2025-10-15T10:19:52-05:00 2024-12-31 390859910 BAKER TILLY ADVISORY GROUP LP 225 S 6TH ST 2300 MINNEAPOLIS MN 55402 990 2024-01-01 411558711 AEON AEON 6123413148 901 NORTH THIRD STREET 150 MINNEAPOLIS MN 55401 CAROLINE HORTON CHIEF FINANCIAL OFFICER 6123413148 2025-10-10 1 1 KAREN A GRIES P00078514 6128764500 2025-10-10 2024 2025-03-06 01:10:19Z CAROLINE HORTON 901 NORTH THIRD STREET 150 MINNEAPOLIS MN 55401 44482074 0 X WWW.AEON.ORG X 1986 MN TO CREATE AND SUSTAIN QUALITY AFFORDABLE HOMES THAT STRENGTHEN LIVES AND COMMUNITIES. 13 13 318 31 0 0 9461060 15956347 25467909 27299454 1052147 1202077 -40138 -27953 35940978 44429925 0 0 0 0 11000807 10720627 30341 53972 889939 63856246 50001210 74887394 60775809 -38946416 -16345884 165814497 168575474 215483330 234461652 -49668833 -65886178 X TO CREATE AND SUSTAIN QUALITY AFFORDABLE HOMES THAT STRENGTHEN LIVES AND COMMUNITIES. AEON ACQUIRES, IMPROVES, AND PRESERVES DECENT, SAFE AND AFFORDABLE HOUSING FOR VERY LOW, LOW AND MODERATE INCOME PERSONS, REMAINING RESPONSIBLE AND RESPONSIVE TO THE COMMUNITY, NEIGHBORHOOD AND RESIDENTS IT SERVES. 0 0 48713625 22625939 RENTAL OPERATIONS - AEON OWNS AND OPERATES AFFORDABLE APARTMENT HOMES FOR RESIDENTS WITH LOW OR MODERATE INCOMES. EACH YEAR, AEON SERVES RESIDENTS ACROSS 60 PROPERTIES IN THE TWIN CITIES METRO REGION OF MINNESOTA. RESIDENTS INCLUDE PEOPLE WHO HAVE EXPERIENCED HOMELESSNESS, YOUTH, SENIORS, PEOPLE WITH MENTAL AND CHEMICAL HEALTH ISSUES, AND OTHERS WHO FACE CHALLENGES MAINTAINING HOUSING STABILITY. 3067108 1279232 HOUSING DEVELOPMENT - AEON EXPANDS AFFORDABLE HOUSING THROUGH NEW CONSTRUCTION AND ACQUISITIONS. WE CURRENTLY HAVE ALMOST 6,000 HOMES ACROSS 60 PROPERTIES IN THE TWIN CITIES METRO REGION. 4905777 3394283 PROPERTY MANAGEMENT - AEON MANAGES MOST OF THE PROPERTIES IT OWNS, ENSURING APARTMENT HOMES ARE QUALITY HOMES FOR THE LONG-TERM, WHILE BUILDING POSITIVE RELATIONSHIPS WITH RESIDENTS. AS OF DECEMBER 31, 2024, AEON MANAGES 50 PROPERTIES ACROSS THE TWIN CITIES METRO REGION. 1217158 RESIDENT CONNECTIONS - MANY RESIDENTS COME TO AEON WITH A VARIETY OF CHALLENGES AND LIVED EXPERIENCES. RESIDENT SERVICES PROVIDES SUPPORT TO START ADDRESSING BARRIERS AND HELP RESIDENTS SUCCESSFULLY MAINTAIN THEIR HOUSING. THIS IS DONE THROUGH 1) COMMUNITY SERVICE PROVIDERS, WHO PROVIDE 1:1 CASE MANAGEMENT TO RESIDENTS WITH SIGNIFICANT CHALLENGES TO MAINTAINING HOUSING STABILITY; AND 2) AEON'S RESIDENT CONNECTIONS TEAM, WHICH HELP RESIDENTS MAINTAIN HOUSING BY ASSISTING THEM TO ACCESS BASIC NEEDS, BUILDING COMMUNITY, AND FOSTERING LEADERSHIP. 