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      <TotalRevenue>
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        <ExclusionAmount>104346</ExclusionAmount>
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      <OtherSalariesAndWages>
        <Total>356586</Total>
        <ProgramServices>295103</ProgramServices>
        <ManagementAndGeneral>61483</ManagementAndGeneral>
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      <OtherEmployeeBenefits>
        <Total>38306</Total>
        <ProgramServices>31680</ProgramServices>
        <ManagementAndGeneral>6626</ManagementAndGeneral>
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      <PayrollTaxes>
        <Total>26725</Total>
        <ProgramServices>22771</ProgramServices>
        <ManagementAndGeneral>3954</ManagementAndGeneral>
      </PayrollTaxes>
      <FeesForServicesLegal>
        <Total>3000</Total>
        <ProgramServices>3000</ProgramServices>
      </FeesForServicesLegal>
      <FeesForServicesAccounting>
        <Total>46185</Total>
        <ProgramServices>9237</ProgramServices>
        <ManagementAndGeneral>36948</ManagementAndGeneral>
      </FeesForServicesAccounting>
      <Advertising>
        <Total>1687</Total>
        <ProgramServices>447</ProgramServices>
        <ManagementAndGeneral>1240</ManagementAndGeneral>
      </Advertising>
      <OfficeExpenses>
        <Total>24469</Total>
        <ProgramServices>13246</ProgramServices>
        <ManagementAndGeneral>11223</ManagementAndGeneral>
      </OfficeExpenses>
      <InformationTechnology>
        <Total>16525</Total>
        <ProgramServices>8733</ProgramServices>
        <ManagementAndGeneral>7792</ManagementAndGeneral>
      </InformationTechnology>
      <Occupancy>
        <Total>6246</Total>
        <ManagementAndGeneral>6246</ManagementAndGeneral>
      </Occupancy>
      <Travel>
        <Total>1128</Total>
        <ProgramServices>1095</ProgramServices>
        <ManagementAndGeneral>33</ManagementAndGeneral>
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      <ConferencesMeetings>
        <Total>2025</Total>
        <ProgramServices>799</ProgramServices>
        <ManagementAndGeneral>1226</ManagementAndGeneral>
      </ConferencesMeetings>
      <Interest>
        <Total>70603</Total>
        <ProgramServices>63853</ProgramServices>
        <ManagementAndGeneral>6750</ManagementAndGeneral>
      </Interest>
      <DepreciationDepletion>
        <Total>26326</Total>
        <ManagementAndGeneral>26326</ManagementAndGeneral>
      </DepreciationDepletion>
      <Insurance>
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        <ProgramServices>380</ProgramServices>
        <ManagementAndGeneral>7362</ManagementAndGeneral>
      </Insurance>
      <OtherExpenses>
        <Description>GRANT EXPENSE</Description>
        <Total>99014</Total>
        <ProgramServices>99014</ProgramServices>
      </OtherExpenses>
      <OtherExpenses>
        <Description>CONSULTANTS</Description>
        <Total>43633</Total>
        <ProgramServices>40325</ProgramServices>
        <ManagementAndGeneral>3308</ManagementAndGeneral>
      </OtherExpenses>
      <OtherExpenses>
        <Description>MISCELLANEOUS</Description>
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        <ProgramServices>15776</ProgramServices>
        <ManagementAndGeneral>6674</ManagementAndGeneral>
      </OtherExpenses>
