Washington, D.C. Winter 2019: Affordable Housing Preservation Fund | Equitable Development Initiative | Entrepreneurs of Color | Meet Our Team

This year, we have deepened our commitment to our D.C. communities to support their efforts to build power and achieve equity and prosperity. As we end this year and look to create even greater impact in the coming year, our efforts remain focused on improving housing, community development, and entrepreneurship for District and area residents so that everyone, no matter where they live, can succeed.

Working with District Residents to Preserve Affordable Housing

In the face of dwindling affordable housing options, working with community members across Washington, D.C. to preserve affordable housing is augmenting the power of our neighbors while expanding opportunities for building wealth. As a D.C. Affordable Housing Preservation Fund (AHPF) manager for the mayor, we have helped District residents maintain the housing that they have often lived in for years.

A unique aspect of the Fund is its use of the Tenant Opportunity to Purchase Act (TOPA). The Act gives residents of for-sale, multifamily, residential properties the right of first refusal to buy their properties, allowing them to work with mission-driven developers to purchase their buildings. This helps keep rents affordable and prevents residents from being displaced in the face of rapid gentrification in mixed-income neighborhoods.

A great example of this is 1101 Euclid. The building was originally constructed in the 1900s; over the past several years, the neighborhood has experienced a rapid loss of affordable housing, and the building has fallen into disrepair. Through our AHPF, Capital Impact provided a $3.2 million loan, helping the tenants work with black-owned developer Banneker Ventures to acquire their building and make critical repairs while maintaining affordability for up to 78 residents.

Another is a building on Champlain St. in Adams Morgan in Ward 1, which has provided extremely low-rent housing to individuals and families for years. The neighborhood has experienced considerable gentrification and increased home prices, putting this vital resource at risk. When the building came up for sale, Capital Impact provided a $6.5 million loan and worked with MED Developers to acquire the building so that tenants who want to remain in their homes and community can do so. Without that affordability, these community members would not be able to afford to stay. The loan will allow the developer to make critical repairs to the building while maintaining deep affordability of the building rents.

Located in Congress Heights, Worthington Woods is preserving 394 units of affordable housing for more than 900 renters. It is also near shops, groceries, and three bus lines. The Worthington Woods Tenant Association assigned their TOPA rights to the Montgomery Housing Partnership (MHP) in exchange for a commitment to preserve the property as affordable, make improvements, and avoid tenant displacement. Capital Impact provided MHP with a $6.1 million loan as part of a $40 million New Markets Tax Credit transaction to purchase the property.

► Learn More about Our Affordable Housing Financing in D.C.

Expanding Opportunity for Real Estate Developers of Color in the Washington Metro Area

Exciting news! We recently launched the first cohort of our Equitable Development Initiative (EDI) in the Washington Metropolitan area. Modeled after our successful program launched in Detroit in 2017, EDI helps local minority real estate developerswho represent the region’s diversitytake a leadership role in shaping the development landscape within the local context. As with EDI-Detroit, we recognized that developers of color in the D.C. area have fewer opportunities to participate in the region’s booming real estate market. Through the two-year program, 35 participants will receive broad-based training, including project budgeting, real estate finance, project and contractor management, legal services, and community engagement.

► Find Out More about Our Mentorship Program

► Meet Some of Our EDI-Detroit Participants

A New Fund for Entrepreneurs of Color in the DMV

Alongside supporting real estate developers of color, we joined JPMorgan Chase to announce the expansion of the Entrepreneurs of Color Fund (EOCF) in the Washington, D.C. area. The Fund will support local minority entrepreneurs from northern Virginia to Baltimore to drive minority business growth through access to capital and technical assistance. With Capital Impact working as fund manager, the Latino Economic Development Center (LEDC), the Washington Area Community Investment Fund (Wacif), and the Harbor Bank of Maryland will provide low-cost capital with business advisory services, including networking support and business coaching to minority small business owners in the region.

JPMorgan Chase is seeding the loan fund with a commitment of $3.65 million, alongside a $2 million commitment from Capital Impact Partners and a $1 million investment from the A. James & Alice B. Clark Foundation, for a total of $6.65 million. This effort builds on existing Entrepreneurs of Color Funds in Detroit, Chicago, San Francisco, and the South Bronx.

