Weaver Community Housing Association
Nonprofit profile at a glance
- EIN
- 562276970
- IRS 990 coverage
- 2010–2025
- Forms available
- Form 990 2025
- Location
- Carrboro, NC, USA
- Phone
- 9843636076
- Rating
- 66
- Verdict
- SUPPORTED
- Rating confidence
- Moderate
- Sector
- Low-Income & Subsidized Rental Housing
Reported finances
- Revenue
- $155,926
- Expenses
- $171,407
- Assets
- $1,145,687
- Liabilities
- $1,460,907
Source: IRS Form 990. Selected filing: tax year 2025. Amounts in USD.
Leadership & pay
9 people listed
Executive titles in this filing
- EMILY MULZOFF (PRESIDENT)
People named in this filing
- LAUREN CARRETO (DIRECTOR)
- DEVIN CEARTAS (DIRECTOR)
- ELIZABETH EVANS (DIRECTOR)
Selected names, not a complete roster or a statement of current roles. Open leadership details for the complete filed list.
Source: IRS Form 990. Selected filing: tax year 2025. Names and roles reflect this filing, not necessarily current officeholders.
Overview
Mission
Low-income cooperative housing guided by the principles of affordability, perpetuity, dweller-control, sustainability, diversity, and community.
What it reported doing in 2025
Provide 17 low-income apartments to area residents that earn 60% or less of area median income.
Operating model
- Revenue model
- Earned-program. 96% 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 - The filed numbers largely add up and most voting board members are independent. A relatively small share of total spending goes to programs and some filing-based governance responses are negative or unanswered.
Rating breakdown
- Financial Efficiency: 55
- Transparency & Controls: 90
- Accountability: 76
- Sustainability: 42
- Growth: 0
Detailed rating inputs
Financial Efficiency
- Mission deployment rate: 64.1%; rating input score 64
- Program expense ratio: 58.4%; rating input score 58
- Fundraising efficiency: Limited
Transparency & Controls
- Consistency checks: 100%; rating input score 100; 64th percentile among comparable filings
- Pay-setting controls: Limited
- Foreign activity oversight: Limited
- Grant itemization coverage: Limited
- Major donor itemization: Limited
- Related-party transparency: Limited
Accountability
- Independent voting board: 88.9%; rating input score 89; 26th percentile among comparable filings
- Governance controls: 4 of 7 controls in place; rating input score 57
- Conflict-of-interest policy: Pass
- Whistleblower policy: Fail
- Document-retention policy: Pass
- CEO compensation review process: NotApplicable
- 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: Fail
Sustainability
- Operating margin: -9.9%; rating input score 19; 19th percentile among comparable filings
- Total-asset coverage ratio: 6.68; rating input score 84; 84th percentile among comparable filings
- Liabilities to assets ratio: 1.28; rating input score 2; 2nd percentile among comparable filings
- Officer compensation ratio: 0%; rating input score 67; 67th percentile among comparable filings
Growth
- Program expense growth: -3.3% per year; rating input score 0; 19th percentile among comparable filings
- Revenue growth: -0.8% per year; rating input score 0; 18th percentile among comparable filings
- Asset growth: -0.9% per year; rating input score 0; 19th percentile among comparable filings
Details
- Where the money goes: 64.1% of revenue deployed · 58.4% of spending went to programs
- Governance: 8 of 9 board members independent · 4 of 7 filing controls reported
- Programs: 1 filed program accomplishment · $100K in reported program spending
- Leadership: top reported pay $0 · 9 people listed
- Consistency: 21 of 21 current checks pass
- Schedules: 3 filed schedules
- Filing history: 10 filing years from 2010 to 2025
- Contacts: How to reach this organization
- 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.
- Review — Financial Efficiency: Program expense ratio scored 58/100.
- Review — Accountability: Governance controls: 2 of 6 not reported.
- High — Growth: Program expense growth scored 0/100.
- High — Growth: Revenue growth scored 0/100.
- High — Sustainability: Operating margin scored 19/100.
- High — Growth: Asset growth scored 0/100.
- High — Sustainability: Liabilities to assets ratio scored 2/100.