2025-11-13T12:03:04-06:00 2024-12-31 333709623 COHNREZNICK ADVISORY LLC ONE POST OFFICE SQUARE SUITE 2950 BOSTON MA 02109 990 2024-01-01 042313571 HARBORLIGHT COMMUNITY PARTNERS INC HARB 9782221305 PO BOX 507 BEVERLY MA 019154566 ANDREW DEFRANZA EXECUTIVE DIRECTOR 9789221305 2025-11-12 1 1 EDWARD MCNEIL P00090108 6176481400 2025-11-12 2024 2025-03-06 01:10:19Z HARBORLIGHT HOMES ANDREW DEFRANZA PO BOX 507 BEVERLY MA 019154566 12180310 0 X HARBORLIGHTHOMES.ORG X 1964 MA HARBORLIGHT COMMUNITY PARTNERS PROVIDES AFFORDABLE HOUSING WITH SERVICES PRIMARILY FOR LOW AND MODERATE INCOME POPLE IN SOURTHERN ESSEX COUNTY, IN ADDITION, IT PROVIDES PROVIDES PROPERTY MANAGEMENT AND OTHER SERVICES TO NON-PROFIT ORGANIZATIONS. 13 13 67 13 0 0 3567117 4282332 5758240 4772509 1152618 1015554 1598789 1940940 12076764 12011335 0 0 0 0 2790365 3487869 0 0 376047 1792085 1978928 4582450 5466797 7494314 6544538 61189440 71514510 38288141 41257195 22901299 30257315 HARBORLIGHT COMMUNITY PARTNERS PROVIDES AFFORDABLE HOUSING WITH SERVICES PRIMARILY FOR LOW AND MODERATE INCOME PEOPLE IN SOUTHERN ESSEX COUNTY. IN ADDITION, IT PROVIDES PROVIDES PROPERTY MANAGEMENT AND OTHER SERVICES TO NON-PROFIT ORGANIZATIONS. 0 0 5007543 6741603 MANAGED AND/OR DEVELOPED AFFORDABLE HOUSING FOR OVER 500 LOW AND MODERATE INCOME PEOPLE IN ESSEX COUNTY. THIS INCLUDES TURTLE CREEK, TURTLE WOODS, HARBORLIGHT HOUSE, HEART HOMES, WE CARE ABOUT HOMES, WHIPPLE RIVERVIEW PLACE,COTTON MILL COOP, ROCKPORT HIGH SCHOOL, PIGEON COVE LEDGES, AND FIREHOUSE PLACE. IT ALSO INCLUDED DEVELOPMENT WORK FOR MAPLE WOODS, GRANITE STREET CROSSING, ANCHOR POINT AND BOSTON STREET CROSSING. 5007543 1 1 0 0 0 0 0 0 1 0 1 0 0 1 1 1 0 1 0 0 0 0 0 1 1 0 0 0 0 1 0 0 0 0 0 0 0 0 1 0 0 0 1 1 1 0 0 0 1 69 0 1 67 1 0 0 0 0 0 1 1 0 0 0 0 0 0 X 13 13 0 0 0 0 1 1 1 1 1 0 0 1 1 1 1 1 1 1 1 0 MA X TIM DONOVAN 9784737160 PO BOX 507 BEVERLY MA 019154566 ABU POPPIN DIRECTOR 1.00 4.00 X 0 0 0 CYNTHIA NINA-SOTO DIRECTOR 1.00 4.00 X 0 0 0 DANE POESKE DIRECTOR 1.00 4.00 X 0 0 0 ISIS PATTERSON DIRECTOR 1.00 4.00 X 0 0 0 JOHN THOMSON TREASURER 1.00 4.00 X X 0 0 0 KEVIN NOYES DIRECTOR 1.00 4.00 X 0 0 0 KURT JAMES CLERK 1.00 4.00 X X 0 0 0 MICHAEL SCHAAF DIRECTOR 1.00 4.00 X 0 0 0 PAM CONSTANTINE VICE PRESIDENT 1.00 4.00 X X 0 0 0 RICK ALPERN DIRECTOR 1.00 4.00 X 0 0 0 ROBERT GILLIS PRESIDENT 1.00 4.00 X X 0 0 0 TRACEY ARMSTRONG DIRECTOR 1.00 4.00 X 0 0 0 WILLIAM SCANLON DIRECTOR 1.00 4.00 X 0 0 0 ANDREW DEFRANZA EXECUTIVE DIRECTOR 40.00 4.00 X 442877 0 24789 TIMOTHY