Chicagoland Apartment Association (EIN 363626780) - Form 990 Financial Analysis & Trantor Score

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Financial Vulnerability Assessment (Tuckman-Chang)

4 risk indicators measuring financial stability and operational resilience

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Financial Trends

Organization Details

Formation Year

1989

Legal Domicile

Principal Officer

Gina Fortune-Harmon

Phone

3122071890

Tax Period

2024-01-01 to 2024-12-31

Chicagoland Apartment Association, founded in 1989, is a community nonprofit that reported $1.9M in total revenue in fiscal year 2024. Revenue decreased 14% compared to the prior year. Expenses of $1.8M left a modest 5% surplus.

Mission

Chicagoland Apartment Association ("CAA") is a non-profit association formed to advance the rental housing industry by providing education, legislative and informational support, enabling members to operate successfully while contributing to the community around them. CAA offers educational courses related to property management, organizes an annual awards program and supports lobbying activities. Revenues are derived from member dues, program revenues and special events. CAA is an affiliate of the National Apartment Association ("NAA"), a national advocate for quality rental housing.

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Trantor Score

Financial Health Score (300–850) · Liquidity · Solvency · Sustainability · Efficiency

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Liquidity (40%) • Solvency (30%) • Sustainability (20%) • Efficiency (10%)

Financial Overview (2024)

Revenue Breakdown

Contributions & Grants $0

Program Service Revenue $1,756,890

Investment Income $22,228

Other Revenue $125,270

TOTAL REVENUE $1,904,388

Expense Breakdown

Grants Paid $100,000

Salaries & Benefits $775,561

Fundraising Expenses $0

Other Expenses $933,261

TOTAL EXPENSES $1,808,822

Year-over-Year Comparison

	2024	2023	Change
Revenue	$1,904,388	$2,226,832	-0.1%
Expenses	$1,808,822	$2,089,111	-0.1%
Net Income	$95,566	$137,721	-0.3%

Key Indicators

✓ Grants to Organizations ✗ Grants to Individuals ✗ Lobbying ✗ Political Activity ✗ Foreign Activities ✗ Donor Advised Fund ✗ Schedule B Required

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Financial Health Indicators

Comprehensive financial analysis: Altman Z-Score, liquidity, solvency, sustainability, efficiency, and growth metrics

Financial Distress Indicator

Liquidity & Cash Position

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Altman Z-Score • Liquidity Ratios • Solvency Analysis • Growth Indicators • Efficiency Metrics

Governance

Voting Members

Independent Members

Employees

Volunteers

200

Governance Policies

✓ Conflict of Interest Policy

✓ Whistleblower Policy

✓ Document Retention Policy

Special Practices & Reported Activities

✗ Operated a School

✗ Operated a Hospital

✗ Provided First Class Travel

✗ Reported Conflict of Interest

✗ Reported Asset Diversion

✗ Excess Benefit Transaction

✗ Made Political Expenditures

✗ Engaged in Lobbying

✗ Operated Donor Advised Fund

✗ Maintained Art Collections

✗ Filed Form 720

Compensation of Officers, Directors & Key Employees

Total Officers

$222,843

Total Directors

Key Employees

Highest Compensated

reported

Name	Title	Hours/Week	Role	Reportable Comp	Other Comp	Total
Gina Fortune-Harmon	President	1.00	Officer Director	$0	$0	$0
Kellie DeVilbiss	First Vice President	1.00	Officer Director	$0	$0	$0
Dan Gladden	Second Vice President	1.00	Officer Director	$0	$0	$0
Stuart Handler	Second Vice President	1.00	Officer Director	$0	$0	$0
Steve Rappin	Second Vice President	1.00	Officer Director	$0	$0	$0
Steve Sise	Treasurer	1.00	Officer Director	$0	$0	$0
Jim Cunningham	Secretary	1.00	Officer Director	$0	$0	$0
Dianna Pittro	Member At-Large	1.00	Officer Director	$0	$0	$0
Steve Rachman	Member At-Large	1.00	Officer Director	$0	$0	$0
Valerie Fertitta	Past President	1.00	Officer Director	$0	$0	$0
Michael Daniels	Director	1.00	Director	$0	$0	$0
Girish Gehani	Director	1.00	Director	$0	$0	$0
Almedin Kahvedzic	Director	1.00	Director	$0	$0	$0
Sarah Kolkman	Director	1.00	Director	$0	$0	$0
Joe LaMantia	Director	1.00	Director	$0	$0	$0
Pei Pei Mirabella	Director	1.00	Director	$0	$0	$0
Christina Olson	Director	1.00	Director	$0	$0	$0
Carl Pettigrew	Director	1.00	Director	$0	$0	$0
Cynthia Pokrzywa	Director	1.00	Director	$0	$0	$0
Derek Reich	Director	1.00	Director	$0	$0	$0
Jacob Schumaker	Director	1.00	Director	$0	$0	$0
William Van Senus III	Director	1.00	Director	$0	$0	$0
Matthew Webb	Director	1.00	Director	$0	$0	$0
Sara Baker	Director	1.00	Director	$0	$0	$0
Adriana Carbonara	Director	1.00	Director	$0	$0	$0
Adnan Darr	Director	1.00	Director	$0	$0	$0
Mike Hinton	Director	1.00	Director	$0	$0	$0
Pam Lohman	Director	1.00	Director	$0	$0	$0
David Pack	Director	1.00	Director	$0	$0	$0
Michael Mini	Executive Vice President	40.00	Officer	$213,662	$9,181	$222,843
Andrea Brady	VP of Operations	40.00	Highest	$119,465	$5,676	$125,141

Note: Compensation data is self-reported by the organization on their Form 990. "Reportable Comp" includes salary, bonuses, and other reportable compensation from the organization and related organizations. "Other Comp" includes benefits, deferred compensation, and non-taxable benefits.

Historical Data

Year	Revenue	Expenses	Assets	Net Income
2024	$1,904,388	$1,808,822	$1,380,855	$95,566
2023	$2,226,832	$2,089,111	$1,124,843	$137,721
2022	$1,815,642	$1,690,797	$1,048,903	$124,845
2021	$1,325,568	$1,328,525	$952,786	$-2,957
2020	$1,139,418	$1,468,683	$825,546	$-329,265
2019	$1,685,349	$1,525,468	$1,253,467	$159,881
2018	$1,773,227	$1,507,509	$1,049,395	$265,718

Chicagoland Apartment Association