0	$0	$0	$0	$0
The value of services or facilities furnished to the organization by a governmental unit without charge. Do not include the value of services or facilities generally furnished to the public without charge	$0	$0	$0	$0	$0	$0	$0	$0
Other income	$0	$0	$0	$0	$0	$0	$0	$0

Lobbying Expenditures by Electing Public Charities (for 2007)
Total exempt purpose expenditures	$0
Total lobbying expenditures	$0
Total lobbying expenditures to influence public opinion (grassroots lobbying)	$0
Total lobbying expenditures to influence a legislative body (direct lobbying)	$0
Other exempt purpose expenditures	$0
Lobbying nontaxable amount	$0
Grassroots nontaxable amount	$0

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