Form990
Click to see attachment
Department of the TreasuryInternal Revenue Service
Return of Organization Exempt From Income Tax
Under section 501(c), 527, or 4947(a)(1) of the Internal Revenue Code (except private foundations)
MediumBullet Do not enter social security numbers on this form as it may be made public.
MediumBullet Go to www.irs.gov/Form990 for instructions and the latest information.
OMB No. 1545-0047
2018
Open to Public Inspection
A For the 2019 calendar year, or tax year beginning 01-01-2018 , and ending 12-31-2018
BCheck if applicable:
CName of organization
REACH COMMUNITY DEVELOPMENT INC
 
 
Doing business as
 
 
Number and street (or P.O. box if mail is not delivered to street address)
4150 SW MOODY AVENUE
 
Room/suite
City or town, state or province, country, and ZIP or foreign postal code
PORTLAND, OR97239
D Employer identification number

93-0813981
E Telephone number

G Gross receipts $ 19,051,797
F Name and address of principal officer:
PAMELA BENOIT
4150 SW MOODY AVENUE
PORTLAND,OR97239
I
Tax-exempt status: (   ) LeftBullet (insert no.) or
J
Website:MediumBullet
WWW.REACHCDC.ORG
H(a)
Is this a group return for
subordinates?
H(b)
Are all subordinates
included?
If "No," attach a list. (see instructions)
H(c)
Group exemption number MediumBullet  
K Form of organization:  
L Year of formation: 1982
M State of legal domicile: OR
Part I
Summary
Activities & Governance 1 Briefly describe the organization’s mission or most significant activities: REACH DEVELOPS AND MANAGES QUALITY AFFORDABLE APARTMENT HOMES AND PROVIDES OPPORTUNITIES FOR INDIVIDUALS, FAMILIES AND COMMUNITIES TO THRIVE THROUGH SUPPORTIVE PROGRAMS. REACH SERVES THE PORTLAND METROPOLITAN AND SW WASHINGTON REGION.
2 Check this box MediumBullet
3 Number of voting members of the governing body (Part VI, line 1a) ........ 3 14
4 Number of independent voting members of the governing body (Part VI, line 1b) ..... 4 14
5 Total number of individuals employed in calendar year 2018 (Part V, line 2a) ...... 5 175
6 Total number of volunteers (estimate if necessary) ............. 6 112
7a Total unrelated business revenue from Part VIII, column (C), line 12 ........ 7a 0
b Net unrelated business taxable income from Form 990-T, line 34 ......... 7b 12,984
Revenues Prior Year Current Year
8 Contributions and grants (Part VIII, line 1h) ......... 3,584,848 3,523,642
9 Program service revenue (Part VIII, line 2g) ......... 12,412,421 15,039,445
10 Investment income (Part VIII, column (A), lines 3, 4, and 7d ) .... 439,517 459,560
11 Other revenue (Part VIII, column (A), lines 5, 6d, 8c, 9c, 10c, and 11e) 76,250 29,150
12 Total revenue—add lines 8 through 11 (must equal Part VIII, column (A), line 12) 16,513,036 19,051,797
Expenses; 13 Grants and similar amounts paid (Part IX, column (A), lines 1–3 )...   0
14 Benefits paid to or for members (Part IX, column (A), line 4).....   0
15 Salaries, other compensation, employee benefits (Part IX, column (A), lines 5–10) 7,321,275 7,639,800
16a Professional fundraising fees (Part IX, column (A), line 11e) .....   0
b Total fundraising expenses (Part IX, column (D), line 25) MediumBullet393,951    
17 Other expenses (Part IX, column (A), lines 11a–11d, 11f–24e).... 9,091,217 9,555,362
18 Total expenses. Add lines 13–17 (must equal Part IX, column (A), line 25) 16,412,492 17,195,162
19 Revenue less expenses. Subtract line 18 from line 12....... 100,544 1,856,635
Net Assets or Fund Balances; Beginning of Current Year End of Year
20 Total assets (Part X, line 16)............. 62,515,613 65,648,856
21 Total liabilities (Part X, line 26)............. 45,358,067 46,634,675
22 Net assets or fund balances. Subtract line 21 from line 20..... 17,157,546 19,014,181
Part II
Signature Block
Under penalties of perjury, I declare that I have examined this return, including accompanying schedules and statements, and to the best of my knowledge and belief, it is true, correct, and complete. Declaration of preparer (other than officer) is based on all information of which preparer has any knowledge.
Sign Here
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Signature of officer Date
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Type or print name and title
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Print/Type preparer's name
Preparer's signature
Date
PTIN
Firm's name MediumBullet

Firm's EIN MediumBullet
Firm's address MediumBullet



Phone no.
May the IRS discuss this return with the preparer shown above? (see instructions) ..........
For Paperwork Reduction Act Notice, see the separate instructions.
Cat. No. 11282Y Form 990 (2018)
Form 990 (2018)
Page 2
Part III
Statement of Program Service Accomplishments
Check if Schedule O contains a response or note to any line in this Part III..............
1
Briefly describe the organization’s mission: REACH DEVELOPS AND MANAGES QUALITY AFFORDABLE APARTMENT HOMES AND PROVIDES OPPORTUNITIES FOR INDIVIDUALS, FAMILIES AND COMMUNITIES TO THRIVE THROUGH SUPPORTIVE PROGRAMS. REACH SERVES THE PORTLAND METROPOLITAN AND SW WASHINGTON REGION.
2
Did the organization undertake any significant program services during the year which were not listed on
the prior Form 990 or 990-EZ? .....................
If "Yes," describe these new services on Schedule O.
3
Did the organization cease conducting, or make significant changes in how it conducts, any program
services? ...........................
If "Yes," describe these changes on Schedule O.
4
Describe the organization’s program service accomplishments for each of its three largest program services, as measured by expenses. Section 501(c)(3) and 501(c)(4) organizations are required to report the amount of grants and allocations to others, the total expenses, and revenue, if any, for each program service reported.
4a (Code:   ) (Expenses $ 12,781,092 including grants of $   ) (Revenue $ 15,039,445 )
PROPERTY MANAGEMENT AND HOUSING DEVELOPMENT PROGRAM: REACH HAS DEVELOPED OR PRESERVED OVER 2,300 AFFORDABLE RENTAL APARTMENT HOMES(UNITS)FOR PEOPLE WITH LOW-INCOMES. REACH SERVES A DIVERSE POPULATION INCLUDING INDIVIDUALS, FAMILIES, PEOPLE WITH SPECIAL NEEDS, THE FORMERLY HOMELESS, AND ELDERLY. REACH PROVIDES INTERNALLY PROPERTY MANAGEMENT, MAINTENANCE, AND ASSET MANAGEMENT FOR ITS PROPERTIES. IN 2018 REACH OPENED ONE NEW BUILDING, ORCHARDS III, WITH 52 APARTMENTS SERVING LOW-INCOME FAMILIES, AND BROKE GROUND ON 2 NEW COMMUNITIES, SCHEDULED TO OPEN IN 2019.
4b (Code:   ) (Expenses $ 540,901 including grants of $   ) (Revenue $   )
COMMUNITY BUILDERS PROGRAM: REACH PROVIDES FREE HOME REPAIRS FOR LOW-INCOME ELDERLY AND/OR DISABLED HOMEOWNERS TO AGE IN PLACE AND HELP MAINTAIN HOUSING STABILITY. THIS INCLUDES PROVIDING ACCESSIBILITY AND SAFETY UPGRADES, SUCH AS WHEELCHAIR RAMPS, GRAB BARS, AND SMOKE DETECTORS. REACH SERVES APPROXIMATELY 200 HOUSEHOLDS ANNUALLY, UTILIZING SEVERAL HUNDRED VOLUNTEERS, DONATED MATERIALS AND CONTRACTED LABOR.
4c (Code:   ) (Expenses $ 1,035,442 including grants of $   ) (Revenue $   )
RESIDENT SERVICES AND PROGRAM: REACH'S RESIDENT SERVICES AND PROGRAMS HELP PEOPLE MAINTAIN HOUSING STABILITY, ACHIEVE GREATER FINANCIAL INDEPENDENCE AND IMPROVE HEALTH AND QUALITY OF LIFE BY: INCREASING RESIDENTS' ECONOMIC STABILITY THROUGH FINANCIAL EDUCATION, MATCHED SAVINGS PROGRAMS, AND EMPLOYMENT SERVICES. PROVIDING INFORMATION AND REFERRALS SERVICES TO CONNECT RESIDENTS TO ESSENTIAL COMMUNITY AND HEALTH SERVICES; LIFE SKILLS WORKSHOPS; SOCIAL ENGAGEMENT, AND PARTNERING WITH OTHER ORGANIZATIONS.
(Code:   ) (Expenses $ 32,949 including grants of $   ) (Revenue $   )
VOLUNTEER SERVICES 112 REACH VOLUNTEERS DONATED THEIR SERVICES IN 2018. VOLUNTEERS HELP OUR COMMUNITY IN A NUMBER OF WAYS, INCLUDING: TEACHING CLASSES TO RESIDENTS; MAINTAINING GARDEN BEDS; AND, SERVING AS PROJECT AND CREW LEADERS WITH OUR COMMUNITY BUILDERS PROGRAM ACTIVITIES, ASSISTING IN THE MAIN OFFICE AND AT SEVERAL BUILDING SITES WITH ADMINISTRATIVE TASKS.
4d Other program services (Describe in Schedule O.)
(Expenses $ 32,949 including grants of $   ) (Revenue $   )
4e Total program service expensesMediumBullet14,390,384
Form 990 (2018)
Form 990 (2018)
Page 3
Part IV
Checklist of Required Schedules
Yes
No
1
Is the organization described in section 501(c)(3) or 4947(a)(1) (other than a private foundation)? If "Yes," complete Schedule AClick to see attachment.....................
1
Yes
 
2
Is the organization required to complete Schedule B, Schedule of Contributors (see instructions)? Click to see attachment...
2
Yes
 
3
Did the organization engage in direct or indirect political campaign activities on behalf of or in opposition to candidates for public office? If "Yes," complete Schedule C, Part IClick to see attachment.............
3
 
No
4
Section 501(c)(3) organizations. Did the organization engage in lobbying activities, or have a section 501(h) election in effect during the tax year? If "Yes," complete Schedule C, Part IIClick to see attachment..............
4
Yes
 
5
Is the organization a section 501(c)(4), 501(c)(5), or 501(c)(6) organization that receives membership dues, assessments, or similar amounts as defined in Revenue Procedure 98-19? If "Yes," complete Schedule C, Part IIIClick to see attachment.................
5
 
No
6
Did the organization maintain any donor advised funds or any similar funds or accounts for which donors have the right to provide advice on the distribution or investment of amounts in such funds or accounts? If "Yes," complete Schedule D, Part IClick to see attachment..................
6
 
No
7
Did the organization receive or hold a conservation easement, including easements to preserve open space,
the environment, historic land areas, or historic structures? If "Yes," complete Schedule D, Part IIClick to see attachment...
7
 
No
8
Did the organization maintain collections of works of art, historical treasures, or other similar assets? If "Yes," complete Schedule D, Part IIIClick to see attachment.............
8
 
No
9
Did the organization report an amount in Part X, line 21 for escrow or custodial account liability; serve as a custodian for amounts not listed in Part X; or provide credit counseling, debt management, credit repair, or debt negotiation services? If "Yes," complete Schedule D, Part IVClick to see attachment..............
9
 
No
10
Did the organization, directly or through a related organization, hold assets in temporarily restricted endowments, permanent endowments, or quasi-endowments? If "Yes," complete Schedule D, Part VClick to see attachment......
10
 
No
11
If the organization’s answer to any of the following questions is "Yes," then complete Schedule D, Parts VI, VII, VIII, IX, or X as applicable.
a
Did the organization report an amount for land, buildings, and equipment in Part X, line 10?
If "Yes," complete Schedule D, Part VI.Click to see attachment...................
11a
Yes
 
b
Did the organization report an amount for investments—other securities in Part X, line 12 that is 5% or more of its total assets reported in Part X, line 16? If "Yes," complete Schedule D, Part VIIClick to see attachment.......
11b
 
No
c
Did the organization report an amount for investments—program related in Part X, line 13 that is 5% or more of its total assets reported in Part X, line 16? If "Yes," complete Schedule D, Part VIIIClick to see attachment.......
11c
 
No
d
Did the organization report an amount for other assets in Part X, line 15 that is 5% or more of its total assets reported in Part X, line 16? If "Yes," complete Schedule D, Part IXClick to see attachment............
11d
 
No
e
Did the organization report an amount for other liabilities in Part X, line 25? If "Yes," complete Schedule D, Part XClick to see attachment
11e
Yes
 
f
Did the organization’s separate or consolidated financial statements for the tax year include a footnote that addresses the organization’s liability for uncertain tax positions under FIN 48 (ASC 740)? If "Yes," complete Schedule D, Part XClick to see attachment
11f
Yes
 
12a
Did the organization obtain separate, independent audited financial statements for the tax year?
If "Yes," complete Schedule D, Parts XI and XII Click to see attachment.................
12a
 
No
b
Was the organization included in consolidated, independent audited financial statements for the tax year? If "Yes," and if the organization answered "No" to line 12a, then completing Schedule D, Parts XI and XII is optional Click to see attachment
12b
Yes
 
13
Is the organization a school described in section 170(b)(1)(A)(ii)? If "Yes," complete Schedule E
13
 
No
14a
Did the organization maintain an office, employees, or agents outside of the United States? .....
14a
 
No
b
Did the organization have aggregate revenues or expenses of more than $10,000 from grantmaking, fundraising, business, investment, and program service activities outside the United States, or aggregate foreign investments valued at $100,000 or more? If "Yes," complete Schedule F, Parts I and IV.........
14b
 
No
15
Did the organization report on Part IX, column (A), line 3, more than $5,000 of grants or other assistance to or for any foreign organization? If “Yes,” complete Schedule F, Parts II and IV.....
15
 
No
16
Did the organization report on Part IX, column (A), line 3, more than $5,000 of aggregate grants or other assistance to or for foreign individuals? If “Yes,” complete Schedule F, Parts III and IV...
16
 
No
17
Did the organization report a total of more than $15,000 of expenses for professional fundraising services on Part IX, column (A), lines 6 and 11e? If "Yes," complete Schedule G, Part I(see instructions) ....
17
 
No
18
Did the organization report more than $15,000 total of fundraising event gross income and contributions on Part VIII, lines 1c and 8a? If "Yes," complete Schedule G, Part II............
18
 
No
19
Did the organization report more than $15,000 of gross income from gaming activities on Part VIII, line 9a? If "Yes," complete Schedule G, Part III...................
19
 
No
20a
Did the organization operate one or more hospital facilities? If "Yes," complete Schedule H....
20a
 
No
b
If "Yes" to line 20a, did the organization attach a copy of its audited financial statements to this return?
20b
 
 
21
Did the organization report more than $5,000 of grants or other assistance to any domestic organization or domestic government on Part IX, column (A), line 1? If “Yes,” complete Schedule I, Parts I and II.....
21
 
No
22
Did the organization report more than $5,000 of grants or other assistance to or for domestic individuals on Part IX, column (A), line 2? If “Yes,” complete Schedule I, Parts I and III........
22
 
No
Form 990 (2018)
Form 990 (2018)
Page 4
Part IV
Checklist of Required Schedules (continued)
Yes
No
23
Did the organization answer "Yes" to Part VII, Section A, line 3, 4, or 5 about compensation of the organization’s current and former officers, directors, trustees, key employees, and highest compensated employees? If "Yes," complete Schedule J....................... Click to see attachment
23
Yes
 
24a
Did the organization have a tax-exempt bond issue with an outstanding principal amount of more than $100,000 as of the last day of the year, that was issued after December 31, 2002? If “Yes,” answer lines 24b through 24d and complete Schedule K. If “No,” go to line 25a...............
24a
 
No
b
Did the organization invest any proceeds of tax-exempt bonds beyond a temporary period exception?...
24b
 
 
c
Did the organization maintain an escrow account other than a refunding escrow at any time during the year
to defease any tax-exempt bonds? ...............
24c
 
 
d
Did the organization act as an "on behalf of" issuer for bonds outstanding at any time during the year?...
24d
 
 
25a
Section 501(c)(3), 501(c)(4), and 501(c)(29) organizations. Did the organization engage in an excess benefit transaction with a disqualified person during the year? If "Yes," complete Schedule L, Part I............
25a
 
No
b
Is the organization aware that it engaged in an excess benefit transaction with a disqualified person in a prior year, and that the transaction has not been reported on any of the organization’s prior Forms 990 or 990-EZ? If "Yes," complete Schedule L, Part I...................
25b
 
No
26
Did the organization report any amount on Part X, line 5, 6, or 22 for receivables from or payables to any current or former officers, directors, trustees, key employees, highest compensated employees, or disqualified persons? If "Yes," complete Schedule L, Part II................
26
 
No
27
Did the organization provide a grant or other assistance to an officer, director, trustee, key employee, substantial contributor or employee thereof, a grant selection committee member, or to a 35% controlled entity or family member of any of these persons? If "Yes," complete Schedule L, Part III.........
27
 
