Nonprofit · EIN 41-1699606
TRELLIS CO
Tax-exempt · MINNEAPOLIS, MN 55401
Financials
| Year ended | Form | Revenue | Expenses | Net income | Total assets | Liabilities | Net assets |
|---|---|---|---|---|---|---|---|
| December 31, 2025 | 990 | $36,829,884 | $25,193,279 | $11,636,605 | $242,685,604 | $139,949,561 | $102,736,043 |
| December 31, 2024 | 990 | $52,392,030 | $26,387,402 | $26,004,628 | $208,391,097 | $122,560,479 | $85,830,618 |
| December 31, 2023 | 990 | $37,044,209 | $24,030,318 | $13,013,891 | $186,696,733 | $127,756,717 | $58,940,016 |
Financial details: 990 for the year ended December 31, 2025
Revenue
- Contributions, gifts and grants
- $2,386,468
- of which government grants
- $820,000
- Program service revenue
- $26,972,923
- Investment income
- $7,470,493
- Net gain from sales of assets
- $2,501,043
- Other revenue
- $0
Expenses
- Grants and similar amounts paid
- $0
- Compensation of officers, directors and key employees
- $1,242,994
- Other salaries and wages
- $645,333
- Salaries, compensation and benefits (total)
- $2,265,839
- Professional fundraising fees
- $0
- Legal fees
- $446,281
- Accounting fees
- $176,655
- Depreciation
- $4,134,697
- Program services (functional)
- $23,988,117
- Management and general (functional)
- $1,205,162
Balance sheet and other
- Total assets, start of year
- $208,391,097
- Total assets, end of year
- $242,685,604
- Total liabilities, end of year
- $139,949,561
- Net assets, end of year
- $102,736,043
- Land, buildings and equipment
- $80,973,026
- Net assets without donor restrictions
- $102,316,043
- Net assets with donor restrictions
- $420,000
- Gross receipts
- $36,829,884
- Employees
- 28
- Volunteers
- 33
- Year formed
- 1991
- State of legal domicile
- MN
From the e-filed returns the IRS publishes as XML (latest three processing years; amended returns replace the original). PDF copies at the IRS.
Officers, directors and key employees
As listed on the 990 for the year ended December 31, 2025, highest compensation first.
| Name | Title | Hours / week | Compensation | Other / benefits |
|---|---|---|---|---|
| ELIZABETH FLANNERY | PRESIDENT AND CEO AND CHAIR Trustee or director, Officer | 40 | $245,000 | $37,568 |
| DAN WALSH | VP OF HOUSING DEVELOPMENT Key employee | 40 | $216,700 | $41,668 |
| LISA FISCHER | COO Highest-paid employee | 40 | $211,800 | $26,985 |
| JUSTIN EILERS | VP OF HOUSING DEVELOPMENT Highest-paid employee | 40 | $191,700 | $31,077 |
| MEGAN NETLAND | CMO Highest-paid employee | 40 | $196,700 | $20,875 |
| DUSTIN KWALLEK | SENIOR ASSET MANAGER Highest-paid employee | 40 | $132,533 | $19,655 |
| ELISABETH MICHELS | PROJECT MANAGER Highest-paid employee | 40 | $115,000 | $32,046 |
| EDDIE LANDENBERGER | BOARD MEMBER Trustee or director | 1 | $0 | $0 |
| EDEN SPENCER | SECRETARY/TREASURER Trustee or director, Officer | 1 | $0 | $0 |
