Workforce Training Incentives

As part of our comprehensive workforce housing program, we offer downpayment assistance to residents who complete their 2- or 4-year degrees. Scholarships only incentivize students to BEGIN their studies. Our program incentivizes students to FINISH their studies.

From the piece:

“Fewer than two-thirds of students complete college within six years, according to the National Center for Education Statistics – that includes nearly 40% of people who took out college loans between 2012 and 2017 didn’t finish after six years. And the default rate among those borrowers is three times as high as the rate for borrowers who did earn a diploma.”

Find a link to the news piece here

The Durability of Workforce Housing Investments

“Some multifamily types are more inflation-resistant than others. This is particularly true with workforce housing—one of the more overlooked and underappreciated segments of the multifamily market. Due to its strong fundamentals and lack of existing housing supply, workforce housing is a worthwhile consideration as an investment, especially during volatile economic times.”

Find a link to the news piece here

Let the Marketplace Work

Read this headline. Think about what it’s saying. It puts the words “affordable” (i.e., inexpensive and plentiful) in the same sentence with “lottery” (i.e., scarce).

Remember when 72-inch flat-screen TVs were a $10,000 luxury? Now we can select from scores of competing brands for a small fraction of that cost.

How did this happen? Was it the result of a lottery? Government regulation? Limits on new flat-screen TV production and ownership?

No. It was the result of competition.

Let the marketplace work. Deregulate the production of housing and let developers like me reach renters and buyers previously unreached.

From the piece:

“The affordable housing lottery has launched for 200 Montague Street, a 20-story residential building in Brooklyn Heights, Brooklyn. Designed by Beyer Blinder Belle and developed by Aurora Capital Partners, the structure yields 121 residences. Available on NYC Housing Connect are 38 units for residents at 80 to 130 percent of the area median income (AMI), ranging in eligible income from $54,960 to $215,1500.”

Gentrification vs Redevelopment (Revisited)

How is this any different than private investors purchasing dilapidated, unsafe homes and displacing the tenants (i.e., “gentrification”)?

In reality, ANY investment – private or public – which increases the stock of safe, decent housing should be embraced enthusiastically.

Let’s not settle for homeless encampments or squatters in boarded up housing. Discouraging investment to maintain the status quo does nothing to help these people.

The Perfect Storm

Rising construction & operating costs – along with rising interest rates – were partially offset by significant rent increases for market rate properties in 2022. Many of these deals were salvaged by increased market rents last year.

Not so for affordable multifamily.

Costs and interest rates rose for affordable multifamily, too. But rents – which are tied to household income – increased only modestly in 2022. Because of this, many of these restricted rent deals don’t pencil out.

From the piece:

“The 2023 housing market’s ‘headwinds’ are the same for all homebuilders — high construction costs compounded with high interest rates that have lowered borrowing amounts. But those challenges are especially sharp for affordable housing developers.”

A link to the news piece is found here.

Gentrification vs Redevelopment

This has always puzzled me. When private investment comes to a blighted neighborhood it’s labelled “gentrification” (which is bad, I am told). But when public investment comes, it’s labelled “redevelopment” (which is good, I am told).

Isn’t ANY investment in blighted neighborhoods good? Sure, the people being displaced need a safe/affordable place to live. But the blighted structures they lived in previously weren’t safe.

Isn’t the question we should be asking “What can we do to produce more affordable housing so people don’t have to live in slums?” Saying “Look at those heartless private investors, displacing poor families from blighted, unsafe housing?” seems to miss the point.

A link to the news story is found here.

Strength of Affordable & Workforce Housing Investments

“It’s critical for investors to understand that affordable housing is a strong and stable investment, one that’s resilient even when the economy isn’t. We have seen gains in the real estate market slowing, yet the affordable housing market remains strong.”

Link to article found here.

Modular Construction in Affordable & Workforce Housing

“Building homes off-site can help speed up the time it takes to complete homes in areas of the country that face extreme weather, Lawrence said, as the initial construction process takes place inside and away from the elements. It’s also more efficient in the sense that workers build the homes in an assembly line approach versus starting from scratch at each job site. Economies of scale not only reduce material costs, but they can also reduce waste generated during construction, Lawrence added. “

Link to article found here.