No
28
Was the organization a party to a business transaction with one of the following parties (see Schedule L, Part IV instructions for applicable filing thresholds, conditions, and exceptions):
a
A current or former officer, director, trustee, or key employee? If "Yes," complete Schedule L,
Part IV........................
28a
 
No
b
A family member of a current or former officer, director, trustee, or key employee? If "Yes," complete Schedule L, Part IV.....................
28b
 
No
c
An entity of which a current or former officer, director, trustee, or key employee (or a family member thereof) was an officer, director, trustee, or direct or indirect owner? If "Yes," complete Schedule L, Part IV...
28c
 
No
29
Did the organization receive more than $25,000 in non-cash contributions? If "Yes," complete Schedule M..Click to see attachment
29
Yes
 
30
Did the organization receive contributions of art, historical treasures, or other similar assets, or qualified conservation contributions? If "Yes," complete Schedule M .............Click to see attachment
30
 
No
31
Did the organization liquidate, terminate, or dissolve and cease operations? If "Yes," complete Schedule N, Part I.
31
 
No
32
Did the organization sell, exchange, dispose of, or transfer more than 25% of its net assets? If "Yes," complete Schedule N, Part II...........
32
 
No
33
Did the organization own 100% of an entity disregarded as separate from the organization under Regulations sections 301.7701-2 and 301.7701-3? If "Yes," complete Schedule R, Part I........Click to see attachment
33
Yes
 
34
Was the organization related to any tax-exempt or taxable entity? If "Yes," complete Schedule R, Part II, III, or IV, and Part V, line 1.........................Click to see attachment
34
Yes
 
35a
Did the organization have a controlled entity within the meaning of section 512(b)(13)?
35a
Yes
 
b
If ‘Yes’ to line 35a, did the organization receive any payment from or engage in any transaction with a controlled entity within the meaning of section 512(b)(13)? If "Yes," complete Schedule R, Part V, line 2 ...Click to see attachment
35b
 
No
36
Section 501(c)(3) organizations. Did the organization make any transfers to an exempt non-charitable related organization? If "Yes," complete Schedule R, Part V, line 2............. Click to see attachment
36
 
No
37
Did the organization conduct more than 5% of its activities through an entity that is not a related organization and that is treated as a partnership for federal income tax purposes? If "Yes," complete Schedule R, Part VIClick to see attachment
37
 
No
38
Did the organization complete Schedule O and provide explanations in Schedule O for Part VI, lines 11b and 19? Note. All Form 990 filers are required to complete Schedule O. ............
38
Yes
 
Part V
Statements Regarding Other IRS Filings and Tax Compliance
Check if Schedule O contains a response or note to any line in this Part V...........
Yes
No
1a
Enter the number reported in Box 3 of Form 1096 Enter -0- if not applicable ..
1a
90
b
Enter the number of Forms W-2G included in line 1a. Enter -0- if not applicable .
1b
0
c
Did the organization comply with backup withholding rules for reportable payments to vendors and reportable gaming (gambling) winnings to prize winners? ..................
1c
 
 
Form 990 (2018)
Form 990 (2018)
Page 5
2a
Enter the number of employees reported on Form W-3, Transmittal of Wage and
Tax Statements, filed for the calendar year ending with or within the year covered by this return ..................
2a
175
b
If at least one is reported on line 2a, did the organization file all required federal employment tax returns?
Note. If the sum of lines 1a and 2a is greater than 250, you may be required to e-file (see instructions)
2b
Yes
 
3a
Did the organization have unrelated business gross income of $1,000 or more during the year?...
3a
 
No
b
If “Yes,” has it filed a Form 990-T for this year? If “No” to line 3b, provide an explanation in Schedule O...
3b
 
 
4a
At any time during the calendar year, did the organization have an interest in, or a signature or other authority over, a financial account in a foreign country (such as a bank account, securities account, or other financial account)? ..
4a
 
No
b
If "Yes," enter the name of the foreign country: MediumBullet
See instructions for filing requirements for FinCEN Form 114, Report of Foreign Bank and Financial Accounts (FBAR).
5a
Was the organization a party to a prohibited tax shelter transaction at any time during the tax year? ..
5a
 
No
b
Did any taxable party notify the organization that it was or is a party to a prohibited tax shelter transaction?
5b
 
No
c
If "Yes," to line 5a or 5b, did the organization file Form 8886-T? ............
5c
 
 
6a
Does the organization have annual gross receipts that are normally greater than $100,000, and did the organization solicit any contributions that were not tax deductible as charitable contributions? ...
6a
 
No
b
If "Yes," did the organization include with every solicitation an express statement that such contributions or gifts were not tax deductible? ......................
6b
 
 
7
Organizations that may receive deductible contributions under section 170(c).
a
Did the organization receive a payment in excess of $75 made partly as a contribution and partly for goods and services provided to the payor? ....................
7a
 
No
b
If "Yes," did the organization notify the donor of the value of the goods or services provided? .....
7b
 
 
c
Did the organization sell, exchange, or otherwise dispose of tangible personal property for which it was required to file Form 8282? .........................
7c
 
No
d
If "Yes," indicate the number of Forms 8282 filed during the year ....
7d
 
e
Did the organization receive any funds, directly or indirectly, to pay premiums on a personal benefit contract?
7e
 
No
f
Did the organization, during the year, pay premiums, directly or indirectly, on a personal benefit contract? ..
7f
 
No
g
If the organization received a contribution of qualified intellectual property, did the organization file Form 8899 as required? ......................
7g
 
 
h
If the organization received a contribution of cars, boats, airplanes, or other vehicles, did the organization file a Form 1098-C? ..........................
7h
 
 
8
Sponsoring organizations maintaining donor advised funds.
Did a donor advised fund maintained by the sponsoring organization have excess business holdings at any time during the year? .........................
8
 
 
9a
Did the sponsoring organization make any taxable distributions under section 4966?...
9a
 
 
b
Did the sponsoring organization make a distribution to a donor, donor advisor, or related person?...
9b
 
 
10
Section 501(c)(7) organizations. Enter:
a
Initiation fees and capital contributions included on Part VIII, line 12 ...
10a
 
b
Gross receipts, included on Form 990, Part VIII, line 12, for public use of club facilities
10b
 
11
Section 501(c)(12) organizations. Enter:
a
Gross income from members or shareholders .........
11a
 
b
Gross income from other sources (Do not net amounts due or paid to other sources against amounts due or received from them.) ..........
11b
 
12a
Section 4947(a)(1) non-exempt charitable trusts. Is the organization filing Form 990 in lieu of Form 1041?
12a
 
 
b
If "Yes," enter the amount of tax-exempt interest received or accrued during the year.
12b
 
13
Section 501(c)(29) qualified nonprofit health insurance issuers.
a
Is the organization licensed to issue qualified health plans in more than one state?
Note. See the instructions for additional information the organization must report on Schedule O.
13a
 
 
b
Enter the amount of reserves the organization is required to maintain by the states in which the organization is licensed to issue qualified health plans ....
13b
 
c
Enter the amount of reserves on hand ............
13c
 
14a
Did the organization receive any payments for indoor tanning services during the tax year?.....
14a
 
No
b
If "Yes," has it filed a Form 720 to report these payments? If "No," provide an explanation in Schedule O..
14b
 
 
15
Is the organization subject to the section 4960 tax on payment(s) of more than $1,000,000 in remuneration or excess parachute payment(s) during the year? If "Yes," see instructions and file Form 4720, Schedule N .....
15
 
No
16
Is the organization an educational institution subject to the section 4968 excise tax on net investment income?
If "Yes," complete Form 4720, Schedule O ................
16
 
No
Form 990 (2018)
Form 990 (2018)
Page 6
Part VI
Governance, Management, and Disclosure For each "Yes" response to lines 2 through 7b below, and for a "No" response to lines 8a, 8b, or 10b below, describe the circumstances, processes, or changes in Schedule O. See instructions.
Check if Schedule O contains a response or note to any line in this Part VI..............
Section A. Governing Body and Management
Yes
No
1a
Enter the number of voting members of the governing body at the end of the tax year
1a
14
If there are material differences in voting rights among members of the governing body, or if the governing body delegated broad authority to an executive committee or similar committee, explain in Schedule O.
b
Enter the number of voting members included in line 1a, above, who are independent
1b
14
2
Did any officer, director, trustee, or key employee have a family relationship or a business relationship with any other officer, director, trustee, or key employee? .................
2
 
No
3
Did the organization delegate control over management duties customarily performed by or under the direct supervision of officers, directors or trustees, or key employees to a management company or other person? .
3
 
No
4
Did the organization make any significant changes to its governing documents since the prior Form 990 was filed? .
4
 
No
5
Did the organization become aware during the year of a significant diversion of the organization’s assets? .
5
 
No
6
Did the organization have members or stockholders? ................
6
 
No
7a
Did the organization have members, stockholders, or other persons who had the power to elect or appoint one or more members of the governing body? ....................
7a
 
No
b
Are any governance decisions of the organization reserved to (or subject to approval by) members, stockholders, or persons other than the governing body? ...................
7b
 
No
8
Did the organization contemporaneously document the meetings held or written actions undertaken during the year by the following:
a
The governing body? .......................
8a
Yes
 
b
Each committee with authority to act on behalf of the governing body? ............
8b
Yes
 
9
Is there any officer, director, trustee, or key employee listed in Part VII, Section A, who cannot be reached at the organization’s mailing address? If "Yes," provide the names and addresses in Schedule O.......
9
 
No
Section B. Policies (This Section B requests information about policies not required by the Internal Revenue Code.)
Yes
No
10a
Did the organization have local chapters, branches, or affiliates? ............
10a
 
No
b
If "Yes," did the organization have written policies and procedures governing the activities of such chapters, affiliates, and branches to ensure their operations are consistent with the organization's exempt purposes?
10b
 
 
11a
Has the organization provided a complete copy of this Form 990 to all members of its governing body before filing the form? ............................
11a
Yes
 
b
Describe in Schedule O the process, if any, used by the organization to review this Form 990. .....
12a
Did the organization have a written conflict of interest policy? If "No," go to line 13.......
12a
Yes
 
b
Were officers, directors, or trustees, and key employees required to disclose annually interests that could give rise to conflicts? ..........................
12b
Yes
 
c
Did the organization regularly and consistently monitor and enforce compliance with the policy? If "Yes," describe in Schedule O how this was done...................
12c
Yes
 
13
Did the organization have a written whistleblower policy? ...............
13
Yes
 
14
Did the organization have a written document retention and destruction policy? .........
14
Yes
 
15
Did the process for determining compensation of the following persons include a review and approval by independent persons, comparability data, and contemporaneous substantiation of the deliberation and decision?
a
The organization’s CEO, Executive Director, or top management official ...........
15a
Yes
 
b
Other officers or key employees of the organization ................
15b
Yes
 
If "Yes" to line 15a or 15b, describe the process in Schedule O (see instructions).
16a
Did the organization invest in, contribute assets to, or participate in a joint venture or similar arrangement with a taxable entity during the year? ......................
16a
Yes
 
b
If "Yes," did the organization follow a written policy or procedure requiring the organization to evaluate its participation in joint venture arrangements under applicable federal tax law, and take steps to safeguard the organization’s exempt status with respect to such arrangements? ............
16b
Yes
 
Section C. Disclosure
17
List the States with which a copy of this Form 990 is required to be filedMediumBullet
OR
18
Section 6104 requires an organization to make its Form 1023 (or 1024-A if applicable), 990, and 990-T (501(c)(3)s only) available for public inspection. Indicate how you made these available. Check all that apply.
19
Describe in Schedule O whether (and if so, how) the organization made its governing documents, conflict of interest policy, and financial statements available to the public during the tax year.
20
State the name, address, and telephone number of the person who possesses the organization's books and records:
MediumBulletREACH COMMUNITY DEVELOPMENT INC4150 SW MOODY AVENUE   PORTLAND,OR97239 (503) 231-0682
Form 990 (2018)
Form 990 (2018)
Page 7
Part VII
Compensation of Officers, Directors,Trustees, Key Employees, Highest Compensated Employees, and Independent Contractors
Check if Schedule O contains a response or note to any line in this Part VII..............
Section A. Officers, Directors, Trustees, Key Employees, and Highest Compensated Employees
1a Complete this table for all persons required to be listed. Report compensation for the calendar year ending with or within the organization’s tax year.
RoundBullet List all of the organization’s current officers, directors, trustees (whether individuals or organizations), regardless of amount
of compensation. Enter -0- in columns (D), (E), and (F) if no compensation was paid.

RoundBullet List all of the organization’s current key employees, if any. See instructions for definition of "key employee."
RoundBullet List the organization’s five current highest compensated employees (other than an officer, director, trustee or key employee)
who received reportable compensation (Box 5 of Form W-2 and/or Box 7 of Form 1099-MISC) of more than $100,000 from the
organization and any related organizations.

RoundBullet List all of the organization’s former officers, key employees, or highest compensated employees who received more than $100,000
of reportable compensation from the organization and any related organizations.

RoundBullet List all of the organization’s former directors or trustees that received, in the capacity as a former director or trustee of the
organization, more than $10,000 of reportable compensation from the organization and any related organizations.

List persons in the following order: individual trustees or directors; institutional trustees; officers; key employees; highest
compensated employees; and former such persons.
Check this box if neither the organization nor any related organization compensated any current officer, director, or trustee.
(A)
Name and Title 		(B)
Average hours per week (list any hours for related organizations below dotted line) 		(C)
Position (do not check more than one box, unless person is both an officer and a director/trustee) 		(D)
Reportable compensation from the organization (W- 2/1099-MISC) 		(E)
Reportable compensation from related organizations (W- 2/1099-MISC) 		(F)
Estimated amount of other compensation from the organization and related organizations
Individual Trustee or Director; Institutional Trustee; OfficerInd; Key Employee; Highest compensated employee; FormerOfcrDirectorTrusteeInd;
(1) REBECCA MAESE......................................................................
BOARD CHAIR
 5.00
.................
  		X   X       0 0 0
(2) DEBBIE BURKE......................................................................
VICE CHAIR
 5.00
.................
  		X   X       0 0 0
(3) WHIT SPENCER......................................................................
TREASURER
 5.00
.................
  		X   X       0 0 0
(4) MARC TEDESCO......................................................................
SECRETARY
 5.00
.................
  		X   X       0 0 0
(5) NANCY BOND......................................................................
PAST BOARD C
 5.00
.................
  		X   X       0 0 0
(6) BEN WERNER......................................................................
BOARD MEMBER
 4.00
.................
  		X           0 0 0
(7) CAMERON WHITTEN......................................................................
BOARD MEMBER
 4.00
.................
  		X           0 0 0
(8) DAVID SACAMANO......................................................................
BOARD MEMBER
 4.00
.................
  		X           0 0 0
(9) EDWARD KNIGHTLY......................................................................
BOARD MEMBER
 4.00
.................
  		X           0 0 0
(10) JILL LAM......................................................................
BOARD MEMBER
 4.00
.................
  		X           0 0 0
(11) JIM LODWICK......................................................................
BOARD MEMBER
 4.00
.................
  		X           0 0 0
(12) MARSHAWNA WILLIAMS......................................................................
BOARD MEMBER
 4.00
.................
  		X           0 0 0
(13) ROBERT KOURY......................................................................
BOARD MEMBER
 4.00
.................
  		X           0 0 0
(14) RON ALEXANDER......................................................................
BOARD MEMBER
 4.00
.................
  		X           0 0 0
(15) PAMELA BENOIT......................................................................
CHIEF OPER O
 40.00
.................
  		    X       158,903 0 23,514
(16) DAN VALLIERE......................................................................
CHIEF EXEC O
 40.00
.................
  		    X       158,388 0 19,976
(17) JESSICA WOODRUFF......................................................................
DIR OF HD
 40.00
.................
  		        X   128,430 0 17,534
Form 990 (2018)
Form 990 (2018)
Page 8
Part VII
Section A. Officers, Directors, Trustees, Key Employees, and Highest Compensated Employees (continued)
(A)
Name and Title 		(B)
Average hours per week (list any hours for related organizations below dotted line) 		(C)
Position (do not check more than one box, unless person is both an officer and a director/trustee) 		(D)
Reportable compensation from the organization (W- 2/1099-MISC) 		(E)
Reportable compensation from related organizations (W- 2/1099-MISC) 		(F)
Estimated amount of other compensation from the organization and related organizations
Individual Trustee or Director; Institutional Trustee; OfficerInd; Key Employee; Highest compensated employee; FormerOfcrDirectorTrusteeInd;
(18) MARY LOU CLEARY........................................................................
DIR OF HR
 40.00
.......................   		        X   108,694 0 21,001
























1b Sub-Total................MediumBullet
c Total from continuation sheets to Part VII, Section A....MediumBullet
d Total (add lines 1b and 1c)...........MediumBullet 554,415   82,025
2
Total number of individuals (including but not limited to those listed above) who received more than $100,000 of reportable compensation from the organization MediumBullet4
Yes
No
3
Did the organization list any former officer, director or trustee, key employee, or highest compensated employee on line 1a? If "Yes," complete Schedule J for such individual ..............
3
 
