2025-08-15T15:22:55-05:00 2024-09-30 310800053 CLARK SCHAEFER HACKETT & CO 10100 INNOVATION DRIVE DAYTON OH 45342 990 2023-10-01 311244736 HOMESTART INC HOME 9372256328 130 W 2ND STREET 1420 DAYTON OH 45402 STEPHEN NAAS PRESIDENT 9372256328 2025-08-15 1 1 ANNAMARIE B REILLY P00431897 9372260070 2025-08-15 2023 2025-03-06 01:10:19Z STEPHEN NAAS 130 W 2ND STREET 1420 DAYTON OH 45402 522314 0 X WWW.THEHOUSINGSOURCE.ORG X 1988 OH IMPROVE THE QUALITY OF LIFE FOR MONTGOMERY COUNTY RESIDENTS THROUGH IMPROVED HOUSING OPPORTUNITIES. 21 21 0 24 0 0 0 0 298068 311649 66728 112368 0 0 364796 424017 0 0 0 0 0 0 0 0 3193 555717 529791 555717 529791 -190921 -105774 10582007 10331342 4436555 4414857 6145452 5916485 X 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. 0 0 417342 345634 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. 37645 57208 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. 454987 1 0 0 0 0 0 0 0 0 0 1 1 0 0 0 1 0 1 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 0 0 0 1 2 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 X 21 21 0 1 0 0 1 1 0 1 0 0 0 1 1 1 1 1 1 1 1 0 X TRACY SCHULTZ 9372256328 130 W 2ND STREET SUITE 1420 DAYTON OH 45402 CHARLES CRAWFORD TRUSTEE 2.00 2.00 X 0 0 0 KEITH BORDERS TRUSTEE (JAN-SEP) 2.00 2.00 X 0 0 0 AMANDA DAVIS TRUSTEE (APR-SEP) 2.00 2.00 X 0 0 0 KAREN DEMASI TRUSTEE (APR-SEP) 2.00 2.00 X 0 0 0 LANCE DETRICK TRUSTEE 2.00 2.00 X 0 0 0 STEPHAN GAYTKO TRUSTEE 2.00 2.00 X 0 0 0 JYL HALL SMITH TRUSTEE 2.00 2.00 X 0 0 0 WALT HIBNER TRUSTEE 2.00 2.00 X 0 0 0 NATHANAEL JOHNSON TRUSTEE 2.00 2.00 X 0 0 0 TOM KELLEY TRUSTEE 2.00 2.00 X 0 0 0 KRISTINA LEWIS TRUSTEE (APR-SEP) 2.00 2.00 X 0 0 0 JANET LUCKIE TRUSTEE (APR-SEP) 2.00 2.00 X 0 0 0 KARLOS MARSHALL TRUSTEE 2.00 2.00 X 0 0 0 FRANK PETRIE TRUSTEE (APR-SEP) 2.00 2.00 X 0 0 0 ANGELA RAHMAN TRUSTEE (APR-SEP) 2.00 2.00 X 0 0 0 MARYA RUTHERFORD LONG TRUSTEE 2.00 2.00 X 0 0 0 ANITA SCHMALTZ TRUSTEE (OCT-APR) 2.00 2.00 X 0 0 0 JUDITH THOMPSON TRUSTEE (OCT-MAR) 2.00 2.00 X 0 0 0 ANGELA WATSON GAY TRUSTEE (OCT-APR) 2.00 2.00 X 0 0 0 JOHN F KUNTZ III CHAIR 2.00 2.00 X X 0 0 0 VAL BEERBOWER VICE CHAIR 2.00 2.00 X X 0 0 0 CYNTHIA HATTON TEPE TREASURER 2.00 2.00 X X 0 0 0 LATISHA TAYLOR TRUSTEE; SEC. (JAN-SEP) 2.00 2.00 X X 0 0 0 DAVE VANDERCHER SECRETARY (OCT-APR) 2.00 2.00 X X 0 0 0 BONNIE PARISH IMM. PAST CHAIR 2.00 2.00 X X 0 0 0 STEPHEN D NAAS ASST. SECRETARY/PRESIDENT 3.00 37.00 X 0 146118 30563 TRACY L SCHULTZ ASSISTANT TREASURER 1.00 39.00 X 0 89692 40146 ELIZABETH BRUNE ASSISTANT TREASURER 3.00 37.00 X 0 67887 28576 0 303697 99285 0 0 1 0 0 RENTAL INCOME 532000 224200 224200 INTEREST INCOME 522291 58340 58340 DEVELOPER & MGMT. FEES 