PEP Housing

What PEP Housing does

PEP Housing, originally founded as Petaluma Ecumenical Properties in 1978 by local clergy and community leaders, is a California-based 501(c)(3) nonprofit that develops and manages affordable rental housing for low-income seniors and senior veterans. As of 2023, the organization operates 21 properties comprising 671 apartments serving more than 700 residents across five Northern California counties: Sonoma, Marin, Solano, Mendocino, and Butte. Unit sizes range from small 14-unit developments to a 120-unit community, with specialized properties serving veteran residents (Pony Express Vacaville, Sun House Ukiah) and wildfire-disaster survivors (Linda Tunis Senior Apartments). All units are fully handicap-accessible and incorporate universal design features.

The core product is subsidized senior housing, supplemented by the Resident Services Program (with Ohio State University-trained coordinators), the Healthy Aging Program (fitness, wellness, fall-prevention, gardening), and the donation-funded Tablets for Seniors program. There is no proprietary technology stack; the organization relies on standard property management and nonprofit fundraising tooling. Revenue is generated through three streams: (1) monthly rental income (HUD units at 30% of adjusted gross income, non-HUD units at approximately $550/month, with Section 8 vouchers accepted), (2) government subsidies and Low Income Housing Tax Credit (LIHTC) equity via federal, state, and local programs including CDLAC/TCAC 4% tax credit awards and Multifamily Housing Program funding, and (3) charitable donations and grants from institutional funders (Kaiser Permanente, St. Joseph Health, Tri Counties Bank, Bank of the West, The Finley Foundation, The Bethlehem Foundation) plus annual fundraising galas.

Residents are acquired through direct application, a managed waitlist (currently exceeding five years), and referral partnerships with Sonoma County, City of Santa Rosa, and Marin County Housing Authorities, with additional outreach to veterans via a Veterans Administration partnership. The organization is governed by a community board, with Mary Stompe serving as Executive Director, and has been recognized with the NBBJ #1 Senior Living Community ranking (2020) and multiple Press Democrat Reader's Choice awards.

Name

PEP Housing

Legal name

PEP Housing

Website

https://pephousing.org

Company type

Private

Founded year

1978

Operating status

Operating

Headcount range

11–50 employees

Short description

PEP Housing is a California-based 501(c)(3) nonprofit that develops and manages 21 affordable senior housing properties (671 apartments) serving over 700 low-income seniors and senior veterans across five Northern California counties, funded by rental income, LIHTC and HUD subsidies, and charitable donations.

Ownership category

akta.pro rank

Product category

Affordable Senior Housing

NAICS

Community Housing Services (62422)

SIC

Operators Of Apartment Buildings (6513)

akta.pro primary industry

Affordable/Subsidized Independent Living (HUD/LIHTC) Communities (HLADAAAB)

akta.pro secondary industry

Public & Affordable Housing Programs (Subsidies, Vouchers, Public Housing) (BPAIANAA)

Keywords

• Affordable senior housing
• Nonprofit property management
• Supportive housing services
• Low-income housing tax credits
• Senior living communities

Headquarters

HQ city

Santa Rosa

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Marketing or Sales, Technology or R&D

Revenue model

1. Rental Income: PEP Housing generates revenue through monthly rent payments from residents. For HUD units, rent is calculated at 30% of adjusted gross income. Non-HUD units have a set rent of approximately $550 per month. The organization also accepts Section 8 housing vouchers.
2. Government Subsidies and Tax Credits: Properties are developed under federal, state, and local affordable housing programs including Low Income Housing Tax Credits (LIHTC) and HUD programs. Funding sources include CDLAC/TCAC 4% Tax Credit Awards and Multifamily Housing Program funding.
3. Donations and Fundraising: As a nonprofit organization, PEP Housing relies on charitable donations, grants from foundations (Kaiser Permanente, The Bethlehem Foundation, The Finley Foundation, Bank of the West, Tri Counties Bank, St. Joseph Health), and fundraising events such as annual galas to support operations and development.

