Community Partners for Affordable Housing

What Community Partners for Affordable Housing does

Community Partners for Affordable Housing (CPAH) is a 501(c)(3) HUD-certified nonprofit organization headquartered at 800 S. Milwaukee Ave., Suite 201 in Libertyville, Illinois, that develops and preserves affordable housing while delivering housing counseling and education services to low- and moderate-income households across Lake County and surrounding North Shore suburbs. Formed on January 1, 2019 through the merger of three legacy entities — Affordable Housing Corporation of Lake County (founded 1992), Lake County Residential Development Corporation (founded 1978), and the original Community Land Trust entity created in 2003 by the City of Highland Park — CPAH operates an integrated portfolio that includes direct ownership and management of 160+ affordable rental units (soon to grow by 34 with the early-2026 opening of Eve B. Lee Place senior housing in Libertyville), inclusionary rental administration for six municipalities (Evanston, Highland Park, Lake Forest, Northbrook, Deerfield, Skokie), Community Land Trust and inclusionary homeownership programs, a Down Payment Assistance Program (up to $13,999 in 0% forgivable loans), home repair grants up to $40,000 and loans up to $20,000 via partnership with Wintrust Financial, HUD-certified foreclosure prevention counseling and court-connected mediation, and financial capability education delivered via live Zoom and a self-paced e-learning platform integrated with ehomeamerica.org.

The organization's underlying technology stack is purposefully modest and integration-driven rather than proprietary: standard SaaS tools power the operational layer — fillout.com for online pre-applications across rental, inclusionary, and repair programs; smapply.io for foreclosure counseling case management; ehomeamerica.org for HUD-compliant e-learning course delivery and coupon-based discount administration; and Constant Contact for waitlist and newsletter communications. The substantive technical differentiator is the Community Land Trust shared-equity architecture itself, where CPAH retains ownership of underlying land via 99-year renewable ground leases and uses a resale formula to keep 91 homes perpetually affordable across successive owners — a non-software but operationally complex asset that compounds in value over time. Construction and rehabilitation execution is delivered through a separate but affiliated nonprofit, Affordable Housing Corporation (AHC), which serves as the general contracting and project management arm.

CPAH's business model is a hybrid nonprofit operating budget assembled from government grants (HUD, IHDA), municipal administration contracts (inclusionary housing programs, foreclosure mediation), program-related fees (DAP administration, home repair grant/loan servicing), nominal education class registration fees ($25-$70 with discount codes), rental income from owned units, and donations from individuals, corporations, and foundations (501(c)(3) status, EIN 36-3086133). Customer segments are six distinct low- and moderate-income personas served through multiple GTM motions: community-led outreach and education, direct-to-consumer pre-applications and counseling, and channel partnerships with approved lender networks that access DAP for clients and earn CRA credit. To date CPAH has developed or preserved 1,750+ housing units, served 25,000+ residents, distributed $10.3 million in down payment assistance to 2,230 first-time homebuyers, and delivered foreclosure prevention services to 4,077 households.

Name

Community Partners for Affordable Housing

Legal name

Community Partners for Affordable Housing

Website

https://cpahousing.org

Company type

Private

Founded year

2019

Operating status

Operating

Headcount range

11–50 employees

Short description

Community Partners for Affordable Housing is a HUD-certified nonprofit in Libertyville, Illinois that develops affordable rental and for-sale housing, administers down payment assistance and home repair programs, and delivers foreclosure prevention and financial counseling to low- and moderate-income households across Lake County and the North Shore suburbs of Chicago.

