TY 2019 Form 990

(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)	(E) Reportable compensation from related organizations (W-2/1099-MISC)	(F) Estimated amount of other compensation from the organization and related organizations
(1) ADAM WEINSTEIN...................................................................... PRESIDENT/CEO	40.0 ................. 1.0		X			843,944	0	141,816
(2) JAMES ROBERT PIGOTT J...................................................................... VICE PRESIDENT AND SECRETARY	40.0 ................. 1.0		X			305,235	0	76,484
(3) JOSEPHINE PERRELLA...................................................................... VICE PRESIDENT	15.0 ................. 25.0		X			0	307,287	73,842
(4) MATTHEW KELLY...................................................................... VICE PRESIDENT	40.0 ................. 1.0		X			301,505	0	73,066
(5) DIANNE MORALES...................................................................... VICE PRESIDENT	1.0 ................. 40.0		X			293,913	0	70,364
(6) BRIAN BRICKER...................................................................... TREASURER	40.0 ................. 1.0		X			281,996	0	65,559
(7) MICHAEL WADMAN...................................................................... VICE PRESIDENT	40.0 ................. 1.0		X			264,612	0	69,097
(8) COLLEEN MCAULIFFE...................................................................... HUMAN RESOURCES DIRECTOR	15.0 ................. 25.0			X		0	272,220	59,023
(9) RONALD RICHARD HILL...................................................................... VICE PRESIDENT	40.0 ................. 0.0		X			210,785	0	47,548
(10) GENNADIY TRAKHTMAN...................................................................... DIRECTOR OF MIS	15.0 ................. 25.0				X	0	156,525	33,174
(11) CARMELO TORRES...................................................................... ASSISTANT DIRECTOR	40.0 ................. 0.0				X	130,096	0	38,871
(12) RONAY MENSCHEL...................................................................... CHAIRMAN	3.0 ................. 1.0	X	X			0	0	0
(13) DITA AMORY...................................................................... TRUSTEE	1.0 ................. 1.0	X				0	0	0
(14) DAVID S CHAO thru 06...................................................................... TRUSTEE	1.0 ................. 0.0	X				0	0	0
(15) THOMAS CRAIG...................................................................... TRUSTEE	1.0 ................. 0.0	X				0	0	0
(16) PETER DUNCAN...................................................................... TRUSTEE	1.0 ................. 0.0	X				0	0	0
(17) VICTORIA GUEST...................................................................... TRUSTEE	1.0 ................. 0.0	X				0	0	0

(A) Name and business address	(B) Description of services	(C) Compensation
Lettire Construction Corp, 334 East 110th Street NEW YORK,NY10029	construct/contractor	24,715,593
Monadnock Construction Inc, 155 3rd Street BROOKLYN,NY11231	construct/contractor	3,554,588
CA Rich Consultants Inc, 17 Dupont Street PLAINVIEW,NY11803	Enviro. Remediation	2,412,199
Canido Basonas Construction Corp, 314 48th Street BROOKLYN,NY11220	construct/contractor	1,159,812
AKRF Inc, 440 Park Avenue South 7th Floor NEW YORK,NY10016	Enviro. Remediation	1,027,107
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 15

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Schedule B
(Form 990, 990-EZ,
or 990-PF)

Department of the Treasury
Internal Revenue Service

Schedule of Contributors

Attach to Form 990, 990-EZ, or 990-PF.

Go to www.irs.gov/Form990 for the latest information.

OMB No. 1545-0047

2019

Name of the organization

PHIPPS HOUSES

Employer identification number

11-1187480

Organization type (check one):

Filers of:

Section:

Form 990 or 990-EZ

501(c)( ) (enter number) organization

4947(a)(1) nonexempt charitable trust not treated as a private foundation

527 political organization

Form 990-PF

501(c)(3) exempt private foundation

4947(a)(1) nonexempt charitable trust treated as a private foundation

501(c)(3) taxable private foundation

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

For an organization filing Form 990, 990-EZ, or 990-PF that received, during the year, contributions totaling $5,000 or more (in money or other property) from any one contributor. Complete Parts I and II. See instructions for determining a contributor's total contributions.

Special Rules

For an organization described in section 501(c)(3) filing Form 990 or 990-EZ that met the 33¹/3% support test of the regulations
under sections 509(a)(1) and 170(b)(1)(A)(vi), that checked Schedule A (Form 990 or 990-EZ), Part II, line 13, 16a, or 16b, and that received from any one contributor, during the year, total contributions of the greater of (1) $5,000 or (2) 2% of the amount on (i) Form 990, Part VIII, line 1h, or (ii) Form 990-EZ, line 1. Complete Parts I and II.

For an organization described in section 501(c)(7), (8), or (10) filing Form 990 or 990-EZ that received from any one contributor,
during the year, total contributions of more than $1,000 exclusively for religious, charitable, scientific, literary, or educational purposes, or for the prevention of cruelty to children or animals. Complete Parts I, II, and III.

For an organization described in section 501(c)(7), (8), or (10) filing Form 990 or 990-EZ that received from any one contributor,
during the year, contributions exclusively for religious, charitable, etc., purposes, but no such contributions totaled more than $1,000. If this box is checked, enter here the total contributions that were received during the year for an exclusively religious, charitable, etc., purpose. Don't complete any of the parts unless the General Rule applies to this organization because it received nonexclusively religious, charitable, etc., contributions totaling $5,000 or more during the year ......... 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) (2019)

Schedule B (Form 990, 990-EZ, or 990-PF) (2019) Page 2

Name of organization PHIPPS HOUSES

Part I Contributors	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	Person Payroll Noncash (Complete Part II for noncash contributions.)
(a) No.	(b) Name, address, and ZIP + 4	(c) Total contributions	(d) Type of contribution
		$	Person Payroll Noncash (Complete Part II for noncash contributions.)
(a) No.	(b) Name, address, and ZIP + 4	(c) Total contributions	(d) Type of contribution
		$	Person Payroll Noncash (Complete Part II for noncash contributions.)
(a) No.	(b) Name, address, and ZIP + 4	(c) Total contributions	(d) Type of contribution
		$	Person Payroll Noncash (Complete Part II for noncash contributions.)
(a) No.	(b) Name, address, and ZIP + 4	(c) Total contributions	(d) Type of contribution
		$	Person Payroll Noncash (Complete Part II for noncash contributions.)
(a) No.	(b) Name, address, and ZIP + 4	(c) Total contributions	(d) Type of contribution
		$	Person Payroll Noncash (Complete Part II for noncash contributions.)
Schedule B (Form 990, 990-EZ, or 990-PF) (2019)

Schedule B (Form 990, 990-EZ, or 990-PF) (2019)

Page 3

Name of organization PHIPPS HOUSES		Employer identification number 11-1187480

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) (2019)

Schedule B (Form 990, 990-EZ, or 990-PF) (2019)

Page 4


Name of organization PHIPPS HOUSES			Employer identification number 11-1187480
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.) $ Use duplicate copies of Part III if additional space is needed.

(a)
No. from Part I

(b) Purpose 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

(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

(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

(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) (2019)

Additional Data

Software ID:
Software Version:

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SCHEDULE D
(Form 990)

Department of the Treasury
Internal Revenue Service

Supplemental Financial Statements

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 instructions and the latest information.

