2024-10-24T14:37:10-05:00 2023-12-31 203557677 KELLER AND ASSOCIATES LLP 18645 SHERMAN WAY SUITE 110 RESEDA CA 91335 990 2023-01-01 954680440 WOMEN ORGANIZING RESOURCES KNOWLEDGE AND SERVICES (WORKS) WOME 3233417028 795 N AVE 50 LOS ANGELES CA 90042 MARY-JANE WAGLE CEO 3233417028 2024-10-24 1 0 DAVID KELLER P00227750 8183833079 X 2023 2024-10-15 13:58:12Z MARY-JANE WAGLE 795 N AVE 50 LOS ANGELES CA 90042 6548226 0 X WWW.WORKSUSA.ORG X 1998 CA WORKS PASSIONATELY DELIVERS QUALITY AFFORDABLE AND SUPPORTIVE HOUSING AND INNOVATIVE ENRICHED AND CASE MANAGEMENT SERVICES THAT RESPOND TO THE ASPIRATIONS OF THE PEOPLE WE HOUSE. THROUGH OUR SUPPORT AND STEWARDSHIP, WE BUILD EQUITABLE, HEART-BASED SUSTAINABLE COMMUNITIES AND ENCOURAGE RESIDENT SELF-DETERMINATION. WE RESPECT THE CULTURES AND BELIEFS OF OUR RESIDENTS AND THE COMMUNITIES THAT SURROUND THEM AND WE AIM TO ENHANCE A SENSE OF SHARED COMMUNITY. ACTIVITIES ARE FOCUSED TO SERVE INDIVIDUALS, FAMILIES, SENIORS AND SPECIAL NEEDS POPULATIONS AS FOLLOWS:- AFFORDABLE AND SUPPORTIVE HOUSING- ASSET MANAGEMENT- BUILDING COMMUNITY- COMMUNITY GARDENS- COMMUNITY REVITALIZATION- ENRICHED SERVICES- HISTORIC PRESERVATION- PROPERTY ACQUISITION AND RENOVATION- NEW CONSTRUCTION 6 6 8 25 0 0 124336 2451044 1912836 4034250 26725 62932 0 0 2063897 6548226 0 0 0 0 704732 1231160 0 0 0 947649 3625734 1652381 4856894 411516 1691332 14489588 32087372 6442571 24979166 8047017 7108206 X DEVELOPMENT AND IMPLEMENTATION OF CERTAIN PROJECTS AND PROGRAMS THAT SPECIFICALLY TARGET THE FOLLOWING:IMPROVE THE PHYSICAL, ECONOMIC AND SOCIAL ENVIRONMENT OF THE GEOGRAPHICAL AREA OF ITS OPERATIONS AND THAT OF ITS PROJECTS OPERATIONS, BY ADDRESSING ONE OR MORE CRITICAL PROBLEMS OF THE AREA, WITH PARTICULAR ATTENTION TO THE NEEDS OF PERSONS OF LOW AND MODERATE INCOME;EMPOWER LOW AND VERY LOW INCOME HOUSEHOLDS AND COMMUNITIES BOTH SOCIALLY AND ECONOMICALLY. 0 0 1108244 1558254 THE PURSUIT OF AFFORDABLE RENTAL AND SUPPORTIVE HOUSING DEVELOPMENTS PRIMARILY LOCATED IN LOS ANGELES COUNTY, CALIFORNIA. AS WELL AS CONDUCTING ENRICHED SERVICES,INTENSIVE CASE MANAGEMENT SERVICES, AND RESIDENT ACTIVITIES COORDINATION AT NUMEROUS LOW-INCOME APARTMENT COMPLEXES, LOCATED PRIMARILY IN LOS ANGELES, CALIFORNIA, SERVING SEVERAL THOUSAND INDIVIDUALS IN HUNDREDS OF FAMILIES. 3395149 4989971 820 BURLINGTON, L.P. A CALIFORNIA LIMITED PARTNERSHIP, (THE SUBSIDIARY) WAS FORMED AS A LIMITED PARTNERSHIP UNDER THE LAWS OF THE STATE OF CALIFORNIA ON JULY 7, 2008, FOR THE PURPOSE OF ACQUIRING, DEVELOPING, CONSTRUCTING, OWNING AND MANAGING AN AFFORDABLE RENTAL HOUSING PROJECT. THE PROJECT CONSISTS OF A 21 UNIT RESIDENTIAL PROPERTY (1 BUILDING) CONSISTING OF MULTIFAMILY AFFORDABLE HOUSING LOCATED AT 820 S. BURLINGTON, LOS ANGELES, CALIFORNIA (THE PROJECT). THE PROJECT WAS DEVELOPED AS NEW CONSTRUCTION INTENDED FOR USE BY SPECIAL NEEDS TENANTS, MORE SPECIFICALLY TRANSITION AGED YOUTH (TAY) THAT ARE:- HOMELESS- MENTAL HEALTH CHALLENGESTHE PROJECT WAS PLACED IN SERVICE IN NOVEMBER OF 2011.7TH AVENUE VILLAGE LP IS A PROPOSED 142-UNIT PERMANENT SUPPORTIVE HOUSING PROJECT (UNDER CONSTRUCTION AS OF DECEMBER 31, 2023) LOCATED IN THE HACIENDA HEIGHTS AREA OF THE