STRONGER
TOGETHER IMPACT REPORT 2026
IMPACT REPORT 2026
“This project marks the next chapter in our work, and it will transform the city by ensuring seniors have access to affordable housing and a safe, vibrant community. When we say this is Maryland’s decade and Baltimore’s time, it’s partnerships like this one that show us what that looks like.” —GOVERNOR WES MOORE At the Terraces at Park Heights Ribbon Cutting
THE NHP FOUNDATION preserves and develops stable, affordable housing that gives individuals and families a place to call home. Through public sector partnerships, innovation, and a commitment to the belief that where you live matters, we work to create flourishing communities with sustainable housing and life-enhancing services.
OPERATION PATHWAYS empowers residents where they live through innovative programs that engage, support, and inspire individuals to achieve the futures they envision. Through youth education, workforce development, health supports, and community engagement, we help turn potential into progress by building confidence, skills, and pathways to self-sufficiency.
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IMPACT REPORT 2026
“ …housing is foundational, and true opportunity is built when housing is paired with services, support, and community.
Letter to our Partners, Residents, and Supporters
STRONGER TOGETHER is more than the theme of this year’s report—it is the principle that guides the work of The NHP Foundation and Operation Pathways every day. It reflects our belief that housing is foundational, and true opportunity is built when housing is paired with services, support, and community. Providing affordable housing alone is not enough to meet the growing and increasingly complex needs of today’s residents. Across the country, families
and older adults are navigating rising costs of living, limited access to healthcare, and persistent economic instability—challenges that too often put stable housing at risk. At The NHP Foundation and Operation Pathways, we work to change this narrative through a service-enriched housing model that integrates stable, affordable housing with on-site, ERIC W. PRICE NHPF PRESIDENT & CEO
resident-centered programming. When we meet residents where they live and foster an environment of trust, families maintain stable housing, improve their financial security, and build healthier, more resilient lives. Not only that, but a report released by Abt Associates and Stewards of Affordable Housing for the Future (SAHF) this year also proves something we have seen in practice for a long time—service-enriched housing performs better—with improved net operating income and performance metrics, reinforcing the importance of our work.
This double bottom line—thriving communities and a resilient portfolio— requires commitment and investment. Resident services coordinators receive ongoing support and training for the many hats they wear. From youth education to workforce development and community engagement, resident services coordinators meet residents where they are with individualized supports. Through this investment, we are creating high-quality affordable housing that centers community in its ethos. We can’t and don’t do this work alone. From our capital markets partners to our corporate donors and sponsors, to individuals who want to give back to their neighbors and their communities, this work is made possible because of your commitment to our shared values. We truly are stronger together. KENNETH D. WHITE OP EXECUTIVE DIRECTOR & COO
ERIC W. PRICE NHPF PRESIDENT & CEO
KENNETH D. WHITE OP EXECUTIVE DIRECTOR & COO
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IMPACT REPORT 2026
The Numbers
EFFECTIVE RESIDENT SERVICES PROVIDE STABILITY for the properties and the residents, with the impact amplified for residents facing the greatest barriers. —“THE IMPACT OF RESIDENT SERVICES ON PROPERTY FINANCIAL PERFORMANCE”, ABT GLOBAL, JANUARY 2026
STRONGER
TOGETHER
15.7% turnover – 1/3 national average 662 residents received eviction prevention assistance 96% remain stably housed
NHP FOUNDATION
OPERATION PATHWAYS
61 properties
16 states and DC
5.3K residents engaged in 2025
96% of residents have health insurance 3.0K hours donated by 177 residents to their communities 224 community events held in 2025
9.0K units
17K residents
66% of properties with Resident Advisory Councils
91% of units at or below 80% AMI
$450 average tenant rent payment
28 resident services coordinators
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IMPACT REPORT 2026
“ This partnership with NHPF… represents the strength of collaboration over competition and what can be accomplished together to rebuild community. We commend the partnership’s commitment over the past few years to the community. —Yolanda Jiggetts CEO, Park Heights Renaissance
NHPF: A Trusted and Invested Owner
QUALITY AFFORDABLE HOUSING We provide homes that are thoughtfully designed and well maintained. We ensure that our communities are able to provide a stable home to residents not only in year one but throughout their lifecycle.