OMB No. 1545-0047

2019

Open to Public Inspection

Name of the organization

PHIPPS HOUSES

Employer identification number

11-1187480

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 ........

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? ............

Yes No

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? ...................................

Yes No

Part II

Conservation Easements.
Complete if the organization answered "Yes" on Form 990, Part IV, line 7.

Purpose(s) of conservation easements held by the organization (check all that apply).

Preservation of land for public use (e.g., recreation or education) Preservation of an historically important land area

Protection of natural habitat Preservation of a certified historic structure

Preservation of open space

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.


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

Number of conservation easements modified, transferred, released, extinguished, or terminated by the organization during the
tax year SchDMd Bullet

Number of states where property subject to conservation easement is located SchDMd Bullet

Does the organization have a written policy regarding the periodic monitoring, inspection, handling of violations, and enforcement of the conservation easements it holds? ............

Yes No

Staff and volunteer hours devoted to monitoring, inspecting, handling of violations, and enforcing conservation easements during the year
SchDMd Bullet

Amount of expenses incurred in monitoring, inspecting, handling of violations, and enforcing conservation easements during the year
SchDMd Bullet

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)? .............................

Yes No

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.

If the organization elected, as permitted under FASB 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.

If the organization elected, as permitted under FASB 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

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 FASB ASC 958 relating to these items:

Revenue included on Form 990, Part VIII, line 1 .......................... SchDMd Bullet

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) 2019

Page 2

Part III

Organizations Maintaining Collections of Art, Historical Treasures, or Other Similar Assets (continued)

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):

Public exhibition

Loan or exchange programs

Scholarly research

Other

Preservation for future generations

Provide a description of the organization’s collections and explain how they further the organization’s exempt purpose in
Part XIII.

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?...

Yes No

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.

Is the organization an agent, trustee, custodian or other intermediary for contributions or other assets not
included on Form 990, Part X? ....................................

Yes No


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

Did the organization include an amount on Form 990, Part X, line 21, for escrow or custodial account liability? ...

Yes No

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 ....	268,607,896	308,005,591	114,036,746	83,234,859	104,987,377
b	Contributions ...			165,100,000	25,000,000
c	Net investment earnings, gains, and losses	-51,561,122	-20,887,695	28,868,845	5,801,887	-2,552,518
d	Grants or scholarships ...
e	Other expenditures for facilities and programs ...		18,510,000			19,200,000
f	Administrative expenses ....
g	End of year balance ......	217,046,774	268,607,896	308,005,591	114,036,746	83,234,859

Provide the estimated percentage of the current year end balance (line 1g, column (a)) held as:

Board designated or quasi-endowment SchDMd Bullet

100.000 %

Permanent endowment SchDMd Bullet

Term endowment SchDMd Bullet

The percentages on lines 2a, 2b, and 2c should equal 100%.

Are there endowment funds not in the possession of the organization that are held and administered for the
organization by:

Yes

(i) Unrelated organizations .................

3a(i)

(ii) Related organizations .................

3a(ii)

If "Yes" on 3a(ii), are the related organizations listed as required on Schedule R? .........

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 .....	40,959,922		40,959,922
b	Buildings ....	34,896,056	14,736,608	20,159,448
c	Leasehold improvements
d	Equipment ....	3,493,218	1,152,950	2,340,268
e	Other .....	278,286	66,794	211,492
Total. Add lines 1a through 1e. (Column (d) must equal Form 990, Part X, column (B), line 10(c).)..				63,671,130

Schedule D (Form 990) 2019

Page 3

Part VII

InvestmentsOther 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) INVESTMENT IN SUBSIDIARIES	53,510,923	C
(C)
(D)
(E)
(F)
(G)
(H)
(I)
Total. (Column (b) must equal Form 990, Part X, col. (B) line 12.)	53,510,923

Part VIII

InvestmentsProgram 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

(2)
(3)
(4)
(5)
(6)
(7)
(8)
(9)
(10)
Total. (Column (b) must equal Form 990, Part X, col.(B) line 13.)

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

(2)
(3)
(4)
(5)
(6)
(7)
(8)
(9)
(10)
Total. (Column (b) must equal Form 990, Part X, col.(B) line 15.)...........

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	0
(2)
(3)
(4)
(5)
(6)
(7)
(8)
(9)
Total. (Column (b) must equal Form 990, Part X, col.(B) line 25.)	23,053,672
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) 2019

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 (Form 990) 2019

Additional Data

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Software Version:

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Note: To capture the full content of this document, please select landscape mode (11" x 8.5") when printing.

Schedule I
(Form 990)

Department of the Treasury
Internal Revenue Service

Grants and Other Assistance to Organizations,
Governments and Individuals in the United States

Complete if the organization answered "Yes," on Form 990, Part IV, line 21 or 22.
lBullet

Attach to Form 990.
lBullet

Go to www.irs.gov/Form990 for the latest information.

OMB No. 1545-0047

2019

Open to Public
Inspection

Name of the organization
PHIPPS HOUSES

Employer identification number
11-1187480

Part I

General Information on Grants and Assistance

Does the organization maintain records to substantiate the amount of the grants or assistance, the grantees' eligibility for the grants or assistance, and
the selection criteria used to award the grants or assistance? ........................

Yes No

Describe in Part IV the organization's procedures for monitoring the use of grant funds in the United States.

Part II

Grants and Other Assistance to Domestic Organizations and Domestic Governments. Complete if the organization answered "Yes" on Form 990, Part IV, line 21, for any recipient

that received more than $5,000. Part II can be duplicated if additional space is needed.

(a) Name and address of organization or government	(b) EIN	(c) IRC section (if applicable)	(d) Amount of cash grant	(h) Purpose of grant or assistance
(1) West Harlem Group Assistance Inc 1652 Amsterdam Avenue New York,NY10031	23-7169558	501(c)(3)	25,000	Holiday Fundraiser
(2) New York Housing Conference Inc 247 W 37th Street New York,NY10018	26-3846042	501(c)(3)	15,000	Annual Awards Fundraiser
(3) Citizens Housing and Planning Council 42 Broadway New York,NY10004	13-1782468	501(c)(3)	12,500	60th Annual Luncheon
(4) James Lenox House Association 49 East 73RD Street New York,NY10021	13-1624148	501(c)(3)	11,000	Spring benefit and Autumn gala
(5) MHANY Management Inc 470 Vanderbilt Avenue Brooklyn,NY11238	72-1303737	501(c)(3)	10,000	Bowling Event
(6) Community Resource Exchange 42 Broadway New York,NY10004	13-3048638	501(c)(3)	10,000	40th Anniversary
(7) New York University 25 West 4th Street New York,NY10012	13-5562308	501(c)(3)	7,500	NYU Furman Center Advisory Board Annual Contribution

Enter total number of section 501(c)(3) and government organizations listed in the line 1 table ................. Bullet Image

Enter total number of other organizations listed in the line 1 table ........................ . Bullet Image

For Paperwork Reduction Act Notice, see the Instructions for Form 990.

Cat. No. 50055P

Schedule I (Form 990) 2019

Page 2

Part III

Grants and Other Assistance to Domestic Individuals. Complete if the organization answered "Yes" on Form 990, Part IV, line 22.
Part III can be duplicated if additional space is needed.