► Visit the EOCF Website

Meet Our Local Team

Seth Whetzel, Business Development Officer, DMV & NYC

Seth joined Capital Impact Partners in September 2019 to support Capital Impact’s lending activities in its core East Coast markets (D.C. and New York City metro regions). Prior to joining Capital Impact Partners, Seth spent more than three years with Building Hope, a CDFI focused on charter public school facility financing and real estate development nationwide. There, Seth served as Senior Underwriter and NYC Market Manager. Prior to that, Seth was the Director of New School Growth for Seton Education Partners’ Brilla Public Charter Schools. Seth holds undergraduate and graduate degrees from the University of Notre Dame as well as an MBA from George Mason University.

Did you know?

Seth is a five-time marathon finisher, although his mileage has dropped considerably since becoming a father of three!

Favorite things to see and do in the DMV?

Anything outdoors! I love hiking with my wife, kids, and dog – whether that be in Shenandoah National Park, the Billy Goat Trail along the Potomac River, or any of the number of trails in Fairfax County. As a former American History teacher, I never tire of D.C.’s museums and monuments; as a baseball fan, I’m always up for catching an O’s or Nats game; and as a native Marylander, the Eastern Shore and Ocean City hold a special place in my heart.

Kayla Baker, D.C. Initiatives Manager

Kayla Baker joined Capital Impact Partners in August 2019 and manages all programmatic initiatives within the Washington, D.C. area. Prior to joining Capital Impact Partners, Kayla spent eight years in the asset building industry. She started her career as a portfolio manager, supervising and trading more than $3 billion in client assets. Kayla then transitioned to Executive Strategist at Hope Enterprise Corporation, which is focused on providing financial products and services to economically distressed and traditionally marginalized communities. Following her time at Hope, Kayla worked at George Mason University, supporting skills-based career pathways for nontraditional college students. Kayla holds a Bachelor of Arts degree from Bowdoin College and a Master of Business Administration from Cornell University. In her spare time, Kayla enjoys reading, traveling, biking, and mentoring.

Did you know?

Kayla loves to play games and wants to challenge you to play Two Truths and a Lie. Here’s one:

  • Kayla used to work with the circus.
  • Kayla was a used car saleswoman.
  • Kayla has a polar bear miniatures collection.

Favorite things to see and do in the DMV?

Hanging out with her partner, Molly. Trying new (and old) restaurants and bars. Visiting libraries. Jumping in her ride and exploring all parts of the DMV. Going to concerts, festivals, plays, museums, and walking tours. (P.S. The answer to Kayla’s trivia question is…she never worked in the circus!)

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Spring 2019: $500 Million Partnership | Investment Notes Milestone | Black Entrepreneurship | Immigrant Rights

 

Breaking down historical and structural barriers to success for communities takes innovative partnerships and investments built to afford every individual the ability to prosper. Capital Impact continues to work hand-in-hand with partners to create the change and opportunity that communities see for themselves. Given reminders of injustices both old and new, the need to increase social and economic equity nationwide drives our work every day.

Addressing the National Housing Crisis through Partnerships

Augmenting Affordable Housing for Bay Area Communities

 Across the country, communities are experiencing an affordable housing crisis; the San Francisco Bay Area is no exception. We are bringing our experience in expanding inclusive communities by joining the new $500 million Partnership for the Bay’s Future to address this issue. Through this effort, we are working to expand and protect up to 175,000 homes over the next five years and preserve and produce more than 8,000 homes over the next five to 10 years across the region. 

 

Learn More about the Fund

 

Strengthening Underinvested Communities in Washington, D.C. 

Housing is a fundamental right, laying the groundwork for all other critical social services. To ensure that more families have access to affordable housing, Annaly Capital Management and Capital Impact launched a new $25 million joint venture committed to supporting affordable housing and other community development projects in Washington, D.C. 

