Project Transitions, Inc. (PTI) is a corporation organized under the Nonprofit Corporation Act of the State of Texas in February 1988. PTI exists to provide supportive living, housing, recuperative and residential hospice care to persons living with Human Immunodeficiency Virus (HIV) and those in the final stages of Acquired Immune Deficiency Syndrome (AIDS). Services are primarily funded by federal and local cost-reimbursement grant revenue, contributions, and thrift store sales. Recuperative care and hospice services are provided in a residential facility (Doug’s House). These services include room, board, physical care, nursing services, emotional and spiritual support and counseling for residents, families and friends. In 1993, PTI opened a resale shop, Top Drawer Thrift, to help fund its program costs. PTI receives donations of used consumer goods and resells those goods. In 1995, PTI opened a transitional and supportive living program (Roosevelt Gardens) in a 22-unit apartment complex. In 1998, PTI opened another apartment complex with 8-units (Highland Terrace), and in 2003, PTI began placing clients in leased apartments throughout the City of Austin. In 2019, PTI acquired property upon which it is developing additional housing units. In 2020, PTI began redeveloping the existing Roosevelt Gardens property to increase the number of units to 40; the project was completed in 2022. In 2023, PTI sold the Highland Terrace property and construction began on the Burnet Place Apartments, a 61-unit supportive and affordable housing community for Austinites living with HIV. In September 2024, the Burnet Place Apartment project was completed.
NOTE 2: SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES BASIS OF ACCOUNTING The financial statements of PTI are prepared on the accrual basis of accounting. Revenue is recorded as the funds are considered earned. Expenses are recognized when incurred. Revenue for rental income and thrift shop sales are recorded as goods or services are provided. Cost- reimbursement grant revenue is recorded when the costs are incurred. Unconditional grants and contributions are recorded as support when the funds are awarded. Deferred revenue is recognized when cash is received prior to the revenue being earned. Grants and accounts receivable are recorded when revenue is earned prior to cash being received. PTI expects all grants and contributions receivable to be fully collected; therefore, an allowance for doubtful accounts has not been recorded. CASH AND CASH EQUIVALENTS Cash equivalents consists of money market accounts and certificates of deposit which can be withdrawn on demand. ESTIMATES The preparation of financial statements in conformity with U.S. generally accepted accounting principles requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates. GOVERNMENT AWARDS A significant portion of PTI’s revenue is derived from cost reimbursable government grants, which are conditioned upon certain performance requirements and/or the incurrence of allowable qualifying expenses. Amounts received are recorded as revenue when PTI has incurred expenditures in compliance with specific contract or grant provisions. As of year end, PTI has received cost- reimbursement awards of approximately $1,818,000 that have not been recognized at year end, because qualifying expenditures have not yet been incurred. FINANCIAL STATEMENT PRESENTATION Net assets are classified based on the existence or absence of donor imposed restrictions. Accordingly, net assets and changes therein are classified and reported as follows: Net Assets Without Donor Restrictions Net assets available for use in general operations and not subject to donor (or certain grantor) restrictions. The Board has designated, from net assets without donor restrictions, net assets for a Board-designated endowment fund. Net Assets With Donor Restrictions Net assets subject to donor (or certain grantor) imposed restrictions. Some donor imposed restrictions are temporary in nature, such as those that will be met by passage of time or other events specified by the donor. Other donor imposed restrictions are perpetual in nature, where the donor stipulates that resources be maintained in perpetuity. Donor imposed restrictions are released when the restriction expires, which includes when the stipulated time has elapsed, when the stipulated purpose for which the restricted resource has been fulfilled, or both. DONATED INVENTORY Donated inventory items are recorded at the estimated fair market value at the time of donation. Inventory consists of items for resale in PTI’s retail thrift store. PROPERTY AND EQUIPMENT Additions to property and equipment with estimated useful lives over three years and a cost of greater than $5,000 are capitalized. Furniture and equipment are used in the office, hospice, housing and thrift shop and