Ownership category

akta.pro rank

Product category

Affordable Housing Services

NAICS

Lessors of Residential Buildings and Dwellings (531110), Lessors of Residential Buildings and Dwellings (53111), Nonresidential Property Managers (531312), Continuing Care Retirement Communities and Assisted Living Facilities for the Elderly (62331)

SIC

Real Estate Operators (No Developers) & Lessors (6510), Services-Social Services (8300), Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Affordable Housing & Community Development (Housing, Community Land Trusts) (BPAGALAC)

Keywords

• Affordable housing services
• HUD-certified counseling
• Down payment assistance
• Community land trust
• Foreclosure prevention

Headquarters

HQ city

Libertyville

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, Supply Chain, Others

Revenue model

1. Donations and Charitable Contributions: CPAH operates as a 501(c)(3) nonprofit organization. The organization accepts donations from individuals, corporations, and foundations. EIN: 36-3086133. Donations can be made online, by check, or through stock transfers.
2. Down Payment Assistance Program: Provides up to $13,999 in 0% interest forgivable loans for down payment, closing costs, and interest rate buydown. Loan forgiven at 1/60th per month over 5 years. Revenue comes from program fees and partnership arrangements.
3. Home Repair Program Administration: Manages grant programs up to $40,000 and loan programs up to $20,000 for home repairs. Partners with Wintrust Financial Corporation for loan products. Revenue generated through program administration fees.
4. Education and Counseling Services: Homebuyer education classes offered at $25 registration fee with discounts available via coupon codes. E-learning courses offered with pricing: Homebuyer Education ($70 off with code), Money Management ($25 off), Post-Purchase Education ($50). Foreclosure education free.
5. Foreclosure Prevention Services: Free HUD-certified foreclosure counseling and mediation services. Revenue derived from government grants and program participation agreements.

Pricing tiers

Go-to-market motion3 records

Distribution channels5 records

Marketing channels8 records

Core offering

CPAH is a HUD-certified 501(c)(3) nonprofit that develops, owns, and manages affordable rental housing (160+ units plus 1,050+ joint-venture units) and delivers integrated housing services for Lake County, Illinois residents. Core offerings include down payment assistance loans up to $13,999, a Community Land Trust shared-equity program, home repair grants up to $40,000 and loans up to $20,000, HUD-certified homebuyer and financial counseling (live Zoom and e-learning), foreclosure counseling and court-connected mediation, eviction prevention rental assistance, and inclusionary housing program administration for partner municipalities.

Product overview

Community Partners for Affordable Housing (CPAH) is a comprehensive housing services nonprofit offering a unified portfolio of integrated programs. Core offerings include rental housing management (160+ units), the new Eve B. Lee Place senior apartments (34 units launching 2026), inclusionary housing programs, and the Rental Housing Support Program. Homebuyer services encompass the Down Payment Assistance Program (up to $13,999), Community Land Trust, and Inclusionary Housing homebuyer programs. Property improvement services include home repair grants (up to $40,000) and accessibility loans. Prevention services cover foreclosure counseling, the Lake County Mediation Program, eviction prevention (CBRAP), and financial counseling. Education offerings include HUD-certified homebuyer classes (Zoom live and e-learning formats) and the culturally-specific Getting Your House In Order financial education program. All services are accessible through a single point of contact at the Libertyville main office.

