Community Housing Opportunities

What Community Housing Opportunities does

Community Housing Opportunities Corporation (CHOC) is a California nonprofit affordable housing developer founded in 1984 and headquartered in Fairfield, California. As a federally recognized Community Housing Development Organization (CHDO), CHOC develops, finances, builds, and operates multifamily affordable rental housing serving very low-, low-, and moderate-income families and individuals, seniors, and residents with special needs across Northern and Southern California. The organization has grown to develop and operate 23–28 multifamily affordable communities (sources vary) plus weatherize 5,000+ homes annually, with a recent Southern California expansion into the Coachella Valley via The Monarch Apartment Homes (60 units, Palm Springs, February 2024) and Placita Dolores Huerta (56 units, Coachella, May 2024).

CHOC's operating model is structurally integrated across five divisions: Real Estate Development (site selection, acquisition, design, construction oversight, and capital structuring including Low-Income Housing Tax Credit and state tax credit awards such as $22.6M and $21M California State Tax Credit allocations); Sterling Asset Management (licensed, HUD- and HCD-approved property management operating across multiple states); CHOC Community Impact (resident services including youth summer enrichment, senior wellness programs, after-school activities, and voter education); CHOC Energy (administration of PG&E's Energy Savings Assistance Program and Low-Income Weatherization Program across Alameda, Contra Costa, Napa, Sacramento, Solano and Yolo counties, producing 40+ living wage jobs annually); and CES Integrated (in-house HVAC, plumbing, and construction services, launched in 2021 and now serving the general public).

CHOC's revenue architecture is non-traditional for a private-equity audience: it combines recurring net rental income from owned communities, developer fees on tax-credit financed projects, government program administration funding for energy weatherization, regulated property management fees routed through Sterling Asset Management, and a growing share of private philanthropy via the 2024 inaugural Giving Tuesday campaign. Customer concentration is structurally low because each affordable unit is leased to an income-qualified household, but programmatic concentration is high in PG&E (CHOC Energy) and federal/state funding sources (LIHTC, HCD, HUD). Growth in 2024 was driven by Southern California geographic expansion, the Sutter Capital Group/Sacramento County supportive housing partnership, and ongoing award-based development capital stacking rather than equity-financed expansion.

Name

Community Housing Opportunities

Legal name

Community Housing Opportunities Corporation

Website

https://chochousing.org

Company type

Private

Founded year

1984

Operating status

Operating

Headcount range

51–100 employees

Short description

Community Housing Opportunities Corporation (CHOC) is a California nonprofit founded in 1984 that develops, finances, and operates affordable multifamily housing for low-income families, seniors, and residents with special needs, delivering integrated development, property management, resident services, energy weatherization, and in-house construction services.

Ownership category

akta.pro rank

Product category

Affordable Housing Development

NAICS

Lessors of Residential Buildings and Dwellings (53111), Residential Property Managers (531311), New Multifamily Housing Construction (except For-Sale Builders) (236116)

SIC

Lessors Of Real Property, Nec (6519), Real Estate Operators (No Developers) & Lessors (6510)

akta.pro primary industry

Affordable & Subsidized Housing Property Management (LIHTC, Section 8) (BPAJAFAD)

Keywords

• Affordable housing development
• Multifamily property management
• Resident services programs
• Home weatherization services
• Community development organization

Headquarters

HQ city

Fairfield

HQ country

United States

HQ region

North America

Offices3 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Supply Chain

Revenue model

1. Affordable Housing Rental Income: CHOC develops and operates multifamily affordable housing communities, generating rental income from residents at affordable rates
2. Government Tax Credits and Financing: Awarded California State Tax Credit financing ($22.6 million for Coachella Valley Apartments, $21 million for Monarch Apartment Homes) and other government funding for affordable housing development
3. Energy Program Administration: Administers Energy Savings Assistance Program (ESAP) in partnership with PG&E, providing weatherization services and receiving program funding
4. Property Management Services: Sterling Asset Management provides licensed, HUD- and HCD-approved property management for CHOC's California portfolio
5. CES Integrated Commercial Services: HVAC, plumbing, and construction services offered to both CHOC communities and the general public

Pricing tiers

Go-to-market motion1 record

Distribution channels4 records

Marketing channels6 records

Core offering

CHOC develops, finances, and operates affordable multifamily housing for very low, low, and moderate-income families, individuals, seniors, and special-needs residents across California. As a Community Housing Development Organization (CHDO), CHOC integrates real estate development, HUD/HCD-approved property management (Sterling Asset Management), resident services (CHOC Community Impact), free energy weatherization (CHOC Energy), and in-house HVAC/plumbing/construction (CES Integrated) under a single operating structure.