Pricing tiers

Go-to-market motion1 record

Distribution channels1 record

Marketing channels6 records

Core offering

PEP Housing develops and manages 21 affordable housing properties comprising 671 apartments serving over 700 low-income seniors and senior veterans across five Northern California counties. The organization provides fully handicapped-accessible rental housing with monthly rent set at 30% of adjusted gross income for HUD-subsidized units, and approximately $550/month for non-HUD units (Section 8 vouchers accepted). Each community includes onsite Resident Service Coordination, health and wellness programming, and community amenities.

Product overview

PEP Housing is a nonprofit corporation that develops and manages 21 affordable housing properties with 671 apartments serving over 700 seniors and veterans across five Northern California counties. The core offering consists of senior housing communities providing affordable, accessible apartments with supportive services including Resident Service Coordination (certified through Ohio State University), a Healthy Aging Program with fitness and wellness activities, and special programs like Tablets for Seniors. Properties range from 5 to 120 units and include dedicated veteran housing (Pony Express, Sun House), disaster relief housing (Linda Tunis), and general senior housing across Sonoma, Marin, Solano, Mendocino, and Butte counties.

Differentiator

Problem solved

Functional benefit

Products and services

• Senior Affordable Housing Properties Network of 21 affordable senior housing properties with 671 fully handicapped-accessible apartments across Sonoma, Marin, Solano, Mendocino, and Butte counties in Northern California. Serves low-income seniors (62+) and senior veterans with limited income. Rent is income-based (30% of adjusted gross income) for HUD units and approximately $550/month for non-HUD units; Section 8 vouchers accepted.
• Resident Services Program Service coordination program providing PEP Housing residents with benefits guidance, health coverage options, transportation assistance, recreational activities, and access to community resources. Staffed by certified Resident Service Coordinators trained through Ohio State University. Available to residents across all 21 PEP Housing communities.
• Healthy Aging Program Health and wellness programming offered to PEP Housing residents including movement classes, health kiosks, senior-friendly fitness equipment, fall-prevention education, medication management, and community gardening activities. Designed to support aging in place.
• Orange Tree Senior Apartments 49-unit senior housing property in downtown Oroville, California (Butte County), conveniently located near public transit, community services, and neighborhood amenities. Available for low-income seniors with open waitlist.
• Kellgren Senior Apartments Three-story, 50-unit senior community in Petaluma featuring raised garden beds, dog run, horseshoe pits, computer lab, library, iPad, CyberCycle, and health kiosk. LIHTC waitlist open.
• Acacia Lane Senior Apartments 44-unit, three-story senior living community in Santa Rosa featuring health kiosk, exercise bicycle, community kitchen, computer, and outdoor exercise stations. Located at PEP Housing's headquarters address.
• Pony Express Senior Apartments Vacaville 60-unit apartment complex for low-income senior veterans in Vacaville (Solano County), featuring community room, wellness center, raised garden beds, landscaped walking paths, and dog run. Developed specifically for senior veteran residents.
• Vigil Light Apartments 49-unit senior housing townhouse community in Santa Rosa comprising 14 single-story buildings with 36 one-bedroom and 12 studio units, located near Safeway, CVS Pharmacy, and Santa Rosa Creek trail.
• Sun House Senior Apartments Ukiah 41-unit senior housing property in Ukiah (Mendocino County) adjacent to the Grace Hudson Museum, with 10 units set aside for senior veterans. First property collaborated with the Veterans Administration.
• Toussin Senior Apartments Two-story senior community in Kentfield (Marin County) with Marin County views, featuring a living roof. Recognized for exceptional contributions through the LIHTC Program. Accepts applicants 55+ through Marin Housing Authority's Section 8 program.
• Linda Tunis Senior Apartments 26-studio development in Santa Rosa for seniors affected by federally-declared disasters such as the Tubbs, Kincade, and Camp Fires, named in honor of Linda Tunis who died in the Tubbs fire.
• Vallejo Street Senior Apartments 120-unit senior community in Petaluma, the largest PEP Housing property. Offers diverse daily activities including exercise classes, Soup Night, Dessert Night, Bingo Night, and holiday barbecues.
• Tablets for Seniors Program Donation-funded program providing tablets to PEP Housing seniors to support digital connectivity, communication with family, and access to online services.

