FAQ

What is “affordable housing” and why is it important?
The term “affordable housing” generally means housing that is developed and/or maintained, in part, with public investment. The occupant also contributes to the cost of the housing, generally no more than 30% of his or her income.

Affordable housing includes many kinds of housing: rental, cooperative, homeownership, and supportive housing for seniors and persons with disabilities. Affordable housing serves people with a range of resources, from very poor to moderate-income.

Because of the critical role of public investment in making the development of affordable housing possible, income guidelines are set by HUD and other public agencies and are based on HUD’s determination of Area Median Income (AMI). For example, to be eligible for a particular apartment, a household may need to have an income that falls between 30 and 60% of AMI, between 60 and 80% of AMI, etc.

The JPNDC is part of a campaign, led by the Boston Tenant Coalition, to change local eligibility guidelines to reflect Boston median income rather than are median income. The latter includes high-income suburbs, which has the effect of excluding needy Boston families from many new affordable units.

Affordable housing is important because of the growing gap between what most Boston families earn and the income needed to afford apartments and homes for purchase on the private market. Boston’s median income of $54,485 (based on American Community Survey data for 2010-14) allows a household (based on the standard that 30% of gross income is an affordable housing cost) to pay a monthly rent of $1,362. However, average rents in Boston exceed $2,000 and the great majority of new units on the market are over $2,400.

What types of housing have you built?
We have built apartments, housing cooperatives, congregate housing for seniors, supportive housing for seniors and formerly homeless individuals, and homes for sale to first-time homebuyers.

What happens after you build a property?
In the case of housing for purchase by first-time buyers, the new owners are responsible for their homes. In all other cases, we oversee management of that property. Our management firm is Peabody Properties, with the exception of the Sister Virginia Mulhern House and Francis Grady Apartments, which are managed by Pine Street Inn. At our cooperatives, we also work with resident-elected boards to develop the skills of leaders and support them in carrying out projects that reflect resident priorities. See our Real Estate Portfolio.

What are your current housing priorities?
Our 2017-2018 housing priorities include completion of 75 Amory Avenue, essential infrastructure improvements on Site III in Jackson Square, and beginning a new project on Heath Street. We always seek new opportunities to develop housing that offers 100% affordability for residents. Finally, we are engaging our community in advocacy for changes to affordable housing policy that will increase resources and make sure new housing is available to those who need it most.

What’s your impact?
We have developed 670 homes. We manage 470 units and have 491 units in the development pipeline.

Do you have any projects in the pipeline?
Yes. We have the construction of 91 new units and the preservation and renovation of approximately 400 apartments in the development pipeline.

Do you have any housing units available to rent or buy?
There is a waiting list for all of our properties. Please visit our Family Housing or Elderly Housing pages to learn how to apply for each property.

How can I get involved?
If you care about housing affordability, we encourage you to get involved with our community organizing team.

Who funds you?
The work of seeking sites for new affordable housing and getting a project ready for construction (“predevelopment”) is part of the JPNDC’s operating budget and funded by a diverse mix of foundations, public support, private donations and real estate development fees from earlier projects.

Once all financing has been secured for a specific project, that project becomes a distinct entity (a limited liability corporation or LLC) with funding sources that include Low-Income Housing Tax Credits, various City and State affordable housing funds, and financing for both construction and operation. A small percentage of this budget goes back to the JPNDC in the form of developer fees, which helps us continue to seek new affordable housing development opportunities.

Similarly, each of the housing developments we manage is its own entity with a distinct budget. Operations are supported by rents, permanent financing and grants.

What is “community organizing” and why is it important?
At JPNDC, community organizing means ensuring that the voices of low-income residents, people of color and immigrants are heard and helping all people work together in building an inclusive and equitable community.

These goals are important, first, because many residents historically have faced significant barriers to participating in their community and, second, because JPNDC believes that being inclusive is essential to building an equitable community.

What type of programs and services do you offer?
We focus on affordable housing advocacy, creating healthy commercial districts for small business owners, developing community leaders and engaging residents from all backgrounds.

Who do you serve?
Our primary focus is on low-income residents, people of color and immigrants.

What’s your impact?
Community organizing has played a major role in the JPNDC since the beginning and driven JPNDC’s approach to development. Most of our housing development projects—including the Nate Smith House, Hyde Square Cooperative, Blessed Sacrament, Forest Glen Cooperative, Rockvale Circle, Jackson Square, Catherine Gallagher Cooperative, and Pondview Apartments—grew out of either struggles by tenants or neighbors to take control of a property, or participatory planning processes that involve residents from vision through construction.

Other impact includes helping Latino business owners stay in Egleston Square (working with Egleston Square Main Street, City Life and others) and assisting countless residents to grow as leaders and become leaders in their housing, organizations and community.

What are your current priorities?
Our principal areas of focus right now are advocacy for affordable housing and on developing leadership skills among low-income residents, people of color and immigrants.

How can I get involved?
You can get involved in three ways:
• Become a member
• Sign Up for our e-newsletter
• Contact us and tell us what you’re interested in

How can my donation help?
Your donation is very important in helping us continue our community organizing activities. There are very few traditional sources of funding (grants, public sources) for community organizing, advocacy and leadership building.

What is “early education” and why is it important?
Early education is essential to a child’s long-term success in school and in life. Early education promotes comprehensive development (physical, emotional, intellectual) for young children, primarily up to school age. Our program includes a network of home-based educators who provide high-quality, bilingual education and care for local children. These educators also offer afterschool services for school-age children.

An added benefit of our program is its emphasis on affordability.

What type of programs and services do you offer?
Our educators offer home-based care that is high-quality, affordable and bilingual. Our curriculum is modeled after current industry best practices. JPNDC staff support educators with curriculum and program development, credentialing, professional development, continuing education and access to high-quality supplies and facilities development.