Product overview

Community Housing Opportunities Corporation (CHOC) operates as an integrated affordable housing organization with multiple divisions working together. The core offering is CHOC Housing — affordable multifamily housing development and management. Supporting this are Real Estate Development (site selection, acquisition, construction), Sterling Asset Management (property management), CHOC Energy (weatherization and energy efficiency), CHOC Community Impact (resident services), and CES Integrated (HVAC/plumbing/maintenance). This multi-pronged approach allows CHOC to develop, manage, and support affordable housing communities from construction through resident services.

Differentiator

Problem solved

Functional benefit

Products and services

• CHOC Housing Affordable and low-income housing development and management across California. CHOC develops, finances, and builds affordable housing as a Community Housing Development Organization (CHDO), serving very low, low, and moderate income families, individuals, seniors, and residents with special needs through 28 owned and operated communities.
• Real Estate Development Development of high-quality, affordable multifamily and workforce housing across Northern and Southern California. Services include site selection, acquisition, design, construction oversight, accounting, debt and equity structuring, and full project management for affordable housing developments.
• Sterling Asset Management Licensed, HUD- and HCD-approved property management services providing compliance, stewardship, and resident satisfaction for CHOC's California portfolio. Manages affordable housing across federal and state regulatory frameworks, including section 8, project-based, and tax credit communities across multiple states.
• CHOC Energy Energy efficiency and weatherization services promoting energy conservation in Northern California. Operates the Energy Savings Assistance Program (ESAP) in partnership with PG&E and the Low-Income Weatherization Program (LIWP), serving low-income households across Alameda, Contra Costa, Napa, Sacramento, Solano, and Yolo counties with free weatherization services including caulking, weatherstripping, faucet aerators, showerheads, CFL lighting, minor home repairs, microwaves, and refrigerator replacement.
• CHOC Community Impact Resident services division delivering equity-first, community-centered programs including Summer Enrichment Programs (Summer STARS), summer meals, after-school programs, health and wellness workshops, and financial literacy workshops for residents of CHOC affordable housing communities, including youth ages 5-17 and seniors.
• CES Integrated In-house HVAC and plumbing systems, construction, and maintenance team specializing in multifamily unit renovations, property inspections, plumbing, HVAC maintenance, and construction services. Serving both CHOC communities and the general public in California.
• The Monarch Apartment Homes 60-unit affordable multifamily housing community for working families in Palm Springs, California (Coachella Valley). The Monarch was the first affordable housing development in Palm Springs in 14 years and was designed with a mid-century modern architectural approach.
• Placita Dolores Huerta 56-unit affordable housing community in Coachella, California named after labor activist Dolores Huerta. Previously known as the Coachella Valley Apartments and redeveloped with $22.6M in California State Tax Credit financing. Fully occupied at grand opening in May 2024.

Quantifiable outcome

• 5,000+ homes weatherized annually
• +3 more outcomes

Named customers4 records

Segments5 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature3 records

Partnerships

14 partnerships are on record, tiered core and minor.