No
4
For any individual listed on line 1a, is the sum of reportable compensation and other compensation from the organization and related organizations greater than $150,000? If "Yes," complete Schedule J for such
individual...........................
4
Yes
 
5
Did any person listed on line 1a receive or accrue compensation from any unrelated organization or individual for services rendered to the organization? If "Yes," complete Schedule J for such person ........
5
 
No
Section B. Independent Contractors
1
Complete this table for your five highest compensated independent contractors that received more than $100,000 of compensation from the organization. Report compensation for the calendar year ending with or within the organization’s tax year.
(A)
Name and business address 		(B)
Description of services 		(C)
Compensation
BJORKLUND MONTPLAISIR CPAS,
9020 SW WASHINGTON SQ RD 460
PORTLAND,OR97223 		AUDIT/TAX 108,267
2
Total number of independent contractors (including but not limited to those listed above) who received more than $100,000 of compensation from the organization MediumBullet1
Form 990 (2018)
Form 990 (2018)
Page 9
Part VIII
Statement of Revenue
Check if Schedule O contains a response or note to any line in this Part VIII.............
(A)
Total revenue 		(B)
Related or
exempt
function
revenue 		(C)
Unrelated
business
revenue 		(D)
Revenue
excluded from
tax under sections
512 - 514
Contributions, Gifts, GrantAmt and OtherAmt Similar Amounts 1a Federated campaigns..1a  
b Membership dues..1b  
c Fundraising events..1c  
d Related organizations1d  
e Government grants (contributions)1e 2,510,175
f All other contributions, gifts, grants, and similar amounts not included above1f 1,013,467
g Noncash contributions included in lines 1a - 1f:$ 121,390
h Total. Add lines 1a-1f.......MediumBullet 3,523,642
Program Service RevenueAmt Business Code
2a RENTAL REVENUE 531110 9,283,713 9,283,713    
b DEVELOPMENT FEES 531390 2,979,719 2,979,719    
c PROPERTY MANAGEMENT FEES 531390 2,776,433 2,776,433    
d EQUITY IN INCOME OF LTD PTSHP 531390 -420 -420    
e
f All other program service revenue.        
g Total. Add lines 2a–2f ....MediumBullet 15,039,445
OtherAmtRevenueAmt 3 Investment income (including dividends, interest, and othersimilar amounts) ......MediumBullet 459,560     459,560
4 Income from investment of tax-exempt bond proceedsMediumBullet        
5 Royalties...........MediumBullet        
(ii) Personal (i) Real
6a Gross rents    
b Less: rental expenses    
c Rental income or (loss)    
d Net rental income or (loss)......MediumBullet        
(ii) Other (i) Securities
7a Gross amount from sales of assets other than inventory    
b Less: cost or other basis and sales expenses    
c Gain or (loss)    
d Net gain or (loss).....MediumBullet        
8a Gross income from fundraising events (not including $   of contributions reported on line 1c). See Part IV, line 18 ....
a  
b Less: direct expenses ...b  
c Net income or (loss) from fundraising events..MediumBullet      
9a Gross income from gaming activities.
See Part IV, line 19 ...
a  
b Less: direct expenses ...b  
c Net income or (loss) from gaming activities..MediumBullet        
10a Gross sales of inventory, less
returns and allowances ..
a  
b Less: cost of goods sold ..b  
c Net income or (loss) from sales of inventory..MediumBullet        
Business Code Miscellaneous Revenue
11a ANNUAL DONOR LUNCH   29,150 29,150    
b            
c            
d All other revenue ....        
e Total. Add lines 11a–11d ...... MediumBullet 29,150
12 Total revenue. See Instructions......MediumBullet 19,051,797 15,068,595   459,560
Form 990 (2018)
Form 990 (2018)
Page 10
Part IX
Statement of Functional Expenses
Section 501(c)(3) and 501(c)(4) organizations must complete all columns. All other organizations must complete column (A).Check if Schedule O contains a response or note to any line in this Part IX..............
Do not include amounts reported on lines 6b,
7b, 8b, 9b, and 10b of Part VIII. 		(A)
Total expenses 		(B)
Program service expenses 		(C)
Management and general expenses 		(D)
Fundraising expenses
1 Grants and other assistance to domestic organizations and domestic governments. See Part IV, line 21    
2 Grants and other assistance to domestic individuals. See Part IV, line 22    
3 Grants and other assistance to foreign organizations, foreign governments, and foreign individuals. See Part IV, line 15 and 16.    
4 Benefits paid to or for members    
5 Compensation of current officers, directors, trustees, and key employees .... 360,779 162,553 180,390 17,836
6 Compensation not included above, to disqualified persons (as defined under section 4958(f)(1)) and persons described in section 4958(c)(3)(B) ....        
7 Other salaries and wages 5,580,254 4,304,290 1,075,423 200,541
8 Pension plan accruals and contributions (include section 401(k) and 403(b) employer contributions) .... 141,162 105,168 29,367 6,627
9 Other employee benefits ....... 1,060,916 838,037 194,736 28,143
10 Payroll taxes ........... 496,689 382,824 96,573 17,292
11 Fees for services (non-employees):        
a Management ......        
b Legal ......... 16,134 13,132 1,617 1,385
c Accounting ........... 89,588 55,248 34,340  
d Lobbying ...........        
e Professional fundraising services. See Part IV, line 17    
f Investment management fees ......        
g Other (If line 11g amount exceeds 10% of line 25, column (A) amount, list line 11g expenses on Schedule O) 485,573 212,380 239,952 33,241
12 Advertising and promotion .... 14,653 8,231 1,564 4,858
13 Office expenses ....... 645,481 483,531 153,648 8,302
14 Information technology ...... 89,736 89,736    
15 Royalties ..        
16 Occupancy ........... 4,624,445 4,549,438 75,007  
17 Travel ............ 44,383 41,765 1,843 775
18 Payments of travel or entertainment expenses for any federal, state, or local public officials .        
19 Conferences, conventions, and meetings ....        
20 Interest ........... 56,821 42,581 14,240  
21 Payments to affiliates .......        
22 Depreciation, depletion, and amortization .. 2,089,796 1,946,609 143,187  
23 Insurance ... 43,658 34,108 9,550  
24 Other expenses. Itemize expenses not covered above (List miscellaneous expenses in line 24e. If line 24e amount exceeds 10% of line 25, column (A) amount, list line 24e expenses on Schedule O.)
a CASUALTY LOSS 611,707 611,707    
b EVENTS 177,846 75,217 43,740 58,889
c TRAINING 154,237 114,711 34,725 4,801
d TAXES, LICENSES AND FEES 78,599 47,796 30,646 157
e All other expenses 332,705 271,322 50,279 11,104
25 Total functional expenses. Add lines 1 through 24e 17,195,162 14,390,384 2,410,827 393,951
26 Joint costs. Complete this line only if the organization reported in column (B) joint costs from a combined educational campaign and fundraising solicitation. Check here MediumBullet if following SOP 98-2 (ASC 958-720).        
Form 990 (2018)
Form 990 (2018)
Page 11
Part X
Balance Sheet
Check if Schedule O contains a response or note to any line in this Part IX..............
(A)
Beginning of year 		(B)
End of year
Assets 1 Cash–non-interest-bearing ........ 5,568,301 1 4,414,858
2 Savings and temporary cash investments ......... 5,171,105 2 5,419,962
3 Pledges and grants receivable, net ...... 198,257 3 79,111
4 Accounts receivable, net ............. 1,539,998 4 3,311,897
5 Loans and other receivables from current and former officers, directors, trustees, key employees, and highest compensated employees. Complete Part II of Schedule L .............
  5  
6 Loans and other receivables from other disqualified persons (as defined under section 4958(f)(1)), persons described in section 4958(c)(3)(B), and contributing employers and sponsoring organizations of section 501(c)(9) voluntary employees' beneficiary organizations (see instructions) Complete Part II of Schedule L ..............
  6  
7 Notes and loans receivable, net .... 14,512,332 7 17,413,345
8 Inventories for sale or use ........   8  
9 Prepaid expenses and deferred charges ...... 105,814 9 133,723
10a Land, buildings, and equipment: cost or other basis. Complete Part VI of Schedule D 10a 75,237,523
b Less: accumulated depreciation 10b 44,703,014 31,329,240 10c 30,534,509
11 Investments—publicly traded securities .   11  
12 Investments—other securities. See Part IV, line 11 ..... 1,480,631 12 1,489,031
13 Investments—program-related. See Part IV, line 11 ..   13  
14 Intangible assets ...............   14  
15 Other assets. See Part IV, line 11 ........... 2,609,935 15 2,852,420
16 Total assets. Add lines 1 through 15 (must equal line 34)... 62,515,613 16 65,648,856
Liabilities 17 Accounts payable and accrued expenses ..... 1,011,654 17 1,523,612
18 Grants payable ...   18  
19 Deferred revenue .........   19  
20 Tax-exempt bond liabilities .........   20  
21 Escrow or custodial account liability. Complete Part IV of Schedule D   21  
22 Loans and other payables to current and former officers, directors, trustees, key employees, highest compensated employees, and disqualified
persons. Complete Part II of Schedule L..   22  
23 Secured mortgages and notes payable to unrelated third parties .. 42,888,166 23 43,461,679
24 Unsecured notes and loans payable to unrelated third parties ..   24  
25 Other liabilities (including federal income tax, payables to related third parties, and other liabilities not included on lines 17 - 24). Complete Part X of Schedule D 1,458,247 25 1,649,384
26 Total liabilities. Add lines 17 through 25.. 45,358,067 26 46,634,675
Net Assets or Fund Balance Organizations that follow SFAS 117 (ASC 958), check here MediumBullet and complete lines 27 through 29, and lines 33 and 34.
27 Unrestricted net assets 11,261,114 27 13,097,749
28 Temporarily restricted net assets ........... 4,579,895 28 4,599,895
29 Permanently restricted net assets 1,316,537 29 1,316,537
Organizations that do not follow SFAS 117 (ASC 958), check here MediumBullet and complete lines 30 through 34.
30 Capital stock or trust principal, or current funds .....   30  
31 Paid-in or capital surplus, or land, building or equipment fund ...   31  
32 Retained earnings, endowment, accumulated income, or other funds   32  
33 Total net assets or fund balances ........... 17,157,546 33 19,014,181
34 Total liabilities and net assets/fund balances ........ 62,515,613 34 65,648,856
Form 990 (2018)
Form 990 (2018)
Page 12
Part XI
Reconcilliation of Net Assets
Check if Schedule O contains a response or note to any line in this Part XI..............
1
Total revenue (must equal Part VIII, column (A), line 12) ............
1
19,051,797
2
Total expenses (must equal Part IX, column (A), line 25) ............
2
17,195,162
3
Revenue less expenses. Subtract line 2 from line 1 ..............
3
1,856,635
4
Net assets or fund balances at beginning of year (must equal Part X, line 33, column (A)) ..
4
17,157,546
5
Net unrealized gains (losses) on investments ...............
5
 
6
Donated services and use of facilities .................
6
 
7
Investment expenses .....................
7
 
8
Prior period adjustments .....................
8
 
9
Other changes in net assets or fund balances (explain in Schedule O) ........
9
 
10
Net assets or fund balances at end of year. Combine lines 3 through 9 (must equal Part X, line 33, column (B))
10
19,014,181
Part XII
Financial Statements and Reporting
Check if Schedule O contains a response or note to any line in this Part XII.............
Yes
No
1
Accounting method used to prepare the Form 990:  
If the organization changed its method of accounting from a prior year or checked "Other," explain in
Schedule O.
2a
Were the organization’s financial statements compiled or reviewed by an independent accountant?
2a
 
No
If ‘Yes,’ check a box below to indicate whether the financial statements for the year were compiled or reviewed on a separate basis, consolidated basis, or both:
b
Were the organization’s financial statements audited by an independent accountant?
2b
Yes
 
If ‘Yes,’ check a box below to indicate whether the financial statements for the year were audited on a separate basis, consolidated basis, or both:
c
If "Yes," to line 2a or 2b, does the organization have a committee that assumes responsibility for oversight of the audit, review, or compilation of its financial statements and selection of an independent accountant?
2c
Yes
 
If the organization changed either its oversight process or selection process during the tax year, explain in Schedule O.
3a
As a result of a federal award, was the organization required to undergo an audit or audits as set forth in the Single Audit Act and OMB Circular A-133?
3a
Yes
 
b
If "Yes," did the organization undergo the required audit or audits? If the organization did not undergo the required audit or audits, explain why in Schedule O and describe any steps taken to undergo such audits.
3b
Yes
 
Form 990 (2018)
Form 990 (2018)
Additional Data


Software ID:  
Software Version:  
Form 990, Special Condition Description:
Special Condition Description
SCHEDULE A
(Form 990 or 990EZ)

Department of the Treasury
Internal Revenue Service
Public Charity Status and Public Support
Complete if the organization is a section 501(c)(3) organization or a section 4947(a)(1) nonexempt charitable trust.
right arrow Attach to Form 990 or Form 990-EZ.
right arrow Go to www.irs.gov/Form990 for the latest information.
OMB No. 1545-0047
2018
Open to Public
Inspection
Name of the organization
REACH COMMUNITY DEVELOPMENT INC
 
Employer identification number

93-0813981
Part I
Reason for Public Charity Status (All organizations must complete this part.) See instructions.
The organization is not a private foundation because it is: (For lines 1 through 12, check only one box.)
1
2
3
4
5
6
7
8
9

10
11
12
a
b
c
d
e
f
Enter the number of supported organizations ...............................  
g
Provide the following information about the supported organization(s).
(i) Name of supported organization (ii) EIN (iii) Type of organization (described on lines 1- 10 above (see instructions)) (iv) Is the organization listed in your governing document? (v) Amount of monetary support (see instructions) (vi) Amount of other support (see instructions)
Yes No
Total
 
   
For Paperwork Reduction Act Notice, see the Instructions for
Form 990 or 990-EZ.
Cat. No. 11285F
Schedule A (Form 990 or 990-EZ) 2018

Schedule A (Form 990 or 990-EZ) 2018
Page 2
Part II
Support Schedule for Organizations Described in Sections 170(b)(1)(A)(iv), 170(b)(1)(A)(vi), and 170(b)(1)(A)(ix)
(Complete only if you checked the box on line 5, 7, 8, or 9 of Part I or if the organization failed to qualify under Part III. If the organization fails to qualify under the tests listed below, please complete Part III.)
Section A. Public Support
Calendar year (or fiscal year beginning in) right arrow (a) 2014 (b) 2015 (c) 2016 (d) 2017 (e) 2018 (f) Total
1 Gifts, grants, contributions, and membership fees received. (Do not include any "unusual grant.") ..            
2 Tax revenues levied for the organization's benefit and either paid to or expended on its behalf....            
3 The value of services or facilities furnished by a governmental unit to the organization without charge..            
4 Total. Add lines 1 through 3            
5 The portion of total contributions by each person (other than a governmental unit or publicly supported organization) included on line 1 that exceeds 2% of the amount shown on line 11, column (f)..  
6 Public support. Subtract line 5 from line 4.  
Section B. Total Support
Calendar year (or fiscal year beginning in) right arrow (a) 2014 (b) 2015 (c) 2016 (d) 2017 (e) 2018 (f) Total
7 Amounts from line 4..            
8 Gross income from interest, dividends, payments received on securities loans, rents, royalties and income from similar sources...            
9 Net income from unrelated business activities, whether or not the business is regularly carried on..            
10 Other income. Do not include gain or loss from the sale of capital assets (Explain in Part VI.)..            
11 Total support. Add lines 7 through 10  
12
12
 
13
First five years. If the Form 990 is for the organization's first, second, third, fourth, or fifth tax year as a section 501(c)(3) organization, check this box and stop here........................................right arrow
Section C. Computation of Public Support Percentage
14
14
 
15
15
 
16a
b
17a
b
18
Private foundation. If the organization did not check a box on line 13, 16a, 16b, 17a, or 17b, check this box and see
instructions ..................................................... right arrow
Schedule A (Form 990 or 990-EZ) 2018