1217158 57903668 1 1 0 1 0 0 0 0 0 0 1 0 0 0 1 1 0 1 0 0 0 0 0 1 1 0 0 0 0 1 0 0 0 0 0 0 0 0 1 0 0 0 1 1 1 1 0 0 1 175 0 318 1 0 0 0 0 0 0 0 0 0 0 0 0 X 13 13 0 0 0 0 0 0 0 1 1 0 0 1 1 1 1 1 1 1 0 1 1 FL CA WI CO RI PA WA NY MN IL NJ X CAROLINE HORTON 6123413148 901 NORTH THIRD STREET SUITE 150 MINNEAPOLIS MN 55401 BOB TIMPERLEY DIRECTOR 1.00 X 0 0 0 CATHERINE SIMMONS-FAYE JONES DIRECTOR 1.00 X 0 0 0 DAN REED DIRECTOR 1.00 X 0 0 0 GREG WERNER BOARD SECRETARY 1.00 X X 0 0 0 JACKIE FOSTER DIRECTOR 1.00 X 0 0 0 JOE ABRAHAM DIRECTOR 1.00 X 0 0 0 LINDA STAGE DIRECTOR 1.00 X 0 0 0 MARTHA NEVANEN BOARD VICE CHAIRPERSON 1.00 X X 0 0 0 MARTHA SWANSON DIRECTOR 1.00 X 0 0 0 MATT PLEC DIRECTOR 1.00 X 0 0 0 MELISSA DOWNEY BOARD CHAIRPERSON 1.00 X X 0 0 0 OSCAR YANEZ DIRECTOR 1.00 X 0 0 0 RICK PURCELL DIRECTOR 1.00 X 0 0 0 SARAH MOBERG DIRECTOR 1.00 X 0 0 0 SAREOUN EARM DIRECTOR 1.00 X 0 0 0 SHAWN POWER DIRECTOR 1.00 X 0 0 0 CAROLINE HORTON CHIEF FINANCIAL OFFICER 50.00 X 215762 0 10563 ERIC JOHNSON PRESIDENT & CHIEF EXECUTIVE OFFICER 50.00 X 285548 0 22614 DAVID KEINERT EXECUTIVE VP OF OPERATIONS 50.00 X 186150 0 1764 LAURA RUSS CHIEF REAL ESTATE OFFICER 50.00 X 247169 0 2516 ANGELA EMMRICH VICE PRESIDENT OF HUMAN RESOURCES 50.00 X 171665 0 22216 GREGORY STEGEMAN CONTROLLER 50.00 X 180288 0 1262 JUAN TORRES DIRECTOR OF HOUSING DEVELOPMENT 50.00 X 139717 0 9343 MARY ROUTHIEAUX VICE PRESIDENT OF ADVANCEMENT 50.00 X 160043 0 10988 TYLER PARETTE CHIEF POLICY & PARTNERSHIPS OFFICER 50.00 X 179576 0 10375 1765918 0 91641 18 0 1 0 KINGFISHER CONSTRUCTION 3100 PACIFIC ST 230 MINNEAPOLIS MN 55411 BUILDING CONTRACTOR 1181910 ROZIN SECURITY CONSULTING LLC 2801 HENNEPIN AVE MINNEAPOLIS MN 55408 SECURITY SERVICES 1138462 NAVARRE CONSTRUCTION LLC 3701 SHORELINE DR SUITE 106D WAYZATA MN 55391 GENERAL MAINTENANCE 865329 REPUBLIC SERVICES PO BOX 713502 CHICAGO IL 606770052 TRASH REMOVAL 563883 UNITED PROTECTIVE AGENCY PO BOX 713502 ST MICHAEL MN 55376 SECURITY SERVICES 445666 38 296804 12675972 2983571 46456 15956347 RENTAL OPERATIONS 531110 22390511 22390511 MANAGEMENT FEES 531310 3394283 3394283 DEVELOPER FEES AND ACQ 531390 1279232 1279232 INVESTMENT IN OTHER EN 531390 235428 235428 27299454 1202077 1202077 0 296804 52149 -52149 -52149 MISCELLANEOUS REVENUE 900099 24196 24196 24196 44429925 27299454 0 1174124 969348 480126 489222 8390826 7268820 543353 578653 192858 155933 19915 17010 683686 576678 43403 63605 483909 360376 80867 42666 439881 439881 106483 46480 60003 99355 99355 32519 32519 53972 53972 2569613 2262474 284370 22769 1127126 942846 80691 103589 2166213 2166213 9050265 9050265 5768439 5763239 2272 2928 2224332 2079692 144640 IMPAIRMENT LOSS 13227629 13227629 RENTAL OPERATIONS 7881030 7881030 PROJECT EXPENSES 2935601 2935601 RENTAL PROPERTY TAXES 1101378 1101378 1271346 1165007 101592 4747 