Pedcor Investments

What Pedcor Investments does

Pedcor Investments, founded in 1987 by Gerald K. Pedigo and Bruce A. Cordingley in Carmel, Indiana, is a privately held, family-owned, vertically integrated real estate development company focused on affordable multifamily rental housing in the United States. Through its operating subsidiaries — Pedcor Investments LLC, Village Capital Corporation, and Pedcor Housing Corporation for development; Signature Construction LLC for construction; Pedcor Management Corporation (AMO-accredited by IREM) and Pedcor Homes Corporation for property management; United Fidelity Bank, fsb for community banking and lending; and Pedcor Design Group LLC for architecture — the platform covers the full lifecycle from site selection and financial feasibility through construction, permanent financing, leasing, and long-term ownership.

The company's core technology and platform differentiator is its integration around the Low Income Housing Tax Credit (LIHTC) program, combined with energy-efficient construction standards (Energy Star-rated lighting, windows, and appliances; EPA WaterSense fixtures) and a wholly owned bank-holding-company structure that Pedcor says enables unique financing structures unavailable to non-bank competitors. Pedcor has developed more than 30,000 apartment units across 192+ communities in 43+ states since 1989, houses over 100,000 households cumulatively, and reports zero project defaults or foreclosures across its history — a track record highlighted by its 2016 ranking as the #1 affordable housing developer by Affordable Housing Finance Magazine. The company also operates the Carmel City Center, Carmel Old Town Shops, and Indiana Design Center mixed-use development portfolio through Pedcor Design Group, providing recurring commercial leasing revenue.

Revenue is generated through five streams: apartment rental income across affordable (LIHTC, 30–80% AMI) and market-rate units; real estate development fees at each stage of the deal lifecycle; third-party and internal property management fees; banking and lending services (including the New Hope "greenlining" mortgage program via United Fidelity Bank); and commercial leasing in the Carmel mixed-use portfolio. The go-to-market motion is primarily enterprise and B2G — partnering with municipalities, state housing finance agencies (e.g., IHCDA), HUD, and institutional equity syndicators such as WNC, Merchants Capital, CVS Health, and U.S. Bancorp Community Development Corporation — supplemented by direct-to-consumer apartment leasing through PedcorLiving.com and on-site teams at each property. Pricing is rental-based, monthly, with affordable units income-capped at 30% AMI through 80% AMI depending on property, and select properties accepting Housing Choice Vouchers.

Name

Pedcor Investments

Legal name

Pedcor Investments, A Limited Liability Company

Website

https://pedcorcompanies.com

Company type

Private

Founded year

1987

Operating status

Operating

Headcount range

251–500 employees

Short description

Pedcor Investments is a privately held, vertically integrated affordable housing developer founded in 1987 in Carmel, Indiana, developing, constructing, managing, and financing Low Income Housing Tax Credit (LIHTC) multifamily rental communities across more than 43 states through subsidiaries spanning construction, property management, banking, and architecture.

Ownership category

akta.pro rank

Product category

Affordable Housing Development

NAICS

Lessors of Residential Buildings and Dwellings (53111), New Multifamily Housing Construction (except For-Sale Builders) (236116), Lessors of Nonresidential Buildings (except Miniwarehouses) (53112)

SIC

Lessors Of Real Property, Nec (6519), Land Subdividers & Developers (No Cemeteries) (6552), Savings Institution, Federally Chartered (6035), Loan Brokers (6163)

akta.pro primary industry

Affordable Rental & Multifamily Housing Finance Programs (LIHTC/Tax Credits/Subsidized Loans) (FSALAKAF)

akta.pro secondary industries

Multifamily Construction-to-Perm Financing (FSALAHAD), Affordable & Subsidized Housing Property Management (LIHTC, Section 8) (BPAJAFAD), Real Estate Public-Private Partnership (PPP) & Infrastructure-Adjacent Real Estate Advisory (BPAJANAL)

Keywords

• Affordable housing development
• Multifamily property management
• LIHTC financing
• Real estate construction
• Community banking services

Headquarters

HQ city

Carmel

HQ country

United States

HQ region

North America

Offices4 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Apartment Rental Income: Pedcor develops, owns, and manages apartment communities across the U.S. Revenue is generated through monthly rental income from residents in both affordable housing (LIHTC) and market-rate units across their portfolio of 192+ communities.
2. Real Estate Development Fees: Pedcor generates development fees through the development and financing of multifamily housing projects. As a vertically integrated developer, they earn fees at various stages of development including site selection, financial feasibility, plan production, debt and equity procurement, partnership agreement negotiation, and construction.
3. Property Management Services: Pedcor Management Corporation and Pedcor Homes Corporation manage apartment communities, providing property management, maintenance, leasing, and compliance services. These entities serve both internally developed properties and externally owned properties.
4. Banking and Lending: United Fidelity Bank, fsb provides personal and commercial banking and lending services with a focus on affordable housing. Revenue streams include interest income from mortgage loans, commercial lending, and the New Hope below-market mortgage program for low-to-moderate income communities.
5. Commercial Real Estate Leasing: Pedcor Design Group leases commercial spaces in mixed-use developments including Carmel City Center, Carmel Old Town Shops, and Indiana Design Center to local businesses, restaurants, boutiques, design professionals, and architects.