Schedule A (Form 990 or 990-EZ) 2018
Page 3
Part III
Support Schedule for Organizations Described in Section 509(a)(2)
(Complete only if you checked the box on line 10 of Part I or if the organization failed to qualify under Part II. If the organization fails to qualify under the tests listed below, please complete Part II.)
Section A. Public Support
Calendar year (or fiscal year beginning in) right arrow (a) 2014 (b) 2015 (c) 2016 (d) 2017 (e) 2018 (f) Total
1 Gifts, grants, contributions, and membership fees received. (Do not include any "unusual grants.") . 3,354,934 2,911,768 2,472,892 3,584,848 3,523,642 15,848,084
2 Gross receipts from admissions, merchandise sold or services performed, or facilities furnished in any activity that is related to the organization's tax-exempt purpose 10,209,074 11,725,021 13,158,516 12,488,671 15,068,595 62,649,877
3 Gross receipts from activities that are not an unrelated trade or business under section 513 .....            
4 Tax revenues levied for the organization's benefit and either paid to or expended on its behalf...            
5 The value of services or facilities furnished by a governmental unit to the organization without charge            
6 Total. Add lines 1 through 5 13,564,008 14,636,789 15,631,408 16,073,519 18,592,237 78,497,961
7a Amounts included on lines 1, 2, and 3 received from disqualified persons            
b Amounts included on lines 2 and 3 received from other than disqualified persons that exceed the greater of $5,000 or 1% of the amount on line 13 for the year. 361,999     284,870 104,482 751,351
c Add lines 7a and 7b.. 361,999     284,870 104,482 751,351
8 Public support. (Subtract line 7c from line 6.) 77,746,610
Section B. Total Support
Calendar year (or fiscal year beginning in) right arrow (a) 2014 (b) 2015 (c) 2016 (d) 2017 (e) 2018 (f) Total
9 Amounts from line 6... 13,564,008 14,636,789 15,631,408 16,073,519 18,592,237 78,497,961
10a Gross income from interest, dividends, payments received on securities loans, rents, royalties and income from similar sources.. 236,088 345,863 422,580 439,517 459,560 1,903,608
b Unrelated business taxable income (less section 511 taxes) from businesses acquired after June 30, 1975.            
c Add lines 10a and 10b. 236,088 345,863 422,580 439,517 459,560 1,903,608
11 Net income from unrelated business activities not included in line 10b, whether or not the business is regularly carried on.            
12 Other income. Do not include gain or loss from the sale of capital assets (Explain in Part VI.) ..            
13 Total support. (Add lines 9, 10c, 11, and 12.).. 13,800,096 14,982,652 16,053,988 16,513,036 19,051,797 80,401,569
14
Section C. Computation of Public Support Percentage
15
15
96.700 %
16
16
97.600 %
Section D. Computation of Investment Income Percentage
17
17
2.000 %
18
18
2.000 %
19a
b
20
Schedule A (Form 990 or 990-EZ) 2018

Schedule A (Form 990 or 990-EZ) 2018
Page 4
Part IV
Supporting Organizations
(Complete only if you checked a box on line 12 of Part I. If you checked 12a of Part I, complete Sections A and B. If you checked 12b of Part I, complete Sections A and C. If you checked 12c of Part I, complete Sections A, D, and E. If you checked 12d of Part I, complete Sections A and D, and complete Part V.)
Section A. All Supporting Organizations
Yes
No
1
Are all of the organization’s supported organizations listed by name in the organization’s governing documents?
If "No," describe in Part VI how the supported organizations are designated. If designated by class or purpose,
describe the designation. If historic and continuing relationship, explain.
1
 
 
2
Did the organization have any supported organization that does not have an IRS determination of status under section 509(a)(1) or (2)? If "Yes," explain in Part VI how the organization determined that the supported organization was described in section 509(a)(1) or (2).
2
 
 
3a
Did the organization have a supported organization described in section 501(c)(4), (5), or (6)? If "Yes," answer (b) and (c) below.
3a
 
 
b
Did the organization confirm that each supported organization qualified under section 501(c)(4), (5), or (6) and satisfied the public support tests under section 509(a)(2)? If "Yes," describe in Part VI when and how the organization made the determination.
3b
 
 
c
Did the organization ensure that all support to such organizations was used exclusively for section 170(c)(2)(B) purposes? If "Yes," explain in Part VI what controls the organization put in place to ensure such use.
3c
 
 
4a
Was any supported organization not organized in the United States ("foreign supported organization")? If “Yes” and if you checked 12a or 12b in Part I, answer (b) and (c) below.
4a
 
 
b
Did the organization have ultimate control and discretion in deciding whether to make grants to the foreign supported organization? If “Yes,” describe in Part VI how the organization had such control and discretion despite being controlled or supervised by or in connection with its supported organizations.
4b
 
 
c
Did the organization support any foreign supported organization that does not have an IRS determination under sections 501(c)(3) and 509(a)(1) or (2)? If “Yes,” explain in Part VI what controls the organization used to ensure that all support to the foreign supported organization was used exclusively for section 170(c)(2)(B) purposes.
4c
 
 
5a
Did the organization add, substitute, or remove any supported organizations during the tax year? If “Yes,” answer (b) and (c) below (if applicable). Also, provide detail in Part VI, including (i) the names and EIN numbers of the supported organizations added, substituted, or removed; (ii) the reasons for each such action; (iii) the authority under the organization's organizing document authorizing such action; and (iv) how the action was accomplished (such as by amendment to the organizing document).
5a
 
 
b
Type I or Type II only. Was any added or substituted supported organization part of a class already designated in the organization's organizing document?
5b
 
 
c
Substitutions only. Was the substitution the result of an event beyond the organization's control?
5c
 
 
6
Did the organization provide support (whether in the form of grants or the provision of services or facilities) to anyone other than (i) its supported organizations, (ii) individuals that are part of the charitable class benefited by one or more of its supported organizations, or (iii) other supporting organizations that also support or benefit one or more of the filing organization’s supported organizations? If “Yes,” provide detail in Part VI.
6
 
 
7
Did the organization provide a grant, loan, compensation, or other similar payment to a substantial contributor (defined in section 4958(c)(3)(C)), a family member of a substantial contributor, or a 35% controlled entity with regard to a substantial contributor? If “Yes,” complete Part I of Schedule L (Form 990 or 990-EZ) .
7
 
 
8
Did the organization make a loan to a disqualified person (as defined in section 4958) not described in line 7? If “Yes,” complete Part I of Schedule L (Form 990 or 990-EZ).
8
 
 
9a
Was the organization controlled directly or indirectly at any time during the tax year by one or more disqualified persons as defined in section 4946 (other than foundation managers and organizations described in section 509(a)(1) or (2))? If “Yes,” provide detail in Part VI.
9a
 
 
b
Did one or more disqualified persons (as defined in line 9a) hold a controlling interest in any entity in which the supporting organization had an interest? If “Yes,” provide detail in Part VI.
9b
 
 
c
Did a disqualified person (as defined in line 9a) have an ownership interest in, or derive any personal benefit from, assets in which the supporting organization also had an interest? If “Yes,” provide detail in Part VI.
9c
 
 
10a
Was the organization subject to the excess business holdings rules of section 4943 because of section 4943(f) (regarding certain Type II supporting organizations, and all Type III non-functionally integrated supporting organizations)? If “Yes,” answer line 10b below.
10a
 
 
b
Did the organization have any excess business holdings in the tax year? (Use Schedule C, Form 4720, to determine whether the organization had excess business holdings).
10b
 
 
Schedule A (Form 990 or 990-EZ) 2018

Schedule A (Form 990 or 990-EZ) 2018
Page 5
Part IV
Supporting Organizations (continued)
Yes
No
11
Has the organization accepted a gift or contribution from any of the following persons?
a
A person who directly or indirectly controls, either alone or together with persons described in (b) and (c) below, the governing body of a supported organization?
11a
 
 
b
A family member of a person described in (a) above?
11b
 
 
c
A 35% controlled entity of a person described in (a) or (b) above? If “Yes” to a, b, or c, provide detail in Part VI.
11c
 
 
Section B. Type I Supporting Organizations
Yes
No
1
Did the directors, trustees, or membership of one or more supported organizations have the power to regularly appoint or elect at least a majority of the organization’s directors or trustees at all times during the tax year? If “No,” describe in Part VI how the supported organization(s) effectively operated, supervised, or controlled the organization’s activities. If the organization had more than one supported organization, describe how the powers to appoint and/or remove directors or trustees were allocated among the supported organizations and what conditions or restrictions, if any, applied to such powers during the tax year.
1
 
 
2
Did the organization operate for the benefit of any supported organization other than the supported organization(s) that operated, supervised, or controlled the supporting organization? If “Yes,” explain in Part VI how providing such benefit carried out the purposes of the supported organization(s) that operated, supervised or controlled the supporting organization.
2
 
 
Section C. Type II Supporting Organizations
Yes
No
1
Were a majority of the organization’s directors or trustees during the tax year also a majority of the directors or trustees of each of the organization’s supported organization(s)? If “No,” describe in Part VI how control or management of the supporting organization was vested in the same persons that controlled or managed the supported organization(s).
1
 
 
Section D. All Type III Supporting Organizations
Yes
No
1
Did the organization provide to each of its supported organizations, by the last day of the fifth month of the organization’s tax year, (i) a written notice describing the type and amount of support provided during the prior tax year, (ii) a copy of the Form 990 that was most recently filed as of the date of notification, and (iii) copies of the organization’s governing documents in effect on the date of notification, to the extent not previously provided?
1
 
 
2
Were any of the organization’s officers, directors, or trustees either (i) appointed or elected by the supported organization(s) or (ii) serving on the governing body of a supported organization? If "No," explain in Part VI how the organization maintained a close and continuous working relationship with the supported organization(s).
2
 
 
3
By reason of the relationship described in (2), did the organization’s supported organizations have a significant voice in the organization’s investment policies and in directing the use of the organization’s income or assets at all times during the tax year? If "Yes," describe in Part VI the role the organization’s supported organizations played in this regard.
3
 
 
Section E. Type III Functionally-Integrated Supporting Organizations
1
Check the box next to the method that the organization used to satisfy the Integral Part Test during the year (see instructions):
a
b
c
2
Activities Test. Answer (a) and (b) below.
Yes
No
a
Did substantially all of the organization’s activities during the tax year directly further the exempt purposes of the supported organization(s) to which the organization was responsive? If "Yes," then in Part VI identify those supported organizations and explain how these activities directly furthered their exempt purposes, how the organization was responsive to those supported organizations, and how the organization determined that these activities constituted substantially all of its activities.
2a
 
 
b
Did the activities described in (a) constitute activities that, but for the organization’s involvement, one or more of the organization’s supported organization(s) would have been engaged in? If "Yes," explain in Part VI the reasons for the organization’s position that its supported organization(s) would have engaged in these activities but for the organization’s involvement.
2b
 
 
3
Parent of Supported Organizations. Answer (a) and (b) below.
a
Did the organization have the power to regularly appoint or elect a majority of the officers, directors, or trustees of each of the supported organizations? Provide details in Part VI.
3a
 
 
b
Did the organization exercise a substantial degree of direction over the policies, programs and activities of each of its supported organizations? If "Yes," describe in Part VI. the role played by the organization in this regard.
3b
 
 
Schedule A (Form 990 or 990-EZ) 2018

Schedule A (Form 990 or 990-EZ) 2018
Page 6
Part V
Type III Non-Functionally Integrated 509(a)(3) Supporting Organizations
1
Section A - Adjusted Net Income (A) Prior Year (B) Current Year
(optional)
1 Net short-term capital gain 1    
2 Recoveries of prior-year distributions 2    
3 Other gross income (see instructions) 3    
4 Add lines 1 through 3 4    
5 Depreciation and depletion 5    
6 Portion of operating expenses paid or incurred for production or collection of gross income or for management, conservation, or maintenance of property held for production of income (see instructions) 6    
7 Other expenses (see instructions) 7    
8 Adjusted Net Income (subtract lines 5, 6 and 7 from line 4) 8    
Section B - Minimum Asset Amount (A) Prior Year (B) Current Year
(optional)
1 Aggregate fair market value of all non-exempt-use assets (see instructions for short tax year or assets held for part of year): 1
a Average monthly value of securities 1a    
b Average monthly cash balances 1b    
c Fair market value of other non-exempt-use assets 1c    
d Total (add lines 1a, 1b, and 1c) 1d    
e Discount claimed for blockage or other factors
(explain in detail in Part VI):  
2 Acquisition indebtedness applicable to non-exempt use assets 2    
3 Subtract line 2 from line 1d 3    
4 Cash deemed held for exempt use. Enter 1-1/2% of line 3 (for greater amount, see instructions). 4    
5 Net value of non-exempt-use assets (subtract line 4 from line 3) 5    
6 Multiply line 5 by .035 6    
7 Recoveries of prior-year distributions 7    
8 Minimum Asset Amount (add line 7 to line 6) 8    
Section C - Distributable Amount Current Year
1 Adjusted net income for prior year (from Section A, line 8, Column A) 1  
2 Enter 85% of line 1 2  
3 Minimum asset amount for prior year (from Section B, line 8, Column A) 3  
4 Enter greater of line 2 or line 3 4  
5 Income tax imposed in prior year 5  
6 Distributable Amount. Subtract line 5 from line 4, unless subject to emergency temporary reduction (see instructions) 6  
7
Schedule A (Form 990 or 990-EZ) 2018

Schedule A (Form 990 or 990-EZ) 2018
Page 7
Part V
Type III Non-Functionally Integrated 509(a)(3) Supporting Organizations (continued)
Section D - Distributions Current Year
1 Amounts paid to supported organizations to accomplish exempt purposes  
2 Amounts paid to perform activity that directly furthers exempt purposes of supported organizations, in
excess of income from activity		  
3 Administrative expenses paid to accomplish exempt purposes of supported organizations  
4 Amounts paid to acquire exempt-use assets  
5 Qualified set-aside amounts (prior IRS approval required)  
6 Other distributions (describe in Part VI). See instructions  
7Total annual distributions. Add lines 1 through 6.  
8 Distributions to attentive supported organizations to which the organization is responsive (provide
details in Part VI). See instructions		  
9 Distributable amount for 2018 from Section C, line 6  
10 Line 8 amount divided by Line 9 amount  
Section E - Distribution Allocations (see instructions) (i)
Excess Distributions 		(ii)
Underdistributions
Pre-2018 		(iii)
Distributable
Amount for 2018
1 Distributable amount for 2018 from Section C, line
6 		 
2 Underdistributions, if any, for years prior to 2018 (reasonable cause required-- explain in Part VI).
See instructions.		  
3 Excess distributions carryover, if any, to 2018:
a From 2013.......  
b From 2014.......  
c From 2015.......  
d From 2016.......  
e From 2017.......  
fTotal of lines 3a through e  
g Applied to underdistributions of prior years  
h Applied to 2018 distributable amount  
i Carryover from 2013 not applied (see
instructions) 		 
j Remainder. Subtract lines 3g, 3h, and 3i from 3f.  
4Distributions for 2018 from Section D, line 7:
$  
a Applied to underdistributions of prior years  
b Applied to 2018 distributable amount  
c Remainder. Subtract lines 4a and 4b from 4.  
5 Remaining underdistributions for years prior to
2018, if any. Subtract lines 3g and 4a from line 2.
If the amount is greater than zero, explain in Part VI.
See instructions.		  
6 Remaining underdistributions for 2018. Subtract
lines 3h and 4b from line 1. If the amount is greater
than zero, explain in Part VI. See instructions.		  
7 Excess distributions carryover to 2019. Add lines
3j and 4c.		  
8 Breakdown of line 7:
a Excess from 2014......  
b Excess from 2015.....  
c Excess from 2016.....  
d Excess from 2017.....  
e Excess from 2018.....  
Schedule A (Form 990 or 990-EZ) (2018)

Schedule A (Form 990 or 990-EZ) 2018
Page 8
Part VI
Supplemental Information. Provide the explanations required by Part II, line 10; Part II, line 17a or 17b; Part III, line 12; Part IV, Section A, lines 1, 2, 3b, 3c, 4b, 4c, 5a, 6, 9a, 9b, 9c, 11a, 11b, and 11c; Part IV, Section B, lines 1 and 2; Part IV, Section C, line 1; Part IV, Section D, lines 2 and 3; Part IV, Section E, lines 1c, 2a, 2b, 3a and 3b; Part V, line 1; Part V, Section B, line 1e; Part V Section D, lines 5, 6, and 8; and Part V, Section E, lines 2, 5, and 6. Also complete this part for any additional information. (See instructions).
Facts And Circumstances Test
 
Return Reference Explanation
Schedule A (Form 990 or 990-EZ) 2018


Additional Data


Software ID:  
Software Version:  
Schedule B
(Form 990, 990-EZ,
or 990-PF)
Department of the Treasury
Internal Revenue Service
Schedule of Contributors

Arrow Bullet Attach to Form 990, 990-EZ, or 990-PF.
Arrow Bullet Go to www.irs.gov/Form990 for the latest information.
OMB No. 1545-0047
2018
Name of the organization
REACH COMMUNITY DEVELOPMENT INC
 
Employer identification number

93-0813981
Organization type (check one):
Filers of:
Section:
Form 990 or 990-EZ






Form 990-PF




Check if your organization is covered by the General Rule or a Special Rule.  
Note. Only a section 501(c)(7), (8), or (10) organization can check boxes for both the General Rule and a Special Rule. See instructions.
General Rule
Special Rules
......... Arrow Bullet $  
Caution. An organization that isn't covered by the General Rule and/or the Special Rules doesn't file Schedule B (Form 990,
990-EZ, or 990-PF), but it must answer “No” on Part IV, line 2, of its Form 990; or check the box on line H of its
Form 990-EZ or on its Form 990PF, Part I, line 2, to certify that it doesn't meet the filing requirements of Schedule B (Form 990,
990-EZ, or 990-PF).
For Paperwork Reduction Act Notice, see the Instructions
for Form 990, 990-EZ, or 990-PF.
Cat. No. 30613XSchedule B (Form 990, 990-EZ, or 990-PF) (2018)
Schedule B (Form 990, 990-EZ, or 990-PF) (2018) Page 2
Name of organization
REACH COMMUNITY DEVELOPMENT INC
  		Employer identification number
93-0813981
Part I
Contributors (See instructions). Use duplicate copies of Part I if additional space is needed.
(a)
No.		 (b)
Name, address, and ZIP + 4		 (c)
Total contributions		 (d)
Type of contribution
RESTRICTED
 