DONOVAN COO 40.00 4.00 X 221257 0 23928 ANDREW LEONARD ASSISTANT DIRECTOR OF REAL ESTATE DEVELOPMENT 40.00 X 143151 0 18556 JONATHAN DAY DIRECTOR OF ACCOUNTING 40.00 X 161852 0 12145 KRISTEN CARLSON DIRECTOR OF REAL ESTATE DEVELOPMENT 40.00 X 264489 0 12804 CHRISTINE VINCENTI DIRECTOR OF PORTFOLIO MANAGEMENT AND STRATEGY 40.00 X 230800 0 15253 MICHELLE VARGA DIRECTOR OF PROPERTY MANAGEMENT 40.00 X 132544 0 5109 1596970 0 112584 9 0 1 0 SV DESIGN LLC 126 DODGE STREET BEVERLY MA 01915 DESIGN SERVICES 408259 LAW OFFICE OF RICHARD M KALLMAN 4 SOUTH MAIN STREET SUITE 11 IPSWICH MA 01938 LEGAL SERVICES 200000 LAW OFFICES OF JOEL STEIN 17 ACCORD PARK DR STE 106 NORWELL MA 02061 LEGAL SERVICES 133400 3 58333 119724 4104275 25348 4282332 DEVELOPER FEES 900099 2773315 2773315 TENANT RENT 531110 1237716 1237716 MANAGEMENT FEES 541610 748878 748878 PROGRAM SERVICE FEE 541900 12600 12600 4772509 354672 354672 144420 646448 129986 0 14434 646448 660882 660882 10835 119724 38989 -28154 -28154 SALE OF TAX CREDIT 900099 1372184 1372184 SPONSOR LOAN 900099 376232 376232 MORTGAGE DISCHARGE 900099 165000 165000 55678 55678 1969094 12011335 6741603 0 987400 712851 636559 10373 65919 2267488 2024814 32996 209678 32441 28969 472 3000 187549 167477 2729 17343 287540 256767 4184 26589 13666 13666 31280 29713 940 627 99958 94953 3003 2002 54036 48886 950 4200 473761 433669 7395 32697 342786 325851 3844 13091 170420 170420 367625 367625 94375 92717 757 901 DEVELOPMENT COSTS 167572 167572 REPAIRS & MAINTENANCE 163235 161337 1898 RESIDENT SERVICES & ACT 214 214 5466797 5007543 83207 376047 4748711 6619338 146714 353516 348043 1172682 178287 1076457 6312473 9566199 77904 99827 36462012 4238082 31952723 32223930 6320163 7639735 100782 94551 11003640 12668275 61189440 71514510 3642099 4191654 3077 2479 36158 35642 27794796 28946002 6812011 8081418 38288141 41257195 X 16369212 20278283 6532087 9979032 22901299 30257315 61189440 71514510 X 6544538 795956 15522 X 0 1 X 1 1 1 X 1147392 1344874 4269191 3567117 4282332 14610906 2225489 3145621 4142376 5758240 4772509 20044235 3372881 4490495 8411567 9325357 9054841 34655141 49926 42500 32247 15735 72000 212408 0 49926 42500 32247 15735 72000 212408 34442733 123554 112356 119310 287835 354672 997727 123554 112356 119310 287835 354672 997727 196867 66443 323027 1617628 1969094 4173059 3693302 4669294 8853904 11230820 11378607 39825927 0.86480 0.89750 0.02510 0.02120 X SCHEDULE A, PART III, LINE 12, EXPLANATION OF OTHER INCOME: TENNANT CHARGES - 2020 AMOUNT: $ 5. MISC - 2020 AMOUNT: $ 196,862. 