are reflected at cost if purchased or estimated fair value at the time of donation, if donated. Depreciation is provided using the straight-line method over a three- to seven- year period. Buildings and improvements are capitalized at cost, with the values for land and building allocated based on the appraised values at the time of acquisition. Buildings and improvements are depreciated using the straight-line method based on the estimated useful life of the asset, ranging from 15 to 40 years. ACCRUED LEAVE Full-time and less-than-full-time employees earn vacation, on a proportional basis, according to a board-approved schedule based on years of employment ranging from 10 to 22.5 days per year. INCOME TAXES PTI is an organization other than a private foundation exempt from federal income taxes under IRS Code Section 501(c)(3). Therefore, no provision has been made for federal income taxes in the accompanying financial statements. FUNCTIONAL ALLOCATION OF EXPENSES The financial statements report certain categories of expenses that are attributed to more than one program or supporting function. Therefore, expenses require allocation on a reasonable basis that is consistently applied. Expenses allocated based on management’s estimates of time and effort include personnel, professional fees, utilities, repair and maintenance, insurance, interest, and other. Lease expense is allocated based on usage of space. SUBSEQUENT EVENTS PTI has evaluated subsequent events for disclosure through the date of the Independent Auditor’s Report, the date the financial statements were available to be issued. LEASES PTI determines if an arrangement is or contains a lease at inception. Leases are included in right-of- use (ROU) asset and operating lease obligation in the statement of financial position. The ROU asset and lease obligation reflect the present value of the future minimum lease payments over the lease term. Operating lease expense is recognized on a straight-line basis over the lease term. PTI does not report ROU assets and leases liabilities for its short-term leases (leases with a term of 12 months or less). Instead, the lease payments of those leases are reported as lease expense on a straight-line basis over the lease term. Lease terms may include options to extend or terminate certain leases. The value of a lease is reflected in the valuation if it is reasonably certain management will exercise an option to extend or terminate a lease. MEMORANDUM ONLY TOTALS The financial statements include certain prior-year summarized comparative information in total, not by net asset class. Such information does not include sufficient detail to constitute a presentation in conformity with accounting principles generally accepted in the United States of America. Accordingly, such information should be read in conjunction with PTI’s financial statements for the year ended 31 December 2023, from which the summarized information was derived.
Federal awards receivable $596,332 Local government awards receivable $3,543 Grant, contribution, and other receivables 53,438 $653,313
Buildings and improvements $23,109,766 Land 3,025,922 Furniture and equipment 792,541 Leasehold improvements 11,391 Accumulated depreciation (1,003,968) $25,935,652 PTI’s affordable housing projects are restricted for individuals living with HIV and who meet certain low income requirements.
During the year, 53% of PTI’s total revenue was attributed to federal and local governmental awards from one entity. As of year end, all of the federal award receivables were due from one entity. PTI held bank deposits in excess of FDIC coverage of $1,217,786 as of year end.
Financial assets available for general expenditures, that is, without donor restrictions limiting their use, within one year of the statement of financial position date, comprise the following: Cash and cash equivalents, current $1,989,728 Accounts receivable 653,313 Investments 68,583 Less: amounts unavailable due to donor imposed restrictions (491,248) $2,220,376 As part of PTI’s liquidity management, it has a policy to structure its financial assets to be available as its general expenditures, liabilities and other obligations come due. The policy is that monthly revenues are to cover monthly expenses. Monthly revenues and expenditures are deposited in and deducted from PTI’s operating accounts. Although PTI does not intend to spend from its board-designated endowment (the beneficial interest held by others), the $220,943 balance could be made available if necessary. As of year end, PTI had the full amount available for use on its $750,000 line of credit. Draws on the line of credit are subject to interest computed on the basis of the actual number of days elapsed in a year of 360 days at the adjusted secured overnight financing rate. The line of credit was renewed in 2025 for one year.