 
 
 
  ,    

$ RESTRICTED


(Complete Part II for noncash contributions.)
(a)
No.		 (b)
Name, address, and ZIP + 4		 (c)
Total contributions		 (d)
Type of contribution
 
 
 
 

$  


(Complete Part II for noncash contributions.)
(a)
No.		 (b)
Name, address, and ZIP + 4		 (c)
Total contributions		 (d)
Type of contribution
 
 
 
 

$  


(Complete Part II for noncash contributions.)
(a)
No.		 (b)
Name, address, and ZIP + 4		 (c)
Total contributions		 (d)
Type of contribution
 
 
 
 

$  


(Complete Part II for noncash contributions.)
(a)
No.		 (b)
Name, address, and ZIP + 4		 (c)
Total contributions		 (d)
Type of contribution
 
 
 
 

$  


(Complete Part II for noncash contributions.)
(a)
No.		 (b)
Name, address, and ZIP + 4		 (c)
Total contributions		 (d)
Type of contribution
 
 
 
 

$  


(Complete Part II for noncash contributions.)
Schedule B (Form 990, 990-EZ, or 990-PF) (2018)
Schedule B (Form 990, 990-EZ, or 990-PF) (2018)
Page 3
Name of organization
REACH COMMUNITY DEVELOPMENT INC
  		Employer identification number

93-0813981
Part II
Noncash Property (See instructions). Use duplicate copies of Part II if additional space is needed.
(a)
No. from Part I		 (b)
Description of noncash property given		 (c)
FMV (or estimate)
(See instructions) 		(d)
Date received
 
$    
(a)
No. from Part I		 (b)
Description of noncash property given		 (c)
FMV (or estimate)
(See instructions) 		(d)
Date received
 
$    
(a)
No. from Part I		 (b)
Description of noncash property given		 (c)
FMV (or estimate)
(See instructions) 		(d)
Date received
 
$    
(a)
No. from Part I		 (b)
Description of noncash property given		 (c)
FMV (or estimate)
(See instructions) 		(d)
Date received
 
$    
(a)
No. from Part I		 (b)
Description of noncash property given		 (c)
FMV (or estimate)
(See instructions) 		(d)
Date received
 
$    
(a)
No. from Part I		 (b)
Description of noncash property given		 (c)
FMV (or estimate)
(See instructions) 		(d)
Date received
 
$    
Schedule B (Form 990, 990-EZ, or 990-PF) (2018)
Schedule B (Form 990, 990-EZ, or 990-PF) (2018)
Page 4
Name of organization
REACH COMMUNITY DEVELOPMENT INC
  		Employer identification number

93-0813981
Part III
Exclusively religious, charitable, etc., contributions to organizations described in section 501(c)(7), (8), or (10) that total more than $1,000 for the year from any one contributor. Complete columns (a) through (e) and the following line entry. For organizations completing Part III, enter the total of exclusively religious, charitable, etc., contributions of $1,000 or less for the year. (Enter this information once. See instructions.) Arrow Bullet$  
Use duplicate copies of Part III if additional space is needed.
(a)
No. from Part I		 (b) Purpose of gift (c) Use of gift (d) Description of how gift is held
 
(e) Transfer of gift
Transferee's name, address, and ZIP 4 Relationship of transferor to transferee
 
 
     
 
(a)
No. from Part I		 (b) Purpose of gift (c) Use of gift (d) Description of how gift is held
 
(e) Transfer of gift
Transferee's name, address, and ZIP 4 Relationship of transferor to transferee
 
 
     
 
(a)
No. from Part I		 (b) Purpose of gift (c) Use of gift (d) Description of how gift is held
 
(e) Transfer of gift
Transferee's name, address, and ZIP 4 Relationship of transferor to transferee
 
 
     
 
(a)
No. from Part I		 (b) Purpose of gift (c) Use of gift (d) Description of how gift is held
 
(e) Transfer of gift
Transferee's name, address, and ZIP 4 Relationship of transferor to transferee
 
 
     
 
Schedule B (Form 990, 990-EZ, or 990-PF) (2018)

Additional Data


Software ID:  
Software Version:  
SCHEDULE C
(Form 990 or 990-EZ)

Department of the Treasury
Internal Revenue Service
Political Campaign and Lobbying Activities

For Organizations Exempt From Income Tax Under section 501(c) and section 527

SchCMd Bullet Complete if the organization is described below. SchCMd Bullet Attach to Form 990 or Form 990-EZ.
SchCMd BulletGo to www.irs.gov/Form990 for instructions and the latest information.
OMB No. 1545-0047
2018
Open to Public
Inspection
If the organization answered "Yes" on Form 990, Part IV, Line 3, or Form 990-EZ, Part V, line 46 (Political Campaign Activities), then
Round Bullet Section 501(c)(3) organizations: Complete Parts I-A and B. Do not complete Part I-C.
Round Bullet Section 501(c) (other than section 501(c)(3)) organizations: Complete Parts I-A and C below. Do not complete Part I-B.
Round Bullet Section 527 organizations: Complete Part I-A only.
If the organization answered "Yes" on Form 990, Part IV, Line 4, or Form 990-EZ, Part VI, line 47 (Lobbying Activities), then
Round Bullet Section 501(c)(3) organizations that have filed Form 5768 (election under section 501(h)): Complete Part II-A. Do not complete Part II-B.
Round Bullet Section 501(c)(3) organizations that have NOT filed Form 5768 (election under section 501(h)): Complete Part II-B. Do not complete Part II-A.
If the organization answered "Yes" on Form 990, Part IV, Line 5 (Proxy Tax) (see separate instructions) or Form 990-EZ, Part V, line 35c (Proxy Tax) (see separate instructions), then
Round Bullet Section 501(c)(4), (5), or (6) organizations: Complete Part III.
Name of the organization
REACH COMMUNITY DEVELOPMENT INC
 
Employer identification number

93-0813981
Part I-A
Complete if the organization is exempt under section 501(c) or is a section 527 organization.

1
Provide a description of the organization’s direct and indirect political campaign activities in Part IV (see instructions for definition of “political campaign activities")

2
Political campaign activity expenditures (see instructions) ....................................................................SchCMd Bullet
$  
3
Volunteer hours for political campaign activities (see instructions) ..................................................................
 

Part I-B
Complete if the organization is exempt under section 501(c)(3).
1
Enter the amount of any excise tax incurred by the organization under section 4955 ................................SchCMd Bullet
$  
2
Enter the amount of any excise tax incurred by organization managers under section 4955 .......................SchCMd Bullet
$  
3
If the organization incurred a section 4955 tax, did it file Form 4720 for this year? .........................................
4a
Was a correction made? ......................................................................................................................
b
If "Yes," describe in Part IV.
Part I-C
Complete if the organization is exempt under section 501(c), except section 501(c)(3).
1
Enter the amount directly expended by the filing organization for section 527 exempt function activities ..... SchCMd Bullet
$  
2
Enter the amount of the filing organization's funds contributed to other organizations for section 527 exempt function activities ............................................................................................................................SchCMd Bullet

$  
3
Total exempt function expenditures. Add lines 1 and 2. Enter here and on Form 1120-POL, line 17b...........SchCMd Bullet

$  
4
Did the filing organization file Form 1120-POL for this year? ...................................................................
5
Enter the names, addresses and employer identification number (EIN) of all section 527 political organizations to which the filing
organization made payments. For each organization listed, enter the amount paid from the filing organization’s funds. Also enter the amount of political contributions received that were promptly and directly delivered to a separate political organization, such as a separate segregated fund or a political action committee (PAC). If additional space is needed, provide information in Part IV.
(a) Name (b) Address (c) EIN (d) Amount paid from filing organization's funds. If none, enter -0-. (e) Amount of political contributions received and promptly and directly delivered to a separate political organization. If none, enter -0-.
1
2
3
4
5
6
For Paperwork Reduction Act Notice, see the instructions for Form 990 or 990-EZ.
Cat. No. 50084S
Schedule C (Form 990 or 990-EZ) 2018

Schedule C (Form 990 or 990-EZ) 2018
Page 2
Part II-A
Complete if the organization is exempt under section 501(c)(3) and filed Form 5768 (election under section 501(h)).
A Check SchCMd Bulletexpenses, and share of excess lobbying expenditures).
B Check SchCMd Bullet
Limits on Lobbying Expenditures
(The term "expenditures" means amounts paid or incurred.) 		(a) Filing
organization's
totals 		(b) Affiliated group totals
1a Total lobbying expenditures to influence public opinion (grass roots lobbying) ...................... 17,258  
b Total lobbying expenditures to influence a legislative body (direct lobbying) ...............................    
c Total lobbying expenditures (add lines 1a and 1b) ................................................................... 17,258  
d Other exempt purpose expenditures ........................................................................ 17,177,902  
e Total exempt purpose expenditures (add lines 1c and 1d) ............................................... 17,195,160  
f Lobbying nontaxable amount. Enter the amount from the following table in both
columns.		 1,000,000  
If the amount on line 1e, column (a) or (b) is:The lobbying nontaxable amount is:
Not over $500,00020% of the amount on line 1e.
Over $500,000 but not over $1,000,000$100,000 plus 15% of the excess over $500,000.
Over $1,000,000 but not over $1,500,000$175,000 plus 10% of the excess over $1,000,000.
Over $1,500,000 but not over $17,000,000$225,000 plus 5% of the excess over $1,500,000.
Over $17,000,000$1,000,000.
g Grassroots nontaxable amount (enter 25% of line 1f) ................................................. 250,000  
h Subtract line 1g from line 1a. If zero or less, enter -0-. ................................................    
i Subtract line 1f from line 1c. If zero or less, enter -0-. ................................................    
j If there is an amount other than zero on either line 1h or line 1i, did the organization file Form 4720 reporting
section 4911 tax for this year? ...................................................................................................................

4-Year Averaging Period Under section 501(h)
(Some organizations that made a section 501(h) election do not have to complete all of the five
columns below. See the separate instructions for lines 2a through 2f.)
Lobbying Expenditures During 4-Year Averaging Period
Calendar year (or fiscal year
beginning in) 		(a) 2015 (b) 2016 (c) 2017 (d) 2018 (e) Total
2a Lobbying nontaxable amount 830,414 889,745 970,625 1,000,000 3,690,784
b Lobbying ceiling amount
(150% of line 2a, column(e)) 		5,536,176
c Total lobbying expenditures 2,725 8,100 12,525 17,258 40,608
d Grassroots nontaxable amount 207,604 222,436 242,656 250,000 922,696
e Grassroots ceiling amount
(150% of line 2d, column (e))		 1,384,044
f Grassroots lobbying expenditures 2,725 8,100 12,525 17,258 40,608
Schedule C (Form 990 or 990-EZ) 2018


Schedule C (Form 990 or 990-EZ) 2018
Page 3
Part II-B
Complete if the organization is exempt under section 501(c)(3) and has NOT filed Form 5768 (election under section 501(h)).
For each "Yes" response on lines 1a through 1i below, provide in Part IV a detailed description of the lobbying activity.
(a)
No
Yes
(b)
Amount
1
During the year, did the filing organization attempt to influence foreign, national, state or local legislation, including any attempt to influence public opinion on a legislative matter or referendum, through the use of:
a
Volunteers? ...........................................................................................................
 
 
b
Paid staff or management (include compensation in expenses reported on lines 1c through 1i)? ........
 
 
c
Media advertisements? ...................................................................................................
 
 
 
d
Mailings to members, legislators, or the public? .............................................................................
 
 
 
e
Publications, or published or broadcast statements? ...........................................................
 
 
 
f
Grants to other organizations for lobbying purposes? ..........................................................
 
 
 
g
Direct contact with legislators, their staffs, government officials, or a legislative body? .......................
 
 
 
h
Rallies, demonstrations, seminars, conventions, speeches, lectures, or any similar means? ..................
 
 
 
i
Other activities? ...................................................................................................................
 
 
 
j
Total. Add lines 1c through 1i ....................................................................................................
 
2a
Did the activities in line 1 cause the organization to be not described in section 501(c)(3)? .....
 
 
b
If "Yes," enter the amount of any tax incurred under section 4912 ...........................................
 
c
If "Yes," enter the amount of any tax incurred by organization managers under section 4912 ...................
 
d
If the filing organization incurred a section 4912 tax, did it file Form 4720 for this year? ........................
 
 
Part III-A
Complete if the organization is exempt under section 501(c)(4), section 501(c)(5), or section 501(c)(6).
Yes
No
1
Were substantially all (90% or more) dues received nondeductible by members? ...............................................
1
 
 
2
Did the organization make only in-house lobbying expenditures of $2,000 or less? ............................................
2
 
 
3
Did the organization agree to carry over lobbying and political expenditures from the prior year? .................................
3
 
 
Part III-B
Complete if the organization is exempt under section 501(c)(4), section 501(c)(5), or section 501(c)(6) and if either (a) BOTH Part III-A, lines 1 and 2, are answered "No" OR (b) Part III-A, line 3, is answered “Yes."
1
Dues, assessments and similar amounts from members ......................................................................
1
 
2
Section 162(e) nondeductible lobbying and political expenditures (do not include amounts of political expenses for which the section 527(f) tax was paid).
a
Current year .............................................................................................................................
2a
 
b
Carryover from last year ............................................................................................................
2b
 
c
Total ...........................................................................................................................................
2c
 
3
Aggregate amount reported in section 6033(e)(1)(A) notices of nondeductible section 162(e) dues .
3
 
4
If notices were sent and the amount on line 2c exceeds the amount on line 3, what portion of the excess does the organization agree to carryover to the reasonable estimate of nondeductible lobbying and political expenditure next year? ......................................................................................................................
4
 
5
Taxable amount of lobbying and political expenditures (see instructions) .........................................
5
 
Part IV
Supplemental Information
Provide the descriptions required for Part l-A, line 1; Part l-B, line 4; Part l-C, line 5; Part II-A (affiliated group list); Part II-A, lines 1 and 2 (see instructions), and Part ll-B, line 1. Also, complete this part for any additional information.
Return Reference Explanation
SCHEDULE C, PART II-B, LINE 1 PAYMENT OF DUES TO ASSOCIATIONS THAT REPORT LOBBYING ACTIVITIES ON THEIR DUES STATEMENTS.
SCHEDULE C, PART IV LOBBYING EXPENSES INCURRED IN 2018 TOTALED 17,258: EXPENSES WERE USED FOR THE ADVANCEMENT OF BONDS AND OTHER FUNDING VEHICLES TO ACQUIRE AND MAINTAIN AFFORDABLE HOUSING & STABILITY AT BOTH THE LOCAL AND STATE LEVEL THROUGH MEMBERSHIP AND ENGAGEMENT WITH LOCAL OFFICIALS.
Schedule C (Form 990 or 990EZ) 2018


Additional Data


Software ID:  
Software Version:  

SCHEDULE D
(Form 990)
Department of the Treasury
Internal Revenue Service
Supplemental Financial Statements
SchDMd Bullet Complete if the organization answered "Yes," on Form 990,
Part IV, line 6, 7, 8, 9, 10, 11a, 11b, 11c, 11d, 11e, 11f, 12a, or 12b.
SchDMd Bullet Attach to Form 990.
SchDMd Bullet Go to www.irs.gov/Form990 for the latest information.
OMB No. 1545-0047
2018
Open to Public Inspection
Name of the organization
REACH COMMUNITY DEVELOPMENT INC
 