2021 AMOUNT: $ 66,443. 2022 AMOUNT: $ 323,027. 2023 AMOUNT: $ 657,662. 2024 AMOUNT: $ 55,678. SALE OF TAX CREDIT - 2023 AMOUNT: $ 959,966. 2024 AMOUNT: $ 1,372,184. SPONSOR LOAN - 2024 AMOUNT: $ 376,232. MORTGAGE DISCHARGE - 2024 AMOUNT: $ 165,000. RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED 0 1 X 7332238 7332238 11090944 3816070 7274874 735442 422012 313430 17303388 17303388 32223930 TENANT SECURITY DEPOSITS 40673 REAL ESTATE PROJECT DEVELOPMENT COSTS 4840361 LEASE ASSET 2635280 DUE FROM AFFILIATES 1200983 DEVELOPMENT FEE RECEIVABLE 3950978 12668275 GROUND LEASE 1175758 DUE TO AFFILIATES 988284 DEVELOPMENT FEE PAYABLE 520288 LEASE LIABILITIES 2641888 L-T DEFERRED INCOME 2755200 8081418 X PART IV, LINE 2B: THE ORGANIZATION MAINTAINS SECURITY DEPOSITS AS REQUIRED BY STATE LAW. PART X, LINE 2: MANAGEMENT HAS EVALUATED SIGNIFICANT TAX POSITIONS AGAINST THE CRITERIA ESTABLISHED BY PROFESSIONAL STANDARDS AND BELIEVES THERE ARE NO SUCH TAX POSITIONS REQUIRING ACCOUNTING RECOGNITION IN THE CONSOLIDATED FINANCIAL STATEMENTS. MANAGEMENT DOES NOT BELIEVE ITS EVALUATION OF TAX POSITIONS WILL SIGNIFICANTLY CHANGE WITHIN 12 MONTHS OF DECEMBER 31, 2024. ANY CHANGES IN TAX POSITIONS WILL BE RECORDED WHEN THE ULTIMATE OUTCOME BECOMES KNOWN. EACH ENTITY'S INCOME TAX RETURNS ARE SUBJECT TO EXAMINATION BY THE IRS FOR A PERIOD OF THREE YEARS. WHILE NO INCOME TAX RETURNS ARE CURRENTLY BEING EXAMINED BY THE IRS, TAX YEARS SINCE 2021 REMAIN OPEN. X X X X X 1 COPLEY RAFF INC 164 BROOK FARM RD STE164 BOSTON MA 02132 CONSULTANT 0 0 17160 -17160 17160 -17160 MA DINNER 130559 119724 10835 38989 130559 119724 10835 38989 38989 -28154 X X 0 0 0 0 0 0 0 1 0 ANDREW DEFRANZA EXECUTIVE DIRECTOR 269774 0 173103 0 0 0 8303 0 16486 0 467666 0 0 0 KRISTEN CARLSON DIRECTOR OF REAL ESTATE DEVELOPMENT 187432 0 76697 0 360 0 5792 0 7012 0 277293 0 0 0 CHRISTINE VINCENTI DIRECTOR OF PORTFOLIO MANAGEMENT AND 193763 0 36677 0 360 0 5790 0 9463 0 246053 0 0 0 TIMOTHY DONOVAN COO 220897 0 0 0 360 0 6854 0 17074 0 245185 0 0 0 JONATHAN DAY DIRECTOR OF ACCOUNTING 134039 0 27813 0 0 0 4190 0 7955 0 173997 0 0 0 ANDREW LEONARD ASSISTANT DIRECTOR OF REAL ESTATE DE 119370 0 23781 0 0 0 3733 0 14823 0 161707 0 0 0 PART I, LINE 7 AMOUNTS IN COLUMN B(II) REPRESENT BONUS PAYMENTS. THESE AMOUNTS WERE APPROVED BY THE BOARD AND INCLUDED IN THE INDIVIDUAL'S 2024 W-2'S. X 1 25958 FAIR MARKET VALUE 0 0 0 FORM 990, PART VI, SECTION A, LINE 6 THERE IS ONLY ONE MEMBER OF HARBORLIGHT