2025-11-14T15:03:12-06:00 2024-12-31 203557677 KELLER AND ASSOCIATES LLP 18645 SHERMAN WAY SUITE 110 RESEDA CA 91335 990 2024-01-01 954680440 WOMEN ORGANIZING RESOURCES KNOWLEDGE AND SERVICES (WORKS) WOME 3233417028 795 N AVE 50 LOS ANGELES CA 90042 MARY-JANE WAGLE CEO 3233417028 2025-11-14 1 0 DAVID KELLER P00227750 8183833079 X 2024 2025-03-06 01:10:19Z MARY-JANE WAGLE 795 N AVE 50 LOS ANGELES CA 90042 19622985 0 X WWW.WORKSUSA.ORG X 1998 CA WORKS PASSIONATELY DELIVERS QUALITY AFFORDABLE AND SUPPORTIVE HOUSING AND INNOVATIVE ENRICHED AND CASE MANAGEMENT SERVICES THAT RESPOND TO THE ASPIRATIONS OF THE PEOPLE WE HOUSE. THROUGH OUR SUPPORT AND STEWARDSHIP, WE BUILD EQUITABLE, HEART-BASED SUSTAINABLE COMMUNITIES AND ENCOURAGE RESIDENT SELF-DETERMINATION. WE RESPECT THE CULTURES AND BELIEFS OF OUR RESIDENTS AND THE COMMUNITIES THAT SURROUND THEM AND WE AIM TO ENHANCE A SENSE OF SHARED COMMUNITY. ACTIVITIES ARE FOCUSED TO SERVE INDIVIDUALS, FAMILIES, SENIORS AND SPECIAL NEEDS POPULATIONS AS FOLLOWS:- AFFORDABLE AND SUPPORTIVE HOUSING- ASSET MANAGEMENT- BUILDING COMMUNITY- COMMUNITY GARDENS- COMMUNITY REVITALIZATION- ENRICHED SERVICES- HISTORIC PRESERVATION- PROPERTY ACQUISITION AND RENOVATION- NEW CONSTRUCTION 4 4 10 35 0 0 2451044 14702423 4034250 4742278 62932 178284 0 0 6548226 19622985 0 0 0 0 1231160 1311577 0 0 48000 3625734 4070055 4856894 5381632 1691332 14241353 32087372 52301526 24979166 30467799 7108206 21833727 X DEVELOPMENT AND IMPLEMENTATION OF CERTAIN PROJECTS AND PROGRAMS THAT SPECIFICALLY TARGET THE FOLLOWING:IMPROVE THE PHYSICAL, ECONOMIC AND SOCIAL ENVIRONMENT OF THE GEOGRAPHICAL AREA OF ITS OPERATIONS AND THAT OF ITS PROJECTS OPERATIONS, BY ADDRESSING ONE OR MORE CRITICAL PROBLEMS OF THE AREA, WITH PARTICULAR ATTENTION TO THE NEEDS OF PERSONS OF LOW AND MODERATE INCOME;EMPOWER LOW AND VERY LOW INCOME HOUSEHOLDS AND COMMUNITIES BOTH SOCIALLY AND ECONOMICALLY. 0 0 969560 1706336 THE PURSUIT OF AFFORDABLE RENTAL AND SUPPORTIVE HOUSING DEVELOPMENTS PRIMARILY LOCATED IN LOS ANGELES COUNTY, CALIFORNIA. AS WELL AS CONDUCTING ENRICHED SERVICES,INTENSIVE CASE MANAGEMENT SERVICES, AND RESIDENT ACTIVITIES COORDINATION AT NUMEROUS LOW-INCOME APARTMENT COMPLEXES, LOCATED PRIMARILY IN LOS ANGELES, CALIFORNIA, SERVING SEVERAL THOUSAND INDIVIDUALS IN HUNDREDS OF FAMILIES. 4025406 17916649 820 BURLINGTON, L.P. A CALIFORNIA LIMITED PARTNERSHIP, (THE SUBSIDIARY) WAS FORMED AS A LIMITED PARTNERSHIP UNDER THE LAWS OF THE STATE OF CALIFORNIA ON JULY 7, 2008, FOR THE PURPOSE OF ACQUIRING, DEVELOPING, CONSTRUCTING, OWNING AND MANAGING AN AFFORDABLE RENTAL HOUSING PROJECT. THE PROJECT CONSISTS OF A 21 UNIT RESIDENTIAL PROPERTY (1 BUILDING) CONSISTING OF MULTIFAMILY AFFORDABLE HOUSING LOCATED AT 820 S. BURLINGTON, LOS ANGELES, CALIFORNIA (THE PROJECT). THE PROJECT WAS DEVELOPED AS NEW CONSTRUCTION INTENDED FOR USE BY SPECIAL NEEDS TENANTS, MORE SPECIFICALLY TRANSITION AGED YOUTH (TAY) THAT ARE:- HOMELESS- MENTAL HEALTH CHALLENGESTHE PROJECT WAS PLACED IN SERVICE IN NOVEMBER OF 2011.7TH AVENUE VILLAGE LP IS A PROPOSED 142-UNIT PERMANENT SUPPORTIVE HOUSING PROJECT (UNDER CONSTRUCTION AS OF DECEMBER 31, 2024) LOCATED IN THE