Mutual Housing Association of South Central Connecticut
235 Grand Avenue
New Haven CT 06513
Contact Information
Address 235 Grand Avenue
New Haven, CT 06513-
Telephone (203) 562-4514 x
Fax 203-752-3210
E-mail yves@nwnh.net
Web and Social Media
Mission
To strengthen neighborhoods by developing quality, affordable homes and supporting community building initiatives.
At A Glance
Year of Incorporation 1993
Organization's type of tax exempt status Exempt-Other
Organization received a competitive grant from the community foundation in the past five years Yes
Leadership
CEO/Executive Director Seila Mosquera
Board Chair Jose Lopez
Board Chair Company Affiliation Corporate Member
Financial Summary
 
Projected Revenue $3,320,809.00
Projected Expenses $3,207,414.00
Statements
Mission To strengthen neighborhoods by developing quality, affordable homes and supporting community building initiatives.
Background
NeighborWorks New Horizons was established in 1992 as the Mutual Housing Association of South Central CT, with the mission of improving the critically short supply of housing available to low-to-moderate income households in the New Haven, New London, Hartford, and Fairfield Counties. 
 
Impact

In the past year, NeighborWorks New Horizons (NWNH) has made significant progress in key areas. Its main objective of providing affordable housing opportunities reaches towns and cities in New Haven, Fairfield, New London, and Hartford counties. Currently, NWNH operates 524 affordable housing units and is projecting to complete an additional 160 units in FY 2016 - exceeding its strategic goal of developing 650 affordable housing opportunities by FY 2017. Another significant impact in 2015, has been the expansion of its after-school and summer camp programming into the Fair Haven neighborhood of New Haven, CT.  Typically serving almost 30 youth in two distinct residential communities, NWNH now serves 36 youth in three communities and has gained an additional youth services partner for recreational and educational activities. This programming focuses on providing a safe, quiet place for NWNH resident youth to complete homework, assists to improve literacy skills and academic grades and fosters the development of leadership amongst youth through a variety of community building activities and events. NWNH also offers a HUD-approved, free of charge, 8-hour First-Time Homebuyer Seminar. This past year, of the 10 seminar participants that purchased their first home, five were NWNH residents, compared to two NWNH residents who purchased their first home last year. In 2016, NWNH is looking forward to even greater accomplishments in its community development efforts. Specifically, NWNH will be completing 160 additional units of affordable housing throughout CT, serving over 100 participants in our First-Time Homebuyer Seminar, provide free budget and credit coaching for at least 25 participants, and increasing staff to continue to provide quality housing and services to NWNH residents.

 
Needs
1. Resources to assist in capacity building and growth.
2. Resources to provide empowerment and support services to our residents.
3. Professional volunteers to contribute business expertise to our growing operations.
4. Volunteers to participate in youth summer and after school programs.
5. Resources to upgrade technology systems for maximum efficiency and service. 
 
 
CEO Statement

Twenty years ago Mutual Housing Association of South Central Connecticut, Inc. (dba NeighborWorks® New Horizons) was nothing more than a vision. An overwhelming need for affordable housing in the Greater New Haven area was identified in a regional study done by Neighborhood Reinvestment Corporation. A steering committee was soon formed which became the founding board of the organization. The initial approach was a grass roots effort to create affordable housing in Guilford, Hamden, New Haven and Milford.

Today, NWNH has developed more than 450 rental and homeownership homes and 20 retail spaces, in 10 cities and towns.  NWNH also provides First-Time Homebuyer and Ready to Rent classes. In addition, residents can increase their financial stability through financial literacy and budget coaching.    These services complement our “bricks and mortar” work for a holistic approach to community development and neighborhood revitalization. Hundreds of residents have been able to further their education, save money for a home or car, find better work opportunities, and spend more time with their families, all while knowing that they have a stable and safe place to live.    