      <OtherExpenses>
        <Description>UNCOLLECTIBLE GRANT EXP</Description>
        <Total>19472</Total>
        <ManagementAndGeneral>19472</ManagementAndGeneral>
      </OtherExpenses>
      <OtherExpenses>
        <Description>EQUIPMENT LEASE</Description>
        <Total>13223</Total>
        <ManagementAndGeneral>13223</ManagementAndGeneral>
      </OtherExpenses>
      <AllOtherExpenses>
        <Total>24381</Total>
        <ProgramServices>3393</ProgramServices>
        <ManagementAndGeneral>20988</ManagementAndGeneral>
      </AllOtherExpenses>
      <TotalFunctionalExpenses>
        <Total>849726</Total>
        <ProgramServices>608852</ProgramServices>
        <ManagementAndGeneral>240874</ManagementAndGeneral>
        <Fundraising>0</Fundraising>
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      <CashNonInterestBearing>
        <BOY>71106</BOY>
        <EOY>135665</EOY>
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      <SavingsAndTempCashInvestments>
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        <EOY>1283293</EOY>
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        <EOY>202933</EOY>
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      <OtherNotesLoansReceivableNet>
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        <EOY>2858211</EOY>
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        <EOY>6288</EOY>
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      <LandBuildingsEquipmentBasis>3461378</LandBuildingsEquipmentBasis>
      <LandBldgEquipmentAccumDeprec>128265</LandBldgEquipmentAccumDeprec>
      <LandBuildingsEquipmentBasisNet>
        <BOY>2751467</BOY>
        <EOY>3333113</EOY>
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      <InvestmentsOtherSecurities>
        <BOY>163000</BOY>
        <EOY>163000</EOY>
      </InvestmentsOtherSecurities>
      <OtherAssetsTotal>
        <BOY>9373036</BOY>
        <EOY>10515870</EOY>
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      <TotalAssets>
        <BOY>16713015</BOY>
        <EOY>18498373</EOY>
      </TotalAssets>
      <AccountsPayableAccruedExpenses>
        <BOY>64126</BOY>
        <EOY>221963</EOY>
      </AccountsPayableAccruedExpenses>
      <MortNotesPyblSecuredInvestProp>
        <BOY>1325900</BOY>
        <EOY>1325900</EOY>
      </MortNotesPyblSecuredInvestProp>
      <OtherLiabilities>
        <BOY>3235132</BOY>
        <EOY>3866516</EOY>
      </OtherLiabilities>
      <TotalLiabilities>
        <BOY>4625158</BOY>
        <EOY>5414379</EOY>
      </TotalLiabilities>
      <FollowSFAS117>X</FollowSFAS117>
      <UnrestrictedNetAssets>
        <BOY>686641</BOY>
        <EOY>543322</EOY>
      </UnrestrictedNetAssets>
      <TemporarilyRestrictedNetAssets>
        <BOY>11401216</BOY>
        <EOY>12540672</EOY>
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      <TotalNetAssetsFundBalances>
        <BOY>12087857</BOY>
        <EOY>13083994</EOY>
      </TotalNetAssetsFundBalances>
      <TotalLiabNetAssetsFundBalances>
        <BOY>16713015</BOY>
        <EOY>18498373</EOY>
      </TotalLiabNetAssetsFundBalances>
      <MethodOfAccountingAccrual>X</MethodOfAccountingAccrual>
      <AccountantCompileOrReview>0</AccountantCompileOrReview>
      <FSAudited>1</FSAudited>
      <AuditCommittee>0</AuditCommittee>
      <FinancialStatementConsolidated>X</FinancialStatementConsolidated>