 

Our Continued Partnership with Annaly

Impact Investing Milestone Creates Transformative Change

Engaging investors big and small to invest in our mission has helped us create social impact in our communities while offering investors the opportunity to “do good” while getting a financial return on their investment. That is why we are excited to have reached a milestone with our investors, selling more than $100 million of our S&P-rated Investment Notes through Incapital LLC’s Legacy platform. In addition, we are proud to be named to ImpactAssets’ 2019 impact investing showcase, our second year in a row.
 

 

Our Investors Help Us Transform Communities

 

Invest in Our Impact

 

Broadening Opportunities in Black Entrepreneurshipe

Expanding Economic Opportunity for Entrepreneurs of Color 

The opportunity to drive economic growth by investing in Black businesses is real. However, economic opportunity is out of reach for many Black entrepreneurs. Building off of our experience through the Equitable Development Initiative, we are fostering opportunity for minority entrepreneurs in Washington, D.C. through the Entrepreneurs of Color Fund. Started by JPMorgan Chase, the Fund will support local minority entrepreneurs through access to capital and technical assistance. 

 

Working Within Communities to Help Minority Entrepreneurs Thrive

 

Empowering Developers of Color to Support Detroit’s Revitalization

Continuing our focus on expanding opportunity for minority real estate developers, the second round of our Equitable Development Initiative is now underway. Launched in 2018 to create new pathways for developers of color to shape Detroit’s future, we have now supported 47 minority developers in the city with the education, mentorship, and resources necessary to enable their participation in the city’s revitalization. 

 

Filling Gaps to Equity and Opportunity

 

Centering the Needs of Immigrant Communities

Immigrant rights have been a topic of national conversation of late, creating questions for racial equity and economic opportunity. Centering the needs of underinvested communities is at the core of our work, and in the second half of 2018, we provided mission-driven capital to projects across the country to achieve this goal. We invested in Tacoma Community House in Washington State, Make the Road in New York, and Casa Familiar in California to give voice to the right that the immigrant community has to thrive.

 

Our Fourth Quarter Investments

 

Understanding Inequities Faced by Communities of Color

How the Civil Rights Movement Gave Rise to Community Health Centers

During the civil rights movement, communities of color, particularly those in the South, were not granted equitable access to health care at hospitals. Dr. Jack Geiger changed that by proposing the idea of community health centers to address the needs of underserved communities. 

 

Learn How This Idea Changed Health Care Nationwide

 

Examining Financial Vulnerability for Black Families

Financial vulnerability is a reality for many people, especially Black Americans. Black households experience more financial vulnerability than all other households, fallings behind in savings, credit, employment, and homeownership. Our latest blog examines the economic outlook for Black Americans. 

 

Findings from Prosperity Now’s 2019 Scorecard

 

We’re Hiring!

This spring, join our mission-driven team! Capital Impact offers a mission-driven experience and a suite of benefits. Our openings include a Director of Lending Operations; Real Estate Program Specialist; Manager, Loan Servicing and Loan Accounting, Grants & Contracts Specialist, and several internships. We look forward to hearing from all interested candidates.

 

Join the Capital Impact Team

 

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Detroit Summer 2019: 2018 Annual Report | Woodward Corridor Investment Fund | Equitable Development Initiative | Meet Our Team

 

As we close the second quarter of 2019, we are amplifying assetsboth financial and community-basedto foster communities of opportunity that create equity for all Detroiters. Read our latest stories to see how we have and how we continue to work toward inclusive, mixed-income neighborhoods in partnership with communities and organizations. 

Amplifying Assets: Our 2018 Annual Report

Looking back at our journey through 2018, both as an organization and as a country, it is no surprise to us that Merriam-Webster’s “word of the year” was justice. The meaning and implications of justice were central to important conversations taking place in communities across the United States.

While we are pleased to see attention brought to this critical topic, justice – or the lack thereof – is an issue that we have wrestled with for decades. That is why justice – racial, social, economic – is core to our own mission and is a critical conversation that we seek to drive every day through our work.

In our 2018 Annual Report, read our stories and watch new videos featuring individuals and families who have been empowered to succeed. Also, see highlights of our continued impact as we seek equity, justice, and opportunity for all.