Service Categories
Primary Organization Category Housing, Shelter / Low-Income & Subsidized Rental Housing
Areas Served
Ansonia
Branford
Guilford
Milford
New Haven
Hamden
Other
Other areas include Southington, Waterbury, Norwich, and Bridgeport.
Programs
Description These classes provide skills to prospective renters to help them become better tenants. NeighborWorks New Horizons teaches credit repair, budgeting, and how to find affordable housing. Applicants receive extra points on their application score for finishing the Ready-to-Rent classes.
Population Served Adults / Aging, Elderly, Senior Citizens /
Program is frequently assessed based on predetermined program goals Yes
Short Term SuccessHelpOrganizations describe near term achievement(s) or improvement(s) that will result from this program. This may represent immediate outcomes occurring as a result of the end of a session or service.
Help applicants learn how to be good renters as well as improve their financial literacy. This includes helping applicants improve their communication skills and learn how to budget for renting. Skills learned include correcting bad credit and knowing your rights and responsibilities. Additional skills are taught in how to deal with the barriers that exist.
 
Identify priorities in obtaining appropriate apartment and begin to address credit issues
 
 
Long Term SuccessHelpOrganizations describe the ultimate change(s) that will result from this program. This may be far into the future and represent an ideal state. The Ready to Rent Program helps applicants develop a strong credit score by practicing good financial management skills to obtain a stable and safe living environment.
Program Success Monitored ByHelpOrganizations describe the tools used to measure or track program impact. This course is offered to assist tenants become great renters.  A pre-exam is given where general knowledge of renters are tested, and following the course a post exam is given to calculate the amount of knowledge gained in the course. Attendance is also a factor in assessing success. 
Examples of Program SuccessHelpOrganization's site specific examples of changes in clients' behaviors or testimonies of client's changes to demonstrate program success. October 2013 saw all those who signed up for the class attended, and all passed the final exam with a grad of 70/100 or greater. 
Description Resident youth are given the opportunity to participate in NeighborWorks New Horizons sponsored activities throughout the year. NWNH currently has two youth curriculums, the After-School Program and Summer Program. Both courses focus on reading, financial literacy, and leadership skills for our resident youth in New Haven, CT. The programs center on 6-12 year olds and engage them in a variety of free educational and recreational activities throughout the year hosted by NWNH, volunteers, and professionals.    
Population Served Children and Youth (0 - 19 years) / Families /
Short Term SuccessHelpOrganizations describe near term achievement(s) or improvement(s) that will result from this program. This may represent immediate outcomes occurring as a result of the end of a session or service. Provide constructive activities to children in the summer months that helps to foster learning and expand their education. Instead of children remaining confined to their homes, the summer activities provided children with the opportunity to get outdoors and enjoy the natural wonders of New Haven. This included recycling education games, arts and crafts, weekly beach trips, cupcake baking and icing making "from scratch", evenings of "movies and a pizza", a bowling outing, and museum trips. Introducing children to new activities also provided children with insight into skills and abilities they did not know they had bolstering their self-esteem. 
Long Term SuccessHelpOrganizations describe the ultimate change(s) that will result from this program. This may be far into the future and represent an ideal state. Through the continuity of programs throughout the year children are provided with support and stability. Activities also provide a sense of community within our developments as it brings children and families together. 
Program Success Monitored ByHelpOrganizations describe the tools used to measure or track program impact. The success of this program is monitored by the number of youth served weekly, amount of leadership activities held, hours spent working on homework and literacy, and behavioral skills displayed by the youths. 
Examples of Program SuccessHelpOrganization's site specific examples of changes in clients' behaviors or testimonies of client's changes to demonstrate program success. Compared to last seasons after school program, more children have been attending this seasons after school program with more support from families at the resident neighborhoods. 
Description First Time Homebuyer Education teaches future homeowners all aspects of the home buying process; including mortgage pre-qualification, the importance of credit scoring, prospecting for a home, the sales contract, mortgage insurance, the closing, budgeting and sustaining the home physically and financially after the purchase. 
Population Served Adults / /
Short Term SuccessHelpOrganizations describe near term achievement(s) or improvement(s) that will result from this program. This may represent immediate outcomes occurring as a result of the end of a session or service. NeighborWorks New Horizons began this program in 2004 to meet the needs of residents who had achieved economic independence. 
Long Term SuccessHelpOrganizations describe the ultimate change(s) that will result from this program. This may be far into the future and represent an ideal state. Long Term success would be the ultimate goal of purchasing a home. The course is meant to provide assistance and general knowledge of the required steps in purchasing a home, and providing feedback on decisions to make in the home buying process.
Program Success Monitored ByHelpOrganizations describe the tools used to measure or track program impact. The amount of individuals that participate in the course, and how many of these participants actually end up purchasing a home. 
Examples of Program SuccessHelpOrganization's site specific examples of changes in clients' behaviors or testimonies of client's changes to demonstrate program success. Because the process of purchasing a home can be time consuming, the program success is rather slow to monitor. However, one of our participants a Mr. Clarke has spent the last two-three years with us, and has finally found and made a payment for a home. He will be closing this November!
Program Comments
CEO Comments