      <FederalGrantAuditRequired>0</FederalGrantAuditRequired>
    </IRS990>
    <IRS990ScheduleA documentId="RetDoc1039100001">
      <PubliclySupportedOrg170b1Avi>X</PubliclySupportedOrg170b1Avi>
      <GiftsGrantsContribReceived170>
        <CurrentTaxYearMinus4Years>714346</CurrentTaxYearMinus4Years>
        <CurrentTaxYearMinus3Years>279316</CurrentTaxYearMinus3Years>
        <CurrentTaxYearMinus2Years>391041</CurrentTaxYearMinus2Years>
        <CurrentTaxYearMinus1Year>406412</CurrentTaxYearMinus1Year>
        <CurrentTaxYear>577035</CurrentTaxYear>
        <Total>2368150</Total>
      </GiftsGrantsContribReceived170>
      <Total170>
        <CurrentTaxYearMinus4Years>714346</CurrentTaxYearMinus4Years>
        <CurrentTaxYearMinus3Years>279316</CurrentTaxYearMinus3Years>
        <CurrentTaxYearMinus2Years>391041</CurrentTaxYearMinus2Years>
        <CurrentTaxYearMinus1Year>406412</CurrentTaxYearMinus1Year>
        <CurrentTaxYear>577035</CurrentTaxYear>
        <Total>2368150</Total>
      </Total170>
      <PublicSupportTotal170>2368150</PublicSupportTotal170>
      <GrossInvestmentIncome170>
        <CurrentTaxYearMinus4Years>37026</CurrentTaxYearMinus4Years>
        <CurrentTaxYearMinus3Years>57258</CurrentTaxYearMinus3Years>
        <CurrentTaxYearMinus2Years>41868</CurrentTaxYearMinus2Years>
        <CurrentTaxYearMinus1Year>1026</CurrentTaxYearMinus1Year>
        <Total>137178</Total>
      </GrossInvestmentIncome170>
      <OtherIncome170>
        <CurrentTaxYearMinus4Years>797188</CurrentTaxYearMinus4Years>
        <CurrentTaxYearMinus3Years>860799</CurrentTaxYearMinus3Years>
        <CurrentTaxYearMinus2Years>949940</CurrentTaxYearMinus2Years>
        <CurrentTaxYearMinus1Year>886340</CurrentTaxYearMinus1Year>
        <CurrentTaxYear>1150010</CurrentTaxYear>
        <Total>4644277</Total>
      </OtherIncome170>
      <TotalSupport>7149605</TotalSupport>
      <GrossReceiptsFromAdmissionsEtc>1612398</GrossReceiptsFromAdmissionsEtc>
      <PublicSupportPertcentage170>0.33120</PublicSupportPertcentage170>
      <PublicSupportPertcentPriorYear>0.38930</PublicSupportPertcentPriorYear>
      <ThirtyThreePercntTestsPY170>X</ThirtyThreePercntTestsPY170>
    </IRS990ScheduleA>
    <IRS990ScheduleB documentId="RetDoc1234500001">
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        <ContributorNumber>RESTRICTED</ContributorNumber>
        <ContributorNameBusiness>
          <BusinessNameLine1>RESTRICTED</BusinessNameLine1>
        </ContributorNameBusiness>
        <ContributorAddressUS>
          <AddressLine1>RESTRICTED</AddressLine1>
          <AddressLine2>RESTRICTED</AddressLine2>
          <City>RESTRICTED</City>
          <State>RESTRICTED</State>
          <ZIPCode>RESTRICTED</ZIPCode>
        </ContributorAddressUS>
        <AggregateContributions>RESTRICTED</AggregateContributions>
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    </IRS990ScheduleB>
    <IRS990ScheduleD documentId="RetDoc1040000001">
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        <Depreciation>85234</Depreciation>
        <BookValue>3325016</BookValue>
      </Buildings>
      <OtherLandBuildings>
        <OtherCostOrOtherBasis>51128</OtherCostOrOtherBasis>
        <Depreciation>43031</Depreciation>
        <BookValue>8097</BookValue>
      </OtherLandBuildings>
      <TotalOfBookValueLandBuildings>3333113</TotalOfBookValueLandBuildings>
      <OtherAssets>
