New York · Nonprofit
PathStone Development Corporation
PathStone Development Corporation (New York) receives grants from 1 organization whose IRS filings report $300,000 to it, the largest being ESL CHARITABLE FOUNDATION ($300,000). 1 of them have funded it in more than one year.
- Revenue FY2025
- $1.7M
- Funders on record
- 1
- Grants received
- $300k
- Net assets
- $26M
What PathStone Development Corporation does
Mission
To develop high quality, affordable housing for low and moderate income families; to professionally manage the housing; to assist and encourage residents' participation to ensure that developments offer a satisfying living environment; and to create communities that are assets to residents, the larger community, and to PathStone Development Corporation.
As stated on its FY2025 Form 990.
Programs
REAL ESTATE DEVELOPMENT:PathStone and its affiliates work with community partners, nonprofits, private developers and government officials to design and build housing that is affordable, accessible and seamlessly integrated into the community in which it is built. The services offered are: development and acquisition of affordable rental housing for families, farmworkers, seniors, and special needs populations while also offering affordable single-family for sale home construction. 47 affordable housing units have been developed and $27,000,000 has been invested in affordable housing developments. (Continued on Schedule O)Services are provided by PathStone and its affiliates and are available in: Indiana, New York, Pennsylvania, and Puerto Rico.Future projects include a pipeline of over 1,000 units of preservation, new construction, and adaptive re-use opportunities. Single family for sale redevelopment continues in Indiana with three of four sites completed. Our present developments include the new construction of workforce housing LEED Gold and Zero development located adjacent to the Amazon Roc 1 fulfillment center. We also received two awards including the redevelopment of…
$937,630 spent$931,791 earned by the program59% of program spendingRENTAL PROPERTY PORTFOLIO:Consists of the corporate legal entities required to own and operate affordable residential rental communities and the commercial properties owned by PathStone Corporation and its affiliate entities. Limited partnerships, limited liability companies and equity holding corporations are established to maintain the long-term ownership and organizational structure required by the PathStone Corporation Board of Directors and governmental and private lenders. The portfolio provides housing for qualifying families, individuals, farmworkers, seniors, and special needs population. (Continued on Schedule O)The portfolio consisted of 74 affordable housing communities comprised 3220 units that provided high-quality, affordable homes for 6,679 residents. The portfolio has rental properties in Indiana, New York, Pennsylvania, and Puerto Rico.
$651,179 spent$178,677 earned by the program41% of program spending
The 2 programs described on its FY2024 Form 990, listed largest first by expense. Program spending in total: $1,588,809.
The organization over time
Each line starts at 100 in 2017, so what you read is the shape rather than the size: 150 means half as much again as 2017, 50 means half. The number beside each label in the key is where it ended. The shaded band is where the middle 50% of its peers' revenue would sit, given their growth.
Balance sheet
Total assets and total liabilities at each year end, in dollars. The largest one-year move in total assets was 2021 to 2022, from $24M to $31M (+30%).
How it's funded, over time
Each bar is one year's revenue split into where it came from, and every bar is the same height — these are shares, not amounts, so a year that raised twice as much looks the same size. Hover a bar for the split.
Government-grant reliance: 2017 5% · 2018 11% · 2020 4% · 2023 5%. Grants only. Government contracts and fees sit inside program revenue.
18% of PathStone Development Corporation’s revenue is contributions — about as donation-reliant as the typical peer (39% for the typical peer).
Surplus & reserves
Operating surplus or deficit each year, and months of liquidity in hand. 3 of the last 9 reported years ran a deficit.
reserve
Leadership and staff
The officers, directors, trustees and key employees listed on each return. Joined and no longer listed compare each filing with the year before, matching people by surname and first initial; a year after a gap, or a roster under three people, has no comparison.
Board chair
Jean A Lowe
Board Chair
As listed on its FY2025 Form 990.
Who funds it, year by year
Grant support over time, funder by funder — shade shows the grant size each year.
From the IRS filings of PathStone Development Corporation’s funders (the co-funder graph). Association, not causation. Trends are read to FY2023, the last fiscal year that has finished arriving. FY2024–FY2026 are still being filed and are shown unshaded; they do not move any figure on this page.
Where its funders are
100% of PathStone Development Corporation's grant income comes from New York funders.
Funder states come from each funder’s own filing. Trends are read to FY2023, the last fiscal year that has finished arriving. FY2024–FY2026 are still being filed and are shown unshaded; they do not move any figure on this page.
Against its field
PathStone Development Corporation is better cushioned than half of the 2,196 housing & shelter nonprofits its size.
this organization peer median middle 50% of peers· 2,196 housing & shelter nonprofits $1M–$10M, FY2025
Organizations like PathStone Development Corporation
Organizations whose mission and program text most resemble this one, by semantic similarity over every organization in the US filings — the closest peers, and often the clearest route to shared or prospective funders.
In New York
Nationally
Read directly from this organization’s own Form 990, as neutral context.
Where the money goes
60% of spending goes to programs.
Governance
Footprint & structure
Files a return copy in 1 state
Part of a family of 87 related entities
- Alloway Housing Development Fund Corporation · exempt
- Housing Opportunities Housing Development Fund Corporation · exempt
- PathStone Corporation Inc · exempt
- PathStone Housing Action Corporation · exempt
- The Housing Council at PathStone · exempt
Screen this organization
A dated, signed PDF of the compliance screen for PathStone Development Corporation: IRS status (Business Master File, Publication 78, auto-revocation), the OFAC sanctions lists, the Internal Revenue Bulletin, and California registration, with the Rev. Proc. 2018-32 §8.01 reliance elements stated element by element. Generated from the current files at the moment you download it.
Screens are triage, not determinations; a source that cannot be read reports not screened, never clear. Screen this nonprofit · How the screen works · on the API as GET /api/screening/{ein}?format=pdf
Questions and answers
- Who funds PathStone Development Corporation?
- PathStone Development Corporation (New York) receives grants from 1 organization whose IRS filings report $300,000 to it, the largest being ESL CHARITABLE FOUNDATION ($300,000). 1 of them have funded it in more than one year.
- How many funders does PathStone Development Corporation have?
- IRS filings report 1 organization giving $300,000 in grants to PathStone Development Corporation, 1 of which have funded it in more than one year.
- Who is the largest funder of PathStone Development Corporation?
- ESL CHARITABLE FOUNDATION is the largest funder on record, with $300,000 in grants. The full list of funders is on this page.
- How can an organization like PathStone Development Corporation find more funders?
- Start with the funders already giving here, then look at the foundations that back similar organizations in New York. The funding by cause and by state pages list the largest funders for a given area and how to approach them.
These figures are read directly from IRS Form 990 / 990-PF e-file XML: this organization’s own return for FY2025 (financials across 2017–2025), and the filings of 1 funders that report grants to it. “On record” means captured in the filings we have parsed — a funder that does not e-file, or whose grant detail is not itemized, will not appear. Filings run roughly 12–24 months behind. Trends on this page end at FY2023, the last fiscal year that has finished arriving; later years are shown and marked, and move no figure. Data on this page was exported October 14, 2026. What this page cannot tell you · view filing