►Download Our Annual Report

►Read Our CEO’s Leadership Letter
 

Lessons in Community Development: Woodward Corridor Investment Fund

During Detroit’s economic decline in the early 2000s, the city lost more than a third of its residents. Capital Impact launched the $30-million multi-investor Woodward Corridor Investment Fund (WCIF) in 2013 to increase density in Downtown and Midtown Detroit and begin to revitalize the city.

Through investments in key projects along the Woodward Corridor, we saw signs of progress. Our research also showed, however, that inclusive, equitable community development takes years and a variety of approaches to bring cities back.

Our latest blog shows how far critical investments have brought Detroit from where it was, and how much still remains to be done to revive the Motor City.

►Read How the Woodward Corridor Investment Fund Spurred Investment in Detroit 

Advancing Equity and Opportunity: Equitable Development Initiative

The second cohort of our Equitable Development Initiative came to an exciting end as teams used lessons learned to present sample projects for how they would develop vacant parcels in Detroit’s Islandview neighborhood to an expert jury. While there were many inspirational ideas, we want to congratulate the winners:

Winning team: “SPIRIT” – developed by Ashley McLead, Duane Washington, and John Davis


 

 


Runner-up: “RETY” – developed by Essence Hiskman, John Truong, Ronald Weaver and Tracey Yurko




Many thanks to the program resource team, program advisors and jury, including:

Program Resource Team

Program Advisors

Jurors

EDI aims to build wealth in communities of color in Detroit by providing training, technical assistance mentorship, and project financing to real estate developers of color who are committed to Detroit’s revitalization. To date, Capital Impact has trained 47 individuals through the program and provided predevelopment financing to two projects in Detroit’s Avenue of Fashion and Virginia Park neighborhoods. Stay for updates on new sessions of the EDI program.

►More about the Detroit Equitable Development Initiative

Bringing Mixed-Income Housing to the Kercheval Corridor

Kercheval East

In May, we provided a $2.93 million construction loan as part of our Detroit Neighborhoods Fund (DNF) for the renovation and construction of the “Kercheval East,” a 16,000-square-foot mixed-use development. Kercheval East will deliver 15 new apartment units and approximately 3,300 sq. ft. of new commercial space along the Kercheval corridor in the Islandview/Villages neighborhoods, just east of several other Capital Impact investments.

Of the 10 one-bedroom units and 5 two-bedroom units, 20 percent will be affordable to households earning less than 80 percent of the Area Median Income. The new apartment units will bring increased density to the Kercheval corridor in alignment with the City of Detroit’s neighborhood strategy. Detroit Body Garage, a community gym, has already signed a lease within the building.

Learn More about How We Can Finance Your Project

Fostering Inclusive Food Systems: Michigan Good Food Fund

Across the state, the Michigan Good Food Fund (MGFF) is empowering good food entrepreneurs to provide greater healthy food options for communities experiencing economic hardship. Through flexible capital and technical assistance, MGFF helps not only to expand healthy food options to communities, but invests in racial equity for small business owners and communities of color. Watch MGFF’s latest videos featuring Torti Taco and Zilke Vegetable Farm to see the impact that our investments are having for Michigan residents.

Watch the Torti Taco and Zilke Vegetable Farm Videos

Meet Our Team

Connie Shaub, Portfolio Loan Officer

Connie joins Capital Impact with more than 20 years’ experience in commercial loan analysis, risk management and relationship management. She served as a small business lender and relationship manager for BB&T in Raleigh, NC for six years, before becoming a portfolio manager in the Special Assets division of Fifth Third Bank in Detroit, MI for the past nine years.

Connie will be responsible for managing Capital Impact’s ongoing loan relationships in the Detroit area. This includes managing day-to-day contact with borrowers, making sure that each relationship’s financial analysis and risk assessments are up to date. Connie has a Bachelor of Science in Business Administration with a concentration in Finance from the University of Vermont.

Did you know?: Connie has two rescue dogs that she adores from the Michigan Humane Society.

Favorite thing to do/See in Detroit: Connie and her husband regularly take their friends on biking tours of downtown Detroit called “Tour de Shaub.” The most recent one took them from the east side canals to the West Riverfront Park to Lumen restaurant in Beacon Park and to the new rooftop bar The Monarch Club.