60775809 57903668 1982202 889939 8622333 6645612 10063235 16937273 880446 186932 10675608 13592960 619452 599213 289379 365990 189167097 63415484 130784181 125751613 2529429 2496282 1350434 1999599 165814497 168575474 27850949 33871435 554762 4639928 173901146 185458972 11826039 8491718 1350434 1999599 215483330 234461652 X -60649371 -76063397 10980538 10177219 -49668833 -65886178 165814497 168575474 X -16345884 12 128527 X X 0 1 X 1 1 1 X 10542307 7214706 8136861 9461060 15659543 51014477 10542307 7214706 8136861 9461060 15659543 51014477 4949274 46065203 476548 774729 618627 1052147 1226273 4148324 9772 9772 55172573 131356579 0.83490 0.78980 X RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED 1 1 0 0 0 0 1 17019 0 1 15500 32519 0 PART II-B, LINE 1: AEON STAFF PARTICIPATED DIRECTLY IN ADVOCACY AND LOBBYING EFFORTS IN SUPPORT OF MN LEGISLATION RELATED TO AFFORDABLE HOUSING, HOMELESSNESS AND OTHER AREAS RELATED TO AEON'S MISSION. AEON ALSO PAID FOR THIRD PARTY SERVICES RELATED TO THE 2024 MN LEGISLATIVE SESSIONS. 23067320 23067320 162316643 60067374 102249269 353360 329419 23941 3429774 3018691 411083 125751613 LEASE LIABILITY 1999599 1999599 X PART X, LINE 2: AEON AND THE LANDING APARTMENTS ARE MINNESOTA NONPROFIT CORPORATIONS AND ARE EXEMPT FROM INCOME TAXES UNDER SECTION 501(C)(3) OF THE INTERNAL REVENUE CODE AND APPLICABLE MINNESOTA STATUTES, EXCEPT TO THE EXTENT THEY HAVE TAXABLE INCOME FROM ACTIVITIES THAT ARE NOT RELATED TO THEIR EXEMPT PURPOSES. UNRELATED BUSINESS INCOME IS TAXED AT THE CORPORATE INCOME TAX RATE. THE LIMITED PARTNERSHIPS ARE NOT TAXABLE ENTITIES. ACCORDINGLY, INCOME AND LOSSES ARE PASSED THROUGH TO THE PARTNERS. THE TAX STATUS OF THE LIMITED LIABILITY COMPANIES IS DETERMINED ON AN ENTITY-BY-ENTITY BASIS. INCOME AND LOSSES OF WHOLLY OWNED LLCS DETERMINED TO BE NON-TAXABLE ENTITIES ARE INCLUDED IN THE TAX RETURN OF AEON. INCOME AND LOSSES OF LLC'S DETERMINED TO BE TAXABLE ENTITIES ARE SUBJECT TO FEDERAL AND STATE CORPORATE INCOME TAXES. INCOME TAXES OF $27,000 AND $9,250 WERE PAID IN 2024 AND 2023, RESPECTIVELY. AEON IS NOT CURRENTLY UNDER EXAMINATION BY ANY TAXING JURISDICTION. FEDERAL AND STATE TAX AUTHORITIES NO LONGER HAVE THE RIGHT TO EXAMINE TAX YEARS PRIOR TO 2019. ANY INTEREST OR PENALTIES ASSOCIATED WITH TAX POSITIONS ARE REPORTED AS SUCH WITHIN THE MANAGEMENT AND GENERAL EXPENSES CATEGORY. THERE WERE NO SUCH INTEREST OR PENALTIES RECORDED IN THE ACCOMPANYING FINANCIAL STATEMENTS. MANAGEMENT BELIEVES AEON DOES NOT HAVE ANY UNCERTAIN TAX POSITIONS THAT ARE MATERIAL TO THE FINANCIAL STATEMENTS. PLEASE NOTE THAT AMOUNTS INCLUDED ABOVE REGARDING INCOME TAXES RELATE TO OTHER ORGANIZATIONS INCLUDED IN THE CONSOLIDATED