Looking ahead, the need for affordable housing is ever increasing as supply struggles to meet demand.  According to the 2014 report from the National Low Income Housing Coalition, the hourly rate needed in Connecticut to afford a typical 2-bedroom apartment is $23.02 without spending more than 30% of household income. Unfortunately, the majority of applicants in need of quality housing earn between 30% to 50% of the AMI or $25,470 to $42,450 annually (for a family of four).   

 

To be able to continue providing much needed services, NWNH is strategically expanding to New London and Fairfield counties. At the same time, we are strengthening and increasing our resident services and programs. But we cannot meet our goals alone; crucial partnerships for necessary resources and support are needed.  We believe that the same hard work and vision for strong, vibrant, and healthy communities which drove those twenty years ago is the same commitment we pledge today for the future success of families in Connecticut.

CEO/Executive Director
Seila Mosquera
Term Start Jan 1997
Email seila@nwnh.net
Experience Professional Experience Executive Director, NeighborWorks New Horizons - New Haven, CT (5/03 – Present)

Provide direction and oversight of the business and affairs of a multi-faceted non-profit development corporation. Supervise 23 employees, manage $4M operational budget, $45M in assets and more than $20M in predevelopment and construction activities. Create a collegial and results-oriented internal environment, build external relationships while advancing the vision and mission of the organization. Responsible for all NWNH’s financial, administrative and programmatic activities.

Deputy Director, Mutual Housing Association of South Central CT (MHASCCT) - New Haven, CT (6/00-5/03) - Responsible for all aspects of day-to-day administration of real estate development and property management activities. Worked with the Real Estate Development Committee to identify new developments and worked with a variety of financing sources to develop affordable housing.                                                                                                                          

Real Estate Development Director, MHASCCT - New Haven, CT (12/99-5/00) - Responsible for all aspects of real estate development and property management. Secured funding from DECD, FHLBB, CDBG, LIHT, banks.   Restored credibility & accountability with funders, residents, Board, partners. Managed current projects, Board, Committees, staff, properties, and identified new projects.

Director of Operations, MHASCCT - New Haven, CT (11/98-12/99) - Responsible for all aspects of day-to-day administration of affordable housing and community development programs including but not limited to compliance, funding application, hiring professionals, negotiation with syndicators and contractors. Supervised resident coordinators and communities’ activities in Guilford and New Haven.

Director of Resident & Organizational Develop., MHASCCT - New Haven, CT (6/97-11/98) -Developed and administered resident selection and governance policies. Managed resident councils and regional committees.   Coordinated regional grass roots organizing to promote affordable housing. Developed all marketing materials.

Education: Fellow at Harvard’s Kennedy School of Government, 9/06-2/08; M.S., Urban Studies, Southern Connecticut State University, 1996; B.S., Business Administration, Charter Oak College, 1994 
Staff
Number of Full Time Staff 36
Number of Part Time Staff 3
Number of Volunteers 10
Number of Contract Staff 1
Staff Retention Rate 77%
Staff Demographics - Ethnicity
African American/Black 10
Asian American/Pacific Islander 0
Caucasian 9
Hispanic/Latino 18
Native American/American Indian 0
Other 2 Mixed Race
Staff Demographics - Gender
Male 14
Female 25
Unspecified 0
Senior Staff
Title CFO
Experience/Biography

Professional Experience

Mutual Housing Association of South Central CT, Inc., New Haven, Connecticut 2002 – present

Chief Financial Officer

Oversee all aspects of the financial operations of a Neighbor Works organization.