(a) Type of grant or assistance	(b) Number of recipients	(c) Amount of cash grant	(d) Amount of noncash assistance	(e) Method of valuation (book, FMV, appraisal, other)	(f) Description of noncash assistance

(1)
(2)
(3)
(4)
(5)
(6)
(7)

Part IV

Supplemental Information. Provide the information required in Part I, line 2; Part III, column (b); and any other additional information.

Return Reference	Explanation
PART I, LINE 2:	DETAILED SCHEDULES OF EXPENDITURES ARE PREPARED QUARTERLY AND REVIEWED BY MANAGEMENT.

Schedule I (Form 990) 2019

Additional Data

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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

2019

Open to Public Inspection

Name of the organization

PHIPPS HOUSES

Employer identification number

11-1187480

Part I

Questions Regarding Compensation

Yes

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.

First-class or charter travel Housing allowance or residence for personal use

Travel for companions Payments for business use of personal residence

Tax idemnification and gross-up payments Health or social club dues or initiation fees

Discretionary spending account Personal services (e.g., maid, chauffeur, chef)

If any of the boxes on 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 .........

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 on Line 1a? ..

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.

Compensation committee Written employment contract

Independent compensation consultant Compensation survey or study

Form 990 of other organizations Approval by the board or compensation committee

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:

Receive a severance payment or change-of-control payment? .............

Participate in, or receive payment from, a supplemental nonqualified retirement plan? .........

Yes

Participate in, or receive payment from, an equity-based compensation arrangement? .........

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.

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:

The organization? ....................

Any related organization? .......................

If "Yes," on line 5a or 5b, describe in Part III.

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:

The organization? ..................

Any related organization? ......................

If "Yes," on line 6a or 6b, describe in Part III.

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 ............

Yes

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 ..........................

If "Yes" on line 8, did the organization also follow the rebuttable presumption procedure described in Regulations section 53.4958-6(c)? .........................

For Paperwork Reduction Act Notice, see the Instructions for Form 990.

Cat. No. 50053T

Schedule J (Form 990) 2019

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
(A) Name and Title		(i) Base compensation	(ii) Bonus & incentive compensation	(iii) Other reportable compensation	(C) Retirement and other deferred compensation	(D) Nontaxable benefits	(E) Total of columns (B)(i)-(D)
1ADAM WEINSTEIN PRESIDENT/CEO	(i) (ii)	579,944 ------------- 0	245,000 ------------- 0	19,000 ------------- 0	114,952 ------------- 0	26,864 ------------- 0	985,760 ------------- 0	0 ------------- 0
2MATTHEW KELLY VICE PRESIDENT	(i) (ii)	244,209 ------------- 0	52,000 ------------- 0	5,296 ------------- 0	49,952 ------------- 0	23,114 ------------- 0	374,571 ------------- 0	0 ------------- 0
3JOSEPHINE PERRELLA VICE PRESIDENT	(i) (ii)	0 ------------- 242,287	0 ------------- 52,000	0 ------------- 13,000	0 ------------- 49,952	0 ------------- 23,890	0 ------------- 381,129	0 ------------- 0
4JAMES ROBERT PIGOTT JR VICE PRESIDENT AND SECRETARY	(i) (ii)	249,335 ------------- 0	52,000 ------------- 0	3,900 ------------- 0	49,952 ------------- 0	26,532 ------------- 0	381,719 ------------- 0	0 ------------- 0
5DIANNE MORALES VICE PRESIDENT	(i) (ii)	229,913 ------------- 0	45,000 ------------- 0	19,000 ------------- 0	52,434 ------------- 0	17,930 ------------- 0	364,277 ------------- 0	0 ------------- 0
6RONALD RICHARD HILL VICE PRESIDENT	(i) (ii)	184,485 ------------- 0	25,000 ------------- 0	1,300 ------------- 0	37,604 ------------- 0	9,944 ------------- 0	258,333 ------------- 0	0 ------------- 0
7MICHAEL WADMAN VICE PRESIDENT	(i) (ii)	212,612 ------------- 0	52,000 ------------- 0	0 ------------- 0	47,207 ------------- 0	21,890 ------------- 0	333,709 ------------- 0	0 ------------- 0
8BRIAN BRICKER TREASURER	(i) (ii)	221,960 ------------- 0	50,000 ------------- 0	10,036 ------------- 0	50,308 ------------- 0	15,251 ------------- 0	347,555 ------------- 0	0 ------------- 0
9GENNADIY TRAKHTMAN DIRECTOR OF MIS	(i) (ii)	0 ------------- 128,525	0 ------------- 28,000	0 ------------- 0	0 ------------- 27,924	0 ------------- 5,250	0 ------------- 189,699	0 ------------- 0
10COLLEEN MCAULIFFE HUMAN RESOURCES DIRECTOR	(i) (ii)	0 ------------- 210,220	0 ------------- 50,000	0 ------------- 12,000	0 ------------- 48,564	0 ------------- 10,459	0 ------------- 331,243	0 ------------- 0
11CARMELO TORRES ASSISTANT DIRECTOR	(i) (ii)	112,096 ------------- 0	18,000 ------------- 0	0 ------------- 0	23,209 ------------- 0	15,662 ------------- 0	168,967 ------------- 0	0 ------------- 0

Schedule J (Form 990) 2019

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
PART I, LINE 4B:	ADAM WEINSTEIN, PRESIDENT, IS A PARTICIPANT IN A SECTION 457(F) PLAN AND EARNED $65,000 DURING THE REPORTING PERIOD WHICH IS INCLUDED IN SCHEDULE J, PART II, COLUMN (C).
PART I, LINE 7:	DISCRETIONARY BONUSES ARE PAID TO CERTAIN STAFF MEMBERS BASED ON ANNUAL PERFORMANCE AND ARE BOARD APPROVED. THE BONUSES ARE REPORTED ON PART II, COLUMN (B)(II).

Schedule J (Form 990) 2019

Additional Data

Software ID:
Software Version:

- TIN:

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

2019

Open to Public
Inspection

Name of the organization

PHIPPS HOUSES

Employer identification number

11-1187480

Return Reference	Explanation
FORM 990, PART VI, SECTION B, LINE 11B:	THE EXECUTIVE COMMITTEE OF THE ORGANIZATION'S BOARD RECEIVES A COPY OF FORM 990 PRIOR TO SUBMISSION. THE EXECUTIVE COMMITTEE REVIEWS AND APPROVES FORM 990.
FORM 990, PART VI, SECTION B, LINE 12C:	OFFICERS, DIRECTORS, AND KEY EMPLOYEES MUST COMPLETE AND CERTIFY ANNUALLY A LIST OF CONFLICTS OF INTEREST.
FORM 990, PART VI, SECTION B, LINES 15A AND 15B:	Every third year, outside consultants are hired to conduct a comparative compensation survey. Additionally, various salary studies and Form 990's of comparable organizations are reviewed on an annual basis. After review of aforementioned and further deliberation, the Compensation Committee approves compensation for all officers and key employees. A comparative compensation survey was completed in 2017.
FORM 990, PART VI, SECTION C, LINE 19:	THE ORGANIZATION MAKES ITS GOVERNING DOCUMENTS, CONFLICT OF INTEREST POLICY, AND FINANCIAL STATEMENTS AVAILABLE TO THE PUBLIC UPON REQUEST.
FORM 990, PART VII, SECTION A:	THE COMPENSATION OF THE PRESIDENT, VICE PRESIDENTS, SECRETARY AND TREASURER REFLECTS THEIR CONTRIBUTIONS TO NOT ONLY PHIPPS HOUSES BUT TO ALL OF ITS AFFILIATED ENTITIES. ON A CONSOLIDATED BASIS, IN 2018, THE PHIPPS HOUSES GROUP HAD REVENUE OF $111 MILLION AND ASSETS OF $1.3 BILLION.
FEDERAL ELECTIONS - 168(H)(6)(F)(II)	REGULATION REFERENCE: 168(H)(6)(F)(II) NAME: ELTON CROSSING HOUSING DEVELOPMENT FUND EIN: 47-3675379 ADDRESS: 902 BROADWAY, 13TH FLOOR, NEW YORK, NY 10010-6033 TAX YEAR: 2019 THE TAXPAYER IS A TAX-EXEMPT CONTROLLED ENTITY AND HEREBY ELECTS PURSUANT TO IRC 168(H)(6)(F)(II), TO NOT BE TREATED AS A TAX-EXEMPT ENTITY. ANY GAIN RECOGNIZED BY THE ENTITY ON ANY DISPOSITION OF AN INTEREST IN SUCH ENTITY SHALL BE TREATED AS UNRELATED BUSINESS TAXABLE INCOME FOR PURPOSES OF SECTION 511.
FEDERAL ELECTIONS - 168(H)(6)(F)(II)	REGULATION REFERENCE: 168(H)(6)(F)(II) NAME: 988 EAST 180TH STREET MANAGEMENT CORP. EIN: 81-2951738 ADDRESS: 902 BROADWAY, 13TH FLOOR, NEW YORK, NY 10010-6033 TAX YEAR: 2019 THE TAXPAYER IS A TAX-EXEMPT CONTROLLED ENTITY AND HEREBY ELECTS PURSUANT TO IRC 168(H)(6)(F)(II), TO NOT BE TREATED AS A TAX-EXEMPT ENTITY. ANY GAIN RECOGNIZED BY THE ENTITY ON ANY DISPOSITION OF AN INTEREST IN SUCH ENTITY SHALL BE TREATED AS UNRELATED BUSINESS TAXABLE INCOME FOR PURPOSES OF SECTION 511.
FEDERAL ELECTIONS - 168(H)(6)(F)(II)	REGULATION REFERENCE: 168(H)(6)(F)(II) NAME: 988 EAST 180 STREET MODERATE MM CORP EIN: 82-1597648 ADDRESS: 902 BROADWAY, 13TH FLOOR, NEW YORK, NY 10010-6033 TAX YEAR: 2019 THE TAXPAYER IS A TAX-EXEMPT CONTROLLED ENTITY AND HEREBY ELECTS PURSUANT TO IRC 168(H)(6)(F)(II), TO NOT BE TREATED AS A TAX-EXEMPT ENTITY. ANY GAIN RECOGNIZED BY THE ENTITY ON ANY DISPOSITION OF AN INTEREST IN SUCH ENTITY SHALL BE TREATED AS UNRELATED BUSINESS TAXABLE INCOME FOR PURPOSES OF SECTION 511.
FEDERAL ELECTIONS - 168(H)(6)(F)(II)	REGULATION REFERENCE: 168(H)(6)(F)(II) NAME: 988 EAST 180 STREET HOUSING DEVELOPMENT FUND EIN: 81-3673614 ADDRESS: 902 BROADWAY, 13TH FLOOR, NEW YORK, NY 10010-6033 TAX YEAR: 2019 THE TAXPAYER IS A TAX-EXEMPT CONTROLLED ENTITY AND HEREBY ELECTS PURSUANT TO IRC 168(H)(6)(F)(II), TO NOT BE TREATED AS A TAX-EXEMPT ENTITY. ANY GAIN RECOGNIZED BY THE ENTITY ON ANY DISPOSITION OF AN INTEREST IN SUCH ENTITY SHALL BE TREATED AS UNRELATED BUSINESS TAXABLE INCOME FOR PURPOSES OF SECTION 511.

For Paperwork Reduction Act Notice, see the Instructions for Form 990 or 990-EZ.

Cat. No. 51056K

Schedule O (Form 990 or 990-EZ) 2019

Additional Data

Software ID:
Software Version:

- TIN:

SCHEDULE R
(Form 990)

Department of the Treasury
Internal Revenue Service

Related Organizations and Unrelated Partnerships

Complete if the organization answered "Yes" on Form 990, Part IV, line 33, 34, 35b, 36, or 37.
MediumBullet

Attach to Form 990.
MediumBullet

Go to www.irs.gov/Form990 for instructions and the latest information.

OMB No. 1545-0047

2019

Open to Public Inspection

Name of the organization

PHIPPS HOUSES

Employer identification number

11-1187480

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) 1211 FRANKLIN AVENUE LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 82-2061388	REAL ESTATE	NY	0	0	NA
(2) 580 EAST 168TH STREET LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 81-1152545	REAL ESTATE	NY	0	-31,177	NA
(3) 63 THOMPSON STREET LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-4231944	REAL ESTATE	NY	0	41	NA
(4) APEX PLACE PH LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 83-4684274	REAL ESTATE	NY	-423,183	387,676	NA
(5) ATLANTIC CHESTNUT AFFORDABLE HOUSING LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 47-4603278	REAL ESTATE	NY	0	-49,294	NA
(6) BB8 DROID LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 81-1611452	REAL ESTATE	NY	0	0	NA
(7) COURTLANDT CORNER LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-1746629	REAL ESTATE	NY	0	0	NA
(8) COURTLANDT CORNERS I LEASING LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-2883399	REAL ESTATE	NY	-108,433	81,439	NA
(9) COURTLANDT CORNERS II LEASING LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-2883458	REAL ESTATE	NY	-459,186	354,530	NA
(10) COURTLANDT CRESCENT MASTER TENANT LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 47-3939050	REAL ESTATE	NY	-237,236	-101,705	NA
(11) EAST 182 STREET ASSOCIATES LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 82-2255747	REAL ESTATE	NY	0	0	NA
(12) EXTRA PLACE LEASING LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-0893840	REAL ESTATE	NY	-879,682	393,448	NA
(13) FRV PHASE 1 COMMERCIAL LLC 903 BROADWAY 13TH FLOOR NEW YORK,NY10011 82-5437762	REAL ESTATE	NY	0	0	NA
(14) PHIPPS 1675 ASSOCIATES LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 81-1763557	REAL ESTATE	NY	0	0	NA
(15) PHIPPS APEX CG LLC 906 BROADWAY 13TH FLOOR NEW YORK,NY10014 83-4712141	REAL ESTATE	NY	-89,207	85,610	NA
(16) PHIPPS CG II LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-2819472	REAL ESTATE	NY	-123,793	2,034,188	NA
(17) PHIPPS CG III LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-0664672	REAL ESTATE	NY	-34,899	529,454	NA
(18) PHIPPS CG LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-4126719	REAL ESTATE	NY	-123,795	2,034,345	NA
(19) PHIPPS EAST TREMONT NG LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-3068203	REAL ESTATE	NY	0	0	NA
(20) PHIPPS HOUSES HOLDINGS LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 82-1698789	REAL ESTATE	NY	0	0	NA
(21) PHIPPS HPS B SHARE LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 46-1985980	REAL ESTATE	NY	0	0	NA
(22) PHIPPS HPS GP LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 46-1995022	REAL ESTATE	NY	0	0	NA
(23) PHIPPS JLA LLC 903 BROADWAY 13TH FLOOR NEW YORK,NY10011 83-4362822	REAL ESTATE	NY	0	0	NA
(24) PHIPPS RV CG LLC 904 BROADWAY 13TH FLOOR NEW YORK,NY10012 83-0802860	REAL ESTATE	NY	-322,472	5,105,962	NA
(25) PHIPPS RV PHASE 2 CG LLC 906 BROADWAY 13TH FLOOR NEW YORK,NY10014 84-3736909	REAL ESTATE	NY	-42,854	42,854	NA
(26) REDFERN FRP LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 81-2973584	REAL ESTATE	NY	0	0	NA
(27) REDFERN FRV PHASE 1 LLC 905 BROADWAY 13TH FLOOR NEW YORK,NY10013 82-5449142	REAL ESTATE	NY	0	0	NA
(28) RV MOTT LLC 906 BROADWAY 13TH FLOOR NEW YORK,NY10014 83-1649465	REAL ESTATE	NY	0	0	NA
(29) SUNNYSIDE - BARNETT ASSOCIATES LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 46-3623700	REAL ESTATE	NY	0	-26,925	NA
(30) SUNNYSIDE GARDEN APARTMENTS LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-3876946	REAL ESTATE	NY	-8,540,473	45,818,342	NA