HACIENDA HEIGHTS AREA OF THE COUNTY OF LOS ANGELES WITH AN ANTICIPATED COMPLETION OF CONSTRUCTION SCHEDULED FOR LATE 2025; THE PROPERTY IS A CONVERSION OF A FORMER MOTEL 6 PROPERTY AT THE SITE. A HOMEKEY DEVELOPMENT WITH FUNDING FROM THE STATE OF CALIFORNIA AND THE COUNTY OF LOS ANGELES, THE PROPERTY WILL OFFER HOUSING WITH INTENSIVE SUPPORTIVE SERVICES TO FORMERLY HOMELESS INDIVIDUALS, WITH A PRIORITY FOR HOMELESS INDIVIDUALS IN THE SURROUNDING AREA. SUPPORTIVE CASE MANAGEMENT SERVICES WILL BE PROVIDED BY A WORKS CONTRACTED PARTNER, HOUSING WORKS.COURT STREET APARTMENTS, L.P., (THE "PARTNERSHIP") WAS FORMED AS A LIMITED PARTNERSHIP UNDER THE LAWS OF THE STATE OF CALIFORNIA ON SEPTEMBER 30, 2002, AND SUBSEQUENTLY AMENDED ON OCTOBER 1, 2003, FOR THE PURPOSE OF DEVELOPING, CONSTRUCTING AND MANAGING A RENTAL HOUSING PROJECT. THE PROJECT CONSISTS OF A 24 UNIT RESIDENTIAL PROPERTY (1 BUILDING) CONSISTING OF MULTIFAMILY AFFORDABLE HOUSING LOCATED AT 1301 COURT STREET, LOS ANGELES, CALIFORNIA (THE "PROJECT"). THE PROJECT WAS DEVELOPED AS NEW CONSTRUCTION INTENDED FOR USE BY LARGE FAMILIES, AND WAS PLACED IN SERVICE IN NOVEMBER OF 2005. THE FORMER LIMITED PARTNER EXITED IN 2022, AS A RESULT, THE PARTNERSHIP'S ACTIVITIES ARE NOW BEING CONSOLIDATED IN THE CONSOLIDATED AUDITED FINANCIAL STATEMENTS. INGRAM PRESERVATION, L.P., (THE "PARTNERSHIP") WAS FORMED AS A LIMITED PARTNERSHIP UNDER THE LAWS OF THE STATE OF CALIFORNIA ON APRIL 19, 2004, AND SUBSEQUENTLY AMENDED ON JUNE 1, 2004, FOR THE PURPOSE OF ACQUIRING, REHABILITATING AND MANAGING A RENTAL HOUSING PROJECT. THE PROJECT CONSISTS OF A 140 UNIT RESIDENTIAL PROPERTY (7 BUILDINGS) MADE UP OF AFFORDABLE HOUSING IN SEVEN SCATTERED SITES LOCATED IN THE SOUTH LOS ANGELES AND WEST ADAMS NEIGHBORHOODS, AT 234 N. LAKE STREET, 2120 2ND AVENUE, 1935 LA SALLE AVENUE, 1525 S. ST ANDREWS, 1809 S. VAN NESS, 1225 W. 39TH PLACE, 1075-79 W. 39TH PLACE, LOS ANGELES, CALIFORNIA (THE "PROJECT"). THE PROJECT WAS DEVELOPED AS A REHABILITATION/PRESERVATION INTENDED FOR USE BY BOTH SENIORS AND FAMILIES, AND WAS PLACED IN SERVICE IN 2006. THE FORMER LIMITED PARTNER EXITED IN 2022, AS A RESULT, THE PARTNERSHIP'S ACTIVITIES ARE NOW BEING CONSOLIDATED IN THE CONSOLIDATED AUDITED FINANCIAL STATEMENTS. THE GENERALLY ACCEPTED ACCOUNTING PRINCIPLES CONSOLIDATED FINANCIAL STATEMENTS INCLUDE THE ACCOUNTS OF 820 BURLINGTON, L.P., 7TH AVENUE VILLAGE LP, COURT STREET APARTMENTS, L.P. AND INGRAM PRESERVATION, L.P. AS THEY REPRESENT INVESTMENTS IN LIMITED PARTNERSHIPS IN WHICH W.O.R.K.S. HAS CONTROLLING INTERESTS. THIS ENTITIES ARE INCLUDED IN THE CONSOLIDATION ACCORDING TO GENERALLY ACCEPTED ACCOUNTING PRINCIPLES WHICH REQUIRE THAT PARTNERSHIP ACCOUNTS BE CONSOLIDATED FOR ALL LIMITED PARTNERSHIPS WHICH ARE DEEMED TO BE CONTROLLED BY THE ORGANIZATION. ALL SIGNIFICANT INTERCOMPANY TRANSACTIONS HAVE BEEN ELIMINATED IN CONSOLIDATION. 