·         Supervise, train and develop professional accounting / administrative staff.

·         Streamlined the accounting systems and improved processes through software conversion and elimination of repetitive duties and overlapping financial operations.

Designed reporting forms and ad-hoc management financial reports in compliance with outside agencies and committee requirements.

 

Catholic Family Services, Inc., New Haven, Connecticut 1994 – 2001

Regional Financial Manager


Manage Regional Business Office, seven district offices and two satellite offices.

·         Created and organized Regional Business Office by consolidating separate district functions and converting computer systems. First year savings totaled $500,000, a 30% cost reduction in administrative costs.


Beers, Hamerman PC, New Haven, Connecticut 1993-1994

Senior Accountant


Kayat Engineering Corp., Wallingford, Connecticut 1991 – 1993

Accounting Manager/Personnel Administrator

·         Supervised accounting department, billing and collection, payroll, employee benefits, tax returns, commissions and account reconciliations for large food processing equipment manufacturer. Prepared and evaluated monthly general ledger adjustments and financial statements.

·         Set up accounting department with cost centers and departmentalized general ledger accounts, formatted computerized financial statements, completed a yearly budget, charted historical sales information, and analyzed product lines for profitability.

·         Coordinated company’s move to Florida, relocating families, factory and inventory. Tracked costs of new land and building and employee moving expenses.


Edward H. Pikaart, Jr. CPA/CMA 1989-1991

Manager

·         Supervised a client base, which included small and large companies in a variety of industries. Budgeting, forecasting, cash flows and preparation of financial statements.


Seaview Development Corporation 1986-1989

Corporate Tax Accountant

·         Consolidated fourteen subsidiary companies.

·         Prepared Federal and State income tax returns.

·         Responsible for job cost accounting, property management and financial planning for the company president.


Kenneth Matloff P.C. CPA 1979-1986

Senior Accountant



Bachelor of Science, Accounting, Quinnipiac College, Hamden, Connecticut 1975

Professional Development

Continuing education to maintain CPA license

Certified Public Accounting, Board Certified 1979

Member, Connecticut State Society of Certified Public Accountants


Title Director of Real Estate Development
Title Director of Operations & Programs
Title Director of Property Management
Formal Evaluations
CEO Formal Evaluation Yes
CEO/Executive Formal Evaluation Frequency Annually
Senior Management Formal Evaluation Yes
Senior Management Formal Evaluation Frequency Annually
Non Management Formal Evaluation Yes
Non Management Formal Evaluation Frequency Annually
Collaborations
Existing MOUs with the following agencies: New Haven Home Recovery; New Opportunities, The Connection, Beth-El Center, Leeway, Reliance House. NWNH is a member of the City-Wide Youth Coalition; member of the CBIA and the CT Housing Coalition. Currently collaborates with  the Harold Webster Smith Foundation, Chase Bank, People's Bank, Citizens Bank, LEAP, Youth at Work, New Haven Board of Ed, Farnam Neighborhood House, Yale Moms Partnership, Coordinated Access Network, and CT Works.
Board Chair
Jose Lopez
Company Affiliation Corporate Member
Term Jan 2016 to Dec 2018
Board of Directors
NameAffiliation
Paul Begemann
Jace D'Amico
Steven Diaz
Michael Hawes
Gloribell Lopez
Steve Mednick
Thach Pham
Michelle Lee Rodriguez
Tanya Segel
Board Demographics - Ethnicity
African American/Black 0
Asian American/Pacific Islander 1
Caucasian 6
Hispanic/Latino 2
Native American/American Indian 0
Other 1 0
Board Demographics - Gender
Male 8
Female 2
Unspecified 0
Board Co-Chair
Term Jan 2016 to Dec 2018
Standing Committees
Board Governance
Finance
Housing and Community Development
Executive
 