531390 29109 29109 311649 21175 21175 189490 98297 91193 91193 91193 424017 402842 0 21175 14266 3634 10632 102 22 80 16190 2132 14058 7559 7559 1221 1208 13 757 146 611 34007 34007 114498 113080 1418 11673 3319 8354 RENTAL EXPENSES 169106 169106 PAYROLL ALLOC./PUR. SVC 159673 127739 28741 3193 TITLE, CREDIT & RECORDI 739 594 145 529791 454987 71611 3193 99670 102562 154197 248913 352053 156807 7028654 7029497 3439 2164 3270663 1607468 1824709 1663195 1119285 1128204 10582007 10331342 385336 396056 4051219 4018801 4436555 4414857 X 6145452 5916485 6145452 5916485 10582007 10331342 X -105774 -2910 -120283 X 0 1 X 0 1 1 X 39285 39285 343990 399566 327072 410228 501139 1981995 343990 438851 327072 410228 501139 2021280 0 0 0 2021280 1434 144 1508 21824 21175 46085 1434 144 1508 21824 21175 46085 345424 438995 328580 432052 522314 2067365 0.97770 0.98430 0.02230 0.01570 X 231492 231492 2973023 1545189 1427834 66148 62279 3869 1663195 PARTNERSHIP INTEREST 1128204 C 1128204 X 421107 -2910 -2910 424017 0 424017 529791 0 529791 0 529791 PART X, LINE 2: THE ORGANIZATION IS EXEMPT FROM FEDERAL INCOME TAX UNDER SECTION 501(C)(3) OF THE INTERNAL REVENUE CODE. THE ACTIVITIES OF THE ORGANIZATION'S SINGLE MEMBER LIMITED LIABILITY COMPANIES ARE INCLUDED WITH THE ACTIVITY OF THE ORGANIZATION FOR FEDERAL TAX REPORTING PURPOSES. MANAGEMENT HAS DETERMINED THAT ANY PROVISION FOR INCOME TAXES WOULD NOT BE MATERIAL. 0 0 0 0 0 0 0 0 0 STEPHEN D NAAS ASST. SECRETARY/PRESIDENT 0 146118 0 0 0 0 0 0 0 30563 0 176681 0 0 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. FORM 990, PART VI, SECTION A, LINE 3 HOMESTART, INC. ENTERED INTO AN AGREEMENT WITH COUNTY CORP TO PERFORM ALL THE RESPONSIBILITIES WITH RESPECT TO SPECIFIC HOUSING PROGRAMS OFFERED BY HOMESTART, INC., PURSUANT TO THE DELEGATION AGREEMENT BETWEEN MONTGOMERY COUNTY AND COUNTY CORP. STEPHEN NAAS, PRESIDENT, AND TRACY SCHULTZ, TREASURER, ARE COMPENSATED BY COUNTY CORP. TOTAL PAYROLL EXPENSES PAID BY COUNTY CORP AND CHARGED TO HOMESTART, INC. WAS $159,673. FORM 990, PART VI, SECTION A, LINE 6 HOMESTART, INC. HAS A SINGLE CLASS OF MEMBERS ALL WITH EQUAL VOTING RIGHTS. THE MEMBERS ELECT THE MEMBERS OF THE GOVERNING BODY, THE HOMESTART, INC. BOARD OF TRUSTEES. FORM 990, PART VI, SECTION A, LINE 7A HOMESTART, INC. HAS A SINGLE CLASS OF MEMBERS ALL WITH EQUAL VOTING RIGHTS. THE MEMBERS ELECT THE MEMBERS OF THE GOVERNING BODY, THE HOMESTART, INC. BOARD OF TRUSTEES. FORM 990, PART VI, SECTION A, LINE 8B HOMESTART, INC. DOES NOT HAVE COMMITTEES, BUT PURSUANT TO THE AGREEMENT PREVIOUSLY STATED, CERTAIN ADMINISTRATIVE FUNCTIONS ARE DELEGATED TO COUNTY CORP. COUNTY CORP'S AUDIT COMMITTEE OVERSEES