COMMUNITY PARTNERS, INC.: FIRST BAPTIST CHURCH. THE CHURCH HAS ULTIMATE CONTROL. FORM 990, PART VI, SECTION A, LINE 7A ULTIMATELY ALL DECISIONS COULD BE SUBJECT TO MEMBER APPROVAL. IN OPERATION, THE GOVERNING BODY'S DECISION ABOUT DIRECTORS AND OFFICERS IS SUBJECT TO MEMBER APPROVAL ANNUALLY. FORM 990, PART VI, SECTION A, LINE 7B ULTIMATELY ALL DECISIONS COULD BE SUBJECT TO MEMBER APPROVAL. IN OPERATION, THE GOVERNING BODY'S DECISION ABOUT DIRECTORS AND OFFICERS IS SUBJECT TO MEMBER APPROVAL ANNUALLY. FORM 990, PART VI, SECTION B, LINE 11B AN ELECTRONIC VERSION OF THE DRAFT FORM 990 IS CIRCULATED TO THE ENTIRE BOARD. BOARD MEMBERS MAY RECEIVE A HARD COPY OF THE DRAFT FORM 990 UPON REQUEST. PRIOR TO FILING ALL COMMENTS ARE ANSWERED AND A VOTE OF APPROVAL IS REQUIRED OF THE BOARD. FORM 990, PART VI, SECTION B, LINE 12C AN ANNUAL CONFLICT OF INTEREST POLICY MUST BE SIGNED AND SUBMITTED BY DIRECTORS. FORM 990, PART VI, SECTION B, LINE 15 THE PERSONNEL COMMITTEE CREATED A REVIEW REPORT OF THE EXECUTIVE DIRECTOR'S COMPENSATION. IN ORDER TO DETERMINE COMPENSATION FOR THE EXECUTIVE DIRECTOR THE EXECUTIVE COMMITTEE USED COMPARABLE DATA AS WELL AS RECEIVING A RECOMMENDATION FROM CHARITY NAVIGATOR. THE EXECUTIVE COMMITTEE THEN MADE A RECOMMENDATION TO THE BOARD AND THE BOARD VOTED ON THE COMPENSATION PACKAGE. FORM 990, PART VI, SECTION C, LINE 19 THE ORGANIZATION MAKES ITS GOVERNING DOCUMENTS, CONFLICT OF INTEREST POLICY, FORM 990 AND FINANCIAL STATEMENTS AVAILABLE TO THE PUBLIC UPON REQUEST. IN ADDITION, THE ORGANIZATION'S 990 IS AVAILABLE VIA GUIDESTAR AND THE MASSACHUSETTS ATTORNEY GENERAL'S WEBSITE. FORM 990, PART XI, LINE 9: NET CAPITAL CONTRIBUTIONS AND DISTRIBUTIONS OTHER CHANGES IN NET ASSETS DISREGARDED ENTITY RECONCILIATION 15,522. ANCHOR POINT LLC PO BOX 507 BEVERLY MA 01915 001286667 AFFORDABLE HOUSING FOR THE ELDERLY, DISABLED AND HANDICAPPED RESIDENTS MA 39424 2188060 HCP ANCHOR POINT PHASE 2 LLC PO BOX 507 BEVERLY MA 01915 AFFORDABLE HOUSING FOR THE ELDERLY, DISABLED AND HANDICAPPED RESIDENTS MA 4931 158832 HCP ASBURY COMMON LLC PO BOX 507 BEVERLY MA 01915 AFFORDABLE HOUSING FOR THE ELDERLY, DISABLED AND HANDICAPPED RESIDENTS MA HCP DEPOT LANE LLC PO BOX 507 BEVERLY MA 01915 AFFORDABLE HOUSING FOR THE ELDERLY, DISABLED AND HANDICAPPED RESIDENTS MA HCP HARBORLIGHT REO LLC PO BOX 507 BEVERLY MA 01915 AFFORDABLE HOUSING FOR THE ELDERLY, DISABLED AND HANDICAPPED RESIDENTS MA HCP HARDY STREET LLC PO BOX 507 BEVERLY MA 01915 AFFORDABLE HOUSING FOR THE ELDERLY, DISABLED AND