AUDIT REPORT. AEON DOES NOT HAVE ANY UNRELATED BUSINESS INCOME TAX LIABILITY FOR TAX YEAR 2024. X X X X X X X 1 BONNETT POND CONSULTING LLC 52537 QUAIL RUN ALTOONA FL 32702 CONSULTING 0 0 6687 -6687 NANCY DRIESSEN COMMUNICATIONS LLC 3908 LYNN AVENUE ST LOUIS PARK MN 55416 CONSULTING 0 0 6638 -6638 PROFOUND HOPE INDUSTRIES LLC 1645 N SPRINGFIELD AVE UNIT B CHICAGO IL 60647 CONSULTING 0 0 40647 -40647 53972 -53972 MN IL FL NJ CA WI CO RI PA WA NY BEYOND BRICKS & MORTAR 296804 296804 26763 10550 500 14336 296804 296804 26763 10550 500 14336 52149 -52149 X 0 0 X X X 0 0 0 0 0 0 0 0 0 ERIC JOHNSON PRESIDENT & CHIEF EXECUTIVE OFFICER 285548 0 0 0 0 0 0 0 22614 0 308162 0 0 0 LAURA RUSS CHIEF REAL ESTATE OFFICER 246569 0 0 0 600 0 0 0 2516 0 249685 0 0 0 CAROLINE HORTON CHIEF FINANCIAL OFFICER 215762 0 0 0 0 0 0 0 10563 0 226325 0 0 0 ANGELA EMMRICH VICE PRESIDENT OF HUMAN RESOURCES 171065 0 0 0 600 0 0 0 22216 0 193881 0 0 0 TYLER PARETTE CHIEF POLICY & PARTNERSHIPS OFFICER 179576 0 0 0 0 0 0 0 10375 0 189951 0 0 0 DAVID KEINERT EXECUTIVE VP OF OPERATIONS 184012 0 1538 0 600 0 0 0 1764 0 187914 0 0 0 GREGORY STEGEMAN CONTROLLER 180288 0 0 0 0 0 0 0 1262 0 181550 0 0 0 MARY ROUTHIEAUX VICE PRESIDENT OF ADVANCEMENT 160043 0 0 0 0 0 0 0 10988 0 171031 0 0 0 PART I, LINE 1A AEON HAS A MINNEAPOLIS CLUB MEMBERSHIP WHICH IT UTILIZES TO HOST VARIOUS MEETINGS AND EVENTS THROUGH-OUT THE YEAR. AS MEMBERSHIP CANNOT BE PUT INTO ANY COMPANY'S NAME, AEON ALWAYS PUTS MEMBERSHIP IN THE PRESIDENT'S NAME. AEON ONLY PAYS FOR THE MEMBERSHIP AND ALL OF AEON'S RELATED EXPENSES FOR HOLDING ITS MEETINGS AT THE CLUB. IT IS NOT INCLUDED IN TAXABLE COMPENSATION AS IT IS NOT AN OPTION FOR THE MEMBER. ANY PERSONAL, NON-BUSINESS EXPENSES ARE PAID BY THE INDIVIDUAL MEMBER. TOTAL DUES FOR THE CURRENT YEAR WERE $4,785. PART I, LINE 1B AEON PAYS MINNEAPOLIS CLUB DUES DIRECTLY; THERE IS NO NEED FOR A WRITTEN POLICY OF REIMBURSEMENT. X 5 44956 FAIR MARKET VALUE X MAILING SERVICES 1 1500 FAIR MARKET VALUE 0 0 1 0 PART I, COLUMN (B): PART I, COLUMN B LISTS THE NUMBER OF CONTRIBUTIONS. FORM 990, PART VI, SECTION B, LINE 11B THE FORM 990 IS PREPARED BY AN INDEPENDENT ACCOUNTANT FOR INTERNAL REVIEW. ONCE THE 990 HAS BEEN FINALIZED BY THE CHIEF FINANCIAL OFFICER, IT IS APPROVED BY THE PRESIDENT AND THE BOARD BEFORE FILING WITH THE IRS. FORM 990, PART VI, SECTION B, LINE 12C DIRECTORS MUST AVOID ANY CONFLICT OF INTEREST WITH RESPECT TO THEIR FIDUCIARY RESPONSIBILITY AND MUST REVEAL CONFLICT OF INTEREST AND ALL MATERIAL FACTS TO THE PRESIDENT AND CHAIRPERSON, WHO SHALL INFORM THE BOARD OF DIRECTORS, PRIOR TO PARTICIPATION IN DISCUSSION OR DECISION-MAKING. AFTER COMMUNICATING THE MATERIAL FACTS