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?
(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	Yes	No
(1)1039 BOSTON ROAD HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 47-0904138	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(2)1675 WESTCHESTER AVENUE HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 82-2957270	REAL ESTATE	NY	NONE	N/A	NA	Yes
(3)1691 FULTON AVENUE HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-1830119	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(4)2136 CROTONA PARKWAY HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 13-3510007	REAL ESTATE	NY	501(c)(3)	10	NA	Yes
(5)600 EAST 156TH STREET HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 82-2582038	REAL ESTATE	NY	NONE	N/A	NA	Yes
(6)63 THOMPSON STREET HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-0646479	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(7)710 EAST 9TH STREET HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-4735657	REAL ESTATE	NY	501(c)(4)	N/A+K1	NA	Yes
(8)760-770 EAST TREMONT AVENUE HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 13-3351137	REAL ESTATE	NY	501(c)(3)	10	NA	Yes
(9)912 EAST 178TH STREET HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 74-3110588	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(10)APEX PLACE HDFC 903 BROADWAY 13TH FLOOR NEW YORK,NY10011 83-4634089	REAL ESTATE	NY	NONE	N/A	NA	Yes
(11)BELLWEST MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 13-2736357	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(12)BOSTON TREMONT HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 47-4953714	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(13)BROOK 156 HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 45-3204354	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(14)COURTLANDT COMMUNITY HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-0339889	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(15)COURTLANDT CORNERS I HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-2883270	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(16)COURTLANDT CORNERS II HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-2883163	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(17)COURTLANDT CRESCENT HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-5018460	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(18)CROTONA PARK WEST HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 13-3514343	REAL ESTATE	NY	501(c)(3)	10	NA	Yes
(19)DALY 180 HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 46-2496701	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(20)DEMPSEY APARTMENTS HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-1313121	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(21)ECHO APARTMENTS HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-0942950	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(22)EXTRA PLACE HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-1295462	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(23)FABRIA HOUSES HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-4209558	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(24)FULTON JEFFERSON HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 13-4122332	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(25)HANCOCK PLACE APARTMENTS HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-3610425	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(26)HENRY PHIPPS PLAZA EAST HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-3324242	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(27)HENRY PHIPPS PLAZA EAST INC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 13-2670905	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(28)HENRY PHIPPS PLAZA NORTH HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-3324332	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(29)HENRY PHIPPS PLAZA SOUTH HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 23-7389743	REAL ESTATE	NY	501(c)(3)	10	NA	Yes
(30)HOBBS CIENA HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-2667525	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(31)HOMES FOR NEW YORKERS INC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 13-2875896	REAL ESTATE	NY	501(c)(3)	7	NA	Yes
(32)HONEYWELL II HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-0535084	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(33)HUNTERS POINT SOUTH BORDEN HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 80-0881078	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(34)HUNTERS POINT SOUTH HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 90-0859601	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(35)KB25 HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 47-0976556	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(36)LA CASA DE FELICIDAD HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 13-4132203	REAL ESTATE	NY	501(c)(3)	10	NA	Yes
(37)LA PUERTA DE VITALIDAD HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 13-4121630	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(38)LEBANON WEST FARMS HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 90-0732893	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(39)LEE GOODWIN HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 81-2073794	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(40)MAPES BOULEVARD HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 13-3520270	REAL ESTATE	NY	501(c)(3)	12	NA	Yes
(41)MONTERREY APARTMENTS HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-2851500	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(42)PH AFFORDABLE HOUSING FUND INC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 82-3550963	REAL ESTATE	NY	501(c)(3)	10	NA	Yes
(43)PHIPPS AFFORDABLE HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-0018002	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(44)PHIPPS AFFORDABLE HOUSING ADMIN AGENT CO 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 45-3182675	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(45)PHIPPS AFFORDABLE HOUSING SUPPORT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 45-2159735	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(46)PHIPPS AFFORDABLE II HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-0942992	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(47)PHIPPS CDC EARLY CHILDHOOD SERVICES CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 45-5074225	SOCIAL SRVCS.	NY	501(c)(3)	7	NA	Yes
(48)PHIPPS NEIGHBORHOODS INC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 13-2707665	REAL ESTATE	NY	501(c)(3)	7	NA	Yes
(49)RCB APARTMENTS HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-2669287	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(50)ROCKAWAY VILLAGE HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 82-2655670	REAL ESTATE	NY	NONE	N/A	NA	Yes
(51)ROCKAWAY VILLAGE II HDFC 903 BROADWAY 13TH FLOOR NEW YORK,NY10011 83-4525780	REAL ESTATE	NY	NONE	N/A	NA	Yes
(52)SALEM HOUSE HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-4569324	REAL ESTATE	NY	501(c)(3)	N/A	NA	Yes
(53)VIA VERDE HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-1028651	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(54)VIA VERDE HOMES HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-1340159	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes
(55)WEST 128TH STREET HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-0422614	REAL ESTATE	NY	501(c)(4)	N/A	NA	Yes

For Paperwork Reduction Act Notice, see the Instructions for Form 990.