HANDICAPPED RESIDENTS MA 199382 3366701 HCP PIGEON COVE PO BOX 507 BEVERLY MA 01915 AFFORDABLE HOUSING FOR THE ELDERLY, DISABLED AND HANDICAPPED RESIDENTS MA HCP WHIPPLE ANNEX HOUSING LLC PO BOX 507 BEVERLY MA 01915 204496633 AFFORDABLE HOUSING FOR THE ELDERLY, DISABLED AND HANDICAPPED RESIDENTS MA 179289 1587800 HCP WINDWARD CROSSING LLC PO BOX 507 BEVERLY MA 01915 AFFORDABLE HOUSING FOR THE ELDERLY, DISABLED AND HANDICAPPED RESIDENTS MA HCP FIREHOUSE PLACE INC PO BOX 507 BEVERLY MA 01915 273491241 LOW INCOME HOUSING MA 501(C)(3) LINE 7 HARBORLIGHT COMMUNITY PARTNERS INC 0 FIRST BAPTIST CHURCH IN BEVERLY 221 CABOT STREET BEVERLY MA 01915 042253860 CHURCH MA 501(C)(3) LINE 1 N/A 0 HARBORLIGHT NURSERY SCHOOL 221 CABOT STREET BEVERLY MA 01915 042883700 PRE-SCHOOL MA 501(C)(3) LINE 2 FIRST BAPTIST CHURCH IN BEVERLY 0 MARBLEHEAD COMMUNITY HOUSING CORPORATION PO BOX 507 BEVERLY MA 01915 043176887 LOW INCOME ELDERLY HOUSING MA 501(C)(3) LINE 11 HARBORLIGHT COMMUNITY PARTNERS INC 0 ROCKPORT AFFORDABLE HOUSING INC PO BOX 507 BEVERLY MA 01915 273491179 LOW INCOME ELDERLY HOUSING MA 501(C)(3) LINE 7 FIRST BAPTIST CHURCH IN BEVERLY 0 TURTLE WOODS CORPORATION 339 ESSEX STREET BEVERLY MA 01915 043183212 LOW INCOME ELDERLY HOUSING MA 501(C)(3) LINE 7 FIRST BAPTIST CHURCH IN BEVERLY 0 BOSTON STREET CROSSING LLC PO BOX 507 BEVERLY MA 01915 814311188 AFFORDABLE HOUSING MA N/A 0 0 HARBORLIGHT HOUSE LLC PO BOX 507 BEVERLY MA 01915 474277323 AFFORDABLE HOUSING MA N/A 0 0 HCP GRANITE STREET LLC PO BOX 507 BEVERLY MA 01915 881391746 AFFORDABLE HOUSING MA N/A 0 0 MAPLE WOODS HOUSING LLC PO BOX 507 BEVERLY MA 01916 001139242 AFFORDABLE HOUSING MA N/A 0 0 ONE ANCHOR POINT LLC PO BOX 507 BEVERLY MA 01915 861309758 AFFORDABLE HOUSING MA N/A 0 0 TURTLE CREEK HOUSING LLC PO BOX 507 BEVERLY MA 01915 364773123 AFFORDABLE HOUSING MA N/A 0 0 BOSTON STREET CROSSING MM LLC PO BOX 507 BEVERLY MA 01915 822482419 AFFORDABLE HOUSING MA HCP C 1 6 1.00000 1 HARBORLIGHT HOUSE MM LLC PO BOX 507 BEVERLY MA 01915 474346546 AFFORDABLE HOUSING MA HCP C 1 0.79000 1 HCP GRANITE STREET MM LLC PO BOX 507 BEVERLY MA 01915 881502611 AFFORDABLE HOUSING MA HCP C 1.00000 1 HCP MAPLE WOODS HOUSING MM LLC PO BOX 507 BEVERLY MA 01915 921440617 AFFORDABLE HOUSING MA HCP C 1.00000 1 ONE ANCHOR POINT MM LLC PO BOX 507 BEVERLY MA 01915 922743617 AFFORDABLE HOUSING MA HCP C 2 1.00000 1 TURTLE CREEK HOUSING MM LLC PO BOX 507 BEVERLY MA 01915 464088797 AFFORDABLE HOUSING MA HCP C 230271 0.55000 1 0 0 0 1 0 0 0 0 0 0 0 0 0 0 1 0 0 1 1