Who do you serve?
We serve families in the Greater Boston area.

Are there any fees involved?
Yes. Fees are established by each educator. Our staff can help families with financial assistance.

What’s your impact?
The measure of our impact is determined by the developmental progress of each child. We work closely with each educator to ensure that children’s progress is supported and monitored and that families are connected to any resources they may need.

What are your current priorities?
A top priority is to make sure our educators are offering curriculum and services that reflect current best practices and promote children’s future success in school. In addition, we currently are focused on moving many of our forms online and improving our educators’ computer skills.

How can my donation help?
Your donation helps support training, mentoring and professional development opportunities for home-based educators who are continuously raising the quality of education and care they provide.

What is “family prosperity” and why is it important?
The Family Prosperity Initiative (FPI) is a unique program that brings together the skills and services people need to build their assets, lower expenses and advance their careers.

This program is important because low-income people, especially people of color and immigrants, face disproportionately high barriers to building economic assets. FPI differs from similar programs in that it accepts participants no matter what their barriers, helps them identify and build on their strengths, and helps them build paths to prosperity based on their individual circumstances, values and dreams.

What type of services do you offer?
FPI currently offers a four-session Family Financial Skills course, 1:1 financial coaching to course graduates, and career development (job readiness and placement into jobs, training and education).

Who do you serve?
FPI serves Boston residents who are struggling financially and who make a commitment to improving their finances and career prospects. All services are offered in Spanish and English.

Are there any fees involved?
No. Trainings and 1:1 counseling are free.

What’s your impact?
84% of Family Financial Skills graduates have decreased their expenses, 69% have increased their savings and 62% have taken steps to improve their credit score.

What are your current priorities?
In addition to providing three sessions a year of Family Financial Skills and 1:1 financial coaching and career development, we have a special project to help young adults, ages 18-24, to build their career prospects.

How can I get involved?
We are looking for volunteers who have financial expertise and may be able to provide workshops or counseling in topics such as setting up college savings or retirement accounts. Contact us.

How can my donation help?
Your donation helps us offer our FPI services free of charge, a critical factor for low-income residents.

What is “small business” and why is it important?
For our purposes, a small business is a locally-owned, privately-held enterprise that has fewer than 50 employees. The vast majority of the businesses we serve have five or fewer employees.

Thriving, independently-owned small businesses that reflect and serve a diverse population play an essential role in making our community the vibrant and livable place that it is. Our Small Business Program helps ensure that entrepreneurs without access to traditional networks or financing sources can be a part of this community and build their families’ prosperity.

What type of services do you offer?
We offer 1:1 counseling and technical assistance, workshops, assistance with securing financing, and leadership development.

Who do you serve?
We serve small-scale and aspiring entrepreneurs in Jamaica Plain, Egleston Square, Hyde Park and Roslindale.

Are there any fees involved?
Clients who are successfully assisted to secure financing are asked to make a contribution based on a sliding scale.

What’s your impact?
Our small business team has worked with more than 750 entrepreneurs over 20 years. Our clients include some of JP’s most popular businesses, including Bella Luna Restaurant, City Feed and Supply, El Oriental de Cuba, Mike’s Fitness, Fat Ram’s Pumpkin Tattoo and Quisqueya Bakery. We have helped local businesses secure over $11 million in financing for start-up and expansion.

What are your current priorities?
We will continue working with aspiring and small-scale entrepreneurs who want to start, stabilize or expand a business in Jamaica Plain, Egleston Square, Hyde Park or Roslindale.

How can I get involved?
Contact us if you are a student majoring in business or economics, or have financial or legal expertise you are willing to share. Student interns and volunteers have frequently played a role in helping us serve more clients, conducting surveys or helping with other activities.

How can my donation help?
Your donation helps us provide more workshops and individualized technical assistance to immigrant and other low-income entrepreneurs.

The Brewery is the area’s largest small business complex with a majority of tenants who are women or people of color. The JPNDC reinvests a portion of the rents received into its Family Prosperity Initiative and Small Business Program, allowing critical services to be offered to low-income residents free of charge.

Who are its tenants?
Over 50% of Brewery businesses are women- or minority-owned. For more information on tenants, visit The Brewery Directory.

What’s the JPNDC’s role?
The JPNDC owns and operates The Brewery. The JPNDC bought The Brewery in 1983 after the property had sat neglected and nearly empty for nearly 20 years. The JPNDC spent the next 26 years redeveloping the various buildings on the site.

What happens to the rent?
Rent is used to maintain and improve The Brewery. A portion is reinvested in JPNDC’s community programs, ensuring that critical services such as the Family Prosperity Initiative and Small Business Program can be offered free of charge to low-income residents.

How can I get involved?
Visit! The Brewery offers everything from dance classes for children to a gym for adults and two dining options.

Do I have to give money in order to become a member?
No. Membership is free, though donations are welcomed and needed.

What are your current funding priorities?
Our current funding priorities include expansion of the Family Prosperity Initiative both to serve more residents and to offer more programming; community organizing to continue housing advocacy and leadership development; and meeting growing demand for our Small Business technical assistance services.

Is my contribution tax-deductible?
Yes.

Are there any special tax benefits to making a donation?
Yes. JPNDC is part of the Commonwealth’s “Community Investment Tax Credit” program (CITC). That means that any contribution over $1,000 received by December 31, 2016 allows the donor to receive a 50% state tax credit and up to a 35% federal deduction. Corporations and individuals may donate through the CITC program as may non-Massachusetts residents. Visit our CITC page to learn more.

How much of my money goes to programs?
Only 7.6% of the JPNDC’s operating expenses are for administration and fundraising. 92.4% are for direct services. See our 2015 audited financial statements.