4994966 1 0 0 0 0 0 0 0 0 0 1 0 0 1 1 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 0 1 29 0 1 10 1 0 0 0 0 0 0 0 0 0 0 X 4 4 0 0 0 0 0 0 0 1 1 0 0 1 1 1 1 1 1 1 1 0 CA X MARY-JANE WAGLE 3233417028 795 N AVE 50 LOS ANGELES CA 90042 MARY JANE WAGLE CHAIR-CEO 50.00 X X 0 0 0 JACQUELINE THOMAS VICE CHAIR & SECRETARY 4.00 X X 0 0 0 NORA LICHTASH DIRECTOR 4.00 X 0 0 0 ANTHONY HAYNES DIRECTOR 2.00 X 0 0 0 MONIQUE DAVIS FORMER CEO 50.00 X 168600 0 0 168600 0 0 3 1 1 0 0 14487367 215056 63190 14702423 RENTAL INCOME 2903710 2903710 DEVELOPER FEES 921759 921759 PROGRAM AND OTHER INCOME 408130 408130 MANAGEMENT FEES 214700 214700 INCENTIVE MANAGEMENT FEES 108937 108937 185042 185042 4742278 178284 178284 19622985 4920562 0 0 X 471262 430939 40323 689662 630652 59010 150653 140155 10498 469379 314839 106540 48000 321 321 26086 25411 675 12287 12287 43693 39324 4369 1418 1418 8773 8773 604105 604105 629599 629599 505167 424289 80878 REPAIRS AND MAINTENANCE 555907 555907 UTILITIES 266026 261430 4596 BAD DEBTS 225388 225388 TRASH REMOVAL 137617 137617 584289 552512 31777 5381632 4994966 338666 48000 3827473 4720448 972926 1180615 285146 136311 5876 30717724 11890055 19606383 18827669 999780 999696 304927 288382 6090737 26142529 32087372 52301526 933520 568296 46284 62317 17980705 18568606 6018657 11268580 24979166 30467799 X 7000706 21833727 107500 0 7108206 21833727 32087372 52301526 14241353 484168 0 X 0 1 X 1 0 X 265818 293980 124336 2566120 14783230 18033484 265818 293980 124336 2566120 14783230 18033484 18033484 284023 137907 26725 2682133 3081994 6212782 24246266 9025871 0.74380 0.51840 X 6066594 6066594 23728664 10980261 12748403 42698 41272 1426 879768 868522 11246 18827669 CONSTRUCTION IN PROGRESS 21525506 DEPOSITS 117207 DEVELOPER FEES RECEIVABLE 1237256 HUD RECEIVABLES 90574 INTEREST RECEIVABLE 408633 OPERATING RESERVE ACCOUNT 285159 REAL ESTATE UNDER DEVELOPMENT 1396141 REPLACEMENT RESERVE ACCOUNT 567729 TRANSITION RESERVE ACCOUNT 514324 26142529 ACCRUED INTEREST PAYABLE 5584970 ACCRUED INCENTIVE MANAGEMENT FEES 9782 DEVELOPER FEE PAYABLE 249165 DUE TO OTHERS 229879 RETAINAGE PAYABLE 5100000 TENANT SECURITY DEPOSITS PAYABLE 94784 11268580 19622985 0 19622985 0 19622985 5381632 0 5381632 0 5381632 X X 0 0 0 0 0 0 0 0 0 MONIQUE DAVIS FORMER CEO 168600 0 0 0 0 0 0 0 0 0 168600 0 0 0 X SUPPLIES AND FOOD FOR TENANTS 5000 45381 FAIR MARKET VALUE X DONATED IT SERVICES (BAY GRAPE) 1 8000 COMPARABLE WAGES X CHILDRENS TOYS 150 7000 FAIR MARKET VALUE X HOUSEHOLD AND KITCHEN SUPPLIES 40 2809 FAIR MARKET VALUE 0 0 0 FORM 990, PART VI, SECTION B, LINE 11B THE BOARD CHAIR INITIALLY REVIEWS THE FORM 990, AND SUBSEQUENTLY PRESENTS THE ANNUAL INFORMATION RETURN TO THE FULL BOARD FOR THEIR APPROVAL. FORM 990, PART VI, SECTION B, LINE 12C ACKNOWLEDGEMENTS AS TO THE CONFLICT OF INTEREST POLICY ARE DISTRIBUTED FOR SIGNATURES ANNUALLY. FORM 990, PART VI, SECTION B, LINE 15 THE GOVERNING BOARD REVIEWS ANNUALLY NON-PROFIT COMPENSATION STATISTICS FOR RAISES, SPECIFICALLY FOR THE PRESIDENT AND CEO AND THE TWO SENIOR DIRECTORS. FORM 990, PART VI, SECTION C, LINE 19 THE PUBLIC CAN REQUEST THE ORGANIZATION'S GOVERNING DOCUMENTS, CONFLICT OF INTEREST POLICY, AND FINANCIAL STATEMENTS VIA THE ORGANIZATION'S WEBSITE. FORM 990, PART IX, LINE 24E SECURITY: PROGRAM SERVICE EXPENSES 97,482. MANAGEMENT AND GENERAL EXPENSES 8,071. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 105,553. OTHER ADMINISTRATIVE EXPENSES: PROGRAM SERVICE EXPENSES 89,640. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 89,640. IN-KIND EXPENDITURES: PROGRAM SERVICE EXPENSES 63,190. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 63,190. MANAGER UNITS: PROGRAM SERVICE EXPENSES 59,532. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 59,532. TELEPHONE AND INTERNET CHARGES: PROGRAM SERVICE EXPENSES 55,180. MANAGEMENT AND GENERAL EXPENSES 2,952. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 58,132. DONATIONS EXPENSE: PROGRAM SERVICE EXPENSES 57,860. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 57,860. WORKERS' COMPENSATION INSURANCE: PROGRAM SERVICE EXPENSES 33,409. MANAGEMENT AND GENERAL EXPENSES 1,037. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 34,446. BANK SERVICE CHARGES: PROGRAM SERVICE EXPENSES 19,908. MANAGEMENT AND GENERAL EXPENSES 12,085. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 31,993. PROPERTY TAXES: PROGRAM SERVICE EXPENSES 17,661. MANAGEMENT AND GENERAL EXPENSES 7,632. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 25,293. PROPERTY MANAGEMENT: PROGRAM SERVICE EXPENSES 22,305. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 22,305. DUES AND SUBSCRIPTIONS: PROGRAM SERVICE EXPENSES 12,970. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 12,970. MEALS: PROGRAM SERVICE EXPENSES 6,311. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 6,311. TRUSTEE FEES: PROGRAM SERVICE EXPENSES 5,380. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 5,380. MONITORING FEES: PROGRAM SERVICE EXPENSES 5,349. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 5,349. CALIFORNIA FRANCHISE TAXES: PROGRAM SERVICE EXPENSES 3,161. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 3,161. MILEAGE REIMBURSEMENT: PROGRAM SERVICE EXPENSES 1,611. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 1,611. PRINTING AND REPRODUCTION: PROGRAM SERVICE EXPENSES 753. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 753. TENANT SERVICES: PROGRAM SERVICE EXPENSES 467. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 467. POSTAGE AND DELIVERY: PROGRAM SERVICE EXPENSES 259. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 259. PARTNERSHIP LOSSES: PROGRAM SERVICE EXPENSES 84. MANAGEMENT AND GENERAL EXPENSES 0. FUNDRAISING EXPENSES 0. TOTAL EXPENSES 84. 7TH AVE MGP LLC 795 N AVE 50 LOS ANGELES CA 90042 920778565 RENTAL REAL ESTATE CA 88TH & VERMONT MGP LLC 795 N AVE 50 LOS ANGELES CA 90042 814066709 RENTAL REAL ESTATE CA LA LUCAS MGP LLC 795 N AVE 50 LOS ANGELES CA 90042 270348678 RENTAL REAL ESTATE CA GRACE MGP LLC 795 N AVE 50 LOS ANGELES CA 90042 883362733 RENTAL REAL ESTATE CA TEAGUE TERRACE MGP LLC 795 N AVE 50 LOS ANGELES CA 90042 462440079 RENTAL REAL ESTATE CA T BAILEY MGP LLC 795 N AVE 50 LOS ANGELES CA 90042 475262676 RENTAL REAL ESTATE CA WORKS ASSET MANAGEMENT LLC 795 N AVE 50 LOS ANGELES CA 90042 862371173 RENTAL REAL ESTATE CA WORKS DEPOT MGP LLC 795 N AVE 50 LOS ANGELES CA 90042 843290496 RENTAL REAL ESTATE CA WORKS FLORENCE FUND LLC 795 N AVE 50 LOS ANGELES CA 90042 833730458 RENTAL REAL ESTATE CA WORKS HOUSING LLC 795 N AVE 50 LOS ANGELES CA 90042 853279892 RENTAL REAL ESTATE CA