Differentiator

Problem solved

Functional benefit

Products and services

• CPAH Rental Housing Direct ownership and management of 160+ affordable rental units across northern Lake County suburbs, including apartments, condominiums, townhomes, and single-family homes rented to low-income residents.
• Eve B. Lee Place Newly constructed 34-unit affordable apartment community for adults 55+ in Libertyville, featuring 1- and 2-bedroom units (550-827 sq ft), full kitchens, dishwashers, walk-in showers, fitness room, computer center, library, on-site laundry, parking, elevator access, and personal storage. Income capped at 60% AMI ($50,400 single / $57,600 two-person).
• Rental Housing Support Program (RHS) Statewide rental assistance program administered by CPAH in Lake County where eligible households pay approximately 30% of income toward rent with the remainder paid through the program under Illinois Housing Development Authority (IHDA) guidelines.
• Inclusionary Rental Housing Programs Affordable rental units created through municipal inclusionary housing ordinances for the cities of Deerfield, Evanston, Highland Park, Northbrook, and Skokie. CPAH administers waitlists and determines tenant eligibility.
• Court Based Rental Assistance Program (CBRAP) Illinois program providing up to $10,000 in emergency rental payments for past-due rent, up to $700 for court costs, and up to 2 months future rent to prevent housing displacement for tenants with pending eviction court cases.
• Down Payment Assistance Program (DAP) Up to $13,999 in 0% interest forgivable loans to qualified Lake County homebuyers for down payment, closing costs, or interest rate buydown. Loan forgiven at 1/60th per month over 5 years. Property must be 1-unit single family in Lake County with max value $433,200. Only approved lender partners can access.
• Community Land Trust (CLT) Program Shared-equity homeownership program where CPAH builds or acquires and rehabilitates homes, sells to qualified low- and moderate-income households while retaining land ownership through 99-year renewable ground leases, keeping homes permanently affordable while allowing owner equity building.
• Inclusionary Housing Homebuyer Programs CPAH administers affordable homeownership units created through inclusionary housing ordinances for the cities of Highland Park, Lake Forest, and Evanston, managing waitlists, determining eligibility, facilitating sales and resales, and providing post-purchase support.
• Home Repair and Improvements Program Grants up to $40,000 structured as 0% interest forgivable loans and loans up to $20,000 at 3% interest through Wintrust Financial Corporation for life-safety, health, accessibility, and code-compliance repairs (roofing, windows, heating/cooling, electrical, plumbing, lead remediation, accessibility modifications). Available in Lake County, Evanston, Northbrook, and Wilmette.
• Foreclosure Counseling Free HUD-certified housing counselor guidance to assess situations and help homeowners understand options for avoiding foreclosure, including loan modifications, court proceedings, and mediation programs.
• Lake County Residential Foreclosure Mediation Program Court-connected mediation program bringing lenders and homeowners together with neutral mediators appointed by the 19th Circuit Court to reach mutually acceptable resolutions, with legal proceedings suspended during participation.
• Financial Counseling and Coaching Free HUD-certified financial and rental counseling covering budget development, savings building, debt reduction, credit improvement, and wealth building with follow-up services for Lake County residents.
• Homebuyer Education and Counseling HUD-certified 4-hour homebuyer education classes (offered in English and Spanish via Zoom and e-learning) covering mortgage selection, home inspections, insurance, credit, and budgeting, with individual counseling for homeownership preparation.
• Getting Your House In Order (GYHIO) Culturally-specific 5-week financial education course for African Americans covering history of Black homeownership, spending plans, saving and investing, credit, and asset protection.

Quantifiable outcome

• 1,750+ affordable housing units developed or preserved
• +7 more outcomes

Named customers5 records

Segments6 records

Ideal customer profiles6 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature3 records

Partnerships

Twelve partnerships are on record, tiered core and minor.