Cat. No. 50135Y

Schedule R (Form 990) 2019

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	(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?
(a) Name, address, and EIN of related organization	(b) Primary activity	(c) Legal domicile (state or foreign country)	(d) Direct controlling entity	(f) Share of total income	(g) Share of end-of-year assets	Yes	No	(i) Code V-UBI amount in box 20 of Schedule K-1 (Form 1065)	Yes	No
(1) PLAZA SOUTH MANAGEMENT CO II LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 13-2766739	REAL ESTATE MGMT.	NY	NA
(2) VIA VERDE RENTAL LEASING LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-1648016	REAL ESTATE MGMT.	NY	NA

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?
(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		Yes	No
(1) 1039 BOSTON ROAD MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 81-0589883	REAL ESTATE MGMT.	NY	NA	C	4,580	0	51.000 %	Yes
(2) 1691 FULTON AVENUE MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-2522066	REAL ESTATE MGMT.	NY	NA	C	37	476,293	100.000 %	Yes
(3) 600 EAST 156TH STREET MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 82-3002487	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(4) 710 EAST 9TH STREET MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-2902339	REAL ESTATE MGMT.	NY	NA	C	0	227,253	51.000 %	Yes
(5) 912 EAST 178TH STREET MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 81-0589904	REAL ESTATE MGMT.	NY	NA	C	10,395	0	100.000 %	Yes
(6) 988 EAST 180 STREET MODERATE MM CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 82-1597648	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(7) 988 EAST 180TH STREET HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 81-3673614	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(8) 988 EAST 180TH STREET MANAEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 81-2951738	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(9) ATLANTIC CHESTNUT I MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 82-0892445	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(10) ATLANTIC CHESTNUT II MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 82-0899946	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(11) ATLANTIC CHESTNUT III MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 82-0915550	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(12) BOSTON TREMONT LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 81-0776480	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(13) COURTLANDT COMMUNITY MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-1027421	REAL ESTATE MGMT.	NY	NA	C	1	373,641	100.000 %	Yes
(14) COURTLANDT CORNERS I MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 71-1047245	REAL ESTATE MGMT.	NY	NA	C	1	0	100.000 %	Yes
(15) COURTLANDT CORNERS I INC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-2883604	REAL ESTATE MGMT.	NY	NA	C	0	0	100.000 %	Yes
(16) COURTLANDT CORNERS II MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 71-1047247	REAL ESTATE MGMT.	NY	NA	C	2	0	100.000 %	Yes
(17) COURTLANDT CORNERS II INC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-2883651	REAL ESTATE MGMT.	NY	NA	C	17,906	0	100.000 %	Yes
(18) COURTLANDT CRESCENT MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-2489763	REAL ESTATE MGMT.	NY	NA	C	2	0	0 %	Yes
(19) COURTLANDT CRESCENT INC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 46-1678848	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(20) DEMPSEY APARTMENTS MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-0997935	REAL ESTATE MGMT.	NY	NA	C	0	0	21.000 %	Yes
(21) ECHO APARTMENTS MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-1028597	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(22) ELTON CROSSING HDFC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 47-3675379	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(23) ELTON CROSSING INC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 47-3715137	REAL ESTATE MGMT.	NY	NA	C	0	48,216	0 %	Yes
(24) EXTRA PLACE MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-1412264	REAL ESTATE MGMT.	NY	NA	C	9,900	0	100.000 %	Yes
(25) FABRIA HOUSES MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-3676393	REAL ESTATE MGMT.	NY	NA	C	0	0	100.000 %	Yes
(26) FRV PHASE 1 HOLDINGS INC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 82-5470345	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(27) FRV PHASE 1 MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 82-5517287	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(28) HANCOCK PLACE APARTMENTS MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-3610633	REAL ESTATE MGMT.	NY	NA	C	0	0	100.000 %	Yes
(29) HOBBS CIENA MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-3860922	REAL ESTATE MGMT.	NY	NA	C	2	0	100.000 %	Yes
(30) HONEYWELL II MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-8540547	REAL ESTATE MGMT.	NY	NA	C	0	0	100.000 %	Yes
(31) LEBANON WEST FARMS MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-4159356	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(32) LEBANON WEST FARMS INC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 45-5385359	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(33) LEE GOODWIN MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 47-4733985	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(34) LPV MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 13-4010193	REAL ESTATE MGMT.	NY	NA	C	6,201	0	51.000 %	Yes
(35) MONTEREY APARTMENTS MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-2521495	REAL ESTATE MGMT.	NY	NA	C	17,104	0	100.000 %	Yes
(36) PHIPPS HOUSES HOLDINGS LLC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 82-1698789	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(37) PHIPPS HOUSES SERVICES INC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 13-2643137	REAL ESTATE MGMT.	NY	NA	C	8,697,758	5,528,307	100.000 %	Yes
(38) PHIPPS HPS LIHTC ASSOCIATES INC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 80-0878178	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(39) PHIPPS VIA VERDE HOMES INC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-1311897	REAL ESTATE MGMT.	NY	NA	C	0	0	100.000 %	Yes
(40) RCB APARTMENTS MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-2454054	REAL ESTATE MGMT.	NY	NA	C	2	0	100.000 %	Yes
(41) SALEM HOUSE MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-3676527	REAL ESTATE MGMT.	NY	NA	C	18,856	0	100.000 %	Yes
(42) SUNNYSIDE MEMBER CORPORATION 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 46-4993774	REAL ESTATE MGMT.	NY	NA	C	0	0	0 %	Yes
(43) VIA VERDE CONDOMINIUM 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 90-0877787	HOMEOWNERS ASSOC.	NY	NA	C	0	0	0 %	Yes
(44) VIA VERDE RENTAL MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 26-4010204	REAL ESTATE MGMT.	NY	NA	C	0	22,514	100.000 %	Yes
(45) VIA VERDE RENTAL INC 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 27-1311862	REAL ESTATE MGMT.	NY	NA	C	0	0	100.000 %	Yes
(46) WEST 128TH STREET MANAGEMENT CORP 902 BROADWAY 13TH FLOOR NEW YORK,NY10010 20-8540503	REAL ESTATE MGMT.	NY	NA	C	0	0	79.000 %	Yes

Schedule R (Form 990) 2019

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

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 .....................

Yes

b Gift, grant, or capital contribution to related organization(s) ............................

c Gift, grant, or capital contribution from related organization(s) ............................

Yes

d Loans or loan guarantees to or for related organization(s) ............................

Yes

e Loans or loan guarantees by related organization(s) ............................

Yes

f Dividends from related organization(s) ............................

g Sale of assets to related organization(s) ............................

h Purchase of assets from related organization(s) ............................

i Exchange of assets with related organization(s) ............................

j Lease of facilities, equipment, or other assets to related organization(s) .......................

Yes

k Lease of facilities, equipment, or other assets from related organization(s) ......................

Yes

l Performance of services or membership or fundraising solicitations for related organization(s) .....................

Yes

m Performance of services or membership or fundraising solicitations by related organization(s) .................

Yes

n Sharing of facilities, equipment, mailing lists, or other assets with related organization(s) ...................

Yes

o Sharing of paid employees with related organization(s) ............................

Yes

p Reimbursement paid to related organization(s) for expenses ............................

Yes

q Reimbursement paid by related organization(s) for expenses ............................

Yes

r Other transfer of cash or property to related organization(s) ............................

Yes

s Other transfer of cash or property from related organization(s) ............................