COUNTY OF LOS ANGELES WITH AN ANTICIPATED COMPLETION OF CONSTRUCTION SCHEDULED FOR LATE 2025; THE PROPERTY IS A CONVERSION OF A FORMER MOTEL 6 PROPERTY AT THE SITE. A HOMEKEY DEVELOPMENT WITH FUNDING FROM THE STATE OF CALIFORNIA AND THE COUNTY OF LOS ANGELES, THE PROPERTY WILL OFFER HOUSING WITH INTENSIVE SUPPORTIVE SERVICES TO FORMERLY HOMELESS INDIVIDUALS, WITH A PRIORITY FOR HOMELESS INDIVIDUALS IN THE SURROUNDING AREA. SUPPORTIVE CASE MANAGEMENT SERVICES WILL BE PROVIDED BY A WORKS CONTRACTED PARTNER, HOUSING WORKS.COURT STREET APARTMENTS, L.P., (THE "PARTNERSHIP") WAS FORMED AS A LIMITED PARTNERSHIP UNDER THE LAWS OF THE STATE OF CALIFORNIA ON SEPTEMBER 30, 2002, AND SUBSEQUENTLY AMENDED ON OCTOBER 1, 2003, FOR THE PURPOSE OF DEVELOPING, CONSTRUCTING AND MANAGING A RENTAL HOUSING PROJECT. THE PROJECT CONSISTS OF A 24 UNIT RESIDENTIAL PROPERTY (1 BUILDING) CONSISTING OF MULTIFAMILY AFFORDABLE HOUSING LOCATED AT 1301 COURT STREET, LOS ANGELES, CALIFORNIA (THE "PROJECT"). THE PROJECT WAS DEVELOPED AS NEW CONSTRUCTION INTENDED FOR USE BY LARGE FAMILIES, AND WAS PLACED IN SERVICE IN NOVEMBER OF 2005. THE FORMER LIMITED PARTNER EXITED IN 2022, AS A RESULT, THE PARTNERSHIP'S ACTIVITIES ARE NOW BEING CONSOLIDATED IN THE CONSOLIDATED AUDITED FINANCIAL STATEMENTS. INGRAM PRESERVATION, L.P., (THE "PARTNERSHIP") WAS FORMED AS A LIMITED PARTNERSHIP UNDER THE LAWS OF THE STATE OF CALIFORNIA ON APRIL 19, 2004, AND SUBSEQUENTLY AMENDED ON JUNE 1, 2004, FOR THE PURPOSE OF ACQUIRING, REHABILITATING AND MANAGING A RENTAL HOUSING PROJECT. THE PROJECT CONSISTS OF A 140 UNIT RESIDENTIAL PROPERTY (7 BUILDINGS) MADE UP OF AFFORDABLE HOUSING IN SEVEN SCATTERED SITES LOCATED IN THE SOUTH LOS ANGELES AND WEST ADAMS NEIGHBORHOODS, AT 234 N. LAKE STREET, 2120 2ND AVENUE, 1935 LA SALLE AVENUE, 1525 S. ST ANDREWS, 1809 S. VAN NESS, 1225 W. 39TH PLACE, 1075-79 W. 39TH PLACE, LOS ANGELES, CALIFORNIA (THE "PROJECT"). THE PROJECT WAS DEVELOPED AS A REHABILITATION/PRESERVATION INTENDED FOR USE BY BOTH SENIORS AND FAMILIES, AND WAS PLACED IN SERVICE IN 2006. THE FORMER LIMITED PARTNER EXITED IN 2022, AS A RESULT, THE PARTNERSHIP'S ACTIVITIES ARE NOW BEING CONSOLIDATED IN THE CONSOLIDATED AUDITED FINANCIAL STATEMENTS. THE GENERALLY ACCEPTED ACCOUNTING PRINCIPLES CONSOLIDATED FINANCIAL STATEMENTS INCLUDE THE ACCOUNTS OF 820 BURLINGTON, L.P., 7TH AVENUE VILLAGE LP, COURT STREET APARTMENTS, L.P. AND INGRAM PRESERVATION, L.P. AS THEY REPRESENT INVESTMENTS IN LIMITED PARTNERSHIPS IN WHICH W.O.R.K.S. HAS CONTROLLING INTERESTS. THIS ENTITIES ARE INCLUDED IN THE CONSOLIDATION ACCORDING TO GENERALLY ACCEPTED ACCOUNTING PRINCIPLES WHICH REQUIRE THAT PARTNERSHIP ACCOUNTS BE CONSOLIDATED FOR ALL LIMITED PARTNERSHIPS WHICH ARE DEEMED TO BE CONTROLLED BY THE ORGANIZATION. ALL SIGNIFICANT INTERCOMPANY TRANSACTIONS HAVE BEEN ELIMINATED IN CONSOLIDATION. 