• Approved Lender PartnerscoreChannel Partner/ Reseller/ DistributorNetwork of approved lenders participating in the Down Payment Assistance Program. Lenders must complete annual training, gain CRA credit opportunities, and access DAP programs for qualified clients.
• City of EvanstoncoreStrategic or Co-development PartnerCPAH administers Evanston's inclusionary housing program, managing waitlists, determining eligibility, facilitating sales and resales, and providing post-purchase support for affordable units created through municipal ordinance.
• City of Highland ParkcoreStrategic or Co-development PartnerCPAH administers Highland Park's inclusionary housing program. The city adopted inclusionary housing ordinances requiring developers to set aside affordable units, with CPAH handling eligibility and administration.
• City of Lake ForestcoreStrategic or Co-development PartnerCPAH administers Lake Forest's inclusionary housing program for affordable homeownership units created through municipal inclusionary housing ordinance.
• Village of NorthbrookcoreStrategic or Co-development PartnerCPAH helps Northbrook administer affordable rental units through inclusionary housing programs, determining tenant eligibility and managing waitlists.
• Village of DeerfieldcoreStrategic or Co-development PartnerCPAH manages inclusionary housing waitlists and determines eligibility for Deerfield's affordable rental units created through inclusionary housing ordinances.
• Village of SkokieminorStrategic or Co-development PartnerCPAH helps Skokie administer affordable rental units through inclusionary housing programs.
• 19th Circuit Court - Lake CountycoreStrategic or Co-development PartnerCPAH participates in Lake County Residential Foreclosure Mediation Program facilitated by neutral court-appointed mediators, helping homeowners negotiate with lenders during mediation.
• Prairie State Legal ServicesminorOthersReferral partner for foreclosure prevention and legal assistance resources for low-income individuals and seniors 60+.
• Northern Suburban Legal Aid ClinicminorOthersReferral partner providing free legal services specializing in housing, immigration, and domestic violence in north suburban communities.
• Affordable Housing Corporation (AHC)coreOthersAHC is a separate nonprofit entity serving as general contracting and project management entity for CPAH and other nonprofits/government entities providing affordable housing. AHC oversees construction for home repair, acquisition/rehabilitation, new construction, and inspects RHS program units. Three entities (AHC, CPAH, LCRDC) merged in 2019.
• ehomeamerica.orgcoreTechnology or IntegrationE-learning platform integration for HUD-certified homebuyer education classes and financial capability courses with coupon-based discount system.

Scale indicators9 records

Recent moves9 records

Expansion highlights5 records

Others

• IFF (formerly Illinois Facilities Fund): Midwest CDFI providing flexible capital and real estate solutions for nonprofits including affordable housing developers — adjacent capital provider with comparable client base among community development nonprofits.
• LISC Chicago: Local Initiatives Support Corporation office deploying capital and technical assistance to community development nonprofits in Chicago — adjacent funder/capacity-builder rather than direct competitor, often partners with organizations like CPAH.

Regional players

• Open Communities (North Shore Housing Coalition / Lake County): North Shore housing advocacy and fair housing organization providing housing counseling, foreclosure prevention, and tenant services — overlaps with CPAH's counseling, foreclosure, and fair housing work in adjacent Lake County / North Shore geographies.
• Housing Action Illinois: Statewide housing policy coalition that includes many of the same HUD-certified counseling agencies as CPAH among its members — comparable Illinois focus but primarily an advocacy and capacity-building intermediary rather than direct service provider.

Broad incumbents

• BRIDGE Housing: West-coast affordable housing nonprofit developing and managing rental and ownership communities with on-site services — comparable integrated nonprofit developer/operator profile, though larger and California-anchored.
• Enterprise Community Partners: Major national nonprofit combining affordable housing development, capital deployment, and policy advocacy — comparable mission and program breadth, with far larger balance sheet and national reach than CPAH.
• Mercy Housing: National nonprofit affordable housing developer and operator with a portfolio of tens of thousands of units — comparable integrated model (development + property management + services) at significantly greater scale and national footprint.

Direct peers

• Neighborhood Housing Services of Chicago (NHS Chicago): Chicago-based HUD-certified housing counseling and community development nonprofit offering homebuyer education, foreclosure prevention, and home repair lending — closely comparable HUD-certified service stack, broader urban footprint.
• Lake County Habitat for Humanity: Affordable housing nonprofit operating in the same Lake County geography, focused on homeownership for low-income households through volunteer-driven construction and down payment support — directly comparable mission and service area to CPAH.
• Chicago Community Land Trust (Chicago CLT): Community Land Trust operating in Chicago under shared-equity, perpetual-affordability model with 99-year ground leases — directly comparable CLT homeownership mechanics to CPAH's Highland Park and Lake Forest programs.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat5 records

Key risks5 records

Key highlights7 records

Customer concentration

• Facebookfacebook.com/cpahousing
• LinkedInlinkedin.com/company/community-partners-for-affordable-housing
• Instagraminstagram.com/cpahousing

Compliance3 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles21 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 Community Partners for Affordable Housing