THE AUDIT OF THE FINANCIAL STATEMENTS AND THE SELECTION OF AN INDEPENDENT ACCOUNTANT TO PERFORM THE AUDIT. FORM 990, PART VI, SECTION B, LINE 11B AN INDEPENDENT ACCOUNTANT PREPARES FORM 990 AND ALL REQUIRED SCHEDULES. THE RETURN IS SIGNED BY THE PRESIDENT AND PROVIDED TO THE BOARD OF TRUSTEES PRIOR TO BEING FILED. FORM 990, PART VI, SECTION B, LINE 12C UPON APPOINTMENT AS A NEW TRUSTEE AND THEREAFTER ANNUALLY, ALL HOMESTART, INC. BOARD OF TRUSTEES ARE REQUIRED TO READ AND SIGN THE CHDO CONFLICT OF INTEREST POLICY CREATED BY HUD. THIS POLICY STATES THAT TRUSTEES ARE PROHIBITED DURING THEIR TENURE AND FOR ONE YEAR AFTER THE FOLLOWING: 1) ANY INTEREST IN ANY CONTRACT, SUBCONTRACT OR AGREEMENT WITH RESPECT TO A HOME-ASSISTED PROJECT OR PROGRAM ADMINISTERED BY THE CHDO OR THE PROCEEDS THEREUNDER, OR 2) ANY UNIT BENEFITS OR FINANCIAL ASSISTANCE ASSOCIATED WITH HOME PROJECTS OR PROGRAMS ADMINISTERED BY THE CHDO. ALSO, COUNTY CORP EMPLOYEES (WHO PERFORM DUTIES FOR HOMESTART, INC. HOUSING PROGRAMS OFFERED) ARE REQUIRED TO READ AND SIGN A CONFLICT OF INTEREST POLICY FORM ANNUALLY OR UPON HIRE AS A NEW EMPLOYEE. THIS POLICY STATES THAT THE EMPLOYEE WHO HAS A CONFLICT OF INTEREST WITH RESPECT TO A MATTER SHALL NOTIFY THE CORPORATION. THE ORGANIZATION ALSO REGULARLY AND CONSISTENTLY MONITORS THE AFFILIATIONS ITS TRUSTEES AND EMPLOYEES HAVE AS TO ASSIST THE TRUSTEE OR EMPLOYEE IN REPORTING CONFLICT OF INTEREST THEY MAY HAVE. FORM 990, PART VI, SECTION B, LINE 15 THE PRESIDENT AND OTHER OFFICERS OF HOMESTART, INC. ARE EMPLOYEES OF COUNTY CORP, A SEPARATE TAX-EXEMPT ORGANIZATION. THE PROCESS FOR DETERMINING COMPENSATION FOR THE ORGANIZATION'S PRESIDENT IS A FUNCTION OF THE EXECUTIVE COMMITTEE OF COUNTY CORP 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 COUNTY CORP EXECUTIVE COMMITTEE REVIEWS AND RECOMMENDS FOR APPROVAL TO THE COUNTY CORP BOARD OF TRUSTEES AN ANNUAL BUDGET THAT MAY INCLUDE AN ALLOTMENT FOR POTENTIAL INCREASES WHICH MAY BE DISBURSED ON A MERIT BASIS. THE PERSONNEL COMMITTEE OF COUNTY CORP REVIEWS SALARY STUDIES AND SALARY COMPARISONS OF SIMILAR ORGANIZATIONS AND APPROVES ANY ADJUSTMENTS IN SALARIES OR SALARY RANGES AS NEEDED FOR ALL EMPLOYEES OF COUNTY CORP. THE PRESIDENT AND MANAGERIAL EMPLOYEES OF COUNTY CORP ARE RESPONSIBLE FOR COMPLETING MID YEAR AND ANNUAL REVIEWS FOR THEIR EMPLOYEES AND INCREASES MAY BE AWARDED WITHIN THE PARAMETERS OF A PREVIOUSLY APPROVED ALLOTMENT FOR ALL EMPLOYEES BASED ON MERIT. FORM 990, PART VI, SECTION C, LINE 19 DOCUMENTS MADE AVAILABLE AS REQUIRED BY LAW. FORM 990, PART XI, LINE 9: CUMULATIVE CHANGE IN ACCOUNTING PRINCIPLE -120,283. 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