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PeerBasis
Compensation Comparability Determination

Mercy Gardens

Executive Director / CEO

EIN 330809069
CO · NTEE L80Z
FY ending 2024-12-31
June 9, 2026

This analysis benchmarks the total compensation of Doug Shoemaker, Executive Director / CEO ($22,009) against every comparable organization that fit the selection criteria — 89 in total — drawn systematically from IRS Form 990 filings, not a hand-picked subset.

Compensation sits at approximately the 26th percentile of comparable organizationswithin the typical range

Benchmarked executive: Doug Shoemaker — reported title “PRESIDENT”, a direct title match to the Executive Director / CEO role.

How comparable organizations were selected

89 organizations qualified on sector, size, and geography 89 within the band form the benchmarked peer set.

Distribution of comparable compensation

$812 total compensation of comparable organizations → $204,289 $22,009
$11,82910th
$21,93225th
$50,311Median
$80,72775th
$102,58490th
$22,009This org · 26th
p10$11,829
p25$21,932
p50$50,311
p75$80,727
p90$102,584
$22,009

Comparable organizations

Each figure is Form 990 Part VII columns D + F (reportable pay plus other compensation and benefits; column F may include amounts from related organizations), normalized to CO cost of living (BEA RPP, 2023) and to its filing year (CPI-U); the reported amount is on each linked 990.

OrganizationStateRevenueMatched titleComp
(reported)
Comp
(adjusted)
FY
New Hope Community Development Non Profit Housing MI$349,165 Executive Director $102,916 $114,055 2023
Supportive Housing Association NJ$349,686 Executive Di $64,930 $62,244 2023
Ridgeway Village Associates Inc OR$353,844 President $21,359 $21,297 2023
Milwaukee Community Land Trust Ltd WI$354,106 Executive Di $83,276 $90,700 2024
Partners In Opportunity Inc CA$355,752 President & Dir $50,000 $46,357 2023
Sunshine Home Share Colorado CO$342,641 Executive Di $79,497 $79,497 2024
Tamalpais Pacific CA$356,450 Executive Dir. $36,000 $33,376 2023
Petra Community Housing PA$335,521 Executive Di $56,643 $58,909 2024
Metzger Park Apartments Inc OR$334,989 Executive Dir. $149,051 $144,353 2024
Mission 24 Inc TX$366,197 Director $44,639 $46,568 2024
Pacific Housing Oahu Corporation - HI$371,369 Assistant Secretary / Auth $12,712 $12,219 2023
Mhc Chula Vista Non-profit Housing Inc AZ$371,790 Executive Director $17,621 $17,673 2024
Wisconsin Business Innovation WI$326,115 Fiscal Manager $44,333 $48,285 2024
Ccu Student Housing Foundation SC$326,037 Executive Director $21,825 $23,745 2024
The Southern California Housing CA$372,480 Executive Vp $13,750 $12,382 2024
Mercy Bond Properties Nebraska I CO$325,173 Vice President $34,402 $35,418 2023
Home Ownership Made Easy WI$325,162 Executive Di $75,922 $82,691 2024
Baytown Supportive Housing Inc MN$323,402 President/tr $65,715 $69,719 2023
Housing Assistance Corporation Of Jasper Alabama AL$322,117 Secretary Treasurer (Officer) $15,209 $17,135 2024
The Admiral At The Lake Foundation IL$322,028 Ceo $1,809 $1,909 2023
Southeastern North Carolina Community Development Corp NC$377,580 Secretary-treasurer $8,795 $9,477 2024
Gtbl Development Corp OH$379,083 Executive Director $19,934 $22,019 2024
Oasis Of Hope Community Development Corporation In FL$319,374 President $85,772 $84,032 2024
Sacramento Community Land Trust Inc CA$318,590 Executive Dir. $106,467 $95,877 2024
Guardian Angel Life Services Inc NE$315,505 President $9,153 $10,267 2024

Comp (reported) is the figure on each organization's Form 990 (columns D + F); Comp (adjusted) normalizes it to CO cost of living and 2024 dollars. Click any organization to verify the figure on ProPublica.

Methodology

Comparable organizations were drawn from electronically filed IRS Form 990 returns and matched on sector (NTEE code), budget (a size-adaptive revenue band that tightens as the organization grows), and geography (same-state first, broadening only when too few peers qualify); every organization within the band forms the peer set. To compare fairly across regions and years, peer compensation is normalized to CO cost of living (BEA Regional Price Parities, 2023) and to the subject's filing year (CPI-U). The figure benchmarked is Form 990 Part VII, Section A, columns D + F — reportable pay plus other compensation, benefits, and deferred amounts (column F may include amounts from related organizations) — with the chief executive matched by role. Related-organization amounts (column E) and institutional trustees are excluded. Full methodology: peerbasis.org/methodology.

Sample, role match & sensitivity

Sensitivity — the subject's percentile under alternative compensation definitions:

BasisSubject percentile
Total compensation (D + F), cost-of-living + inflation adjusted — the PeerBasis default26th
Total compensation (D + F), as reported (no adjustments)28th
Reportable pay only (column D), adjusted0th
All sources (D + E + F), adjusted87th

If the percentile moves materially across these definitions, the result is sensitive to methodology choices, and the board should weigh which basis best fits its facts.

Rebuttable presumption of reasonableness · 26 CFR 53.4958-6

Compensation paid by a tax-exempt organization is presumed reasonable — shifting the burden to the IRS — when three requirements are met. This report supplies the comparability data for the second. The board should record the following in its minutes concurrently with its decision:

Draft board minutes — executive compensation

  1. The compensation of the Executive Director / CEO (Doug Shoemaker) was approved in advance by [the Board / Compensation Committee], composed of members with no conflict of interest with respect to the arrangement.
  2. Prior to its determination, the authorized body obtained and relied upon appropriate comparability data, namely the PeerBasis Compensation Comparability Determination dated June 9, 2026, comparing compensation against 89 similarly situated organizations (Same NTEE sector (L80), nationwide + budget 0.67–1.5× revenue).
  3. The authorized body determined that total compensation of $22,009 is reasonable (approximately the 26th percentile of comparable organizations) and documented the basis for this determination concurrently, on [date], by a vote of [__ for / __ against].

Sources: IRS Form 990 e-file data (apps.irs.gov); IRS Business Master File (NTEE classification). Every figure traces to an original public filing — click any organization above to verify it on ProPublica. PeerBasis is a service of Prismind Analytics; its methodology is published, was commissioned for independent adversarial review, and discloses its own limitations. This report is comparability data to support a board's good-faith determination under IRC 4958; it is not legal or tax advice. Generated by PeerBasis on June 9, 2026.