2026-07-31T14:49:51-05:00 2025-09-30 450250958 Eide Bailly LLP 4585 Coleman St Ste 200 Bismarck ND 58503 990 2024-10-01 871334124 South Metro Property Corporation SOUT 3037949608 5601 S Broadway 250 Littleton CO 80121 Corey Reitz Vice President & Secretary 3037949608 2026-07-31 1 1 Lisa Chaffee CPA P00193453 7012551091 2026-07-31 2024 2025-03-06 01:10:19Z Corey Reitz 5601 S Broadway 250 Littleton CO 80121 2324798 0 X www.smho.co X 2020 CO To facilitate the acquisition, construction, or rehabilitation of safe, decent, and affordable housing for low-income and very low-income families or individuals in Littleton and Arapahoe County, Colorado. 4 3 0 3 64541 59261 486288 359261 506342 124381 3893956 1024335 -385934 -332516 4500652 1175461 0 996107 0 0 350752 485166 0 0 0 367680 928152 718432 2409425 3782220 -1233964 28592017 25615461 14665810 12923218 13926207 12692243 X To augment and deliver on the mission and vision of South Metro Housing Options (SMHO) by acquiring, redeveloping, and preserving properties for affordable housing communities within and around the City of Littleton, Colorado and Arapahoe County, which is SMHO's jurisdiction. 0 0 2031275 996107 124381 To directly, or through any other entity, including but not limited to, joint venture, partnership, limited partnership, limited liability company, or corporate entity, acquire, invest in, encumber, convey, transfer, sell, develop, hold, operate, own, lease, construct, rehabilitate, manage, or otherwise deal in or with the acquisition, rehabilitation, construction, development, redevelopment, exchange, management, and/or operation of housing projects 2031275 1 1 0 0 0 0 0 0 0 0 1 0 1 1 1 0 0 1 0 0 0 0 0 0 0 0 0 1 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 0 0 0 1 X 22 0 1 0 1 1 0 0 0 0 0 0 0 0 0 0 0 X 4 3 1 0 0 0 0 1 0 1 0 0 0 1 1 1 1 0 0 0 0 0 X X Kara Williams 3037949608 5601 S Broadway Ste 250 Littleton CO 80121 Jake Spratt Board President 0.30 X X 0 0 0 Corey Reitz Vice President & Secretary 4.30 X X 67216 0 0 Stewart Meagher Director 0.30 X 0 0 0 Lauren Acres Director (Beg 03/2025) 0.30 X 0 0 0 67216 0 0 0 0 0 1 Holland & Hart LLP PO Box 17283 Denver CO 802170283 Legal 112142 1 359261 359261 Prog. Serv. Loan Interest 531390 92200 92200 32181 32181 124381 95460 95460 816821 1149337 -332516 -332516 64541 -397057 928875 0 928875 928875 928875 1175461 124381 64541 627278 X 996107 996107 69214 69214 319263 308187 11076 14541 13749 792 55393 52378 3015 26755 25300 1455 158828 158828 112722 112722 20963 20963 245429 245429 680 680 468 468 132631 132631 260 260 967 967 13971 13971 2729 2729 188644 188644 Repairs & Maintenance 383 383 49477 49392 85 2409425 2031275 378150 0 3050337 2871208 270089 280082 2899 2808 1617444 4009644 36189 12045 12568684 783787 10404377 11784897 3879827 1557366 9330855 5097411 28592017 25615461 685833 939075 13807 13729 6981304 7976173 6984866 3994241 14665810 12923218 X 13926207 12692243 13926207 12692243 28592017 25615461 -1233964 0 X 0 1 X 1 1 1 X 4365037 486288 359261 5210586 307396 943336 248130 506342 124381 2129585 307396 5308373 248130 992630 483642 7340171 0 106766 208305 68586 488457 74590 946704 106766 208305 68586 488457 74590 946704 6393467 8266 370936 427026 332330 1138558 8266 370936 427026 332330 1138558 197803 220394 51982 64541 534720 307396 5514442 839460 1471638 880513 9013449 X Part II, Short Year Explanation The organization date of exemption was November 20, 2020. 1) 2020 column reflects a short period of November 20, 2020 through September 30, 2021 due to the initial filing year. RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED 2581250 2581250 8839626 783787 8055839 1147808 1147808 11784897 Investment in Future Developments 1557366 C 1557366 Due from Related Organizations 500363 Developer Fee Receivable 734716 Escrow Deposits 85000 Lease Receivable 3389773 Due From Other Programs 387559 5097411 Due to Related Organizations 399 Tenant Deposits 44847 Due to Other Programs 559222 Deferred In-Flows 3389773 3994241 2187393 0 2187393 -1011932 -1011932 1175461 3558762 1149337 1149337 2409425 0 2409425 Part XI, Line 4b - Other Adjustments: Rental expenses reported in expenses on the audit -1,149,337. Grants Included in Audit Intercompany Transfers 137,405. Part XII, Line 2d - Other Adjustments: Rental expenses reported in revenue on the 990 1,149,337. 1 The Housing Authority of the City of Littleton Colorado 5601 S Broadway Ste 250 Littleton CO 80121 State of Colorado 996107 0 Montview LIHTC project 1 0 Part I, Line 2: The Housing Authority is the parent organization of the filing organization. The filing organization has board overlap with the Authority and therefore can monitor the use of grants as the two entities work closely together. 