HIGH-TOUCH OWNERSHIP We meet residents where they live with trusted, on-site programs that allow families and older adults to remain stable, strengthen financial security, and build healthier, more resilient lives. This, in turn, ensures our properties experience lower turnover and evictions.
INVESTED PARTNER We work hand-in-hand with capital partners, public agencies, service providers, and local stakeholders. Our place-based strategy is designed to deepen our impact, strengthening our roots in key markets. Trusted collaboration is our competitive advantage.
“ I’ve enjoyed a long relationship with NHPF, both as an elected official and in the private sector, and I want to thank them for the incredible work they do to help people climb the rungs of the ladder of opportunity, beginning with accessible, affordable housing. —Representative Jim Himes (D-CT)
STRATEGIC INNOVATION We are expanding our access to capital and broadening our delivery of affordable housing, leveraging the strength of our balance sheet to do more, better.
THOUGHT LEADERSHIP We go beyond insights—we help shape the conversation, generate headlines, inform policy, and equip stakeholders with practical ideas to move affordable housing forward and define what comes next.
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IMPACT REPORT 2026
Serving a Wide Range of Families
NHPF’s 9,000 housing units span a range of incomes and affordability levels. More than 50% of its units are designated as deeply affordable. WHO WE SERVE: $24,000 Average Income (<50% AMI) $9,000 average household assets 77% share of BIPOC residents 61% share of female residents 18% persons with disabilities
LIHTC (<80% AMI)
PERMANENT SUPPORTIVE HOUSING
SECTION 8/DEEP AFFORDABILITY (<30% AMI)
WORKFORCE HOUSING (80-120% AMI)
ROSEMARY’S PLACE APARTMENTS HOUSTON, TX | 149 UNITS •Housing for Houston’s most vulnerable residents (formerly homeless) •Fully furnished units allow residents to immediately begin accessing services and support •Supportive services are offered by Magnificat Houses, Inc. •Designed with services in mind, the project offers two resident services offices and multiple spaces for gathering
BLUE MOUNTAIN APARTMENTS BOSTON, MA | 217 UNITS •Focused on preservation of affordability in a gentrifying neighborhood, NHPF acquired the 100% affordable, Section 8 project in 2019 •Financed via LIHTC and Historic Tax Credits in partnership with MassHousing, the Massachusetts Historic Preservation Office, and National Park Service along with PNC and BlueHub •The project will remain affordable for at least another 15 years, allowing residents to remain in their community
HARVEST HOMES CHICAGO, IL | 36 UNITS
GALENA APARTMENTS FRISCO, CO | 54 UNITS
•First new housing development built in East Garfield Park in over 15 years serving families earning between $22,000 and $60,000. •9% LIHTC funding was combined with TIF funding and built in partnership with The People’s Community Development Association of Chicago •Second phase of 50 units will deliver additional affordable housing to the neighborhood in 2028
•Affordable to public and service employees (i.e., EMTs, teachers, healthcare workers, and childcare providers) addressing growing vehicular homelessness in the region •Partnership between The NHP Foundation and the Town of Frisco, utilizing public support and 501(c)(3) bonds •First development executed under Colorado’s Middle Income Housing Authority
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IMPACT REPORT 2026
Why Resident Engagement Matters
From housing stability all things are possible. NHPF and OP build on this simple premise by investing in resident empowerment and community connection—driving stronger outcomes for residents and more resilient housing assets.
The impact ripples outward, shaping communities where people can grow, contribute, and thrive, creating lasting benefits for individuals and families.
HOUSING STABILITY
RESIDENT EMPOWERMENT
COMMUNITY BUILDING
ASSET SUSTAINABILITY Stable communities contribute to stronger property performance, lower turnover, and long- term viability.
Residents maintain stable housing, creating the foundation for long-term stability in their lives.
