AOF / Pacific Affordable Housing Corp.
Legal name: Aofpacific Affordable Housing Corp
Nonprofit profile at a glance
- EIN
- 330741689
- IRS 990 coverage
- 2011–2024
- Official website data refreshed
- Sep 2026
- Forms available
- Form 990 2024
- Location
- Huntington Beach, CA, USA
- Phone
- 714 799 1339
- Rating
- 79
- Verdict
- SUPPORTED
- Rating confidence
- Moderate
Reported finances
- Revenue
- $9,007,887
- Expenses
- $10,777,669
- Assets
- $104,351,543
- Liabilities
- $94,941,966
Source: IRS Form 990. Selected filing: tax year 2024. Amounts in USD.
Leadership & pay
9 people listed
Executive titles in this filing
- BRETT MASCARO (PRESIDENT)
Highest reported compensation
- BRETT MASCARO (PRESIDENT): $447,394 total reported compensation
- KATHRYN T WALKER (SENIOR VP-FINANCE): $443,415 total reported compensation
- SARA FAY (SVP-NW DIVISION): $373,484 total reported compensation
Source: IRS Form 990. Selected filing: tax year 2024. Names and roles reflect this filing, not necessarily current officeholders.
Overview
Mission
To provide safe, decent, and affordable housing for low-income individuals, seniors, and families.
What it reported doing in 2024
Consulting and developer services provided to organizations related to the acquisition, rehabilitation, and construction of various multifamily affordable housing complexes to be rented to or used by low income or very low income residents.
Operating model
- Revenue model
- Earned-program. 92% of the money available for current operations came from fees and other program revenue.
- Distribution model
- Direct operator. The filing allocates 94% of reported program-service expenses outside its grant, affiliate-payment, and member-benefit lines. This expense classification does not rule out separately announced grant awards.
The verdict
SUPPORTED - A large share of available resources goes toward mission work and the filed numbers largely add up. Expenses are high relative to revenue and some filing-based governance responses are negative or unanswered.
Rating breakdown
- Financial Efficiency: 85
- Transparency & Controls: 82
- Accountability: 68
- Sustainability: 34
- Growth: 100
Detailed rating inputs
Financial Efficiency
- Mission deployment rate: 100%; rating input score 100
- Program expense ratio: 89%; rating input score 89
- Fundraising efficiency: Limited
Transparency & Controls
- Consistency checks: 92.9%; rating input score 93; 13th percentile among comparable filings
- Pay-setting controls: 4 of 6 controls in place; rating input score 67
- Compensation committee: Pass
- Independent consultant: Pass
- Other Form 990s reviewed: Missing
- Written employment contract: Missing
- Compensation survey or study: Pass
- Board or committee approval: Pass
- Foreign activity oversight: Limited
- Grant itemization coverage: 97%; rating input score 97; 32nd percentile among comparable filings
- Major donor itemization: Limited
- Related-party transparency: Limited
Accountability
- Independent voting board: 60%; rating input score 60; 9th percentile among comparable filings
- Governance controls: 7 of 9 controls in place; rating input score 78
- Conflict-of-interest policy: Pass
- Whistleblower policy: Pass
- Document-retention policy: Pass
- CEO compensation review process: Pass
- Other executive compensation review process: Fail
- Form 990 shared with the board: Pass
- Board meeting minutes documented: Pass
- Audit committee oversight: Fail
- Independent financial-statement audit: Pass
Sustainability
- Operating margin: -19.6%; rating input score 7; 7th percentile among comparable filings
- Total-asset coverage ratio: 9.68; rating input score 91; 91st percentile among comparable filings
- Liabilities to assets ratio: 0.91; rating input score 7; 7th percentile among comparable filings
- Officer compensation ratio: 10.8%; rating input score 27; 27th percentile among comparable filings
Growth
- Program expense growth: 14.9% per year; rating input score 100; 78th percentile among comparable filings
- Revenue growth: 13.2% per year; rating input score 100; 78th percentile among comparable filings
- Asset growth: 23.5% per year; rating input score 100; 88th percentile among comparable filings
Details
- What they do: 2 programs and campaigns described on the official site · 21 operating locations identified
- Where the money goes: 100% of revenue deployed · 89% of spending went to programs
- Governance: 3 of 5 board members independent · 7 of 9 filing controls reported
- Programs: 3 filed program accomplishments · $9.6M in reported program spending
- Leadership: top reported pay $447K · 9 people listed · 4 of 6 pay-setting controls reported
- Consistency: 37 of 38 current checks pass · 1 finding to review
- Schedules: 7 filed schedules · includes grants and executive pay
- Filing history: 14 filing years from 2011 to 2024
- Contacts: How to reach this organization
- Money network: 8 filed money-flow records
- Related organizations: 237 filed related-organization links
- Grant readiness: Federal tax and exclusion status, award history, and grant-maker relationships.
- People: Everyone the filings name, and which of them the filings identify by more than a name.
Key Signals
Signals prioritize questions for review. They are not findings of misconduct.
Grant-readiness screening is separate from the live rating, not a measure of program quality. Review the source records before making a grant decision.
- High — Sustainability: Operating margin scored 7/100.
- Review — Accountability: Governance controls: 2 of 9 not reported.
- High — Sustainability: Liabilities to assets ratio scored 7/100.
- High — Sustainability: Officer compensation ratio scored 27/100.
- Review — Transparency & Controls: Domestic grant itemization did not reconcile in the filed values.
- High — Grant Readiness: California registration: this organization is not authorized to operate as a charity in California.