RELATED TO A POSSIBLE OR ACTUAL CONFLICT OF INTEREST SITUATION, THE INTERESTED PERSON SHALL NOT BE PRESENT DURING BOARD DISCUSSION, DELIBERATION, AND DECISION-MAKING OF EITHER 1) DETERMINATION AS TO WHETHER THERE IS A CONFLICT OF INTEREST, OR 2) RESOLUTION OF THE ISSUE INVOLVING A DETERMINED CONFLICT OF INTEREST. IN A CONFLICT OF INTEREST SITUATION, THE BOARD OF DIRECTORS SHALL DETERMINE WHETHER WITH REASONABLE EFFORTS THERE IS A MORE ADVANTAGEOUS TRANSACTION OR ARRANGEMENT FROM A PERSON OR ENTITY THAT WOULD NOT GIVE RISE TO A CONFLICT OF INTEREST, AND, IF NOT POSSIBLE, THEN SHALL DETERMINE WHETHER THE PROPOSED TRANSACTION OR ARRANGEMENT IS IN AEON'S BEST INTEREST, FOR ITS OWN ORGANIZATIONAL BENEFIT, AND WHETHER IT IS FAIR AND REASONABLE. NON-DISCLOSURE OF AN ACTUAL OR POSSIBLE CONFLICT OF INTEREST SHALL RESULT IN DISCIPLINARY ACTION BY THE BOARD OF DIRECTORS. FORM 990, PART VI, SECTION B, LINE 15A THE BOARD REVIEWED COMPENSATION FOR EXECUTIVE DIRECTORS OF OTHER ORGANIZATIONS IN THE TWIN CITIES AS REPORTED ON GUIDESTAR AND IN THE OTHER ORGANIZATIONS' FORM 990'S. THE INFORMATION WAS GATHERED BY THE EXECUTIVE COMMITTEE AND DISCUSSED BY THE BOARD IN AN EXECUTIVE SESSION OF A BOARD MEETING. THE PRESIDENT/CEO REGULARLY REVIEWS COMPARATIVE COMPENSATION DATA FROM THIRD PARTY SURVEYS AND REPORTS TO ESTABLISH AND REVISE KEY EMPLOYEE COMPENSATION AND REVIEWS THE DETERMINATIONS AND RESULTS WITH THE DIRECTOR OF HR AND OTHERS. FORM 990, PART VI, SECTION C, LINE 19 THE ORGANIZATION MAKES ITS GOVERNING DOCUMENTS AVAILABLE TO THE PUBLIC UPON REQUEST. FORM 990, PART XI, LINE 9: TRANSFER OF OWNERSHIP IN CLOVER FIELD MARKET PLACE 128,527. FORM 990, PART XII, LINE 2C: THE PROCESS FOR THE OVERSIGHT AND SELECTION FOR THE AUDIT OF THE FINANCIAL STATEMENTS DID NOT CHANGE. 1345 MINNEAPOLIS LLC 901 NORTH THIRD STREET SUITE 150 MINNEAPOLIS MN 55401 842877284 RENTAL REAL ESTATE MN 0 0 AEON 1822 PARK AVENUE LLC 901 NORTH THIRD STREET SUITE 150 MINNEAPOLIS MN 55401 273369335 RENTAL REAL ESTATE MN 195989 1796171 AEON 2401 SAV LLC 901 NORTH THIRD STREET SUITE 150 MINNEAPOLIS MN 55401 RENTAL REAL ESTATE MN 0 0 AEON 4100 EDINA LLC 901 NORTH THIRD STREET SUITE 150 MINNEAPOLIS MN 55401 411558711 RENTAL REAL ESTATE MN 0 0 AEON AEON BIG LAKE STATION LLC 901 NORTH THIRD STREET SUITE 150 MINNEAPOLIS MN 55401 823609611 RENTAL REAL ESTATE MN 0 631812 AEON AEON BLSF LLC 901 NORTH THIRD STREET SUITE 150 MINNEAPOLIS MN 55401 RENTAL REAL ESTATE MN 0 0 AEON AEON BP LLC 901 NORTH THIRD STREET SUITE 150 MINNEAPOLIS MN 55401 843756096 RENTAL REAL ESTATE MN 8359633 34153731 AEON AEON EDENDALE GP LLC 901 NORTH THIRD STREET SUITE 150 MINNEAPOLIS MN 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