Reg Ellis, Origination Loan Associate

Reg comes to Capital Impact with a background in the banking sector, including serving as a personal banker and portfolio banker, as well as a commercial analyst at a Community Development Financial Institution (CDFI). His former employer was part of the Detroit CDFI Coalition, which is where he learned about Capital Impact’s mission and great work in the area.

Reg is on track to become a loan officer. In his current role, he is on the frontier of new investment and revitalization for Detroit. Reg has a Bachelor of Science in Biology from Oakland University and an MBA in Finance and Management from Wayne State University.

Did you know?: Reg is technically a biologist! Consider him your personal liaison to the World of Biology!

Favorite thing to do/see in Detroit: Reg’s favorite Detroit “thing” to do is visit Eastern Market to buy fresh fruit and lamb chops that are destined to be grilled.

 

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California Summer 2019: Regional Housing Flexible Fund │ Our Continued Impact │ Meet Our Local Team │ Where You Can Meet Us

 

Working within our communities has shown us that justice and empowerment move individuals and families forward by giving them access to programs and initiatives that help them to thrive. Through the end of 2018, Capital Impact invested more than $35 million in projects to develop a path to opportunity for California residents. In 2019, we continue to invest in innovative ideas with partners to promote economic mobility, racial justice, and shared prosperity across the state.

Preserving and Producing Affordable Housing for Bay Area Communities

Across the country, communities are experiencing an affordable housing crisis. In the San Francisco Bay Area, the crisis is particularly acute: in 2017, the Bay Area added more than 50,000 jobs, but only added 15,000 housing units. Today, two full-time workers making $15 per hour – around $62,000 per year – can only afford to live in 5 percent of the region’s neighborhoods.

Last week, Oakland Mayor Libby Schaaf joined Capital Impact, Local Initiatives Support Corporation, and the Corporation for Supportive Housing to give an overview of the Regional Housing Flexible Fund, which is the Investment Fund of the new $500 million Partnership for the Bay’s Future. The Partnership aims to address the housing crisis in the Bay Area. 

As part of the Partnership, Capital Impact has committed $50 million in flexible, mission-driven capital to increase access to affordable housing through the Regional Housing Flexible Fund. Our Community Development Financial Institution (CDFI) partners at LISC and the Corporation for Supportive Housing, as well as a variety of philanthropic donors, are also contributing to this Fund to maximize its impact. Through this effort, we are working in partnership to expand and protect up to 175,000 homes over the next five years and preserve and produce more than 8,000 homes over the next five to 10 years across the region.

In order to increase the supply of affordable housing and foster economic development, we will engage with mission-driven developers, community groups, neighborhood associations, and local partner organizations. Our community-led, inclusive growth strategies will help ensure that residents can live close to employment, shopping, and critical social services.

For more information about the Fund and our affordable housing work, reach out to Fathia Macauley at fmacauley@capitalimpact.org.

Continuing Strong Community Impact Across the State

High-quality health care is a critical element of healthy, prosperous communities. Through our work as a mission-driven CDFI, we have supported 50 percent of the Federally Qualified Health Centers (FQHCs) in California. FQHCs provide vital and comprehensive care for families that otherwise struggle to cover the high cost of health care.

South Central Family Health Center (SCFHC) in Los Angeles provides approximately 21,000 patients in its South Central community with comprehensive services, including primary care, dental care, behavioral health services, women’s health and prenatal care, vision care, pediatrics, pharmacy services, and wellness classes and health education. Ninety-nine percent of patients live below 200 percent of the federal poverty level and 90 percent live below 100 percent below of the federal poverty level. Many in the community have high blood pressure and diabetes. SCFHC provides high-quality health care to its clients, routinely earning high marks for service. SCFHC serves 25 percent of the local market because of its quality of care.

To address the high need for optometry services, Capital Impact provided a $500,000 loan through our California Primary Care Association (CPCA) Ventures Fund for the renovation of a building to create a new 4,200-square-foot vision care center. This new building stands directly across the street from one of SCFHC’s existing health centers, which Capital Impact also helped to finance. The new facility will create 5 construction jobs and 10 full-time positions, while filling a gap in care for the more than 8,300 patients that the clinic will serve.