0 0 0 0 0 0 0 0 0 Corey Reitz Vice President & Secretary 67216 0 0 0 0 0 0 0 0 0 67216 0 0 0 Schedule J, Part II, Compensation from Unrelated Organization The filing organization relies on an unrelated organization, The Housing Authority of the City of Littleton, Colorado, dba South Metro Housing Options (SMHO), to determine the compensation of the Vice President and Secretary, Corey Reitz. The filing organization reimburses SMHO for the time the Vice President and Secretary provides management services to the filing organization. The amounts reported in Schedule J, Part II represent the total reimbursement for salary, benefits, and payroll taxes for his services to SMPC. Form 990, Part V, line 2a, Number of Employees Report on W-3: The Housing Authority of the City of Littleton, Colorado, dba South Metro Housing Options (SMHO), an unrelated organization, reports all employees on their Form W-3. Part IX, lines 5 through 10 reflect the salaries and expenses allocated to the filing organization. The filing organization reimburses the unrelated organization these costs. Form 990, Part VI, Section A, line 2 Corey Reitz and Kyle Henderson have a business relationship. Form 990, Part VI, Section A, line 7a The Executive Director of the Housing Authority of the City of Littleton, Colorado, dba South Metro Housing Options (SMHO), and the Chair of SMHO's Board of Commissioners, or their respective designees, serve as ex officio voting directors of SMPC's board by virtue of holding those positions at SMHO. Form 990, Part VI, Section A, line 8b There are no committees that are able to act on behalf of the governing board. Form 990, Part VI, Section B, line 11b Finance director, Executive Director, and Finance Manager of SMHO will review. After their review the South Metro Property Corporation board will review the 990 before filing with the IRS. Form 990, Part VI, Section B, line 12c Annually the organization requires the officers and board of directors to review the conflict-of-interest policy. If an individual has a conflict, they must disclose the material facts for the remaining board members to review. The individual with the potential conflict must recuse himself or herself from the discussions and the deliberation process to determine if a conflict exists. Form 990, Part VI, Section B, line 15 The filing organization relies on an unrelated organization, The Housing Authority of the City of Littleton, Colorado, dba South Metro Housing Options (SMHO), to determine the compensation of the Vice President and Secretary. The filing organization reimburses SMHO for the time the Vice President and Secretary provides management services to the filing organization. Form 990, Part VI, Section C, line 19 The organization made its governing documents, conflict of interest policy, and financial statements available to the public during the tax year. Form 990, Part IX, line 11g Tenant Location Services: Program service expenses 245,429. Management and general expenses 0. Fundraising expenses 0. Total expenses 245,429. Form 990, Part VIII, Line 7a, Sales of Other Assets The Housing Authority of the City of Littleton, dba South Metro Housing Options (SMHO), completed the Streamlined Voluntary Conversion (Section 22) in fiscal year 2021. Ownership of the 71 homes were transferred to SMPC for a total of $71. Families residing in these homes received Tenant Protection Vouchers, which were issued in addition to the 288 Housing Choice Vouchers. Of the 71 homes, 59 will be rehabilitated and sold to low- and moderate-income families and 12 will be redeveloped into a 51-unit Low-Income Housing Tax Credit property that will house low-income elderly and disabled residents. SMHO and SMPC have partnered with Habitat for Humanity of Metro Denver to rehabilitate and sell the 59 homes to preserve housing affordability. The proceeds received for the sale of the homes will be used to finance a future low-income housing project. The sales reported on Part VIII, line 7 represent the sales of these homes. South Metro Development LLC 5601 S Broadway Ste 250 Littleton CO 80121 Development CO South Metro Property Corporation Elati Senior Apartments LLLP 5601 S Broadway Ste 250 Littleton CO 80121 882767302 Low-Income Housing CO N/A 0 0 Elati Senior Apartments GP LLC 5601 S Broadway Ste 250 Littleton CO 80121 882730683 Low-Income Housing CO South Metro Property Corporation C -198 1.00000 1 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1