Yes

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
(1) Henry Phipps Plaza South HDFC	C	6,405,846	ACCRUAL
(2) Henry Phipps Plaza North HDFC	C	365,000	ACCRUAL
(3) 63 Thompson Street HDFC	C	210,000	ACCRUAL
(4) KB25 HDFC	C	150,000	ACCRUAL
(5) FABRIA HOUSES HDFC	C	100,000	ACCRUAL
(6) Phipps Affordable HDFC	C	75,000	ACCRUAL
(7) Phipps HPS Associates LLC	F	2,668,750	ACCRUAL
(8) Extra Place Associates LP	K	644,666	ACCRUAL
(9) Courtlandt Corners II Associates LP	K	574,476	ACCRUAL
(10) Phipps Houses Services Inc	K	417,059	ACCRUAL
(11) Courtlandt Corners I Associates LP	K	113,930	ACCRUAL
(12) Courtlandt Crescent Associates LP	K	153,195	ACCRUAL
(13) 600 Associates LLC	L	5,642,500	ACCRUAL
(14) Phipps Houses Services Inc	L	423,448	ACCRUAL
(15) Elton Crossing Associates LP	L	3,259,800	ACCRUAL
(16) Phipps Neighborhoods Inc	O	225,000	ACCRUAL
(17) Phipps Houses Services Inc	R	4,715,977	ACCRUAL
(18) Lee Goodwin Associates LP	R	18,911	ACCRUAL
(19) FAJP Management Corp	R	270	ACCRUAL
(20) HC Development HDFC	R	140	ACCRUAL
(21) Courtlandt Corners I HDFC	R	180	ACCRUAL
(22) Courtlandt Corners II HDFC	R	180	ACCRUAL
(23) 1675 JV HDFC	R	174	ACCRUAL
(24) 21-17 West 128th Street Associates LP	R	33,000	ACCRUAL
(25) 2136 Crotona Pkwy HDFC	R	330,000	ACCRUAL
(26) Via Verde Rental Developer	R	300	ACCRUAL
(27) Salem Houses Associates LP	R	15,000	ACCRUAL
(28) Phipps Affordable HDFC	R	195,000	ACCRUAL
(29) RCB Apartments Associates LP	R	150,000	ACCRUAL
(30) Hancock Place Apartments Associates LP	R	50,000	ACCRUAL
(31) 710 East 9th Street Associates LP	R	42,000	ACCRUAL
(32) Henry Phipps Plaza South Associates II LP	R	5,000	ACCRUAL
(33) 1675 JV Associates LLC	R	389,550	ACCRUAL
(34) Homes for New Yorkers Inc	R	6,530	ACCRUAL
(35) Phipps Neighborhoods	S	2,000,000	ACCRUAL
(36) Honeywell II Associates LP	S	35,000	ACCRUAL
(37) Phipps Affordable HDFC	S	195,000	ACCRUAL

Schedule R (Form 990) 2019

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)	(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?
(a) Name, address, and EIN of entity	(b) Primary activity	(c) Legal domicile (state or foreign country)	Yes	No	(f) Share of total income	(g) Share of end-of-year assets	Yes	No	(i) Code V-UBI amount in box 20 of Schedule K-1 (Form 1065)	Yes	No

Schedule R (Form 990) 2019

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) 2019

Additional Data

Software ID:
Software Version:

1	Briefly describe the organization’s mission or most significant activities: TO PROVIDE, PROMOTE AND DEVELOP AFFORDABLE HOUSING FOR LOW AND MODERATE INCOME RESIDENTS.
2	Check this box
3	Number of voting members of the governing body (Part VI, line 1a) ........	3	15
4	Number of independent voting members of the governing body (Part VI, line 1b) .....	4	15
5	Total number of individuals employed in calendar year 2019 (Part V, line 2a) ......	5	18
6	Total number of volunteers (estimate if necessary) .............	6	16
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 39 .........	7b	0

		Prior Year	Current Year
8	Contributions and grants (Part VIII, line 1h) .........	5,300,291	7,305,846
9	Program service revenue (Part VIII, line 2g) .........	16,104,913	18,003,294
10	Investment income (Part VIII, column (A), lines 3, 4, and 7d ) ....	15,119,651	2,345,683
11	Other revenue (Part VIII, column (A), lines 5, 6d, 8c, 9c, 10c, and 11e)	9,793,303	1,410,043
12	Total revenue—add lines 8 through 11 (must equal Part VIII, column (A), line 12)	46,318,158	29,064,866
13	Grants and similar amounts paid (Part IX, column (A), lines 1–3 )...	392,534	126,525
14	Benefits paid to or for members (Part IX, column (A), line 4).....	0	0
15	Salaries, other compensation, employee benefits (Part IX, column (A), lines 5–10)	5,111,865	5,735,211
16a	Professional fundraising fees (Part IX, column (A), line 11e) .....	0	0
b	Total fundraising expenses (Part IX, column (D), line 25) 0
17	Other expenses (Part IX, column (A), lines 11a–11d, 11f–24e)....	7,824,106	8,044,730
18	Total expenses. Add lines 13–17 (must equal Part IX, column (A), line 25)	13,328,505	13,906,466
19	Revenue less expenses. Subtract line 18 from line 12.......	32,989,653	15,158,400
		Beginning of Current Year	End of Year
20	Total assets (Part X, line 16).............	525,804,145	537,420,737
21	Total liabilities (Part X, line 26).............	50,965,646	47,715,142
22	Net assets or fund balances. Subtract line 21 from line 20.....	474,838,499	489,705,595

Sign Here

	Signature of officer	Date

	Type or print name and title


4a	(Code: ) (Expenses $ 6,558,593 including grants of $ 126,525 ) (Revenue $ 18,003,294 )
	TO PROVIDE, PROMOTE AND DEVELOP AFFORDABLE HOUSING FOR LOW AND MODERATE INCOME RESIDENTS.

4b	(Code: ) (Expenses $ including grants of $ ) (Revenue $ )












4c	(Code: ) (Expenses $ including grants of $ ) (Revenue $ )












4d	Other program services (Describe in Schedule O.)
	(Expenses $ including grants of $ ) (Revenue $ 19,664,793 )
4e	Total program service expenses6,558,593

(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
(A) Name and title
(18) BORIS GUTIN........................................................................ TRUSTEE	1.0 .......................0.0	X	0	0	0
(19) RICHARD KESSLER........................................................................ TRUSTEE	1.0 .......................0.0	X	0	0	0
(20) GARY G KOSTER........................................................................ TRUSTEE	1.0 .......................0.0	X	0	0	0
(21) DR FELIX MATOS-RODRIG........................................................................ TRUSTEE	1.0 .......................0.0	X	0	0	0
(22) SCOTT METZNER........................................................................ TRUSTEE	1.0 .......................1.0	X	0	0	0
(23) JAY NEVELOFF........................................................................ TRUSTEE	1.0 .......................0.0	X	0	0	0
(24) THOMAS OSTERMAN........................................................................ TRUSTEE	1.0 .......................0.0	X	0	0	0
(25) SCOTT POWELL........................................................................ TRUSTEE	1.0 .......................0.0	X	0	0	0
(26) ROBERT E SELSAM........................................................................ TRUSTEE	1.0 .......................0.0	X	0	0	0
(27) DARCY STACOM........................................................................ TRUSTEE	1.0 .......................0.0	X	0	0	0

1b	Sub-Total................
c	Total from continuation sheets to Part VII, Section A....
d	Total (add lines 1b and 1c)...........	2,632,086	736,032	748,844

1a	Federated campaigns..		1a
b	Membership dues..		1b
c	Fundraising events..		1c
d	Related organizations		1d	7,305,846
e	Government grants (contributions)		1e

f	All other contributions, gifts, grants, and similar amounts not included above		1f

g	Noncash contributions included in lines 1a - 1f:$		1g

h Total. Add lines 1a-1f.......		7,305,846

		Business Code
2a	SERVICE FEES	532000	9,132,250	9,132,250
b	RENTAL INCOME	532000	8,871,044	8,871,044
c
d
e
f	All other program service revenue.
g	Total. Add lines 2a–2f .....		18,003,294