Pricing tiers

Go-to-market motion2 records

Distribution channels5 records

Marketing channels6 records

Core offering

Pedcor Investments is a vertically integrated affordable and market-rate multifamily housing developer that develops, finances, constructs, and manages apartment communities across 43+ U.S. states, specializing in Low Income Housing Tax Credit (LIHTC) projects. The platform spans residential development, in-house construction (Signature Construction), property management (Pedcor Management Corporation and Pedcor Homes Corporation), and community banking (United Fidelity Bank) to deliver stable rental housing for households from 30% to 80% of Area Median Income as well as market-rate residents.

Product overview

Pedcor Companies operates as a vertically integrated real estate development and property management platform comprising five interconnected business units: (1) Residential Rental Development through Pedcor Investments LLC, Village Capital Corporation, and Pedcor Housing Corporation, specializing in affordable multifamily housing using Low Income Housing Tax Credits; (2) Design & Construction via Signature Construction, LLC for building management; (3) Property Management through Pedcor Management Corporation (AMO-accredited via IREM) and Pedcor Homes Corporation for commercial and multifamily operations; (4) Banking via Pedcor Financial, LLC and United Fidelity Bank providing community banking and the New Hope equitable lending program; and (5) Carmel Mixed-Use Development including Pedcor Design Group, Carmel City Center retail/dining destination, The Residences at Carmel, Carmel Old Town Shops, and Indiana Design Center. Named property portfolios include City Heights Apartment Homes (Indianapolis), Residences of Siena South (Round Rock, TX), and Creek Bend Apartment Homes (San Antonio, TX).

Differentiator

Problem solved

Functional benefit

Products and services

• Residential Rental Development Vertically integrated affordable and market-rate multifamily housing development through Pedcor Investments LLC, Village Capital Corporation, and Pedcor Housing Corporation, specializing in Low Income Housing Tax Credit (LIHTC) projects across 43+ U.S. states.
• Signature Construction Services Full-service in-house construction management company dedicated to building quality, maintenance-free multifamily developments for Pedcor and external clients, providing architectural design, civil engineering, construction management, and safety administration services.
• Pedcor Management Corporation Property management division providing professional on-site management for 192+ multifamily communities nationwide, holding Accredited Management Organization (AMO) designation through IREM.
• Pedcor Homes Corporation Wholly-owned subsidiary of United Fidelity Bank that manages multifamily and commercial properties, specializing in acquisition and rehabilitation of value-add multifamily opportunities.
• United Fidelity Bank Community Banking Community banking affiliate providing personal and commercial banking and lending services with emphasis on creation and preservation of affordable housing, including the New Hope 'greenlining' program for equitable mortgage financing in low-to-moderate income communities.
• Pedcor Design Group Architectural Services In-house architectural and design team composed of licensed architects, designers, and professional interior designers providing 3D visualizations, modeling, animation, and documentation services for Pedcor and external clients.
• City Heights Apartment Homes 200-unit affordable housing community in Indianapolis featuring energy-efficient construction, transit-oriented design, and amenities including fitness center, business center, swimming pool, playground, sports court, and fenced bark park.
• Residences of Siena South Market-rate apartment community in Round Rock, TX featuring studio to three-bedroom units with open-concept floorplans, Energy Star appliances, resort-style pool, fitness center, co-work spaces, pet park, and electric vehicle charging stations.
• Creek Bend Apartment Homes 312-unit energy-efficient affordable housing development in San Antonio, TX serving households earning up to 70% of area median income ($70,350 annually), with amenities including pool, fitness center, and pet park.
• Carmel Mixed-Use Commercial Leasing Mixed-use development portfolio including Carmel City Center (dining and shopping destination), The Residences at Carmel City Center, Carmel Old Town Shops, and Indiana Design Center, leasing commercial retail, restaurant, and office space to local businesses and design professionals.

Quantifiable outcome

• Over 100,000 households housed since 1987
• +6 more outcomes

Named customers13 records

Segments6 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature4 records

Partnerships

Five partnerships are on record, tiered minor and core.