• Sutter Capital GroupcoreStrategic or Co-development Partner · 1 September 2024Partnership with Sutter Capital Group and Sacramento County to transform a former Marriott Residence Inn into affordable housing with 80% AMI units and 32 permanent supportive housing units for formerly homeless residents. CHOC Impact and Sterling Asset Management will provide resident services and property management.
• Dairy Council of CaliforniaminorGTM or Marketing Partner · 1 February 2024Dairy Council of California awarded CHOC Impact a $6,000 grant to strengthen youth programming in affordable housing communities, supporting nutrition education and summer enrichment programs.
• Woodland Joint Unified School DistrictcoreStrategic or Co-development PartnerPartnership with Woodland Joint Unified School District to provide summer meals to children at CHOC communities, addressing food insecurity in rural 'food deserts' during summer months when school cafeterias are closed.
• City of Sacramento (Councilmember Roger Dickinson)minorStrategic or Co-development PartnerCity of Sacramento Councilmember Roger Dickinson provided direct assistance for Forrest Palms senior holiday celebration, including borrowed chairs and tables and personal attendance.
• PG&EcoreStrategic or Co-development PartnerCHOC Energy operates the Energy Savings Assistance Program (ESAP) in partnership with PG&E, providing weatherization services to low-income households across Northern California counties.
• Energy Upgrade CaliforniacoreStrategic or Co-development PartnerCHOC supports Energy Upgrade California, a statewide initiative helping households save energy, conserve resources, and reduce carbon footprint in alignment with California's zero-carbon goals.
• United Way Capital RegioncoreStrategic or Co-development PartnerLong-standing partnership with United Way Capital Region on Summer Enrichment Programs (Summer STARS), combining CHOC Impact services with United Way resources for youth in affordable housing communities.
• AmeriCorps VISTAsminorStrategic or Co-development PartnerAmeriCorps VISTA Summer Associates work alongside children at CHOC Summer Enrichment Programs, encouraging reading exercises and boosting confidence through collaborative educational support.
• Crisp CateringminorOthersCrisp Catering prepared food for Forrest Palms senior holiday celebration event, providing meal services for senior residents.
• The Hoyt OrganizationcoreImplementation/ SI/ Consulting PartnerPR firm representing CHOC, winning multiple awards for elevating affordable housing stories in Coachella Valley including Communicator Awards, Hermes Creative Awards, and PRSA Los Angeles Integrated Campaign award.
• Lift to RisecoreStrategic or Co-development PartnerLift to Rise is a nonprofit organization working to advance affordable housing, fair wages, and economic mobility in Coachella Valley. Featured in CHOC Leadership Perspectives series and collaborated on Placita Dolores Huerta project recognition.
• Palm Springs Unified School DistrictminorStrategic or Co-development PartnerCollaboration with Palm Springs USD for summer enrichment programming and community engagement activities at affordable housing communities.
• Conduit StudiosminorOthersVideo production company producing resident stories and community impact videos for CHOC, including Placita Dolores Huerta resident feature film.
• Yolo Food BankminorStrategic or Co-development PartnerPartnership with Yolo Food Bank supporting emergency food distribution and TEFAP (The Emergency Food Assistance Program) at CHOC communities.

Scale indicators11 records

Recent moves8 records

Expansion highlights6 records

Direct peers

• Mercy Housing: One of the largest nonprofit affordable housing developers and managers in the U.S., combining LIHTC development with property management and resident services—directly comparable to CHOC's integrated approach across multiple states.
• Eden Housing: Bay Area/California-focused nonprofit affordable housing developer and property manager serving low-income families, seniors, and special needs populations; nearly identical mission, geography (Northern California), and integrated service model as CHOC.
• MidPen Housing: Northern California nonprofit developer, owner, and manager of affordable rental housing; operates a comparable portfolio of multifamily LIHTC communities with on-site services for families and seniors—closely mirrors CHOC's operating geography and integrated model.
• BRIDGE Housing: Major California-focused nonprofit affordable housing developer and manager producing both rental and ownership housing across the Bay Area and beyond; directly comparable scale, geography, and resident-services emphasis.
• LINC Housing: California nonprofit affordable housing developer with strong resident services and special needs expertise; similar operating model and California concentration to CHOC.
• National CORE: California-headquartered nonprofit affordable housing developer now operating in multiple states; pursues similarly large LIHTC and supportive housing deals in California submarkets and competes with CHOC for residents and state financing.
• Skid Row Housing Trust: California nonprofit developer specializing in permanent supportive housing for special needs and formerly homeless residents—an adjacent segment CHOC is expanding into via its Sutter Capital Group partnership.
• Abode Services: Bay Area nonprofit operating affordable housing combined with supportive services for vulnerable populations—comparable CHDO-adjacent model serving low-income households in Northern California.

Broad incumbents

• Related California (The Related Companies): Large national developer with a major California affordable housing arm and deep LIHTC capabilities; competes with CHOC for tax credits and sites in the same California submarkets but with significantly broader portfolio and capital base.

Others

• Pacific Gas and Electric Company (PG&E): Not a peer in housing but the IOU partner for CHOC Energy's ESAP/LIWP programs; included as an enabling/ecosystem relationship that materially shapes CHOC Energy's revenue stream and geographic reach.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat6 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/chochousing
• Facebookfacebook.com/CHOCHousing
• LinkedInlinkedin.com/company/community-housing-opportunities-corporation
• Instagraminstagram.com/chocusa/?hl=en

Compliance3 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles23 records

Subsidiaries4 records

Funding overview

Funding rounds1 record

Investors1 record

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 Community Housing Opportunities