Residents gain the tools, resources, and confidence to navigate challenges and make decisions that move them forward.
Stronger connections between neighbors create safer, more engaged communities where people feel supported.
SAFETY TRUST OPPORTUNITY WELLNESS AGENCY CONNECTION
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IMPACT REPORT 2026
OUR IMPACT
Food Security
Food insecurity among families is
What do we know? Food security—like housing stability—is a critical social determinant of health. According to the USDA, 39.4% of households with incomes below the federal poverty line reported being food insecure in 2024.
Why does it matter? Food security is foundational. When families are food secure outcomes improve. When food is offered where families live it improves access and outcomes and builds trust.
A 2025 Financial Well-Being Survey conducted by Operation Pathways revealed the scale of the challenge: 24% of residents reported reducing meal sizes or skipping meals due to lack of money for food.
17 PERCENTAGE POINTS LOWER in communities with on-site food support compared to low-income families nationally.
HOLLYBUSH GARDENS
Hollybush Gardens demonstrates how a dedicated food security program can change lives. At Hollybush, where most residents are extremely low-income, food insecurity would be expected to match
2.1K residents participated in food security programs
81% properties with food distribution partners
38% properties with on-site food pantries
national trends. However, through ongoing partnerships with the Food Bank of South Jersey and Seashore Fruit and Produce Company, all 252 families, as well as residents in the neighborhood, are able to access healthy food where they live—improving lives and outcomes. “ We are a family here, and the Food Bank of South Jersey comes with monthly shipments of food that bring volunteers and the community together—we are all here because we care.” —Nadine Worlds Operation Pathways Resident Services Coordinator
By 2028, 100% of OP-serviced properties will have on-site food pantries and food bank partners
Food security allows children to perform better in school, improves health outcomes, reduces financial stress, and builds community.
2025 RESULTS 57,407 POUNDS of food delivered to the neighborhood by the Food Bank of South Jersey
of Hollybush residents report food insecurity 0%
10,542 POUNDS of fresh produce delivered by Seashore Fruit and Produce.
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IMPACT REPORT 2026
OUR IMPACT Financial Wellness and Economic Mobility
“ Watching my daughters grow through challenges and rise to incredible heights has inspired me deeply—so much so that I returned to school for my GED. Their success reminds me that with faith, effort, and community, anything is possible. Thank you all for believing in us and supporting our family. —Ms. Crystal (Ships Cove) Mom to intern graduates Makayla and Maya
Stable housing allows residents to focus on their financial goals. From summer employment to rent
INTERNSHIP PROGRAM 14 2025 participants 214 participants since inception
reporting and financial wellness programming, NHPF and OP support families in achieving their dreams.
Having a job as a teenager
30% OF RESIDENTS in low-income neighborhoods lack a credit score, impacting access to banks, employment
predicts higher job quality and higher wages in adulthood
opportunities, and economic mobility
92% reported leaving the program with adult mentors (compared to 61% at the start)
4.2K residents report rent monthly 1.3K residents have become credit visible
24+ average point increase in credit score for those previously credit invisible 68% of participants improved credit score
Access to internships and financial
education have lasting impact on families and communities.
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IMPACT REPORT 2026
“ I liked the opportunity for seniors, we usually don’t get to participate in something like that. I got to strut my stuff. —Paula Casey
Resident Engagement OUR IMPACT
What do we know? When residents are engaged communities are built, opportunity is encouraged and relationships blossom. In 2025, 3,862 residents participated in civic and community engagement events at NHPF properties.
CLOSING THE ACHIEVEMENT GAP Bayview Towers, Stamford, CT
CREATING COMMUNITY Bolton North, Baltimore, MD
Through support from the Infosys Foundation, USA, 26 youths participated in hands-on, project-based STEM programming, showcasing their work in a year-end STEM exhibition. They also visited the GE Makerspace, expanding exposure to innovation and career pathways.