Employer identification number

93-0813981
Part I
Organizations Maintaining Donor Advised Funds or Other Similar Funds or Accounts. Complete if the organization answered "Yes" on Form 990, Part IV, line 6.
(a) Donor advised funds (b) Funds and other accounts
1 Total number at end of year .........    
2 Aggregate value of contributions to (during year)    
3 Aggregate value of grants from (during year)    
4 Aggregate value at end of year ........    
5
Did the organization inform all donors and donor advisors in writing that the assets held in donor advised funds are the organization’s property, subject to the organization’s exclusive legal control? ............
6
Did the organization inform all grantees, donors, and donor advisors in writing that grant funds can be used only for charitable purposes and not for the benefit of the donor or donor advisor, or for any other purpose conferring impermissible private benefit? ...................................
Part II
Conservation Easements. Complete if the organization answered "Yes" on Form 990, Part IV, line 7.
1
Purpose(s) of conservation easements held by the organization (check all that apply).
2
Complete lines 2a through 2d if the organization held a qualified conservation contribution in the form of a conservation easement on the last day of the tax year.
Held at the End of the Year
a Total number of conservation easements ...................... 2a  
b Total acreage restricted by conservation easements .................... 2b  
c Number of conservation easements on a certified historic structure included in (a) ..... 2c  
d Number of conservation easements included in (c) acquired after 7/25/06, and not on a historic structure listed in the National Register ... 2d  
3
Number of conservation easements modified, transferred, released, extinguished, or terminated by the organization during the
tax year SchDMd Bullet  
4
Number of states where property subject to conservation easement is located SchDMd Bullet  
5
Does the organization have a written policy regarding the periodic monitoring, inspection, handling of violations, and enforcement of the conservation easements it holds? ............
6
Staff and volunteer hours devoted to monitoring, inspecting, handling of violations, and enforcing conservation easements during the year
SchDMd Bullet  
7
Amount of expenses incurred in monitoring, inspecting, handling of violations, and enforcing conservation easements during the year
SchDMd Bullet $  
8
Does each conservation easement reported on line 2(d) above satisfy the requirements of section 170(h)(4)(B)(i) and section 170(h)(4)(B)(ii)? .............................
9
In Part XIII, describe how the organization reports conservation easements in its revenue and expense statement, and
balance sheet, and include, if applicable, the text of the footnote to the organization’s financial statements that describes
the organization’s accounting for conservation easements.
Part III
Organizations Maintaining Collections of Art, Historical Treasures, or Other Similar Assets.
Complete if the organization answered "Yes" on Form 990, Part IV, line 8.
1a
If the organization elected, as permitted under SFAS 116 (ASC 958), not to report in its revenue statement and balance sheet works of art, historical treasures, or other similar assets held for public exhibition, education, or research in furtherance of public service, provide, in Part XIII, the text of the footnote to its financial statements that describes these items.
b
If the organization elected, as permitted under SFAS 116 (ASC 958), to report in its revenue statement and balance sheet works of art, historical treasures, or other similar assets held for public exhibition, education, or research in furtherance of public service, provide the following amounts relating to these items:
(i)
Revenue included on Form 990, Part VIII, line 1 .........................SchDMd Bullet $  
(ii)
Assets included in Form 990, Part X ...............................SchDMd Bullet $  
2
If the organization received or held works of art, historical treasures, or other similar assets for financial gain, provide the
following amounts required to be reported under SFAS 116 (ASC 958) relating to these items:
a
Revenue included on Form 990, Part VIII, line 1 ..........................SchDMd Bullet $  
b
Assets included in Form 990, Part X ...............................SchDMd Bullet $  
For Paperwork Reduction Act Notice, see the Instructions for Form 990.
Cat. No. 52283D
Schedule D (Form 990) 2018

Schedule D (Form 990) 2018
Page 2
Part III
Organizations Maintaining Collections of Art, Historical Treasures, or Other Similar Assets (continued)
3
Using the organization’s acquisition, accession, and other records, check any of the following that are a significant use of its collection items (check all that apply):
a
d
b
e
 
c
4
Provide a description of the organization’s collections and explain how they further the organization’s exempt purpose in
Part XIII.
5
During the year, did the organization solicit or receive donations of art, historical treasures or other similar
assets to be sold to raise funds rather than to be maintained as part of the organization’s collection?...
Part IV
Escrow and Custodial Arrangements. Complete if the organization answered "Yes" on Form 990, Part IV, line 9, or reported an amount on Form 990, Part X, line 21.
1a
Is the organization an agent, trustee, custodian or other intermediary for contributions or other assets not
included on Form 990, Part X? ....................................
b If "Yes," explain the arrangement in Part XIII and complete the following table: Amount
c Beginning balance ............................. 1c  
d Additions during the year ............................ 1d  
e Distributions during the year .......................... 1e  
f Ending balance ................................ 1f  
2a
Did the organization include an amount on Form 990, Part X, line 21, for escrow or custodial account liability? ...
b
If "Yes," explain the arrangement in Part XIII. Check here if the explanation has been provided in Part XIII ....
Part V
Endowment Funds. Complete if the organization answered "Yes" on Form 990, Part IV, line 10.
(a)Current year (b)Prior year (c)Two years back (d)Three years back (e)Four years back
1a Beginning of year balance ....          
b Contributions ...          
c Net investment earnings, gains, and losses          
d Grants or scholarships ...          
e Other expenditures for facilities
and programs ... 		         
f Administrative expenses ....          
g End of year balance ......          
2
Provide the estimated percentage of the current year end balance (line 1g, column (a)) held as:
a
Board designated or quasi-endowment SchDMd Bullet  
b
Permanent endowment SchDMd Bullet  
c
Temporarily restricted endowment SchDMd Bullet  
The percentages on lines 2a, 2b, and 2c should equal 100%.
3a
Are there endowment funds not in the possession of the organization that are held and administered for the
organization by:

Yes
No
(i) unrelated organizations .................
3a(i)
 
 
(ii) related organizations .................
3a(ii)
 
 
b
If "Yes" on 3a(ii), are the related organizations listed as required on Schedule R? .........
3b
 
 
4
Describe in Part XIII the intended uses of the organization's endowment funds.
Part VI
Land, Buildings, and Equipment.
Complete if the organization answered "Yes" on Form 990, Part IV, line 11a. See Form 990, Part X, line 10.
Description of property (a) Cost or other basis
(investment) 		(b) Cost or other basis (other) (c) Accumulated depreciation (d) Book value
1a Land .....   6,665,223 6,665,223
b Buildings ....   65,897,552 42,334,776 23,562,776
c Leasehold improvements   154,868 122,667 32,201
d Equipment ....   2,519,880 2,245,571 274,309
e Other .....        
Total. Add lines 1a through 1e. (Column (d) must equal Form 990, Part X, column (B), line 10(c).)..SchDMdBullet 30,534,509
Schedule D (Form 990) 2018

Schedule D (Form 990) 2018
Page 3
Part VII
Investments—Other Securities. Complete if the organization answered "Yes" on Form 990, Part IV, line 11b. See Form 990, Part X, line 12.
(a) Description of security or category
(including name of security)		 (b) Book value (c) Method of valuation:
Cost or end-of-year market value
(1) Financial derivatives.........    
(2) Closely-held equity interests........    
(3)Other
(A)
(B)
(C)
(D)
(E)
(F)
(G)
(H)
Total. (Column (b) must equal Form 990, Part X, col. (B) line 12.)Small Bullet  
Part VIII
Investments—Program Related. Complete if the organization answered 'Yes' on Form 990, Part IV, line 11c. See Form 990, Part X, line 13.
(a) Description of investment (b) Book value (c) Method of valuation:
Cost or end-of-year market value
(1)
(2)
(3)
(4)
(5)
(6)
(7)
(8)
(9)
Total. (Column (b) must equal Form 990, Part X, col.(B) line 13.)Small Bullet  
Part IX
Other Assets. Complete if the organization answered 'Yes' on Form 990, Part IV, line 11d. See Form 990, Part X, line 15.
(a) Description (b) Book value
(1)
(2)
(3)
(4)
(5)
(6)
(7)
(8)
(9)
Total. (Column (b) must equal Form 990, Part X, col.(B) line 15.)...........Small Bullet  
Part X
Other Liabilities. Complete if the organization answered 'Yes' on Form 990, Part IV, line 11e or 11f. See Form 990, Part X, line 25.
1.(a) Description of liability (b) Book value
(1) Federal income taxes  
DEFERRED INTEREST 914,603
ADVANCE RENT AND DEPOSITS 486,710
ACCRUED INTEREST 248,071
(4)
(5)
(6)
(7)
(8)
(9)
Total. (Column (b) must equal Form 990, Part X, col.(B) line 25.)Small Bullet 1,649,384
2. Liability for uncertain tax positions. In Part XIII, provide the text of the footnote to the organization's financial statements that reports the organization's liability for uncertain tax positions under FIN 48 (ASC 740). Check here if the text of the footnote has been provided in Part XIII
Schedule D (Form 990) 2018

Schedule D (Form 990) 2018
Page 4
Part XI Reconciliation of Revenue per Audited Financial Statements With Revenue per Return Complete if the organization answered 'Yes' on Form 990, Part IV, line 12a.
1 Total revenue, gains, and other support per audited financial statements ....... 1  
2 Amounts included on line 1 but not on Form 990, Part VIII, line 12:
a Net unrealized gains (losses) on investments .... 2a  
b Donated services and use of facilities ......... 2b  
c Recoveries of prior year grants ........... 2c  
d Other (Describe in Part XIII.) ............ 2d  
e Add lines 2a through 2d ..................... 2e  
3 Subtract line 2e from line 1.................. 3  
4 Amounts included on Form 990, Part VIII, line 12, but not on line 1:
a Investment expenses not included on Form 990, Part VIII, line 7b . 4a  
b Other (Describe in Part XIII.) ........... 4b  
c Add lines 4a and 4b.................... 4c  
5 Total revenue. Add lines 3 and 4c. (This must equal Form 990, Part I, line 12.) ...... 5  
Part XII Reconciliation of Expenses per Audited Financial Statements With Expenses per Return. Complete if the organization answered 'Yes' on Form 990, Part IV, line 12a.
1 Total expenses and losses per audited financial statements ........... 1  
2 Amounts included on line 1 but not on Form 990, Part IX, line 25:
a Donated services and use of facilities ......... 2a  
b Prior year adjustments ............ 2b  
c Other losses ................ 2c  
d Other (Describe in Part XIII.) ............ 2d  
e Add lines 2a through 2d.................... 2e  
3 Subtract line 2e from line 1................... 3  
4 Amounts included on Form 990, Part IX, line 25, but not on line 1:
a Investment expenses not included on Form 990, Part VIII, line 7b .. 4a  
b Other (Describe in Part XIII.) ............ 4b  
c Add lines 4a and 4b..................... 4c  
5 Total expenses. Add lines 3 and 4c. (This must equal Form 990, Part I, line 18.) ...... 5  
Part XIII
Supplemental Information
Provide the descriptions required for Part II, lines 3, 5, and 9; Part III, lines 1a and 4; Part lV, lines 1b and 2b; Part V, line 4; Part X, line 2; Part XI, lines 2d and 4b; and Part XII, lines 2d and 4b. Also complete this part to provide any additional information.
Return Reference Explanation
SCHEDULE D, PAGE 3, PART X FEDERAL AND STATE TAXES - REACH AND ITS CONSOLIDATED NONPROFIT CORPORATIONS ARE EXEMPT FROM FEDERAL AND STATE INCOME TAXES UNDER SECTION 501(C)(3) OF THE INTERNAL REVENUE CODE AND COMPARABLE STATE STATUTES; HOWEVER REACH PAID UNRELATED BUSINESS INCOME TAXES OF 2,727 IN 2018 AND -0- IN 2017 RELATED TO EMPLOYEE TRANSPORTATION FRINGE BENEFITS. DUE TO THEIR TAX EXEMPT STATUS, REACH AND ITS CONSOLIDATED NONPROFIT CORPORATIONS ARE NOT SUBJECT TO INCOME TAXES OTHER THAN ON UNRELATED BUSINESS INCOME. ACCORDINGLY, THESE FINANCIAL STATEMENTS DO NOT REFLECT A PROVISION FOR INCOME TAXES AND THERE ARE NO OTHER TAX POSITIONS WHICH MUST BE CONSIDERED FOR DISCLOSURE. REACH AND THE CONSOLIDATED NONPROFIT CORPORATIONS ARE REQUIRED TO FILE TAX RETURNS WITH THE IRS AND OTHER TAXING AUTHORITIES. THE LIMITED PARTNERSHIPS AND LIMITED LIABILITY COMPANIES (HEREAFTER REFERRED TO AS "PARTNERSHIPS"), WHICH ARE NOT 100% OWNED BY REACH, ARE TAXABLE ENTITIES, HOWEVER, EACH OF THE ENTITIES HAVE ELECTED TO BE TREATED AS A PASS-THROUGH ENTITY FOR INCOME TAX PURPOSES AND, AS SUCH, ARE NOT SUBJECT TO INCOME TAXES. RATHER, ALL ITEMS OF TAXABLE INCOME, DEDUCTIONS AND TAX CREDITS ARE PASSED THROUGH TO AND ARE REPORTED BY ITS PARTNERS ON THEIR RESPECTIVE INCOME TAX RETURNS. THE PARTNERSHIPS' FEDERAL TAX STATUSES ARE BASED ON THEIR LEGAL STATUS AS A PARTNERSHIP. ACCORDINGLY, THE PARTNERSHIPS ARE NOT REQUIRED TO TAKE ANY TAX POSITIONS IN ORDER TO QUALIFY AS A PASS-THROUGH ENTITY. ACCORDINGLY, THESE FINANCIAL STATEMENTS DO NOT REFLECT A PROVISION FOR INCOME TAXES AND THE PARTNERSHIPS HAVE NO OTHER TAX POSITIONS WHICH MUST BE CONSIDERED FOR DISCLOSURE. THE PARTNERSHIPS ARE REQUIRED TO FILE AND DO FILE TAX RETURNS WITH THE INTERNAL REVENUE SERVICE AND OTHER TAXING AUTHORITIES. INCOME TAX RETURNS FILED BY EACH OF THE ENTITIES ARE SUBJECT TO EXAMINATION BY THE INTERNAL REVENUE SERVICE FOR A PERIOD OF THREE YEARS. WHILE NO INCOME TAX RETURNS ARE CURRENTLY BEING EXAMINED BY THE INTERNAL REVENUE SERVICE, TAX YEARS SINCE 2015 REMAIN OPEN AND SUBJECT TO EXAMINATION.
Schedule D (Form 990) 2018


Additional Data


Software ID:  
Software Version:  




Schedule J
(Form 990)
Department of the Treasury
Internal Revenue Service
Compensation Information
For certain Officers, Directors, Trustees, Key Employees, and Highest
Compensated Employees
SchJMediumBullet Complete if the organization answered "Yes" on Form 990, Part IV, line 23.
SchJMediumBullet Attach to Form 990.
SchJMediumBullet Go to www.irs.gov/Form990 for instructions and the latest information.
OMB No. 1545-0047
2018
Open to Public Inspection
Name of the organization
REACH COMMUNITY DEVELOPMENT INC
 
Employer identification number

93-0813981
Part I
Questions Regarding Compensation
Yes
No
1a
Check the appropiate box(es) if the organization provided any of the following to or for a person listed on Form
990, Part VII, Section A, line 1a. Complete Part III to provide any relevant information regarding these items.
b
If any of the boxes in line 1a are checked, did the organization follow a written policy regarding payment or reimbursement or provision of all of the expenses described above? If "No," complete Part III to explain .........
1b
 
 
2
Did the organization require substantiation prior to reimbursing or allowing expenses incurred by all
directors, trustees, officers, including the CEO/Executive Director, regarding the items checked in line 1a? ..
2
 
 
3
Indicate which, if any, of the following the filing organization used to establish the compensation of the
organization's CEO/Executive Director. Check all that apply. Do not check any boxes for methods
used by a related organization to establish compensation of the CEO/Executive Director, but explain in Part III.
4
During the year, did any person listed on Form 990, Part VII, Section A, line 1a, with respect to the filing organization or a related organization:
a
Receive a severance payment or change-of-control payment? .............
4a
 
No
b
Participate in, or receive payment from, a supplemental nonqualified retirement plan? .........
4b
 
No
c
Participate in, or receive payment from, an equity-based compensation arrangement? .........
4c
 
No
If "Yes" to any of lines 4a-c, list the persons and provide the applicable amounts for each item in Part III.
Only 501(c)(3), 501(c)(4), and 501(c)(29) organizations must complete lines 5-9.
5
For persons listed on Form 990, Part VII, Section A, line 1a, did the organization pay or accrue any
compensation contingent on the revenues of:
a
The organization? ....................
5a
 
No
b
Any related organization? .......................
5b
 
No
If "Yes," on line 5a or 5b, describe in Part III.
6
For persons listed on Form 990, Part VII, Section A, line 1a, did the organization pay or accrue any
compensation contingent on the net earnings of:
a
The organization? ..................
6a
 
No
b
Any related organization? ......................
6b
 
No
If "Yes," on line 6a or 6b, describe in Part III.
7
For persons listed on Form 990, Part VII, Section A, line 1a, did the organization provide any nonfixed
payments not described in lines 5 and 6? If "Yes," describe in Part III ............
7
 
No
8
Were any amounts reported on Form 990, Part VII, paid or accured pursuant to a contract that was
subject to the initial contract exception described in Regulations section 53.4958-4(a)(3)? If "Yes," describe
in Part III ..........................
8
 
No
9
If "Yes" on line 8, did the organization also follow the rebuttable presumption procedure described in Regulations section 53.4958-6(c)? .........................
9
 
 
For Paperwork Reduction Act Notice, see the Instructions for Form 990.
Cat. No. 50053T
Schedule J (Form 990) 2018

