Georgetown Community Development Authority

Nonprofit profile at a glance

EIN
842919236
IRS 990 coverage
2022–2025
Forms available
Form 990 2025
Location
Seattle, WA, USA
Phone
2064201342
Rating
73
Verdict
SUPPORTED
Rating confidence
Standard

Official website

Reported finances

Revenue
$6,067,657
Expenses
$3,648,883
Assets
$43,499,454
Liabilities
$53,294,035

Source: IRS Form 990. Selected filing: tax year 2025. Amounts in USD.

Leadership & pay

12 people listed

Executive titles in this filing

  • AMY NGUYEN (EXECUTIVE DIRECTOR (AS OF JUNE 2025))
  • MARY DZIEWECZYNSKI (PRESIDENT)

Highest reported compensation

  • KATHLEEN DITCHARO (FINANCE DIRECTOR): $125,339 total reported compensation
  • KAY MORRISON (DEPUTY DIRECTOR): $103,601 total reported compensation
  • AMY NGUYEN (EXECUTIVE DIRECTOR (AS OF JUNE 2025)): $102,739 total reported compensation

Source: IRS Form 990. Selected filing: tax year 2025. Names and roles reflect this filing, not necessarily current officeholders.

Overview

Mission

Gcda builds resilient community through affordable placemaking and placekeeping in the duwamish valley. We create at the intersection of the arts, equity, and collective well-being.

What it reported doing in 2025

Watershed (formerly known as georgetown community development authority) is a community-based 501(c)(3) nonprofit organization that operates affordable artist and artisan work spaces and plans to build a village of workforce housing and community space in the georgetown neighborhood of seattle. We center folks who live and work in the duwamish valley; bipoc individuals; artists; and those who come from communities that have been, or are at risk of being, displaced from this region.(continued in schedule o)watershed was formed in 2019. At its core is equinox studios, which has operated in georgetown since 2006 and is now a core program of watershed. Equinox studios provides a creative home for over 125 artists and artisans working in and across many crafts and disciplines.the new live/work district named "the bend" will be located in the georgetown neighborhood of seattle. It will include up to 1,000 units of housing, all of which will be affordable to people earning no more than 80% of area median income. The bend will also include affordable community spaces, neighborhood businesses, and cultural facilities that are integrated with georgetown's commercial and industrial core. It will increase job opportunities and provide housing for those most at risk of being impacted by trends of wealth-driven displacement in seattle. Our aim is to cultivate long-term community wealth through thoughtful real estate acquisition and development; community engagement and ownership; space for small businesses, not-for-profit organizations, and artistic growth; and programming that builds relationships between all the entities that are part of the bend, the georgetown neighborhood, and greater duwamish valley.

Operating model

Revenue model
Donor-supported. 92% of the money available for current operations came from contributions and gifts.
Distribution model
Direct operator. The filing allocates 100% 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 - The filed numbers largely add up and most voting board members are independent. A relatively small share of available resources goes toward mission work and program spending has declined or grown slowly.

Rating breakdown

  • Financial Efficiency: 49
  • Transparency & Controls: 100
  • Accountability: 91
  • Sustainability: 72
  • Growth: 40

Detailed rating inputs

Financial Efficiency

  • Mission deployment rate: 37.6%; rating input score 38
  • Program expense ratio: 61.8%; rating input score 62
  • Fundraising efficiency: $22.37 raised per $1 spent on fundraising; rating input score 62; 62nd percentile among comparable filings

Transparency & Controls

  • Consistency checks: 100%; rating input score 100; 63rd percentile among comparable filings
  • Pay-setting controls: Limited
  • Foreign activity oversight: Limited
  • Grant itemization coverage: Limited
  • Major donor itemization: Yes; rating input score 100
  • Related-party transparency: Limited

Accountability

  • Independent voting board: 100%; rating input score 100; 63rd percentile among comparable filings
  • Governance controls: 7 of 9 controls in place; rating input score 78
    • Conflict-of-interest policy: Pass
    • Whistleblower policy: Fail
    • Document-retention policy: Fail
    • CEO compensation review process: Pass
    • Other executive compensation review process: Pass
    • Form 990 shared with the board: Pass
    • Board meeting minutes documented: Pass
    • Audit committee oversight: Pass
    • Independent financial-statement audit: Pass

Sustainability

  • Operating margin: 39.9%; rating input score 87; 87th percentile among comparable filings
  • Total-asset coverage ratio: 11.92; rating input score 90; 90th percentile among comparable filings
  • Liabilities to assets ratio: 1.23; rating input score 1; 1st percentile among comparable filings
  • Officer compensation ratio: 9.1%; rating input score 36; 36th percentile among comparable filings

Growth

  • Program expense growth: -0.6% per year; rating input score 0; 11th percentile among comparable filings
  • Revenue growth: 46% per year; rating input score 100; 97th percentile among comparable filings
  • Asset growth: -0.1% per year; rating input score 0; 10th percentile among comparable filings

Details

  • Where the money goes: 37.6% of revenue deployed · 61.8% of spending went to programs
  • Governance: 8 of 8 board members independent · 7 of 9 filing controls reported
  • Programs: 1 filed program accomplishment · $2.3M in reported program spending
  • Leadership: top reported pay $125K · 12 people listed
  • Highest-paid contractors: 2 contractors listed · $237K reported
  • Consistency: 32 of 32 current checks pass
  • Schedules: 7 filed schedules · includes major donors
  • Filing history: 4 filing years from 2022 to 2025
  • Contacts: How to reach this organization
  • Money network: 3 filed money-flow records
  • Related organizations: 1 filed related-organization link
  • 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.

  • Moderate — Financial Efficiency: Mission deployment rate scored 38/100.
  • High — Growth: Program expense growth scored 0/100.
  • Review — Accountability: Governance controls: 2 of 9 not reported.
  • High — Growth: Asset growth scored 0/100.
  • High — Sustainability: Liabilities to assets ratio scored 1/100.
  • Moderate — Sustainability: Officer compensation ratio scored 36/100.