At Bolton North, Operation Pathways partners with the Maryland Institute College of Art (MICA) to bring meaningful, resident-driven programming directly onsite. Through this collaboration: • Seniors participate in ongoing art, fashion, and business classes and even an annual fashion show • Multi-week projects encourage consistency, skill-building, and deeper engagement • Residents designed and created their own garments and built custom mannequins This partnership has created skill-building opportunities that evolve over time and a place for creative expression that reinforces identity and confidence. In 2025, 80% of residents engaged in at least one Resident Service program.
Bayview has now deepened its commitment to “making” as a pathway to learning:
“ I have seen 3D printers in person before, but I never got the chance to use it so I was excited to try it when I visited. I like printing figures from my favorite cartoons, and I even created my own figure! During the afterschool program we learned coding programs and how to create digital art. I realized that making video games could be a career. I signed up for an intro to gaming design class and another technology class next year. —Jorden Thompson • The Center for Applied Special Technology (CAST), supported by a National Science Foundation grant, established a makerspace • At a kickoff festival, families created light-up crafts and engaged in hands-on design, including quilting and woodworking • Experiences like this make youth more likely to pursue STEM pathways
Expanding access to STEM programming creates pathways to upward mobility.
In service-enriched communities, the share of seniors experiencing social isolation drops from 40% to 27%.
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IMPACT REPORT 2026
“ Working with OPAC isn’t just about programs or events. It’s about people. It’s about us. It’s us coming together, lifting each other up, and refusing to let traditions and traditional gathering places like the placita be overlooked. —Marisol Pagan
RESPONSE IN TIME OF NEED St. Luke’s, St. Louis, MO
On May 16, 2025, a powerful tornado tore through more than 20 miles of Greater St. Louis, directly impacting neighborhoods including Greater Ville and Fountain Park. At St. Luke’s, 90 households were displaced by the storm, forcing nearly half the residents to leave their homes. From the moment the tornado touched down, the on-site Resident Services Coordinator (RSC) mobilized immediately, serving as a trusted, stabilizing force for affected families. • Provided immediate, on-the-ground crisis response and ongoing communication during recovery • Coordinated temporary housing and emergency resources • Connected residents to local service partners and relief programs The strength of the St. Luke’s community extended beyond staff response: • Residents supported one another through displacement and recovery • Volunteers emerged organically to assist neighbors in need
LEADERSHIP THROUGH ENGAGEMENT Plaza Borinquen, New York, NY At Plaza Borinquen, 86% of all residents engaged with at least one resident service in 2025. A highly active Resident Advisory Council (OPAC) meets monthly to design and implement programs focused on community needs. This structure transforms residents from participants into leaders. Resident services are not just delivered—they are co-created. Community in Action Plaza Borinquen’s resident-led culture is most visible through its signature community events: • “La Placita” Halloween Celebration. The courtyard is transformed into a multi-generational celebration which has become one of the largest resident-led Halloween events in NYC. • Thanksgiving Food Drive (with ShopRite partnership). In 2025, turkeys or hams were provided to half of all households, allowing families to celebrate with dignity and connection. • Annual Tree Lighting Celebration. Residents, OP staff, and NHPF IMPACT team gathered to distribute gifts, sing carols, and strengthen community bonds.
• Several residents were later recognized with Good Neighbor Awards for their leadership and service When trust is built in advance, communities are better equipped to withstand and recover from crisis.
“ During one of the hardest moments in my life, when I didn’t know what was coming next, St. Luke’s made sure I was never left in the dark. Their communication was constant, clear, and full of care. Because of them, I always knew someone was looking out for me and my child. I’m so grateful for how quickly they stepped in and stayed connected every step of the way.” —Batu Kamara
Community engagement builds trust and connection.