3 Investment income (including dividends, interest, and othersimilar amounts) ......			2,298,680			2,298,680
4 Income from investment of tax-exempt bond proceeds			0
5 Royalties...........			0
		(ii) Personal	(i) Real
6a	Gross rents		1,612,346	6a
b	Less: rental expenses		1,166,240	6b
c	Rental income or (loss)	0	446,106	6c
d	Net rental income or (loss).......			446,106			446,106
		(ii) Other	(i) Securities
7a	Gross amount from sales of assets other than inventory	24,765,907	47,003	7a
b	Less: cost or other basis and sales expenses	24,765,907		7b
c	Gain or (loss)		47,003	7c
d	Net gain or (loss).........			47,003			47,003
8a	Gross income from fundraising events (not including $ of contributions reported on line 1c). See Part IV, line 18 ....
			8a	0
b	Less: direct expenses ...		8b	0
c	Net income or (loss) from fundraising events..			0
9a	Gross income from gaming activities. See Part IV, line 19 ...
			9a	0
b	Less: direct expenses ...		9b	0
c	Net income or (loss) from gaming activities..			0
10a	Gross sales of inventory, less returns and allowances ..
			10a	0
b	Less: cost of goods sold ..		10b	0
c	Net income or (loss) from sales of inventory..			0
Business Code			Miscellaneous Revenue
11a	DIVIDENDS FROM SUBSIDIARIES		900099	886,249			886,249
b	INSURANCE PROCEEDS		900099	25,000			25,000
c	MISCELLANEOUS REVENUE		900099	52,688			52,688
d	All other revenue ....
e	Total. Add lines 11a–11d ......			963,937
12	Total revenue. See instructions.....			29,064,866	18,003,294	0	3,755,726

1	Grants and other assistance to domestic organizations and domestic governments. See Part IV, line 21 ....	126,525	126,525
2	Grants and other assistance to domestic individuals. See Part IV, line 22 ...........	0
3	Grants and other assistance to foreign organizations, foreign governments, and foreign individuals. See Part IV, lines 15 and 16. .............	0
4	Benefits paid to or for members .......	0
5	Compensation of current officers, directors, trustees, and key employees ...........	3,045,927		3,045,927
6	Compensation not included above, to disqualified persons (as defined under section 4958(f)(1)) and persons described in section 4958(c)(3)(B) .........	0
7	Other salaries and wages........	1,956,987	779,694	1,177,293
8	Pension plan accruals and contributions (include section 401(k) and 403(b) employer contributions) ....	260,053	100,039	160,014
9	Other employee benefits .......	248,365	171,132	77,233
10	Payroll taxes ...........	223,879	57,093	166,786
11	Fees for services (non-employees):
a	Management ......	402,366	402,366
b	Legal .........	71,988	38,210	33,778
c	Accounting ...........	195,810	21,460	174,350
d	Lobbying ...........	0
e	Professional fundraising services. See Part IV, line 17	0
f	Investment management fees ......	0
g	Other (If line 11g amount exceeds 10% of line 25, column (A) amount, list line 11g expenses on Schedule O)	121,739	51,106	70,633
12	Advertising and promotion ....	38,362	37,917	445
13	Office expenses .......	132,235	28,314	103,921
14	Information technology ......	130,922	18,004	112,918
15	Royalties ..	0
16	Occupancy ...........	4,093,914	3,517,593	576,321
17	Travel ............	20,031	563	19,468
18	Payments of travel or entertainment expenses for any federal, state, or local public officials .	0
19	Conferences, conventions, and meetings ....	11,095		11,095
20	Interest ...........	0
21	Payments to affiliates .......	0
22	Depreciation, depletion, and amortization ..	1,099,509	1,069,141	30,368	0
23	Insurance ...	131,875	125,208	6,667
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	LOSS ON LIQUIDATION	1,311,520		1,311,520
b	SEASONAL EXP &SPECIAL EVENTS	161,272	4,262	157,010
c	TENANT EDUCATION & RELATIONS	79,013	79,013
d	PLACEMENT FEES	69,166		69,166
e	All other expenses	-26,087	-69,047	42,960
25	Total functional expenses. Add lines 1 through 24e	13,906,466	6,558,593	7,347,873	0
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 if following SOP 98-2 (ASC 958-720).

1	Cash–non-interest-bearing ........			3,028,172	1	17,088,070
2	Savings and temporary cash investments .........			38,187,365	2	4,039,955
3	Pledges and grants receivable, net ......			0	3	0
4	Accounts receivable, net .............			61,787,210	4	67,972,493
5	Loans and other payables to any current or former officer, director, trustee, key employee, creator or founder, substantial contributor, or 35% controlled entity or family member of any of these persons .......
				0	5	0
6	Loans and other receivables from other disqualified persons (as defined under section 4958(f)(1)), and persons described in section 4958(c)(3)(B) ...
				0	6	0
7	Notes and loans receivable, net ...........			29,624,810	7	59,103,837
8	Inventories for sale or use ............			0	8	0
9	Prepaid expenses and deferred charges ......			22,735,736	9	58,940,799
10a	Land, buildings, and equipment: cost or other basis. Complete Part VI of Schedule D	10a	79,627,482
b	Less: accumulated depreciation	10b	15,956,352	88,154,840	10c	63,671,130
11	Investments—publicly traded securities .			230,449,791	11	213,093,530
12	Investments—other securities. See Part IV, line 11 .....			51,836,221	12	53,510,923
13	Investments—program-related. See Part IV, line 11 ..			0	13	0
14	Intangible assets ...............			0	14	0
15	Other assets. See Part IV, line 11 ...........			0	15	0
16	Total assets. Add lines 1 through 15 (must equal line 33)...			525,804,145	16	537,420,737

17	Accounts payable and accrued expenses .....	7,706,634	17	8,184,386
18	Grants payable ...	0	18	0
19	Deferred revenue .........	9,815,658	19	9,819,840
20	Tax-exempt bond liabilities .........	0	20	0
21	Escrow or custodial account liability. Complete Part IV of Schedule D	0	21	0
22	Loans and other payables to any current or former officer, director, trustee, key employee, creator or founder, substantial contributor, or 35% controlled entity or family member of any of these persons .........
		0	22	0
23	Secured mortgages and notes payable to unrelated third parties ..	7,027,047	23	6,657,244
24	Unsecured notes and loans payable to unrelated third parties ..	0	24	0
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	26,416,307	25	23,053,672
26	Total liabilities. Add lines 17 through 25..	50,965,646	26	47,715,142

	Organizations that follow FASB ASC 958, check here and complete lines 27, 28, 32, and 33.
27	Net assets without donor restrictions ..........	474,838,499	27	489,705,595
28	Net assets with donor restrictions ...........	0	28	0
	Organizations that do not follow FASB ASC 958, check here and complete lines 29 through 33.
29	Capital stock or trust principal, or current funds .....		29
30	Paid-in or capital surplus, or land, building or equipment fund ...		30
31	Retained earnings, endowment, accumulated income, or other funds		31
32	Total net assets or fund balances ...........	474,838,499	32	489,705,595
33	Total liabilities and net assets/fund balances ........	525,804,145	33	537,420,737