| MONICA NILSSON | BOARD MEMBER Trustee or director | 1 | $0 | $0 |
| KAREN REID | PRESIDENT Trustee or director, Officer | 1 | $0 | $0 |
990 for the year ended December 31, 2024: 13 people
| Name | Title | Hours / week | Compensation | Other / benefits |
|---|---|---|---|---|
| ELIZABETH FLANNERY | PRESIDENT AND CEO AND CHAIR Trustee or director, Officer | 40 | $213,125 | $36,153 |
| ANDREW PERRY | PRESIDENT, TRELLIS MANAGEM Key employee | 40 | $221,125 | $26,445 |
| DAN WALSH | VP OF HOUSING DEVELOPMENT Key employee | 40 | $200,833 | $38,213 |
| LISA FISCHER | COO Highest-paid employee | 40 | $187,425 | $24,755 |
| JUSTIN EILERS | VP OF HOUSING DEVELOPMENT Highest-paid employee | 40 | $176,125 | $28,858 |
| MEGAN NETLAND | CMO Highest-paid employee | 40 | $136,925 | $19,065 |
| ELISABETH MICHELS | PROJECT MANAGER Highest-paid employee | 40 | $100,104 | $29,818 |
| DUSTIN KWALLEK | SENIOR ASSET MANAGER Highest-paid employee | 40 | $111,250 | $17,793 |
| EDDIE LANDENBERGER | BOARD MEMBER Trustee or director | 1 | $0 | $0 |
| EDEN SPENCER | SECRETARY/TREASURER Trustee or director, Officer | 1 | $0 | $0 |
| MONICA NILSSON | BOARD MEMBER Trustee or director | 1 | $0 | $0 |
| KAREN REID | PRESIDENT Trustee or director, Officer | 1 | $0 | $0 |
| BOB ODMAN | BOARD MEMBER Trustee or director | 1 | $0 | $0 |
990 for the year ended December 31, 2023: 12 people
| Name | Title | Hours / week | Compensation | Other / benefits |
|---|---|---|---|---|
| ELIZABETH FLANNERY | CHAIR Trustee or director, Officer | 40 | $201,188 | $85,209 |
| ANDREW PERRY | PRESIDENT, TRELLIS MANAGEMENT Key employee | 40 | $190,000 | $70,520 |
| DAN WALSH | VP OF HOUSING DEVELOPMENT Key employee | 40 | $165,600 | $77,324 |
| RUDOLPH STANLEY | CFO Key employee | 40 | $163,500 | $77,192 |
| JUSTIN EILERS | VP OF HOUSING DEVELOPMENT Highest-paid employee | 40 | $149,250 | $64,891 |
| MEGAN NETLAND | VP OF ASSET MANAGEMENT Highest-paid employee | 40 | $105,517 | $0 |
| EDDIE LANDENBERGER | BOARD MEMBER Trustee or director | 1 | $0 | $0 |
| EDEN SPENCER | SECRETARY/TREASURER Trustee or director, Officer | 1 | $0 | $0 |
| KAREN REID | PRESIDENT Trustee or director, Officer | 1 | $0 | $0 |
| BOB ODMAN | BOARD MEMBER Trustee or director | 1 | $0 | $0 |
| MONICA NILSSON | BOARD MEMBER Trustee or director | 1 | $0 | $0 |
| JEFF WASHBURNE | BOARD MEMBER Trustee or director | 1 | $0 | $0 |
Address and contacts
- Address (IRS master file)
- 614 N 1ST ST STE 100, MINNEAPOLIS, MN 55401-3101
- Principal officer (990 for 2025)
- ELIZABETH FLANNERY, 614 NORTH FIRST STREET SUITE 100, MINNEAPOLIS, MN 554013101
- Signed the 990
- ELIZABETH FLANNERY, PRESIDENT
- Phone
- (612) 332-6264
- Website
- TRELLISMN.ORG
- Return prepared by
- MAHONEY ULBRICH CHRISTIANSEN & RUSS PA
Mission
TO PROVIDE, AMONG OTHER RELATED PURPOSES, DECENT HOUSING THAT IS AFFORDABLE TO LOW-INCOME AND MODERATE-INCOME PERSONS.