        <Description>ACCRUED INTEREST RECEIVABLE</Description>
        <BookValue>10436931</BookValue>
      </OtherAssets>
      <OtherAssets>
        <Description>DUE FROM AFFILIATE</Description>
        <BookValue>78939</BookValue>
      </OtherAssets>
      <TotalBookValueOtherAssets>10515870</TotalBookValueOtherAssets>
      <OtherLiabilities>
        <Description>SECURITY DEPOSIT</Description>
        <Amount>2010</Amount>
      </OtherLiabilities>
      <OtherLiabilities>
        <Description>ACCRUED INTEREST PAYABLE - NHT</Description>
        <Amount>1098097</Amount>
      </OtherLiabilities>
      <OtherLiabilities>
        <Description>LINE OF CREDIT - BOA</Description>
        <Amount>25000</Amount>
      </OtherLiabilities>
      <OtherLiabilities>
        <Description>NOTE PAYABLE - LISC</Description>
        <Amount>25000</Amount>
      </OtherLiabilities>
      <OtherLiabilities>
        <Description>liNE OF CREDIT - MHP</Description>
        <Amount>300000</Amount>
      </OtherLiabilities>
      <OtherLiabilities>
        <Description>6 FORT STREET PREDEVELOPMENT LOANS</Description>
        <Amount>2416409</Amount>
      </OtherLiabilities>
      <TotalOfAmounts>3866516</TotalOfAmounts>
      <TotalRevenue>1845863</TotalRevenue>
      <TotalExpenses>849726</TotalExpenses>
      <ExcessOrDeficitForYear>996137</ExcessOrDeficitForYear>
      <TotalAdjustments>0</TotalAdjustments>
      <ExcessOrDeficitPerFS>996137</ExcessOrDeficitPerFS>
      <TotRevenueEtcAuditedFinclStmt>1845863</TotRevenueEtcAuditedFinclStmt>
      <RevenueNotRptdF990>0</RevenueNotRptdF990>
      <RevenueSubtotal>1845863</RevenueSubtotal>
      <RevenueNotRptdOnFinStmt>0</RevenueNotRptdOnFinStmt>
      <TotalRevenuePerForm990>1845863</TotalRevenuePerForm990>
      <TotExpensesEtcAuditedFinclStmt>849726</TotExpensesEtcAuditedFinclStmt>
      <ExpensesNotRptdF990>0</ExpensesNotRptdF990>
      <ExpensesSubtotal>849726</ExpensesSubtotal>
      <ExpensesNotRptdOnFinStmt>0</ExpensesNotRptdOnFinStmt>
      <TotalExpensesPerForm990>849726</TotalExpensesPerForm990>
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    <IRS990ScheduleO documentId="RetDoc1044400001">
      <GeneralExplanation>
        <Identifier>Form 990, Part VI, Section B, line 11</Identifier>
        <Explanation>FORM 990 WAS REVIEWED AND DISCUSSED ALONG WITH THE AUDITED FINANCIAL STATEMENTS BY THE BOARD OF TRUSTEES.</Explanation>
      </GeneralExplanation>
      <GeneralExplanation>
        <Identifier>Form 990, Part VI, Section B, line 12</Identifier>
        <Explanation>ANY CONFLICTS OF INTEREST ARE TO BE DISCLOSED IN WRITING.</Explanation>
      </GeneralExplanation>
      <GeneralExplanation>
        <Identifier>Form 990, Part VI, Section B, line 15</Identifier>
        <Explanation>REVIEW AND APPROVAL BY THE BOARD OF TRUSTEES.</Explanation>
      </GeneralExplanation>
      <GeneralExplanation>
        <Identifier>Form 990, Part VI, Section C, line 19</Identifier>
        <Explanation>PROVIDED UPON REQUEST.</Explanation>
      </GeneralExplanation>
    </IRS990ScheduleO>
    <IRS990ScheduleR documentId="RetDoc1043400001">
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        <NameOfDisregardedEntity>
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        <AddressUS>
          <AddressLine1>38 OAK STREET</AddressLine1>
          <City>bOSTON</City>
          <State>MA</State>
          <ZIPCode>02111</ZIPCode>
