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A Community of Friends

EIN 95-4203106 · Los Angeles, CA

Public records show a registered, tax-exempt organization in good standing.

LegitimacyPassesRegistration and standingFinancial healthWeak24 out of 100GovernanceStrong100 out of 100Impact evidenceDescribes programsHow well its results are evidenced

What it says it does

ACOF IS AN AFFORDABLE HOUSING DEVELOPER THAT SPECIALIZES IN DEVELOPING PERMANENT SUPPORTIVE HOUSING FOR FORMERLY HOMELESS INDIVIDUALS AND FAMILIES LIVING WITH MENTAL ILLNESS. AFTER DEVELOPMENT, ACOF OPERATES THE HOUSING AND ENSURES THE PROVISION OF SUPPORTIVE SERVICES TO TENANT. ACOF PROVIDES SUPPORTIVE SERVICES TO APPROXIMATELY MORE THAN HALF OF THE BUILDINGS IN ITS PORTFOLIO, AND PARTNERS WITH COMMUNITY-BASED SOCIAL SERVICE AGENCIES TO PROVIDE SERVICES IN ITS REMAINING BUILDINGS.

Income
$23.5 million
Spending
$26.5 million
Spent on programs
88%
Reserves
-12.7 months of spending
Largest source of income
fees for its services, 48%
Employees
125
Volunteers
16
Highest pay
$315,339, president/ceo

Source: Form 990 for the year ending June 30, 2025, filed with the Internal Revenue Service. Rating method 2026.2. How we rate

Financial health

Weak: 24 out of 100. Higher than 2% of charities in its peer group (housing, $10m to $100m).

  • Reserves

    0 of 35

    Spendable reserves are negative: it owes or has committed more than it holds.

  • Debt

    5 of 20

    It owes 75% of what it owns.

  • Living within its means

    4 of 15

    Spending exceeded income by 13% of income.

  • Income trend

    0 of 15

    Income fell 64% on the year before.

  • Spending floor

    15 of 15

    88% of spending went to programs and raising each dollar of donations cost 3 cents.

Source: Form 990 for the year ending June 30, 2025, filed with the Internal Revenue Service. Rating method 2026.2. How we rate

Governance

Strong: 100 out of 100. Higher than 44% of charities in its peer group (housing, $10m to $100m).

  • Independent board

    25 of 25

    16 of 16 voting board members are independent.

  • Conflict of interest policy

    15 of 15

    Has a written conflict of interest policy.

  • Whistleblower policy

    8 of 8

    Has a written whistleblower policy.

  • Record keeping policy

    7 of 7

    Has a written policy on keeping and destroying records.

  • Board minutes

    5 of 5

    Keeps minutes of board meetings.

  • Board sees the tax return

    10 of 10

    Gave the board a copy of this return before filing it.

  • Pay set independently

    5 of 5

    Sets its chief executive's pay through independent review and comparison.

  • Independent check of accounts

    15 of 15

    Its accounts were audited by an independent accountant.

  • No reported misuse

    10 of 10

    Reports no diversion of assets, excess benefits or loans to insiders.

Source: Form 990 for the year ending June 30, 2025, filed with the Internal Revenue Service. Rating method 2026.2. How we rate

Impact evidence

Describes programs. Its tax return describes what it does but we have found no measurable results in it.

Programs described in its return (3)
  1. $14.4 million spent. RENTAL OPERATIONS OF 21 WHOLLY OWNED AFFORDABLE HOUSING PROPERTIES. DURING THE FISCAL YEAR, THE ORGANIZATION'S 19 WHOLLY OWNED BUILDINGS PROVIDED 683 UNITS OF AFFORDABLE HOUSING TO 938 TENANTS.
  2. $5.1 million spent. PROVISION OF SUPPORTIVE SERVICES FOR TENANTS LIVING IN THE AFFORDABLE HOUSING THAT HAS BEEN DEVELOPED. DURING THE FISCAL YEAR, THE ORGANIZATION PROVIDED SUPPORTIVE SERVICES TO 1,617 TENANTS RESIDING IN AFFORDABLE HOUSING APARTMENT BUILDINGS DEVELOPED BY THE ORGANIZATION.
  3. $3.9 million spent. DEVELOPMENT AND MANAGEMENT OF AFFORDABLE HOUSING. ACTIVITIES INCLUDE DEVELOPMENT OF NEW PROPERTIES, ASSET MANAGEMENT AND PROPERTY MANAGEMENT. AT THE END OF THE FISCAL YEAR, THERE WERE FOUR BUILDINGS IN VARIOUS STAGES OF CONSTRUCTION, WITH AN ADDITIONAL FIVE IN PREDEVELOPMENT. ASSET MANAGEMENT SERVICES WERE PROVIDED TO THE ORGANIZATION'S ENTIRE PORTFOLIO, WHILE PROPERTY MANAGEMENT SERVICES WERE PROVIDED AT 30 BUILDINGS.

Source: Form 990 for the year ending June 30, 2025, filed with the Internal Revenue Service. Rating method 2026.2. How we rate

Legitimacy checks

  1. Is it registered with the IRS? Passed.

    Listed in the IRS master file of tax-exempt organizations as a 501(c)(3) charitable organization.

    Source: Exempt Organizations Business Master File, Internal Revenue Service, file dated October 13, 2026.

  2. Has the IRS revoked its tax-exempt status? Passed.

    Not on the IRS automatic revocation list.

    Source: Automatic revocation of exemption list, Internal Revenue Service, file dated November 6, 2026.

  3. Are donations tax-deductible? Passed.

    On the IRS list of organizations eligible to receive tax-deductible contributions.

    Source: Publication 78 data: organizations eligible for tax-deductible contributions, Internal Revenue Service, file dated October 13, 2026.

  4. Is it keeping up with its IRS filings? Passed.

    Most recent return on file covers the year ending June 2025.

    Source: Exempt Organizations Business Master File, Internal Revenue Service, file dated October 13, 2026.

  5. How long has it been tax-exempt? Passed.

    Recognized by the IRS since March 1989.

    Source: Exempt Organizations Business Master File, Internal Revenue Service, file dated October 13, 2026.

  6. Is it in good standing with state regulators? Passed.

    Not on California's list of charities barred from soliciting. Other states are not yet checked.

    Source: May Not Operate or Solicit for Charitable Purposes list, California Attorney General, Registry of Charities and Fundraisers, file dated November 4, 2026.

Ratings and checks are our reading of public records, using the published method. They are not a statement about anyone's honesty. If you work for this organization, you can send corrections or results, confirm you want gifts through Veridonate, or ask to be removed from giving.