• 100 Black Men of America, Inc. (Indianapolis Chapter)minorStrategic or Co-development PartnerStarting in 2017, Pedcor has donated money and time to the Indianapolis chapter of 100 Black Men of America, Inc., a non-profit dedicated to developing youth through mentoring, education, economic empowerment, and health and wellness programs. Pedcor bankers teach financial literacy at the University of Indianapolis as part of this partnership.
• The Inclusivity InstituteminorStrategic or Co-development PartnerStarting in mid-2019, Pedcor partnered with The Inclusivity Institute to research, outreach, and collaborate to reduce racial and economic segregation in American housing markets. The institute focuses on housing segregation nationally and works with scholars, planners, activists, developers, and bankers to develop strategies for inclusive communities.
• City of IndianapoliscoreStrategic or Co-development PartnerThe City of Indianapolis partnered with Pedcor on the City Heights development and has a long-standing relationship supporting Pedcor's development activities, including public-private partnerships for affordable housing.
• Round Rock Chamber of CommercecoreGTM or Marketing PartnerPedcor's Residences of Siena South partnered with the Round Rock Chamber of Commerce for its grand opening ribbon-cutting ceremony. The partnership opens opportunities to collaborate with local businesses, support community initiatives, and create meaningful connections that benefit residents.
• Coburn Place Safe HavenminorStrategic or Co-development PartnerPedcor partnered with the City of Indianapolis, Martin Luther King Jr. Community Development Corporation, and HUD to create Coburn Place, a transitional housing facility for domestic violence survivors. Pedcor's construction and property management teams provided a rehabilitated facility and sustainable operating model.

Scale indicators7 records

Recent moves21 records

Expansion highlights6 records

Direct peers

• The Michaels Organization: The Michaels Organization is a national leader in affordable housing development, property management, and resident services, managing over 75,000 units across 350+ properties. Directly comparable to Pedcor's vertically integrated affordable housing platform and similar LIHTC-focused development strategy.
• Dominium: Dominium is one of the largest affordable housing developers and property managers in the U.S., managing over 38,000 affordable units across 200+ properties. Directly comparable to Pedcor in LIHTC specialization, multifamily focus, and asset/property management integration.
• The Related Companies: Related Companies operates a large affordable housing division (Related Affordable) that develops and manages thousands of LIHTC units nationwide. Comparable to Pedcor in affordable multifamily development scale and national geographic reach, though it is part of a much broader luxury and mixed-income real estate platform.
• Enterprise Community Partners: Enterprise Community Partners is one of the nation's largest nonprofit affordable housing developers and the largest LIHTC syndicator in the U.S. (Enterprise Community Investment). Comparable to Pedcor in LIHTC specialization, though it operates as a mission-driven nonprofit with much larger capital deployment capacity.
• L+M Development Partners: L+M Development Partners is a full-service affordable and mixed-income housing developer with a substantial LIHTC portfolio. Comparable to Pedcor in affordable housing development focus, though with a stronger concentration in the Northeast U.S. market.
• WinnCompanies: WinnCompanies is one of the largest property managers of affordable housing in the U.S., managing over 145,000 units across 700+ properties with a strong LIHTC presence. Comparable to Pedcor in affordable housing property management scale and AMO-accredited operations.
• Pennrose: Pennrose is a leading affordable housing developer and property manager operating across the Eastern and Mid-Atlantic U.S., with deep LIHTC and mixed-income development expertise. Comparable to Pedcor in affordable housing focus, vertical integration (development + management), and institutional investor relationships.
• The Community Builders: The Community Builders is a nonprofit affordable housing developer and manager operating in the Northeast, Mid-Atlantic, and Midwest with thousands of LIHTC and mixed-income units. Comparable to Pedcor in affordable housing development and property management, with overlapping state footprints.
• The NRP Group: The NRP Group is one of the largest developers, owners, and operators of multifamily housing in the U.S., with a heavy concentration in affordable and workforce housing using LIHTC and other subsidies. Directly comparable to Pedcor in business model, target residents (30-80% AMI), and national footprint.

Broad incumbents

• Greystar Real Estate Partners: Greystar is the largest multifamily property manager and a major developer in the U.S., with significant affordable housing exposure alongside a much broader market-rate and luxury portfolio. Comparable to Pedcor in property management scale, but operates as a broad incumbent with a more diversified (and less LIHTC-concentrated) business mix.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat6 records

Key risks6 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/pedcor-investments

Revenue estimate

Valuation estimate

Number of profiles

Profiles11 records

Subsidiaries10 records

Funding overview

Funding rounds

Investors

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 Pedcor Investments