 
Financials
Fiscal Year Start Jan 01 2016
Fiscal Year End Dec 31 2016
Projected Revenue $3,320,809.00
Projected Expenses $3,207,414.00
Credit Line Yes
Reserve Fund Yes
Detailed Financials
Prior Three Years Revenue Sources ChartHelpThe financial analysis involves a comparison of the IRS Form 990 and the audit report (when available) and revenue sources may not sum to total based on reconciliation differences. Revenue from foundations and corporations may include individual contributions when not itemized separately.
Fiscal Year201420132012
Foundation and
Corporation Contributions
$333,205$383,059$307,150
Government Contributions$2,908,106$4,004,861$1,060,497
Federal--$245,354--
State$2,113,027$2,021,959--
Local$84,804$472,800--
Unspecified$710,275$1,264,748$1,060,497
Individual Contributions------
------
$2,314,192$2,891,952$1,874,642
Investment Income, Net of Losses($2,118,581)$121,758$46,890
Membership Dues------
Special Events----$4,032
Revenue In-Kind------
Other$311,922$314,872$85,258
Prior Three Years Expense Allocations Chart
Fiscal Year201420132012
Program Expense$4,063,212$3,239,234$2,635,987
Administration Expense$305,617$288,735$331,194
Fundraising Expense$117,085$124,202$112,274
Payments to Affiliates------
Total Revenue/Total Expenses0.842.111.10
Program Expense/Total Expenses91%89%86%
Fundraising Expense/Contributed Revenue4%3%8%
Prior Three Years Assets and Liabilities Chart
Fiscal Year201420132012
Total Assets$41,369,760$33,842,477$30,441,349
Current Assets$10,781,931$7,372,358$6,635,689
Long-Term Liabilities$21,537,285$15,014,327$16,133,798
Current Liabilities$4,655,183$1,943,692$1,487,424
Total Net Assets$15,177,292$16,884,458$12,820,127
Prior Three Years Top Three Funding Sources
Fiscal Year201420132012
Top Funding Source & Dollar AmountCT Debt of Housing $1,372,128Dept. of Economic & Community Dev. $2,021,959Neighborworks America $258,125
Second Highest Funding Source & Dollar AmountDebt. of Economic & Community Dev. $740,899Northeast Utilities/CL&P $500,000US Dept. of Housing & Urban Dev. $217,147
Third Highest Funding Source & Dollar AmountNeighborworks America $191,743City of New Haven $472,800Dept. of Economic & Community Dev. $100,000
Solvency
Short Term Solvency
Fiscal Year201420132012
Current Ratio: Current Assets/Current Liabilities2.323.794.46
Long Term Solvency
Fiscal Year201420132012
Long-Term Liabilities/Total Assets52%44%53%
Capitial Campaign
Currently in a Capital Campaign? No
Comments
CEO Comments Most of our expenses come from membership fees, consultations, and operations. We gain much from grants provided by state and federal agencies, and rental properties we manage. 
Foundation Staff Comments
NeighborWorks New Horizons – Mutual Housing changed their fiscal year beginning in 2009 to a calendar year.  2008 Financial data represents the time frame from October 1, 2007 through September 30, 2008. The financial data for the period covering October 2008-December 2008 appears in the 2008 Audit and is not reflected in the previous three years financial data or the 990s.
 

This profile, including the financial summaries prepared and submitted by the organization based on its own independent and/or internal audit processes and regulatory submissions, has been read by the Foundation. Financial information is inputted by Foundation staff directly from the organization’s IRS Form 990, audited financial statements or other financial documents approved by the nonprofit’s board. The Foundation has not audited the organization’s financial statements or tax filings, and makes no representations or warranties thereon. The Community Foundation is continuing to receive information submitted by the organization and may periodically update the organization’s profile to reflect the most current financial and other information available. The organization has completed the fields required by The Community Foundation and updated their profile in the last year. To see if the organization has received a competitive grant from The Community Foundation in the last five years, please go to the General Information Tab of the profile.

Address 235 Grand Avenue
New Haven, CT 06513
Primary Phone 203 562-4514
Contact Email yves@nwnh.net
CEO/Executive Director Seila Mosquera
Board Chair Jose Lopez
Board Chair Company Affiliation Corporate Member

 

Related Information

Meet Basic Needs

A strong community not only meets its members’ basic needs but also works to create long-term solutions to their problems. Provide people with affordable housing, enough to eat and access to affordable health care and you enable them to envision a better future for themselves.