Program accomplishments
- COMMUNITY HOUSING DEVELOPMENT CORPORATION PROVIDES QUALITY AFFORDABLE HOUSING TO PERSONS OF LOW AND MODERATE INCOME. HUD SECTION 8 SUBSIDIZES THE RENT PROVIDED CERTAIN INCOME GUIDELINES ARE MET. THE CORPORATION OWNS 34 PROPERTIES AT DECEMBER 31, 2025: 1 BOSSEN TERRACE (DIAMOND HILL) MINNEAPOLIS, MN 66 UNITS 2 BOXLEITNER (HIGHER GROUND) MINNEAPOLIS, MN 85 UNITS 3 EVERGREEN HUTCHINSON, MN 62 UNITS 4 HAMLINE SAINT PAUL, MN 58 UNITS 5 JEFFERSON TOWNHOMES MINNEAPOLIS, MN 5 UNITS 6 LASALLE APARTMENTS MINNEAPOLIS, MN 63 UNITS 7 NEW BEGINNINGS MINNEAPOLIS, MN 4 UNITS 8 RAMSEY HILL SAINT PAUL, MN 54 UNITS 9 REDEEMERS ARMS SAINT PAUL, MN 151 UNITS 10 SLATER SQUARE MINNEAPOLIS, MN 163 UNITS 11 VETERANS ADMINISTRATION MINNEAPOLIS, MN 140 UNITS 12 WILLOWS APARTMENTS LITTLE FALLS, MN 56 UNITS 13 WOODLAND COURT APTS PARK RAPIDS, MN 80 UNITS 14 ZINSMASTER MINNEAPOLIS, MN 36 UNITS 15 E FLATS LP MINNEAPOLIS, MN 20 UNITS 16 FRANKLIN LANE APARTMENTS ANOKA, MN 66 UNITS 17 CHDC I LP MINNEAPOLIS, MN 92 UNITS 18 PARK PLAZA LP MINNEAPOLIS, MN 134 UNITS 19 LONGFELLOW LP MINNEAPOLIS, MN 24 UNITS 20 CHDC BUFFALO LP BUFFALO, MN 48 UNITS 21 CHDC MORRISON LP MINNEAPOLIS, MN 57 UNITS 22 CHDC ELLIOT LP 23 EAST TOWN PARKING LLC MINNEAPOLIS, MN 24 GOLF VIEW LLC COKATO, MN 48 UNITS 25 BRANDES PLACE LP FRIDLEY, MN 16 UNITS 26 VISITATION PLACE LP SAINT PAUL, MN 16 UNITS 27 CHDC DAKOTA STUDIO LP APPLE VALLEY, MN 36 UNITS 28 ANDROY LP HIBBING, MN 48 UNITS 29 TRELLIS HILLSIDE GARDENS ACQUISITION LLC PROCTOR, MN 45 UNITS 30 TRELLIS LOUISIANA COURT ACQUISITION LLC ST. LOUIS PARK, MN 56 UNITS 31 TRELLIS FLOUR EXCHANGE ACQUSITIONS LLC MINNEAPOLIS, MN COMMERCIAL 32 CHDC CHANELLOR MANOR LP BURNSVILLE, MN 200 UNITS 33 TRELLIS CREAMETTE ACQUISITION LLC MINNEAPOLIS, MN 100 UNITS 34 TRELLIS LYNDALE ACQUISITION LLC MINNEAPOLIS, MN ADDITIONALLY, THE CORPORATION IS A GENERAL PARTNER IN 29 LIMITED PARTNERSHIPS, A LIMITED PARTNER IN 1 LIMITED PARTNERSHIP, HAS CONTROL OF NONPROFIT ORGANIZATION FORMED TO OWN AFFORDABLE HOUSING, IS THE SOLE OWNER OF A MAINTENANCE COMPANY THAT PROVIDES MAINTENANCE SERVICES FOR VARIOUS PROPERTIES, AND IS ALSO THE SOLE OWNER OF A FOR-PROFIT REAL ESTATE MANAGEMENT CORPORATION.Expenses $23,988,117 · revenue $26,972,923
What it must file and when
IRS records say it files Form 990 or 990-EZ. Based on its last return; a smaller organization may file the 990-N. Its accounting year ends in December, so each return is due on the 15th day of the 5th month after that.
