Neighborhood Housing Services of Waco

Nonprofit profile at a glance

EIN
742681649
IRS 990 coverage
2009–2024
Forms available
Form 990 2024
Location
Waco, TX, USA
Phone
2542620136
Rating
72
Verdict
SUPPORTED
Rating confidence
Moderate
Sector
Housing Development, Construction, Management

Official website

Reported finances

Revenue
$2,044,778
Expenses
$1,906,964
Assets
$19,246,295
Liabilities
$11,585,896

Source: IRS Form 990. Selected filing: tax year 2024. Amounts in USD.

Leadership & pay

18 people listed

Executive titles in this filing

  • DELISA BURNELL-SMITH (PRESIDENT, CEO)
  • KAREN SAUCEDO (VICE PRESIDENT, COO)
  • ROY NASH (FORMER PRESIDENT, CEO)

Highest reported compensation

  • ROY NASH (FORMER PRESIDENT, CEO): $226,647 total reported compensation
  • DELISA BURNELL-SMITH (PRESIDENT, CEO): $160,387 total reported compensation
  • KAREN SAUCEDO (VICE PRESIDENT, COO): $123,359 total reported compensation

Source: IRS Form 990. Selected filing: tax year 2024. Names and roles reflect this filing, not necessarily current officeholders.

Overview

Mission

Building stronger neighborhoods through homeownership, quality rental housing and community building initiatives.

What it reported doing in 2024

Real estate development - through their outreach projects, neighborworks seeks to create outlets to mobilize volunteers, beautify neighborhoods, unite communities, and celebrate resident involvement. Also provides best-of practices and training to local emerging and established leaders in the community. Neighborworks has been developing affordable housing since 1997. Both new construction and single family rehab is available. Four single family home projects were completed in fiscal year 2025.

Operating model

Revenue model
Mixed. Its operating money came from several sources; no one source provided a clear majority.
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. Program spending has declined or grown slowly and expenses are high relative to revenue.

Rating breakdown

  • Financial Efficiency: 58
  • Transparency & Controls: 79
  • Accountability: 95
  • Sustainability: 55
  • Growth: 60

Detailed rating inputs

Financial Efficiency

  • Mission deployment rate: 64.5%; rating input score 64
  • Program expense ratio: 65.7%; rating input score 66
  • Fundraising efficiency: Limited

Transparency & Controls

  • Consistency checks: 100%; rating input score 100; 63rd percentile among comparable filings
  • Pay-setting controls: 2 of 6 controls in place; rating input score 33
    • Compensation committee: Missing
    • Independent consultant: Missing
    • 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: 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 8 controls in place; rating input score 88
    • Conflict-of-interest policy: Pass
    • Whistleblower policy: Pass
    • Document-retention policy: Pass
    • CEO compensation review process: Pass
    • Other executive compensation review process: NotApplicable
    • Form 990 shared with the board: Pass
    • Board meeting minutes documented: Pass
    • Audit committee oversight: Missing
    • Independent financial-statement audit: Pass

Sustainability

  • Operating margin: 6.7%; rating input score 55; 55th percentile among comparable filings
  • Total-asset coverage ratio: 10.09; rating input score 91; 91st percentile among comparable filings
  • Liabilities to assets ratio: 0.6; rating input score 17; 17th percentile among comparable filings
  • Officer compensation ratio: 26.8%; rating input score 7; 7th percentile among comparable filings

Growth

  • Program expense growth: -0.5% per year; rating input score 0; 12th percentile among comparable filings
  • Revenue growth: 0.9% per year; rating input score 100; 15th percentile among comparable filings
  • Asset growth: 4.2% per year; rating input score 100; 30th percentile among comparable filings

Details

  • Where the money goes: 64.5% of revenue deployed · 65.7% of spending went to programs
  • Governance: 15 of 15 board members independent · 7 of 8 filing controls reported
  • Programs: 5 filed program accomplishments · $1.3M in reported program spending
  • Leadership: top reported pay $227K · 18 people listed · 2 of 6 pay-setting controls reported
  • Highest-paid contractors: 1 contractor listed · $126K reported
  • Consistency: 32 of 32 current checks pass
  • Schedules: 6 filed schedules · includes major donors and executive pay
  • Filing history: 16 filing years from 2009 to 2024
  • 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.

  • High — Growth: Program expense growth scored 0/100.
  • Review — Sustainability: Operating margin scored 55/100.
  • High — Sustainability: Officer compensation ratio scored 7/100.
  • High — Sustainability: Liabilities to assets ratio scored 17/100.