Net assets released from donor purpose restrictions during the year: Capital campaign $1,285,491 Housing and hospice 59,584 Mental health services 43,485 Office move 25,000 Housing development and operations 13,000 $1,426,560 Balances of net assets with donor purpose restrictions at year end: Capital campaign $450,000 Housing and hospice 41,248 $491,248
Contributed goods recognized within the statement of activities for the year include $234,139 in donations of used goods for resale in its thrift shop and $637,808 in forgiven interest expense. Unless otherwise noted, contributed nonfinancial assets did not have donor-imposed restrictions. Interest for forgivable loans is forgiven annually as PTI is in compliance with loans. Forgivable interest is used for program activities and is valued at the estimated fair value in the financial statements based on current rates for similar loans. Contributed goods sold in the thrift shop are included in cost of goods sold within net sales, and are valued at the estimated fair value in the financial statements based on the value of comparable goods.
Amount Quoted Prices in Active Markets for Identical Assets (Level 1) Significant Other Observable Inputs (Level 2) Significant Unobservable Inputs (Level 3) Beneficial interest in assets held by others $220,943 N/A $220,943 N/A Investments in equities $68,583 $68,583 N/A N/A The carrying value of the beneficial interest in assets held by others represents the value reported by Austin Community Foundation for the Capital Area (ACF) , or the amount PTI could withdraw upon request (see Note 12).
In April 2025, PTI fully repaid in full the loan held with Texas State Affordable Housing Corporation in the amount of $2,798,416.
The following table desegregates PTI’s revenue based on the timing of satisfaction of performance obligations for the year. Performance obligations satisfied at a point in time $374,622 Revenue recognized at a point of time includes gross retail sales at the thrift shop stores, which are recognized at the date the purchase is made by the customer. Retail sales are presented net of cost of goods sold in the statement of activities. Payment is due at the time of the sale. Transaction prices vary depending the product purchased. PTI’s thrift shop store sales do not have a financing component. PTI does not have revenue from contracts with customers that is recognized over time.
PTI transferred $100,000 in unrestricted contributions to the ACF in December 2007 to establish a quasi-endowment fund, the Project Transitions’ Reserve Fund (the Fund). All of the income and principal are available to PTI upon request. ACF has variance power over the Fund, and as such may modify any condition or restriction on the distribution of funds if in its sole judgement such restriction or condition becomes, in effect, unnecessary, incapable of fulfillment, or inconsistent with the charitable needs of the area served by ACF. The beneficial interest in assets held by others of $220,943 which comprises the endowment net assets, is considered a Board-designated endowment fund. The changes in the Board-designated endowment net assets during the year were: Beginning endowment net assets $201,180 Increase / (decrease) in value of beneficial interest in assets held by others included in change in net assets 19,763 Ending endowment net assets $220,943 Return objective, risk parameters, and strategies employed for achieving objectives: PTI has elected to have the Board-designated endowment fund managed and held by ACF. Funds will be invested in accordance with ACF’s investment policies and objectives. Spending policy and how the investment objectives relate to the spending policy: Earnings on the Board-designated endowment are available to be distributed upon request by PTI. To date, PTI has not requested any distributions from the endowment fund.