Quantifiable outcome

• 5+ year waitlist indicates strong demand exceeding supply
• +2 more outcomes

Named customers3 records

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Four partnerships are on record, tiered major.

• Veterans AdministrationmajorStrategic or Co-development PartnerFirst property collaboration with the Veterans Administration. Sun House Senior Apartments Ukiah has 10 units set aside for senior veterans, marking PEP Housing's first VA partnership.
• Sonoma County Housing AuthoritymajorStrategic or Co-development PartnerPrimary referral partner for affordable housing placement. Manages Section 8 voucher programs and maintains waitlists for eligible residents.
• City of Santa Rosa Housing AuthoritymajorStrategic or Co-development PartnerPartner for Section 8 housing vouchers and affordable housing placement in Santa Rosa area.
• Marin County Housing AuthoritymajorStrategic or Co-development PartnerReferral partner for Toussin Senior Apartments in Kentfield, which accepts applicants 55+ through Marin Housing Authority's Section 8 program.

Scale indicators7 records

Recent moves7 records

Expansion highlights6 records

Regional players

• Abode Communities: Abode Communities is a Southern California-focused nonprofit affordable housing developer with senior and family LIHTC properties. Comparable to PEP Housing in nonprofit mission and senior-focused affordable housing model, though geographically concentrated in Southern California rather than Northern California.

Direct peers

• BRIDGE Housing: BRIDGE Housing is a California-focused nonprofit that develops, owns, and manages affordable rental housing for low-income families, seniors, and people with special needs. Strongly comparable to PEP Housing on geographic overlap (Northern/Central California), LIHTC reliance, and resident services model.
• Eden Housing: Eden Housing is a California-based nonprofit affordable housing developer and operator serving seniors, families, and special needs populations in the Bay Area and beyond. Highly comparable to PEP Housing in mission (affordable housing), operating model (LIHTC-funded developments with supportive services), and target geography (Northern California).
• LINC Housing: LINC Housing is a Long Beach-based nonprofit affordable housing developer serving Southern and Northern California with senior, family, and veteran housing developed through LIHTC and public funding. Comparable to PEP Housing in nonprofit structure, senior focus, and California operating geography.
• MidPen Housing: MidPen Housing is one of the largest nonprofit affordable housing developers on the San Francisco Peninsula, serving low-income seniors, families, and individuals through LIHTC-funded properties with on-site resident services. Comparable to PEP Housing in nonprofit structure, senior-focused portfolio, and Bay Area/Northern California operating geography.
• Satellite Affordable Housing Associates (SAHA): SAHA is a Berkeley-based nonprofit affordable housing developer serving the Bay Area with a portfolio that includes senior and family properties developed with LIHTC and other public funding. Directly comparable to PEP Housing in mission, funding model, and Northern California operating geography.
• Resources for Community Development (RCD): RCD is a Berkeley-based nonprofit community housing developer that creates affordable rental housing for low-income families, seniors, and people with disabilities across the Bay Area. Highly comparable to PEP Housing as a regional nonprofit using LIHTC funding with on-site supportive services.

Broad incumbents

• The John Stewart Company: The John Stewart Company is a major California-based property management and development firm specializing in affordable, supportive, and senior housing. Comparable to PEP Housing in serving the affordable senior housing segment in California, though structured as a for-profit operator rather than a nonprofit sponsor.
• Mercy Housing: Mercy Housing is a national nonprofit affordable housing developer and operator with a substantial senior housing portfolio across the U.S. Operates at much greater scale than PEP Housing but shares the same nonprofit/LIHTC business model, supportive services integration, and senior-focused mission.

Others

• National Affordable Housing Trust (NAHT): NAHT is a national nonprofit that finances and develops affordable multifamily rental housing using LIHTC and other public programs. Comparable to PEP Housing as a participant in the LIHTC affordable housing ecosystem, though NAHT operates more as a financial intermediary and syndicator than a direct property operator.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/Pephousing
• Facebookfacebook.com/PEPhousing

Revenue estimate

Valuation estimate

Number of profiles

Profiles3 records

Funding overview

Funding rounds2 records

Investors2 records

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about PEP Housing