La Clinica de la Raza is an FQHC that serves nearly 87,000 clients from 35 sites across the San Francisco Bay Area, many of whom experience considerable economic burden. Fifty-nine percent of its clients earn at or below the federal poverty level.  La Clinica currently serves approximately 15,000 patients out of five leased clinic locations in Vallejo, a city that has seen historical disinvestment and an economic downtown. Working out of five locations makes it inefficient for its staff to connect primary care services with behavioral health, dental, and the many other medical services that it provides.

To increase its capacity and better serve its clients, La Clinica is renovating a blighted building to become the new 26,000 sq. ft. home for its medical services in Vallejo. The renovation will not only enable the organization to expand its services and serve more patients, but also increase quality through integrated services. Capital Impact provided $9 million out of an $18 million New Markets Tax Credit transaction, which will support the revitalization of Vallejo; Northern California Community Loan Fund provided the other $9 million, with US Bank serving as source lender and tax credit investor.

Through Capital Impact’s Healthier California Fund, Harbor Community Clinic (HCC) has been able to expand its pediatric services in the Los Angeles neighborhood of San Pedro. Many in this community are uninsured or underinsured and HCC provides a health care safety net that would not otherwise exist. More than just a provider of primary care and pediatrics, HCC offers dental care, as well as behavioral health and respiratory services. In addition, HCC employs many local residents, which enables community members to earn a decent wage for their families and build wealth.

Through a $2.7 million loan from Capital Impact, HCC is renovating a 7,878-square-foot building that will house its pediatric care services. As HCC sees more than 1,500 children each year, Capital Impact’s financing allows HCC to leave its previous constrained space to provide more comprehensive and dignified services in a new facility.  

In South Los Angeles, which is listed as a medically underserved area, Martin Luther King Jr. Community Hospital provides critical inpatient, emergency, and outpatient care that local residents need. Its service area contains 1.3 million people, which has strained its emergency room staff. To provide a higher-quality experience for clients, MLK needed additional space to provide adequate post-discharge care.

Using $8 million in a New Markets Tax Credit allocation from Capital Impact, MLK is creating its Martin Luther King Jr. Wellness Center, a new 44,500 sq. ft. building on its campus which will house a variety of primary and specialty care providers. MLK will operate directly out of 21,200 sq. ft. and will lease the remainder of the space to a pharmacy and tenants providing dialysis, wound care, and other medical services.

Find out more about Capital Impact’s investments throughout California in 2018.

Meet Our Local Team

Andy King, Senior Loan Origination Officer
Andy King joined Capital Impact Partners in February 2019, based in our Oakland, CA office. Andy prepares and negotiates loan proposals with borrowers and partners, structures and underwrites loan transactions, and manages the loan approval process from deal screening to loan approval. Prior to joining Capital Impact Partners, Andy worked for 15 years in the banking sector in community development lending, providing more than $1 billion of debt financing for affordable multifamily housing projects, comprising 3,000+ units in more than 100 projects. Andy looks forward to bringing his passion for affordable housing and community development to Capital Impact Partners’ work – including community health and education – to forge a path for social and economic equity for communities. Andy has a Bachelor’s degree from the University of California, Davis, and lives in San Francisco with his wife and (almost) 15-year-old son, and their dog Bailey.

Did you know?
Andy is an occasional hockey player. Ask him about a pick-up game!

Favorite Things to see and do in Oakland?
Anything with his wife and son. Outdoor favorites include enjoying San Francisco, occasionally embracing days as a tourist (even after 25+ years as a city resident) with a cable car ride, or a walk along the bay enjoying the Golden Gate Bridge view. Biking and hiking in one of Oakland’s parks are other family favorites. Additionally, Andy and his family pursue various cultural activities, from the San Francisco Opera (once) to a “surprise” Taylor Swift concert (yes, his idea, and it was great!) to a Monster Truck Jam…that one was the collective favorite!

Where You Can Meet Our Team

Meet the Capital Impact team at upcoming events across California! We will be attending and presenting at several conferences and events, including the following:

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