Share |

Housing Corporation of Arlington

 252 Massachusetts Avenue
 Arlington, MA 02474
[P] (781) 859-5294
[F] (781) 859-5632
Pamela Hallett
Facebook Twitter
 Printable Profile (Summary / Full)
EIN 04-2944144

LAST UPDATED: 09/21/2017
Organization DBA Academy Development Partners
HCA Capitol Square Apartments, LLC
Former Names --
Organization received a competitive grant from the Boston Foundation in the past five years No



Mission StatementMORE »

The Housing Corporation of Arlington’s (HCA) mission is to provide and advocate for decent, affordable housing for low to moderate-income families and individuals in Arlington and surrounding communities, while promoting social and economic diversity. HCA envisions an array of decent, attractive, environmentally sound housing that is affordable in perpetuity and blends well with existing neighborhoods.  Academy Development Partners (ADP) is a subsidiary that enables HCA to expand development projects regionally.

Mission Statement

The Housing Corporation of Arlington’s (HCA) mission is to provide and advocate for decent, affordable housing for low to moderate-income families and individuals in Arlington and surrounding communities, while promoting social and economic diversity. HCA envisions an array of decent, attractive, environmentally sound housing that is affordable in perpetuity and blends well with existing neighborhoods.  Academy Development Partners (ADP) is a subsidiary that enables HCA to expand development projects regionally.

FinancialsMORE »

Fiscal Year Jan 01, 2013 to Dec 31, 2013
Projected Income $470,800.00
Projected Expense $426,677.00

ProgramsMORE »

  • Affordable Apartment Program
  • Homelessness Prevention Program

Revenue vs. Expense ($000s)

Expense Breakdown 2013 (%)

Expense Breakdown 2012 (%)

Expense Breakdown 2011 (%)

For more details regarding the organization's financial information, select the financial tab and review available comments.


Mission Statement

The Housing Corporation of Arlington’s (HCA) mission is to provide and advocate for decent, affordable housing for low to moderate-income families and individuals in Arlington and surrounding communities, while promoting social and economic diversity. HCA envisions an array of decent, attractive, environmentally sound housing that is affordable in perpetuity and blends well with existing neighborhoods.  Academy Development Partners (ADP) is a subsidiary that enables HCA to expand development projects regionally.

Background Statement

In 1986, a group of Arlington town leaders and residents witnessed firsthand how the housing market impacted their community and realized that housing prices outpaced growth in income.  The lack of open land for development added to the need for creative solutions.  Out of crisis and community commitment, these concerned citizens launched HCA to address the growing shortage of affordable housing and redirected their efforts towards affordable rental housing from first-time homebuyer support. 

HCA has made enormous strides in changing the landscape of affordable housing and homelessness prevention in Arlington through its Affordable Apartment Program, Homelessness Prevention Program, and Affordable Housing Advocacy. Through its Affordable Apartment Program HCA owns 24 properties in Arlington; these properties provide 90 units of affordable rental housing.  HCA is in the process of putting together a pipeline of development projects in Arlington.  In March 2014, HCA purchased property at 20 Westminster Ave. in Arlington. This property will create additional affordable housing, increasing HCA’s inventory to more than 100 affordable rental units over the next few years. Another purchase and sale agreement is on 1173 Mass Avenue, which will be converted to three residential units and 117 Broadway, with the expectation of more units in the future.   

Over the past 14 years, HCA’s Homelessness Prevention Program (HPP) has provided grants to nearly 450 households in danger of homelessness with close to $1,000,000 in emergency financial assistance.  A recent program analysis found that of the 18% of respondents, 95% are still housed and 65% continue to live in the same homes that HCA’s grants supported.  This program has had remarkable success. 

HCA’s Affordable Housing Advocacy increases awareness through community events to ensure the issue of homelessness and affordable housing remains present and a public priority. HCA engages in many activities that promote affordable housing. HCA recently held its first public forum - Ending Homelessness: What You Can Do. This was a very successful event packed with 75 participants, expert speakers as well as one state senator, several state representatives, and organizational leaders. 