Schedule J (Form 990) 2018
Page 2
Part II
Officers, Directors, Trustees, Key Employees, and Highest Compensated Employees. Use duplicate copies if additional space is needed.
For each individual whose compensation must be reported on Schedule J, report compensation from the organization on row (i) and from related organizations, described in the
instructions, on row (ii). Do not list any individuals that are not listed on Form 990, Part VII.
Note. The sum of columns (B)(i)-(iii) for each listed individual must equal the total amount of Form 990, Part VII, Section A, line 1a, applicable column (D) and (E) amounts for that individual.
(A) Name and Title (B) Breakdown of W-2 and/or 1099-MISC compensation (C) Retirement and other deferred compensation (D) Nontaxable
benefits		 (E) Total of columns
(B)(i)-(D) 		(F) Compensation in column (B) reported as deferred on prior Form 990
(i) Base
compensation 		(ii) Bonus & incentive
compensation 		(iii) Other reportable compensation
1PAMELA BENOIT
CHIEF OPER OFFICER 		(i)

(ii)		 158,903
-------------
  		 
-------------
  		 
-------------
  		4,660
-------------
  		18,854
-------------
  		182,417
-------------
  		 
-------------
 
2DAN VALLIERE
CHIEF EXEC OFFICER 		(i)

(ii)		 158,388
-------------
  		 
-------------
  		 
-------------
  		4,758
-------------
  		15,218
-------------
  		178,364
-------------
  		 
-------------
 
Schedule J (Form 990) 2018

Schedule J (Form 990) 2018
Page 3
Part III
Supplemental Information
Provide the information, explanation, or descriptions required for Part I, lines 1a, 1b, 3, 4a, 4b, 4c, 5a, 5b, 6a, 6b, 7, and 8, and for Part II. Also complete this part for any additional information.
Return Reference Explanation
Schedule J (Form 990) 2018
Additional Data


Software ID:  
Software Version:  
SCHEDULE M
(Form 990)

Department of the Treasury
Internal Revenue Service
Noncash Contributions
Right pointing arrow large imageComplete if the organizations answered "Yes" on Form 990, Part IV, lines 29 or 30.
Right pointing arrow large image Attach to Form 990.
Right pointing arrow large imageGo to www.irs.gov/Form990 for the latest information.
OMB No. 1545-0047
2018
Open to Public Inspection
Name of the organization
REACH COMMUNITY DEVELOPMENT INC
 
Employer identification number

93-0813981
Part I
Types of Property
(a)
Check if applicable 		(b)
Number of contributions or items contributed 		(c)
Noncash contribution amounts reported on
Form 990, Part VIII, line 1g 		(d)
Method of determining
noncash contribution amounts
1 Art—Works of art ....        
2 Art—Historical treasures .        
3 Art—Fractional interests ..        
4 Books and publications ..      
5 Clothing and household
goods ....... 		     
6 Cars and other vehicles ..        
7 Boats and planes ....        
8 Intellectual property ...        
9 Securities—Publicly traded .        
10 Securities—Closely held stock .        
11 Securities—Partnership, LLC,
or trust interests .... 		       
12 Securities—Miscellaneous ..        
13 Qualified conservation
contribution—Historic
structures ..... 		       
14 Qualified conservation
contribution—Other ... 		       
15 Real estate—Residential .        
16 Real estate—Commercial ..        
17 Real estate—Other ...        
18 Collectibles .....        
19 Food inventory ...        
20 Drugs and medical supplies .        
21 Taxidermy ......        
22 Historical artifacts ....        
23 Scientific specimens ..        
24 Archeological artifacts ...        
25 Other Right pointing arrow large image ( SERVICE ) X 12 55,531 FAIR MARKET VALUE
26 Other Right pointing arrow large image ( MATERIALS ) X 12 20,653 FAIR MARKET VALUE
27 Other Right pointing arrow large image ( SERVICE ) X 1 41,319 FAIR MARKET VALUE
28 Other Right pointing arrow large image ( SERVICE ) X 1 3,887 FAIR MARKET VLAUE
29
Number of Forms 8283 received by the organization during the tax year for contributions
for which the organization completed Form 8283, Part IV, Donee Acknowledgement
29
 
Yes
No
30a
During the year, did the organization receive by contribution any property reported in Part I, lines 1 through 28, that it must hold for at least three years from the date of the initial contribution, and which is not required to be used for exempt purposes for the entire holding period? ...................
30a
 
No
b
If "Yes," describe the arrangement in Part II.
31
Does the organization have a gift acceptance policy that requires the review of any nonstandard contributions?
31
 
No
32a
Does the organization hire or use third parties or related organizations to solicit, process, or sell noncash
contributions? ..........................
32a
 
No
b
If "Yes," describe in Part II.
33
If the organization did not report an amount in column (c) for a type of property for which column (a) is checked,
describe in Part II.
For Paperwork Reduction Act Notice, see the Instructions for Form 990.
Cat. No. 51227J
Schedule M (Form 990) (2018)
Schedule M (Form 990) (2018)
Page 2
Part II
Supplemental Information. Provide the information required by Part I, lines 30b, 32b, and 33, and whether the organization is reporting in Part I, column (b), the number of contributions, the number of items received, or a combination of both. Also complete this part for any additional information.
Return Reference Explanation
Schedule M (Form 990) (2018)

Additional Data


Software ID:  
Software Version:  
SCHEDULE O
(Form 990 or 990-EZ)

Department of the Treasury
Internal Revenue Service
Supplemental Information to Form 990 or 990-EZ

Complete to provide information for responses to specific questions on
Form 990 or 990-EZ or to provide any additional information.
MediumBullet Attach to Form 990 or 990-EZ.
MediumBullet Go to www.irs.gov/Form990 for the latest information.
OMB No. 1545-0047
2018
Open to Public
Inspection
Name of the organization
REACH COMMUNITY DEVELOPMENT INC
 
Employer identification number

93-0813981
Return Reference Explanation
FORM 990 - ORGANIZATION'S MISSION REACH DEVELOPS AND MANAGES QUALITY AFFORDABLE APARTMENT HOMES AND PROVIDES OPPORTUNITIES FOR INDIVIDUALS, FAMILIES AND COMMUNITIES TO THRIVE THROUGH SUPPORTIVE PROGRAMS. REACH SERVES THE PORTLAND METROPOLITAN AND SW WASHINGTON REGION.
FORM 990 REACH GATEWAY LLC (32-0411748) AND REACH BRONAUGH GP, LLC (47-2963987) ARE BOTH DISREGARDED ENTITIES OWNED 100% BY REACH COMMUNITY DEVELOPMENT WHICH HAVE MADE ENTITY CLASSIFICATION ELECTIONS TO BE TREATED AND TAXED AS CORPORATIONS. BOTH THESE ENTITIES HAVE ALSO MADE AN ELECTION TO NOT BE TREATED AS AN EXEMPT ENTITY. THE ELECTION WAS MADE BY EACH ENTITY PURSUANT TO SECTION 168(H)(6)(F)(II) OF THE INTERNAL REVENUE CODE ON THEIR 2015 TAX RETURNS. THE ELECTION STATED THAT IN ACCORDANCE WITH SECTION 168(H)(6)(F)(II) OF THE INTERNAL REVENUE CODE, ALL TAX-EXEMPT ENTITIES HOLDING A CONTROLLING INTREST IN THE TAXPAYER HEREBY ELECT TO TREAT ANY GAIN ON ANY DISPOSITION OF SUCH INTEREST (AND ANY DIVIDEND OR INTEREST RECEIVED OR ACCRUED BY THE TAX-EXEMPT ENTITY FROM THE CONTROLLED ENTITY) AS UNRELATED BUSINESS TAXABLE INCOME FOR PURPOSES OF SECTION 511 OF THE INTERNAL REVENUE CODE IN ORDER FOR THE TAXPAYER NOT TO BE TREATED AS A "TAX-EXEMPT ENTITY".
FORM 990, PAGE 2, PART III, LINE 4D VOLUNTEER SERVICES 112 REACH VOLUNTEERS DONATED THEIR SERVICES IN 2018. VOLUNTEERS HELP OUR COMMUNITY IN A NUMBER OF WAYS, INCLUDING: TEACHING CLASSES TO RESIDENTS; MAINTAINING GARDEN BEDS; AND, SERVING AS PROJECT AND CREW LEADERS WITH OUR COMMUNITY BUILDERS PROGRAM ACTIVITIES, ASSISTING IN THE MAIN OFFICE AND AT SEVERAL BUILDING SITES WITH ADMINISTRATIVE TASKS.
FORM 990, PAGE 6, PART VI, LINE 11B IT IS THE ORGANIZATION'S POLICY TO PROVIDE A COPY OF FORM 990 TO ITS' BOARD OF DIRECTORS AND FINANCE COMMITTEE PRIOR TO FILING. THE FINANCE COMMITTEE SHALL REPORT TO THE BOARD ITS' REVIEW OF THE FORM 990 AND THE BOARD SHALL TAKE ANY ADDITIONAL ACTION THAT IT FEELS APPROPRIATE.
FORM 990, PAGE 6, PART VI, LINE 12C THE SECRETARY OF THE CORPORATION OR DESIGNEE SHALL REVIEW THE CONFLICTS OF INTEREST POLICY WITH EACH NEW DIRECTOR AND SHALL ASSIST EACH NEW DIRECTOR IN UNDERSTANDING AND COMPLYING WITH IT. ON AN ANNUAL BASIS, THE SECRETARY OF THE CORPORATION OR DESIGNEE SHALL DEVELOP AND MAINTAIN A LIST OF INSIDERS WHO ENGAGE IN OR ARE REASONABLY LIKELY TO ENGAGE IN TRANSACTIONS THAT CONSTITUTE CONFLICTS OF INTEREST WITH THE CORPORATION DURING THE YEAR. THE OFFICERS, DIRECTORS AND KEY EMPLOYEESS SHALL EACH YEAR DISCLOSE INTERESTS THAT COULD GIVE RISE TO A CONFLICT OF INTEREST UNDER THIS POLICY. SUCH DISLCOSURE SHALL BE MADE ON A DISCLOSURE AND ACKNOWLEDGEMENT FORM AND SHALL FILE THIS FORM WITH THE CORPORATE SECRETARY OR DESIGNEE. THE SECRETARY OR DESIGNEE SHALL MONITOR AND ENFORE COMPLIANCE WITH THIS POLICY BY REVIEWING THE LIST OF INSIDERS AND THE DISCLOSURE AND ACKNOWLEDGEMENT FORMS EACH YEAR AND BY BRINGING POTENTIAL OR ACTUAL CONFLICTS TO THE ATTENTION OF THE PRESIDENT OF THE BOARD. THE SECRETARY OF THE CORPORATION OR DESIGNEE SHALL CONVEY THE LIST OF INSIDERS IDENTIFIED ABOVE TO THE EXECUTIVE DIRECTOR AND SHALL INSTRUCT THE EXECUTIVE DIRECTOR TO NOTIFY THE BOARD IF THE EXECUTIVE DIRECTOR OR ANY EMPLOYEE PLANS TO ENGAGE IN A TRANSACTION WITH AN INSIDER THAT CONSTITUTES A CONFLICT OF INTEREST. IF SO, THE BOARD SHALL MONITOR THE TRANSACTION TO ENSURE THAT IT COMPLIES WITH THE PROCEDURES CONTAINED IN THIS POLICY.
FORM 990, PAGE 6, PART VI, LINE 15A THE BOARD SHALL EXCLUDE ANY INSIDER THAT HAS A CONFLICT OF INTEREST WITH RESPECT TO THE TRANSACTION FROM ALL DISCUSSION AND FROM VOTING ON THE TRANSACTION. THE BOARD MAY ASK QUESTIONS OF THE INSIDER PRIOR TO BEGINNING ITS DISCUSSION. THE BOARD SHALL GATHER APPROPRIATE DATA TO ENSURE THAT THE COMPENSATION FOR EACH INSIDER IS REASONABLE. IN THE CASE OF EMPLOYEE COMPENSATION PACKAGES, THE BOARD SHALL UTILIZE RELIABLE SURVEYS OF COMPENSATION FOR COMPARABLE POSITIONS OR SHALL UTILIZE DATA FOR AT LEAST THREE SIMILARY SITUATED EMPLOYEES IN COMPARABLE POSITIONS.
FORM 990, PAGE 6, PART VI, LINE 15B THE BOARD SHALL EXCLUDE ANY INSIDER THAT HAS A CONFLICT OF INTEREST WITH RESPECT TO THE TRANSACTION FROM ALL DISCUSSION AND FROM VOTING ON THE TRANSACTION. THE BOARD MAY ASK QUESTIONS OF THE INSIDER PRIOR TO BEGINNING ITS DISCUSSION. THE BOARD SHALL GATHER APPROPRIATE DATA TO ENSURE THAT THE COMPENSATION FOR EACH INSIDER IS REASONABLE. IN THE CASE OF EMPLOYEE COMPENSATION PACKAGES, THE BOARD SHALL UTILIZE RELIABLE SURVEYS OF COMPENSATION FOR COMPARABLE POSITIONS OR SHALL UTILIZE DATA FOR AT LEAST THREE SIMILARY SITUATED EMPLOYEES IN COMPARABLE POSITIONS.
FORM 990, PAGE 6, PART VI, LINE 19 REACH SHALL MAKE ITS ARTICLES OF INCORPORATION, ANY AMENDMENTS OR RESTATEMENTS TO THE ARTICLES, ITS BYLAWS, ITS CONFLICT OF INTEREST POLICY, ITS MOST RECENT THREE YEARS OF THE FORM 990, 990-EZ AND 990-T, AND RECENT FINANCIAL STATEMENTS AVAILABLE TO THE PUBLIC FOR INSPECTION AND COPYING UPON REQUEST. THE DOCUMENTS DESCRIBED ABOVE SHALL BE AVAILABLE FOR INSPECTION UPON REQUEST AT THE REACH OFFICE DURING REGULAR BUSINESS HOURS.
For Paperwork Reduction Act Notice, see the Instructions for Form 990 or 990-EZ.
Cat. No. 51056K
Schedule O (Form 990 or 990-EZ) 2018


Additional Data


Software ID:  
Software Version:  
SCHEDULE R
(Form 990)
Department of the Treasury
Internal Revenue Service
Related Organizations and Unrelated Partnerships
MediumBulletComplete if the organization answered "Yes" on Form 990, Part IV, line 33, 34, 35b, 36, or 37.
MediumBulletAttach to Form 990.
MediumBullet Go to www.irs.gov/Form990 for instructions and the latest information.

OMB No. 1545-0047
2018
Open to Public Inspection
Name of the organization
REACH COMMUNITY DEVELOPMENT INC
 
Employer identification number

93-0813981
Part I
Identification of Disregarded Entities Complete if the organization answered "Yes" on Form 990, Part IV, line 33.
(a)
Name, address, and EIN (if applicable) of disregarded entity


(b)
Primary activity


 		(c)
Legal domicile (state
or foreign country)