4503393 1 1 0 0 0 0 0 0 0 0 1 0 0 1 1 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 0 1 15 0 1 8 1 0 0 0 0 0 0 0 0 0 0 X 6 6 0 0 0 0 0 0 0 1 1 0 0 1 1 1 1 1 1 1 1 0 CA X MARY-JANE WAGLE 3233417028 795 N AVE 50 LOS ANGELES CA 90042 MARY JANE WAGLE CHAIR 50.00 X X 0 0 0 JACQUELINE THOMAS VICE CHAIR & SECRETARY 4.00 X X 0 0 0 MONIQUE DAVIS CEO 50.00 X X 3649 0 0 NORA LICHTASH DIRECTOR 4.00 X 0 0 0 JAYDEN ALEXANDER DIRECTOR 2.00 X 0 0 0 CHANNA GRACE PRESIDENT 50.00 X X X 162225 0 0 JACQUELINE YOUNT DIRECTOR OF ASSET MANAGEME 50.00 X 133800 0 0 YOKO SUGIOKA DIRECTOR OF DEVELOPMENT 50.00 X 133800 0 0 433474 0 0 3 0 1 0 0 1901314 549730 221528 2451044 RENTAL INCOME 2619201 2619201 DEVELOPER FEES 550000 550000 PROGRAM AND OTHER INCO 328126 328126 MANAGEMENT FEES 245014 245014 COSR SUBSIDY INCOME 115076 115076 176833 176833 4034250 62932 62932 6548226 4097182 0 0 X 433474 350537 82937 669588 659903 9685 128098 119304 8794 457501 353413 104088 4368 4368 22076 21624 452 43287 38958 4329 294 294 5459 5459 616744 616744 666572 666544 28 131722 102148 29574 REPAIRS AND MAINTENANCE 424020 424020 UTILITIES 299538 293958 5580 IN-KIND EXPENDITURES 221528 146528 75000 SECURITY 188812 171912 16900 543813 527679 16134 4856894 4503393 353501 0 2337114 3827473 835017 972926 162347 285146 30861724 11255341 7436594 19606383 999962 999780 155968 304927 2562586 6090737 14489588 32087372 161974 933520 9978 46284 5561471 17980705 709148 6018657 6442571 24979166 X 8015767 7000706 31250 107500 8047017 7108206 14489588 32087372 1691332 -2630143 0 X 0 1 X 1 0 X 121098 265818 293980 124336 2566120 3371352 121098 265818 293980 124336 2566120 3371352 3371352 1272 284023 137907 26725 2682133 3132060 6503412 8452790 0.51840 0.68090 X RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED 6210594 6210594 23728664 10371109 13357555 42698 40721 1977 879768 843511 36257 19606383 CONSTRUCTION IN PROGRESS 2557324 DEPOSITS 105971 DEVELOPER FEES RECEIVABLE 990692 DONOR TEMPORARILY RESTRICTED FUNDS 107500 HUD RECEIVABLES 44679 INTEREST RECEIVABLE 381948 OPERATING RESERVE ACCOUNT 328377 REAL ESTATE UNDER DEVELOPMENT 494437 REPLACEMENT RESERVE ACCOUNT 522666 TRANSITION RESERVE ACCOUNT 557143 6090737 ACCRUED INTEREST PAYABLE 5300702 ACCRUED INCENTIVE MANAGEMENT FEES 98339 DEVELOPER FEE PAYABLE 249165 DUE TO OTHERS 279737 TENANT SECURITY DEPOSITS PAYABLE 90714 6018657 6548226 0 6548226 0 6548226 4856894 0 4856894 0 4856894 X X 0 0 0 0 0 0 0 0 0 CHANNA GRACE PRESIDENT 162225 0 0 0 0 0 0 0 0 0 162225 0 0 0 X CO-EXECUTIVE DIRECTOR - PROFESSIONAL SERVICES RENDERED 1 150000 COMPARABLE WAGES X SUPPLIES AND FOOD FOR TENANTS 1050 55000 FAIR MARKET VALUE X PLANTS 40 16528 FAIR MARKET VALUE 0 0 0 FORM 990, PART VI, SECTION B, LINE 11B THE BOARD CHAIR INITIALLY REVIEWS THE FORM 990, AND SUBSEQUENTLY PRESENTS THE ANNUAL INFORMATION RETURN TO THE FULL BOARD FOR THEIR APPROVAL. FORM 990, PART VI, SECTION B, LINE 12C ACKNOWLEDGEMENTS AS TO THE CONFLICT OF INTEREST POLICY ARE DISTRIBUTED FOR SIGNATURES ANNUALLY. FORM 990, PART VI, SECTION B, LINE 15 THE GOVERNING BOARD REVIEWS ANNUALLY NON-PROFIT COMPENSATION STATISTICS FOR RAISES, SPECIFICALLY FOR THE PRESIDENT AND CEO AND THE TWO SENIOR DIRECTORS. FORM 990, PART VI, SECTION C, LINE 19 THE PUBLIC CAN REQUEST THE ORGANIZATION'S GOVERNING DOCUMENTS, CONFLICT OF INTEREST POLICY, AND FINANCIAL STATEMENTS VIA THE ORGANIZATION'S WEBSITE. FORM 990, PART IX, LINE 24E TRASH REMOVAL: PROGRAM SERVICE EXPENSES 127,045. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 127,045. TELEPHONE AND INTERNET CHARGES: PROGRAM SERVICE EXPENSES 83,772. MANAGEMENT AND GENERAL EXPENSES 2,849. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 86,621. OTHER ADMINISTRATIVE EXPENSES: PROGRAM SERVICE EXPENSES 71,721. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 71,721. BAD DEBTS: PROGRAM SERVICE EXPENSES 60,399. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 60,399. MANAGER UNITS: PROGRAM SERVICE EXPENSES 56,100. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 56,100. PROPERTY TAXES: PROGRAM SERVICE EXPENSES 17,069. MANAGEMENT AND GENERAL EXPENSES 10,263. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 27,332. WORKERS' COMPENSATION INSURANCE: PROGRAM SERVICE EXPENSES 25,682. MANAGEMENT AND GENERAL EXPENSES 735. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 26,417. PROPERTY MANAGEMENT: PROGRAM SERVICE EXPENSES 22,305. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 22,305. BANK SERVICE CHARGES: PROGRAM SERVICE EXPENSES 18,326. MANAGEMENT AND GENERAL EXPENSES 2,287. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 20,613. TENANT SERVICES: PROGRAM SERVICE EXPENSES 18,026. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 18,026. DUES AND SUBSCRIPTIONS: PROGRAM SERVICE EXPENSES 10,340. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 10,340. MONITORING FEES: PROGRAM SERVICE EXPENSES 5,550. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 5,550. CALIFORNIA FRANCHISE TAXES: PROGRAM SERVICE EXPENSES 3,161. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 3,161. TRUSTEE FEES: PROGRAM SERVICE EXPENSES 3,000. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 3,000. DONATIONS EXPENSE: PROGRAM SERVICE EXPENSES 1,997. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 1,997. MEALS: PROGRAM SERVICE EXPENSES 1,136. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 1,136. MILEAGE REIMBURSEMENT: PROGRAM SERVICE EXPENSES 740. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 740. PRINTING AND REPRODUCTION: PROGRAM SERVICE EXPENSES 637. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 637. POSTAGE AND DELIVERY: PROGRAM SERVICE EXPENSES 491. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 491. PARTNERSHIP LOSSES: PROGRAM SERVICE EXPENSES 182. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 182. 7TH AVE MGP LLC 795 N AVE 50 LOS ANGELES CA 90042 920778565 RENTAL REAL ESTATE CA 88TH & VERMONT MGP LLC 795 N AVE 50 LOS ANGELES CA 90042 814066709 RENTAL REAL ESTATE CA LA LUCAS MGP LLC 795 N AVE 50 LOS ANGELES CA 90042 270348678 RENTAL REAL ESTATE CA GRACE MGP LLC 795 N AVE 50 LOS ANGELES CA 90042 883362733 RENTAL REAL ESTATE CA TEAGUE TERRACE MGP LLC 795 N AVE 50 LOS ANGELES CA 90042 462440079 RENTAL REAL ESTATE CA T BAILEY MGP LLC 795 N AVE 50 LOS ANGELES CA 90042 475262676 RENTAL REAL ESTATE CA WORKS ASSET MANAGEMENT LLC 795 N AVE 50 LOS ANGELES CA 90042 862371173 RENTAL REAL ESTATE CA WORKS DEPOT MGP LLC 795 N AVE 50 LOS ANGELES CA 90042 843290496 RENTAL REAL ESTATE CA WORKS FLORENCE FUND LLC 795 N AVE 50 LOS ANGELES CA 90042 833730458 RENTAL REAL ESTATE CA WORKS HOUSING LLC 795 N AVE 50 LOS ANGELES CA 90042 853279892 RENTAL REAL ESTATE CA