        </AddressUS>
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        <PrimaryActivities>SOLE MEMBER OF 6 FORT STREET LLC</PrimaryActivities>
        <LegalDomicileState>MA</LegalDomicileState>
        <TotalIncome>0</TotalIncome>
        <EOYAssets>22135</EOYAssets>
        <DirectControllingEntityNA>N/A</DirectControllingEntityNA>
      </Form990ScheduleRPartI>
      <Form990ScheduleRPartIV>
        <NameOfRelatedOrg>
          <BusinessNameLine1>OAK TERRACE CORPORATION</BusinessNameLine1>
        </NameOfRelatedOrg>
        <AddressUS>
          <AddressLine1>38 OAK STREET</AddressLine1>
          <City>BOSTON</City>
          <State>MA</State>
          <ZIPCode>02111</ZIPCode>
        </AddressUS>
        <EIN>043137171</EIN>
        <PrimaryActivity>GP OF OAK TERRACE CORP.</PrimaryActivity>
        <LegalDomicileState>MA</LegalDomicileState>
        <DirectControllingEntityNA>N/A</DirectControllingEntityNA>
        <TypeOfEntity>C</TypeOfEntity>
        <ShareOfTotalIncome>-16057</ShareOfTotalIncome>
        <ShareOfEOYAssets>-34934</ShareOfEOYAssets>
        <PercentageOwnership>1.00000</PercentageOwnership>
      </Form990ScheduleRPartIV>
      <ReceiptOfIntAnnRentsRoyalties>0</ReceiptOfIntAnnRentsRoyalties>
      <GiftGrantOrCapContrToOtherOrg>0</GiftGrantOrCapContrToOtherOrg>
      <GiftGrantOrCapContrFrOtherOrg>0</GiftGrantOrCapContrFrOtherOrg>
      <LoansOrGuaranteesToOtherOrg>0</LoansOrGuaranteesToOtherOrg>
      <LoansOrGuaranteesFromOtherOrg>0</LoansOrGuaranteesFromOtherOrg>
      <SaleOfAssetsToOtherOrg>0</SaleOfAssetsToOtherOrg>
      <PurchaseOfAssetsFromOtherOrg>0</PurchaseOfAssetsFromOtherOrg>
      <ExchangeOfAssets>0</ExchangeOfAssets>
      <RentalOfFacilitiesToOtherOrgs>0</RentalOfFacilitiesToOtherOrgs>
      <RentalOfFacilitiesFrOtherOrgs>0</RentalOfFacilitiesFrOtherOrgs>
      <PerformOfServicesForOtherOrgs>0</PerformOfServicesForOtherOrgs>
      <PerformOfServicesByOtherOrgs>0</PerformOfServicesByOtherOrgs>
      <SharingOfFacilities>0</SharingOfFacilities>
      <SharingOfPaidEmployees>0</SharingOfPaidEmployees>
      <ReimbursementPaidToOtherOrg>0</ReimbursementPaidToOtherOrg>
      <ReimbursementPaidByOtherOrg>0</ReimbursementPaidByOtherOrg>
      <OtherTransferToOtherOrg>1</OtherTransferToOtherOrg>
      <OtherTransferFromOtherOrg>1</OtherTransferFromOtherOrg>
      <TransactionsRelatedOrgsTable>
        <NameOfOtherOrganization>
          <BusinessNameLine1>ACDC pays property development invoices on behalf of Fort St LLC</BusinessNameLine1>
        </NameOfOtherOrganization>
        <TransactionType>Q</TransactionType>
        <AmountInvolved>385456</AmountInvolved>
      </TransactionsRelatedOrgsTable>
      <TransactionsRelatedOrgsTable>
        <NameOfOtherOrganization>
          <BusinessNameLine1>ACDC receives funds on predevelopment loans on behalf of Fort St LLC</BusinessNameLine1>
        </NameOfOtherOrganization>
        <TransactionType>R</TransactionType>
        <AmountInvolved>349781</AmountInvolved>
      </TransactionsRelatedOrgsTable>
      <TransactionsRelatedOrgsTable>
        <NameOfOtherOrganization>
          <BusinessNameLine1>ACDC pays OTC's taxes &amp; filing fees</BusinessNameLine1>
        </NameOfOtherOrganization>
        <TransactionType>Q</TransactionType>
        <AmountInvolved>565</AmountInvolved>
      </TransactionsRelatedOrgsTable>
    </IRS990ScheduleR>
  </ReturnData>
</Return>