Tg 104 Inc

Nonprofit profile at a glance

EIN
742699476
IRS 990 coverage
2009–2024
Forms available
Form 990 2024
Location
San Antonio, TX, USA
Phone
2108214300
Rating
76
Verdict
SUPPORTED
Rating confidence
Moderate
Sector
Low-Income & Subsidized Rental Housing

Reported finances

Revenue
$750,513
Expenses
$746,421
Assets
$2,245,032
Liabilities
$358,325

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

Leadership & pay

7 people listed

Executive titles in this filing

  • JACLYN S WOODRING (EXECUTIVE DIRECTOR)

Highest reported compensation

  • JACLYN S WOODRING (EXECUTIVE DIRECTOR): $352,294 total reported compensation
  • JAMES BUTCHER (MANAGEMENT AGENT CFO): $204,078 total reported compensation

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

Overview

Mission

The organization was incorporated as a nonprofit corporation in the state of Texas on august 3, 1994. The mission of the organization is to preserve assisted housing for families in need, develop a strong community, and promote independence and self- sufficiency.the primary activity of the organization is the ownership and operation of the bavarian manor apartments, which is a 53-unit apartment complex located at 614 bavarian drive, new braunfels, Texas 78130 for the benefit of low- income families and individuals. The organization maintains a u.s. Department of housing and urban development (hud) property based section 8 housing assistance payment (hap) rental assistance contract for all 53 units. The hap rent assisted units are made available to families and individuals with incomes of less than 30% of the area median income.

What it reported doing in 2024

During the reporting period, the organization sustained the hud property based section 8 hap contract and continued to make all 53 units available for low-income families and individuals. The organization maintained property operations in compliance with the regulations of hud and the Texas department of housing and community affairs (tdhca) from which the organization received funding for property rehabilitation.the following tax exemptions continued to be received: internal revenue service 501 (c) (3) income tax exemption. Comal county, Texas, appraisal district 100% property tax exemption. State of Texas franchise tax exemption. State of Texas sales tax exemption.the organization continued to operate an on-site community learning center at which the organization provided programs, activities, and services for the youth and adult residents. Programs, activities, and services included: case management (informal) and referral servicesafter-school youth programon-line computer access and trainingadult learning opportunities, including parenting classesfood bank servicessummer youth activities programnational night outholiday celebrations

Operating model

Revenue model
Earned-program. 94% of the money available for current operations came from fees and other program revenue.
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 - A large share of available resources goes toward mission work and most voting board members are independent. Few specific pay-setting methods are documented in the filing; unanswered boxes are not proof of absence and expenses are high relative to revenue.

Rating breakdown

  • Financial Efficiency: 81
  • Transparency & Controls: 60
  • Accountability: 95
  • Sustainability: 50
  • Growth: 80

Detailed rating inputs

Financial Efficiency

  • Mission deployment rate: 91%; rating input score 91
  • Program expense ratio: 92%; rating input score 92
  • Fundraising efficiency: Limited

Transparency & Controls

  • Consistency checks: 100%; rating input score 100; 63rd percentile among comparable filings
  • Pay-setting controls: 0 of 6 controls in place; rating input score 0
    • Compensation committee: Missing
    • Independent consultant: Missing
    • Other Form 990s reviewed: Missing
    • Written employment contract: Missing
    • Compensation survey or study: Missing
    • Board or committee approval: Missing
  • Foreign activity oversight: Limited
  • Grant itemization coverage: Limited
  • Major donor itemization: Limited
  • Related-party transparency: Limited

Accountability

  • Independent voting board: 100%; rating input score 100; 63rd percentile among comparable filings
  • Governance controls: 8 of 9 controls in place; rating input score 89
    • Conflict-of-interest policy: Pass
    • Whistleblower policy: Pass
    • Document-retention policy: Pass
    • CEO compensation review process: Pass
    • Other executive compensation review process: Pass
    • Form 990 shared with the board: Fail
    • Board meeting minutes documented: Pass
    • Audit committee oversight: Pass
    • Independent financial-statement audit: Pass

Sustainability

  • Operating margin: 0.5%; rating input score 38; 38th percentile among comparable filings
  • Total-asset coverage ratio: 3.01; rating input score 75; 75th percentile among comparable filings
  • Liabilities to assets ratio: 0.16; rating input score 35; 35th percentile among comparable filings
  • Officer compensation ratio: 4.8%; rating input score 54; 54th percentile among comparable filings

Growth

  • Program expense growth: 4.4% per year; rating input score 100; 39th percentile among comparable filings
  • Revenue growth: 1.7% per year; rating input score 100; 23rd percentile among comparable filings
  • Asset growth: -0.2% per year; rating input score 0; 17th percentile among comparable filings

Details

  • Where the money goes: 91% of revenue deployed · 92% of spending went to programs
  • Governance: 4 of 4 board members independent · 8 of 9 filing controls reported
  • Programs: 1 filed program accomplishment · $687K in reported program spending
  • Leadership: top reported pay $352K · 7 people listed · 0 of 6 pay-setting controls reported
  • Consistency: 28 of 28 current checks pass
  • Schedules: 5 filed schedules · includes executive pay
  • Filing history: 15 filing years from 2009 to 2024
  • Contacts: How to reach this organization
  • Related organizations: 69 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.

  • High — Transparency & Controls: Pay-setting controls scored 0/100.
  • Moderate — Sustainability: Operating margin scored 38/100.
  • High — Growth: Asset growth scored 0/100.
  • Review — Accountability: Governance controls: Form 990 shared with the board not reported.
  • Moderate — Sustainability: Liabilities to assets ratio scored 35/100.
  • Review — Sustainability: Officer compensation ratio scored 54/100.