| Tax year | Year ended | Due | IRS public records |
|---|---|---|---|
| 2025 | December 31, 2025 | May 15, 2026 | 990 on file |
| 2024 | December 31, 2024 | May 15, 2025 | 990 on file |
| 2023 | December 31, 2023 | May 15, 2024 | 990 on file |
IRS record
- EIN
- 41-1699606
- Tax-exempt status
- 501(c)(3): Charitable, religious, educational or scientific organization
- Foundation status
- Publicly supported organization (170(b)(1)(A)(vi))
- Donations deductible (Pub 78)
- Public charity, 50% deduction limit
- Exempt since
- 1991
- Accounting year ends
- December
- Files
- Form 990 or 990-EZ
- Category (NTEE)
- Housing and shelter (L20Z)
- Assets (IRS master file)
- $242,685,604
- Income (IRS master file)
- $36,829,884
Filing history
| Form | Year ended | Revenue | Expenses | Assets | Return |
|---|---|---|---|---|---|
| 990 | December 2025 | $36,829,884 | $25,193,279 | $242,685,604 | XML |
| 990-T | December 2025 | – | – | – | IRS |
| 990 | December 2024 | $52,392,030 | $26,387,402 | $208,391,097 | XML |
| 990-T | December 2024 | – | – | – | IRS |
| 990 | December 2023 | $37,044,209 | $24,030,318 | $186,696,733 | XML |
| 990-T | December 2023 | – | – | – | IRS |
| 990 | December 2022 | $21,857,474 | $22,618,343 | $176,256,885 | IRS |
| 990-T | December 2022 | – | – | – | IRS |
| 990 | December 2021 | – | – | – | IRS |
| 990-T | December 2021 | – | – | – | IRS |
| 990 | December 2020 | – | – | – | IRS |
| 990-T | December 2020 | – | – | – | IRS |
| 990 | December 2019 | – | – | – | IRS |
| 990 | December 2018 | – | – | – | IRS |
990-N: the IRS bulk file holds only the latest e-Postcard per organization; earlier years come from archived copies of that file since 2020 and can have gaps (the IRS e-Postcard search lists every one). 990, 990-EZ, 990-PF, 990-T: every e-filed return in the IRS e-file index since 2019; XML for the latest three processing years, amounts from the IRS Statistics of Income extracts before that. PDF copies and determination letters at the IRS (search EIN 41-1699606).
Questions about TRELLIS CO
- What is the EIN of TRELLIS CO?
- The employer identification number (EIN) of TRELLIS CO is 41-1699606.
- Is TRELLIS CO tax-exempt?
- Yes. The IRS lists it as tax-exempt under section 501(c)(3) since 1991.
- Are donations to TRELLIS CO tax-deductible?
- Yes. It is listed in IRS Publication 78 (Public charity, 50% deduction limit).
- Which annual return does TRELLIS CO file?
- Form 990 or 990-EZ. Based on its last return; a smaller organization may file the 990-N.
- When is the next return of TRELLIS CO due?
- The return for tax year 2026 (the year ending December 31, 2026) is due May 17, 2027. Form 8868 extends it by six months; the 990-N cannot be extended.
- When did TRELLIS CO last file with the IRS?
- The latest return in the IRS public files is the 990 for the year ended December 2025.
- Who is the principal officer of TRELLIS CO?
- The 990 for the year ended December 31, 2025 names ELIZABETH FLANNERY.
- Who are the officers and directors of TRELLIS CO?
- The 990 for the year ended December 31, 2025 lists 11 people; 7 received compensation from the organization, the highest $245,000 (ELIZABETH FLANNERY, PRESIDENT AND CEO AND CHAIR).
- How much revenue does TRELLIS CO have?
- On its 990 for the year ended December 31, 2025 it reported revenue of $36,829,884, expenses of $25,193,279 and total assets of $242,685,604 at year end.
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