Number of Units

53

Year Developed

2024

Development Costs

$19,000,000

Goal

This preservation and rehabilitation of Mid City Apartments to ensure that 53 formerly-homeless, extremely low-income households will continue to be able to live in quality affordable housing in the heart of Center City Philadelphia, close to jobs, transit, and social services.

Description

Mid City Apartments, located at 2025-29 Chestnut Street in Center City Philadelphia, is an affordable housing residence serving previously homeless individuals. Mission First assumed ownership of Mid City in 2016 and is now in the process of rehabilitating it through a 4% LIHTC/bond recapitalization; rehabilitation is projected to be complete in December 2024 with full occupancy over the following 3-6 months.

The 2025-29 Chestnut St. building structure is a hybrid use with Mid City Apartments residing in the 4-7^th floors of the building plus a portion of the 1^st floor and the remaining floors occupied by an unaffiliated charter high school.

Mid City is currently composed of 60 apartments, including 12 one-bedroom apartments and 48 single room occupancy (SRO) units.  The 48 SROs contain a bathroom and share common kitchens. The common kitchens are inconvenient, cause conflict among residents, and are difficult to properly maintain.   Accordingly, the newly rehabilitated Mid City will convert the 48 SROs into 41 efficiencies; each apartment with a full kitchen and bathroom, while preserving all 12 existing one-bedroom apartments.

Once complete, Mid City will house 53 apartments, including 6 fully accessible units. Additionally, the lobby will be reconfigured to provide a private entrance for residents in order to enhance safety and security. Residents will also have access to new, fresh corridors, common areas, a community room and management and supportive service offices.

As Mid City is a key part of Philadelphia’s continuum of care for homeless people; Mission First has committed to continue that support by designating 100% of the new units to be leased via referrals from the City’s permanent supportive housing referral process. The residents, who are referred through this process are extremely low income —75% have incomes below 20% of AMI.  To meet their needs,  Mission First obtained a rent support contract for 48 of the 53 through HUD’s Rental Assistance Demonstration (RAD) program.

Mid City was last renovated in 1998.  Since then, the fixtures, surfaces, and mechanical systems have reached the end of their useful life. All apartments will be given all new flooring, appliances, light fixtures, doors and kitchen and bathroom fixtures and finishes. A new roof and windows as well as new hot water heaters and HVAC systems will be installed. Common areas will also receive all new finishes, lighting, and cabinetry. The building is fully sprinklered; the fire pump and the fire alarm system will be replaced. Existing electrical panels, breakers and circuits, lighting and electrical devices will be replaced. Thirty-two cameras will be installed in hallways, stairwells, lobbies and trash rooms as well as outside locations. Fob access is being installed at entry points and elevators enhancing security for occupants.

Columbus Property Management and Development (CPM), an affiliate of Mission First will serves as the general contractor for the renovation of Mid City. CPM has targeted experience in this type of construction.  Over the past six years alone, it has served as the general contractor on eight in-place rehabilitation projects totaling over 350 units.

Mission First receives strong support from the City of Philadelphia, as evidenced by their commitment of $3.8 Million in soft debt funding, and from the Federal Home Loan Bank of New York, who has committed $2 Million of AHP funds, in addition to PHFA’s PHARE funding of $1 Million.  Financing also comes from the equity generated by the sale of the 4% tax credits to R4 Capital and bond financing through PHFA and Chase Bank.

This renovation of Mid City benefits the community by allowing Mid City to continue to operate and provide a path out of homelessness for local residents.  This recapitalization ensures that 53 formerly-homeless, extremely low-income households will continue to be able to live in quality affordable housing in the heart of Center City Philadelphia, close to jobs, transit, and social services.  In addition, Mid City provides social services and staffing resources to help its vulnerable residents get the support that they need to live healthy, productive lives.

Developer: Mission First Housing Group

Architect: CPB Architects

Construction: Columbus Property Management

Property Management: CRM Residential