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IMPACT REPORT 2026
“ Cleme Manor is exactly what’s possible when the city and responsible housing partners work together. The NHP Foundation made a long-term commitment to this community—transforming the property, improving safety, and investing in families and children who call it home. This is what it looks like when landlords truly prioritize resident well-being and help restore both housing quality and community pride. —Letitia Plummer Councilwoman, City of Houston
STRONGER TOGETHER Cleme Manor, Houston, TX
369 youth participated in their after-school program
65% resident engagement with 22 community organizations
48% of residents participated in economic mobility programming
$53.7K in in-kind donations
Stability is the engine of our STRONGER TOGETHER model. At Cleme Manor, that stability has translated into measurable outcomes proving that when residents feel secure, the entire property benefits. At Cleme Manor, this means full meals for residents age 18 and under, financial planning workshops and career fairs, youth enrichment, school supply drives, mentoring programs, and monthly resident advisory board meetings. Cleme Manor’s success is rooted in a holistic approach to community management where transparency and trust are prioritized.
“ I enjoy volunteering and helping others. I enjoy being around people and learning new skills, like the nutritional value of the foods served to the children. —Ms. Kim Resident Volunteer
Helping Hands brings out the best in resident volunteers such as Ms. Kim, who has called Cleme Manor home for more than 30 years. A lead member of the Cleme Manor OPAC committee, Ms. Kim is a daily presence supporting children, neighbors, and community partners with warmth and dedication. More than a resident, Ms. Kim is a leader, role model, and inspiration to the entire community.
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IMPACT REPORT 2026
Community Building OUR IMPACT
Community-building encourages residents to support one another, share resources, and give back.
NATIONAL NIGHT OUT Builds trust between residents and first responders.
BACK TO SCHOOL Families are able to send their kids to school prepared and confident.
AMERICA SAVES WEEK Residents are building savings and improving their financial footing.
HOLIDAY GIVING Families can celebrate the holidays without added financial strain.
1,314 residents participated
883 youth prepared for the first day of school
47 residents saved $17,509
$372 average savings per participant
485 residents received meals or food donations
466 youth participated in the toy drive
Outcome: Brought neighbors and local partners together around safety.
Outcome: Students had the supplies they needed and were not starting the school year behind their peers.
Outcome: Participants began building emergency savings and reduced reliance on short- term financial support.
Outcome: Families were able to meet basic needs while still participating in the holiday season.
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IMPACT REPORT 2026
NHPF Cares Change in a community rarely arrives all at once. It starts with a small conversation, a gathering, a moment where someone feels genuinely seen. In 2025, NHPF’s Impact Committee set out to create those moments: showing up at our properties, bringing residents together, and trusting that the ripple effects of that presence would reach further than any single event. The Committee, made up of NHPF and OP employees, plans and participates in community events at our properties throughout the year.
OUR COMMITMENT Engage
Connect Bring NHPF staff directly into the field, cultivating connection and purpose that only comes from showing up in person. These events also support NHPF’s mission-forward culture of caring.
Demonstrate Signal to every resident that the people responsible for their homes are genuinely invested in their well-being.
Foster intentional, on-site experiences that bring residents together and strengthen the social fabric of our communities.
Community Up Close HOLIDAY TREE LIGHTING We showed up with lights, gifts, and one simple purpose: to celebrate the people who call our communities home.
KIDS ACTIVITIES DAY Organized events designed with our youngest residents in mind. When children feel celebrated, families feel invested in.
RESIDENT APPRECIATION A way to say thank you. Our residents are the reason this work matters. They are neighbors, parents, and community builders.