 		(d)
Total income


 		(e)
End-of-year assets


 		(f)
Direct controlling
entity
(1) REACH DEVELOPMENT LLC
REACH DEVELOPMENT LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-0813981 		LOWINC HS OR 3,888,738 10,499,956 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(2) REACH PROPERTY MANAGEMENT LLC
REACH PROPERTY MANAGEMENT LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-0813981 		LOWINC HSG OR     REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(3) REACH REPAIR LLC
REACH REPAIR LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-0813981 		LOWINC HSG OR     REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(4) AFFORDABLE COMMUNITY ENVIRONMENTS
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
91-1898061 		LOWINC HSG WA     REACH COMM
REACH COMMUNITY DEVELOPMENT
(5) 72ND AND FOSTER GP LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
81-3061330 		LOWINC HSG OR -2 4,571,894 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(6) 124TH AND ASH LIMITED PARTNERSHIP
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
82-3965588 		LOWINC HSG OR     REACH COMM
REACH COMMUNITY DEVELOPMENT
(7) 124TH AND ASH GP LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-0813981 		LOWINC HS OR     REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(8) REACH ADMIRAL LLC
REACH ADMIRAL LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
26-2527719 		LOWINC HSG OR -28 145,168 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(9) ALBINA CORNER LTD PTSHIP
ALBINA CORNER LP
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-1159815 		LOWINC HSG OR 640,627 1,743,631 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(10) AC APARTMENTS LLC
AC APARTMENTS LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-0813981 		LOWINC HSG OR 640,627 1,743,631 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(11) REACH ALBINA CORNER LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
45-4106370 		LOWINC HSG OR 640,627 1,743,631 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(12) REACH ALLEN-FREMONT LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-1843790 		LOWINC HSG OR 595,471 4,198,808 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(13) REACH ARGYLE LIMITED PARTNERSHIP
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
82-3354313 		LOWINC HSG OR     REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(14) REACH ARGYLE GP LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
82-2444633 		LOWINC HSG OR     REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(15) REACH BEAVERTON LIMITED PARTNERSHIP
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
83-2534660 		LOWINC HSG OR     REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(16) REACH BRONAUGH GP LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-2963987 		LOWINC HSG OR -25 109,312 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(17) REACH BRONAUGH LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
46-1228515 		LOWINC HSG OR -7,034 20,817 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(18) CASCADIA VILLAGE APARTMENTS LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
91-2148701 		LOWINC HSG OR 394,630 4,181,242 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(19) REACH CASCADIA VILLAGE LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-0813981 		LOWINC HSG OR 394,630 4,181,242 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(20) COVINGTON COMMONS LP
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
91-1896157 		LOWINC HSG OR 401,444 3,020,277 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(21) REACH COVINGTON COMMONS LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-0813981 		LOWINC HSG OR 401,444 3,020,277 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(22) REACH DRESDEN LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-2724968 		LOWINC HSG OR 265,086 470,002 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(23) FLOYD LIGHT APARTMENTS LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
91-1764785 		LOWINC HSG OR 491,089 2,053,467 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(24) REACH FLOYD LIGHT LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
45-4711626 		LOWINC HSG OR 491,089 2,053,467 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(25) ADDY STREET AFFORDABLE HSG LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
26-4533860 		LOWINC HSG WA 339,939 3,788,478 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(26) REACH GATEWAY LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
32-0411748 		LOWINC HSG OR 339,939 3,788,478 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(27) REACH GOT LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
46-0838543 		LOWINC HSG OR 1,492,372 2,049,862 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(28) REACH BLOCK 49 LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-0813981 		LOWINC HSG OR -68 198,882 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(29) REACH IC LLC
REACH IC LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-4750452 		LOWINC HSG OR -44 1,067,038 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(30) REACH IC2 LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
83-1493481 		LOWINC HSG OR -1 107,790 REACH COMM
REACH COMMUNITY DEVELOPMENT INCOM
(31) REACH LAURELHURST LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-2809323 		LOWINC HSG OR 205,338 184,056 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(32) FRUIT VALLEY GP LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
27-0782607 		LOWINC HSG OR -25 1,294,144 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(33) MCCULLER ASSOCIATES LP
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-1271659 		LOWINC HSG OR 395,676 2,039,965 REACH COMM
REACH COMMUNITY DEVELOPMENT
(34) REACH MCCULLER LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-0813981 		LOWINC HSG OR 395,676 2,039,965 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(35) REACH MCCULLER CROSSING LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-0813981 		LOWINC HSG OR 395,676 2,039,965 REACH COMM
REACH COMMUNITY DEVELOPOMENT INC
(36) REACH ORCHARDS LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
46-5204815 		LOWINC HSG OR -43 3,743,137 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(37) REACH ORCHARDS II LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-2981576 		LOWINC HSG OR -40 517,291 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(38) REACH ORCHARDS III LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-3924349 		LOWINC HSG OR -29 5,993,117 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(39) CROWN REDEVELOPMENT LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-0813981 		LOWINC HSG OR 28,572 403,599 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(40) REACH RITZDORF LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-2815135 		LOWINC HSG OR 673,644 1,464,751 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(41) REACH ROSE LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-2861596 		LOWINC HSG OR 439,764 309,175 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(42) REACH ROSE APARTMENTS LIMITED
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
82-4855669 		LOWINC HSG OR     REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(43) REACH SCATTERED SITES I LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-2869980 		LOWINC HSG OR 592,077 906,054 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(44) REACH SCATTERED SITES II LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-2884758 		LOWINC HSG OR 614,656 1,084,885 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(45) REACH SCATTERED SITES III LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-2902453 		LOWINC HSG OR 201,289 350,903 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(46) STATION PLACE LLC
STATION PLACE TOWER
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
90-0726688 		LOWINC HGS OR -55 522,102 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(47) REACH TAFT LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-2921338 		LOWINC HSG OR 297,505 419,672 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(48) ELDERHOPE LTD PTSHIP
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-1098321 		LOWINC HSG OR 1,340,425 2,560,385 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(49) REACH TWELTH AVE TERRACE LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
27-4827105 		LOWINC HSG OR 1,340,425 2,560,385 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(50) TOWNE SQUARE GP LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
45-5294354 		LOWINC HSG OR -14 371,909 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(51) REACH WALNUT PARK LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
26-3253002 		LOWINC HSG OR -18 114,633 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(52) PINE STREET ASSOCIATES LP
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-1203581 		LOWINC HSG OR 852,211 2,245,777 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(53) REACH WESTSHORE LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-0813981 		LOWINC HSG OR 852,211 2,245,777 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(54) REACH PINE STREET LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
46-3770029 		LOWINC HSG OR 852,211 2,245,777 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(55) PATTON SQUARE LEASING LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
80-0476002 		LOWINC HSG OR 75,554 41,392 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(56) REACH BLOCK 49 LEASING LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-0813981 		LOWINC HSG OR 36,192   REACH COMM
REACH COMMUNITY DEVELOPMENT INC
(57) REACH OFFICE LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
93-0813981 		LOWINC HSG OR   2,088,859 REACH COMM
REACH COMMUNITY DEVELOPMENT INC
Part II
Identification of Related Tax-Exempt Organizations Complete if the organization answered "Yes" on Form 990, Part IV, line 34 because it had one or more related tax-exempt organizations during the tax year.
(a)
Name, address, and EIN of related organization


(b)
Primary activity


 		(c)
Legal domicile (state
or foreign country)

 		(d)
Exempt Code section


 		(e)
Public charity status
(if section 501(c)(3))

 		(f)
Direct controlling
entity

 		(g)
Section 512(b)(13) controlled entity?
Yes No
(1)BMA INC
4150 SW MOODY AVENUE

PORTLAND,OR97239
93-1174394 		HOUSING OR 501 7 NA
 
 
No
(2)COMMUNITY HOUSING III INC
4150 SW MOODY AVENUE

PORTLAND,OR97239
01-0777882 		HOUSING OR 501 7 NA
 
 
No
(3)COMMUNITY HOUSING INC
4150 SW MOODY AVENUE

PORTLAND,OR97239
94-3041307 		HOUSING OR 501 7 NA
 
 
No
(4)COMMUNITY HOUSING II INC
4150 SW MOODY AVENUE

PORTLAND,OR97239
93-1300045 		HOUSING OR 501 7 NA
 
 
No
(5)MARION STREET APARTMENTS INC
4150 SW MOODY AVENUE

PORTLAND,OR97239
93-1209647 		HOUSING OR 501 7 NA
 
 
No
(6)POWELL BLVD APARTMENTS INC
4150 SW MOODY AVENUE

PORTLAND,OR97239
91-1764112 		HOUSING OR 501 7 NA
 
 
No
(7)REACH APARTMENTS INC
PRESCOTT PLACE4150 SW MOODY AVENUE

PORTLAND,OR97239
94-3085792 		HOUSING OR 501 7 NA
 
 
No
(8)TAYLOR STREET APARTMENTS INC
4150 SW MOODY AVENUE

PORTLAND,OR97239
93-1209646 		HOUSING OR 501 7 NA
 
 
No
(9)BLOCK 49 CONDO ASSOCIATION
4150 SW MOODY AVENUE

PORTLAND,OR97239
46-2092929 		CONDO ASS OR 528   N/A
 
No
For Paperwork Reduction Act Notice, see the Instructions for Form 990.
Cat. No. 50135Y
Schedule R (Form 990) 2018
Schedule R (Form 990) 2018
Page 2
Part III
Identification of Related Organizations Taxable as a Partnership Complete if the organization answered "Yes" on Form 990, Part IV, line 34 because it had one or more related organizations treated as a partnership during the tax year.
(a)
Name, address, and EIN of
related organization



 		(b)
Primary activity




 		(c)
Legal
domicile
(state or foreign
country)


 		(d)
Direct controlling
entity



 		(e)
Predominant income(related, unrelated, excluded from tax under sections 512-514)

(f)
Share of total income




 		(g)
Share of end-of-year
assets



 		(h)
Disproprtionate allocations?




 		(i)
Code V-UBI
amount in box 20 of
Schedule K-1
(Form 1065)
 		(j)
General or
managing
partner?



 		(k)
Percentage
ownership
Yes No Yes No
(1) 72ND AND FOSTER LP
72ND AND FOSTER LP
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
81-3073180 		LOWINC HSG OR 72NDFOSTER
72ND AND FOSTER LP 		RELATED -2 4,571,894   No   Yes   0.010 %
(2) WHEELDON ADMIRAL LLC
WHEELDON ADMIRAL LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
27-0162291 		LOWINC HSG OR REACH ADMI
WHEELDON ADMIRAL LLC 		RELATED -28 145,168   No   Yes   0.010 %
(3) REACH BRONAUGH PARTNERS LP
REACH BRONAUGH PARTNERS LP
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-2949178 		LOWINC HSG OR REACH BRON
REACH BRONAUGH PARTNERS LP 		RELATED -25 109,312   No   Yes   0.010 %
(4) REACH GATEWAY SENIOR HSG LP
REACH GATEWAY SENIOR HSG LP
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
80-0930515 		LOWINC HSG OR REACH GATE
REACH GATEWAY SENIOR HSG LP 		RELATED -38 397,865   No   Yes   0.010 %
(5) REACH B49 PARTNERS LP
REACH B49 PARTNERS LP
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
27-4635096 		LOWINC HSG OR REACH B49
REACH B49 PARTNERS LP 		RELATED -68 198,882   No   Yes   0.010 %
(6) REACH ISABELLA COURT LLC
REACH ISABELLA COURT LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-4388596 		LOWINC HSG OR REACH IC
REACH ISABELLA COURT LLC 		RELATED -44 1,067,038   No   Yes   0.010 %
(7) REACH 62ND AVE LLC
REACH ISABELLA COURT II LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-5413110 		LOWINC HSG OR REACH IC 2
REACH ISABELLA COURT 2 LLC 		RELATED -1 107,790   No   Yes   0.010 %
(8) FRUIT VALLEY LIMITED PARTNERSHIP
MCCALLISTER VILLAGE
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
27-0782644 		LOWINC HSG WA FRUIT VALL
FRUIT VALLEY LIMITED PARTNERSHIP 		RELATED -25 1,294,144   No   Yes   0.010 %
(9) THE MEWS AT CV LLC
THE MEWS AT CV LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
86-1061661 		LOWINC HSG WA THE MEWS A
THE MEWS AT CV LLC 		RELATED -13 1,388,655   No   Yes   0.010 %
(10) REACH ORENCO LLC
REACH ORENCO LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
45-4607664 		LOWINC HSG OR REACH ORCH
REACH ORENCO LLC 		RELATED -43 3,743,137   No   Yes   0.010 %
(11) REACH ORENCO II LLC
REACH ORENCO II LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
46-5146622 		LOWINC HSG OR RCH ORCH 2
REACH ORENCO II LLC 		RELATED -40 517,291   No   Yes   0.010 %
(12) REACH ORENCO III LLC
REACH ORENCO III LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-3939188 		LOWINC HSG OR REACHOREII
REACH ORENCO III LLC 		RELATED -29 5,993,117   No   Yes   0.010 %
(13) PATTON SQUARE PARTNERS LP
PATTON SQUARE PARTNERS LP
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
20-5425786 		LOWINC HSG OR CROWN REDE
PATTON SQUARE LP 		RELATED -28 403,599   No   Yes   0.010 %
(14) SP TOWER LP
SP TOWER LP
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
76-0716541 		LOWINC HSG OR STATION PL
SP TOWER LP 		RELATED -55 522,102   No   Yes   0.010 %
(15) TOWNE SQUARE LIMITED PARTNERSHIP
TOWN SQUARE LIMITED PARTNERHSIP
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
45-5390002 		LOWINC HSG WA TOWNE SQUA
TOWNE SQUARE LIMITED PARTNERSHIP 		RELATED -14 371,909   No   Yes   0.010 %
(16) REACH WALNUT PARTNERS LP
REACH WALNUT PARTNERS LP
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
27-0924852 		LOWINC HSG OR REACH WALN
REACH WALNUT PARTNERS LP 		RELATED -18 114,633   No   Yes   0.010 %
Part IV
Identification of Related Organizations Taxable as a Corporation or Trust Complete if the organization answered "Yes" on Form 990, Part IV, line 34 because it had one or more related organizations treated as a corporation or trust during the tax year.
(a)
Name, address, and EIN of
related organization
 		(b)
Primary activity
 		(c)
Legal
domicile
(state or foreign
country)
 		(d)
Direct controlling
entity
 		(e)
Type of entity
(C corp, S corp,
or trust) 		(f)
Share of total income
 		(g)
Share of end-of-year
assets
 		(h)
Percentage
ownership
 		(i)
Section 512(b)(13) controlled entity?
Yes No
(1) REACH BRONAUGH GP LLC
REACH BRONAUGH GP LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-2963987 		LOW INCHSG OR REACH COMM
REACH COMMUNITY DEVELOPMENT 		C CORP -25   100.000 % Yes  
(2) REACH GATEWAY LLC
REACH GATEWAY LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
32-0411748 		LOW INCHSG OR REACH COMM
REACH COMMUNITY DEVELOPMENT 		C CORP -38   100.000 % Yes  
(3) REACH IC LLC
REACH IC LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-4750452 		LOW INCHSG WA REACH COMM
REACH COMMUNITY DEVELOPMENT INC 		C CORP -44   100.000 % Yes  
(4) REACH ORCHARDS LLC
REACH ORCHARDS LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
46-5204815 		LOW INCHSG OR REACH COMM
REACH COMMUNITY DEVELOPMENT INC 		C CORP -43   100.000 % Yes  
(5) REACH ORCHARDS II LLC
REACH ORCHARDS II LLC
4150 SW MOODY AVENUE
4150 SW MOODY AVENUE
PORTLAND,OR97239
47-2981576 		LOW INCHSG OR REACH COMM
REACH COMMUNITY DEVELOPMENT INC 		C CORP -40   100.000 % Yes  




Schedule R (Form 990) 2018
Schedule R (Form 990) 2018
Page 3
Part V
Transactions With Related Organizations Complete if the organization answered "Yes" on Form 990, Part IV, line 34, 35b, or 36.
Note. Complete line 1 if any entity is listed in Parts II, III, or IV of this schedule.
Yes
No
1 During the tax year, did the orgranization engage in any of the following transactions with one or more related organizations listed in Parts II-IV?
a Receipt of (i) interest, (ii) annuities, (iii) royalties, or (iv) rent from a controlled entity .....................
1a
 
No
b Gift, grant, or capital contribution to related organization(s) ............................
1b
 
No
c Gift, grant, or capital contribution from related organization(s) ............................
1c
 
No
d Loans or loan guarantees to or for related organization(s) ............................
1d
Yes
 
e Loans or loan guarantees by related organization(s) ............................
1e
 
No
f Dividends from related organization(s) ............................
1f
 
No
g Sale of assets to related organization(s) ............................
1g
 
No
h Purchase of assets from related organization(s) ............................
1h
 
No
i Exchange of assets with related organization(s) ............................
1i
 
No
j Lease of facilities, equipment, or other assets to related organization(s) .......................
1j
Yes
 
k Lease of facilities, equipment, or other assets from related organization(s) ......................
1k
Yes
 
l Performance of services or membership or fundraising solicitations for related organization(s) .....................
1l
Yes
 
m Performance of services or membership or fundraising solicitations by related organization(s) .................
1m
 
No
n Sharing of facilities, equipment, mailing lists, or other assets with related organization(s) ...................
1n
 
No
o Sharing of paid employees with related organization(s) ............................
1o
Yes
 
p Reimbursement paid to related organization(s) for expenses ............................
1p
 
No
q Reimbursement paid by related organization(s) for expenses ............................
1q
Yes
 
r Other transfer of cash or property to related organization(s) ............................
1r
 
No
s Other transfer of cash or property from related organization(s) ............................
1s
Yes
 
2
If the answer to any of the above is "Yes," see the instructions for information on who must complete this line, including covered relationships and transaction thresholds.
(a)
Name of related organization 		(b)
Transaction
type (a-s) 		(c)
Amount involved 		(d)
Method of determining amount involved





Schedule R (Form 990) 2018
Schedule R (Form 990) 2018
Page 4
Part VI
Unrelated Organizations Taxable as a Partnership Complete if the organization answered "Yes" on Form 990, Part IV, line 37.
Provide the following information for each entity taxed as a partnership through which the organization conducted more than five percent of its activities (measured by total assets or gross revenue) that was not a related organization. See instructions regarding exclusion for certain investment partnerships.
(a)
Name, address, and EIN of entity 		(b)
Primary activity 		(c)
Legal domicile
(state or foreign
country) 		(d)
Predominant income (related, unrelated, excluded from tax under sections 512-514)

(e)
Are all partners
section
501(c)(3)
organizations? 		(f)
Share of total income




 		(g)
Share of
end-of-year
assets 		(h)
Disproprtionate allocations? 		(i)
Code V-UBI
amount in box 20
of Schedule K-1
(Form 1065) 		(j)
General or
managing
partner? 		(k)
Percentage
ownership
Yes No Yes No Yes No






























Schedule R (Form 990) 2018
Schedule R (Form 990) 2018
Page 5
Part VII
Supplemental Information
Provide additional information for responses to questions on Schedule R (see instructions).
Return Reference Explanation
Schedule R (Form 990) 2018

Additional Data


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