In December 2023, PTI executed an operating lease agreement to rent commercial space for its thrift store and administrative office. The lease expires in November 2034 and has an optional five year extension. The extension option has been included within the ROU asset and lease obligation calculations as management believes it is reasonably certain that the option will be exercised. Additionally, management has elected the practical expedient to include projected lease expenses related to taxes, insurance, and common area maintenance within its ROU asset and liability calculations. The projected expenses are calculated based on rentable square feet and amount to approximately $3,148 in fees in addition to base rent. PTI evaluated current contracts to determine which met the criteria of a lease. The ROU asset represents PTI’s right to use underlying asset for the lease term, and the lease obligation represents PTI’s obligation to make lease payments arising from this lease. The ROU asset and lease obligation, all of which arise from an operating lease, were calculated based on the present value of future lease payments over the lease term using a discount rate. PTI elected to use the risk-free rate for the discount rate. The risk-free discount rate applied to calculate the lease obligation was 4.22%. The lease payments remaining as of 31 December are as follows: 2025 $136,523 2026 140,619 2027 144,837 2028 149,182 2029 153,658 Thereafter 1,590,691 2,315,510 Less: present value discount (570,868) $1,744,642 At year end, ROU assets related to operating leases were as follows: Cost $1,744,642 Less: accumulated amortization (13,539) $1,731,103 Components of lease expense during the year: Operating lease $121,529 Short-term leases 6,206 $127,735 Supplemental cash flow information related to leases: Cash paid for amounts included in the measurement of lease liabilities: Operating cash flows from operating leases $121,529
Note payable to Austin Housing Finance Corporation, collateralized by real estate. The note bears a 0% interest rate until maturity and the principal will be forgiven in entirety if, on 31 August 2119, PTI is in compliance with all terms and conditions of the Loan Agreement. $5,209,925 Note payable to Austin Housing Finance Corporation, collateralized by real estate. The note bears a 0% interest rate until maturity, and the principal will be forgiven in entirety if, on 31 March 2060, PTI is in compliance with all terms and conditions of the Loan Agreement. 3,100,000 Note payable to Texas Department of Housing and Community Affairs (TDHCA), collateralized by rental real estate. The note bears a 0% interest rate until maturity and the principal will be forgiven in entirety if, on 1 April 2063, PTI is in compliance with all terms and conditions of the Loan Agreement. 3,000,000 Note payable to Austin Housing Finance Corporation, collateralized by rental real estate. The note bears a 0% interest rate until maturity and the principal will be forgiven in entirety if, on 30 September 2059, PTI is in compliance with all terms and conditions of the Loan Agreement. A portion of the note, $1,900,000, was funded with federal funds. 2,901,992 Note payable to Texas State Affordable Housing Corporation (TSAHC), collateralized by rental real estate. Commencing 1 March 2023, interest on the note accrues and is payable on a monthly basis at an annual interest rate of 4%. A portion of the note, $800,000, was funded with federal funds. The note is scheduled to mature 7 February and was repaid in full in April 2025. 2,798,416 Note payable to Federal Home Loan Bank - Dallas. No interest or repayment is required if PTI is able to comply with all terms and conditions specified in the agreement during the affordable housing period, fifteen years after the completion of the Burnet Place Apartments. 750,000 Note payable to TDHCA, collateralized by rental real estate. The loan bears a 0% interest rate until maturity and the principal will be forgiven in its entirety if, on 1 September 2064, PTI is in compliance with all terms and conditions of the Loan Agreement. As of year end, PTI had $2,323,870 in available funds to draw. 3,994,776 Note payable to TDHCA, collateralized by rental real estate. The note bears a 0% interest rate until maturity and the principal will be forgiven in entirety if, on 1 September 2063, PTI is in compliance with all terms and conditions of the Loan Agreement. 3,000,000 Note payable to Federal Home Loan Bank - Atlanta. No interest or repayment is required if PTI is able to comply with all terms and conditions specified in the agreement during the affordable housing period, fifteen years after the completion of the Burnet Place Apartments. 500,000 Note payable to Austin Housing Finance Corporation, collateralized by real estate. The note bears a 0% interest rate until maturity, and the principal will be forgiven in entirety if ,on 31 March 2065, PTI is in compliance with all terms and conditions of the Loan Agreement. 300,000 Note payable to the Small Business Administration (SBA), collateralized by all tangible and intangible property. The note bears a 2.75% interest rate per annum on all advanced funds until maturity on 4 February 2051. Installment payments of $641 were scheduled to begin February 2022. In March 2022, the SBA granted an additional 6-month deferral extension for existing EIDL borrowers, for a total deferral period of 30 months from the original date. 149,527 25,704,636 Less: current maturities of notes payable 2,805,334 Total long-term notes payable $22,899,302 Future maturities of notes payable at year-end are as follows: 2025 $2,805,304 2026 3,768 2027 3,871 2028 3,978 2029 4,087 Thereafter 22,883,628 $25,704,636