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IMPACT REPORT 2026
THANK YOU TO OUR SPONSORS & SUPPORTERS
DONORS
$250,0000+ Maryland Affordable Housing Trust $50,000+ ENOUGH Grant (Subgrantee via Park Heights Renaissance) Sirus Foundation State of Maryland Energy Administration The Amy Weinberg & Norbert Hornstein Charitable Foundation $25,000- $49,999 St. Louis Community Foundation $10,00-$25,000 AGM Financial Services, Inc. Camden Builders CenterPoint Energy Foundation DC Housing Finance Agency Dominium Partners Charitable Fund LLC
$5,000 - $9,999 Allied Orion Group, LLC
$500-$999 AMT Engineering Avison Young Bedrock for Communities Change Happens CDC Henson Development Co. HR&A Advisors Jessica Venegas & Jeff Olivet John Welsh
Falls Church Housing Corporation Franklin Street Insurance Services Haynes Construction & Sarabi Group, LLC Jandon Foundation Katten Muchin Rosenman LLP Key Banc Capital Markets Lore Family Fund NewPoint Real Estate Capital Park Heights Renaissance PNC R4 Capital Funding/ R4 Capital LLC Reno & Cavanaugh PLLC Soto Architecture & Urban Design Southway Builders, Inc. UHM Properties
STV Engineering SVN Affordable | Levental Realty The Partnership Inc. Walker & Dunlop $1,000 -$4,999 Adam Weers AFL-CIO Housing Investment Trust Applegate & Thorne-Thomsen Barrett Hester BlueHub Capital Boston Financial Carmody Torrance Sandak & Hennessey LLP CBRE Celadon Venture Advisors, LLC, Cherie Santos-Wuest, Managing Partner Church of the Four Corners CIH Properties, Inc. Citigroup David A Sislen Revocable Trust Rogers Yogodinski, LLP
Dorchester County Health Department Dorchester Personal Responsibility Education Program Esusu Financial FCI Creative First Coast Corporate Services Glynna Christian Harkins Builders, Inc. Jeff Scruggs and Robbin Mitchell Joe Wiedorfer John Welsh Kelliher & Salzer, LLC, Attorneys at Law Ken White and Darryl Howard Kevin Lewis Louisiana Endowment for the Humanities Mansur Abdul-Malik Moseley Designs Nelson Mullins Riley & Scarborough LLP
Prodigy Link RealPage Inc. Richard Burns Robert Abrams Shalom Baranes Architects Shana Carroll Specialty Consultants Inc. The Lankin Family The OakTruss Group Thomas and Leslie Carr Torti Gallas + Partners United Bank U.S. Bank Veronica Gonzalez Well Built Construction Consulting Wells Fargo Bank Whiting-Turner Contracting Company WC Smith
Bank of America Cohn Reznick LLC Enterprise Community Partners Environmental Health Consultants, LLC Eric Price Franklin Group Grace Torres HallKeen Management Hamel Builders Hudson Housing Capital LLC Judge Albert G. Lauber Klein Hornig LLP Lument McCullough Construction Merchants Capital Meridian Investments Novogradac & Company LLP R4 Capital Funding Realty & Mortgage Co. Residential Title & Escrow Companies
Mary Peterson Meade Rhoads
Pangea Foundation Priority Construction Corporation
Robert Jefferson Robinson+Cole Sarah Feinberg Terry Green Tim Pryor Urban-Atlantic
Weis Builders, Inc. Winn Companies
NHPF & OP BOARD MEMBERS *OP Board Member **NHPF and OP Board Member
GLYNNA K. CHRISTIAN Chair, Senior Managing Director, Head of Technology & AI Law, TIAA CHERIE SANTOS-WUEST ** Vice Chair, Managing Partner, Celadon Venture Advisors ROBERT H. ABRAMS Director and Founder, Program in Real Estate (Retired), Cornell University LISA ANASTOS ** Founding Partner, TECHhood Ventures & Advisory
RALPH F. BOYD, JR. President and CEO, SOME (So Others Might Eat), Retired RICHARD F. BURNS ** Former, CEO, The NHP Foundation SHAY DUGAN * EVP and Head of Property Management, Enterprise Community Partners SARAH E. FEINBERG Founder, Feinberg Strategies, LLC
CARLOS GONZALES * Chief Asset Management Officer, The NHP Foundation ERIC W. PRICE ** President & Chief Executive Officer, The NHP Foundation JEFFREY SCRUGGS Head of Americas Public Sector & Infrastructure Group, Goldman Sachs SHELDON L. SCHREIBERG Senior Partner (Retired), Troutman Pepper Hamilton Sanders, LLP
CHARU SINGH ** CEO & Founder, Just Value ADRIANNE TODMAN CEO, National Rental Home Council GRACE TORRES Senior Vice President (Retired), Prudential Investments ADAM WEERS Real Estate Executive, Developer, & Investor
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INFO@NHPFOUNDATION.ORG
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