Today, HCA not only continues to serve the residents of Arlington, but has expanded its efforts to provide affordable housing services to surrounding communities through its non-profit affiliate, Academy Development Partners.


Impact Statement


1)  Completed redevelopment and fully rented HCA’s Kimball Farmer House which was a rehab of the house listed on both the state and Federal historic register into three affordable housing units. One unit is fully accessible.

2)  HCA has an additional 57 units in development on three sites in Arlington. They include: the 9 unit redevelopment at 20 Westminster to start construction the summer of 2017; the 34 new construction development of two buildings at 19R Park Ave; and the mixed use development at 117 Broadway with 2500 square feet of retail space on the first floor and 14 units on three floors above

3) HCA raised $142,000 in 2016 through the Community Investment Tax Credit Program (CITC).  This  MA state tax credit program allows community development corporations (CDCs) such as HCA to partner with donors, raising funds to support a broad array of community development efforts. Donors with a minimum $1,000 donation receive 50% of the donation as a tax credit on their Massachusetts state income taxes. The full donation is deductible on federal income taxes.  Generally, a $1000 donation actually is an out of pocket expenditure of only $250 once the credits and deductions are calculated. 

4)  HCA has rented the current former diner building at 117 Broadway to the Arlington Food Pantry which operates a weekly food Pantry on Wednesdays.  Two years ago they were operating out of a church basement only and serving 48 people monthly.  Now they serve 125 people a week!!  HCA is proud to be helping to meet this food poverty need!   


HCA's Goals: 
1)  Continue to increase HCA’s membership beyond 3200 members and raise more than 50K annually in membership fees.
2)  Increase rental portfolio each year.  Currently own and operated 93 rental units ranging from studios to 5 bedroom apartments. 
3)  Partner with other nonprofits to strengthen community services and resources.
4)  Diversify fundraising strategies and host donor appreciation gatherings.
5)  Increase opportunities for staff training and education.


Needs Statement

HCA's most pressing needs:

  • Identify and purchase new property for the expansion of affordable housing in the greater Arlington region;
  • Partner with other nonprofits and pool together resources to help individuals/families gain stability throughout their lives; 
  • Acquire operating support for HCA's affordable housing and homelessness prevention work; 
  • Develop diverse funding strategies to maintain a steady flow of financing to support development projects; and
  • Advocate for the need of affordable housing in Arlington and surrounding communities.

CEO Statement

Arlington is a unique community with a generous spirit.  Our willingness to help our neighbors in need is extraordinary.  We benefit from a dedicated staff, over 3200 members and large numbers of volunteers who dedicate time, energy, and resources to reach out and assist others, and to welcome households in need to partake of our services.
Although our primary focus area is a fairly well to do suburb of Boston we are facing increasing demands for affordable housing from long term residents as housing prices and rent increase dramatically.Currently, HCA has a waiting list of 1000 households for our 93 units.    The greatest demand is for one and two bedroom units for the elderly, small young families and veterans.  

Board Chair Statement


Geographic Area Served

In a specific U.S. city, cities, state(s) and/or region.

HCA serves Arlington and the surrounding communities without local community development organizations..   In order to access funds from our Homelessness Prevention Fund, the household must live in or be moving into Arlington, MA.
Our affiliated organization, Academy Development Partners, works in other regional communities such as Winchester, Medford, Bedford, Everett and Malden.

Organization Categories

  1. Housing, Shelter - Housing Development, Construction & Management
  2. Housing, Shelter - Housing Support
  3. Human Services -

Independent research has been conducted on this organization's theory of change or on the effectiveness of this organization's program(s)



Affordable Apartment Program

Currently , HCA owns 90 units of decent, affordable rental housing in Arlington which are managed by Peabody Properties.  This program started with the substantial encouragement and financial support from the Town of Arlington in 2001 and began with the purchase of a two-family home with the intention to provide sustainable, affordable rental housing for low- and moderate-income households. As part of  HCA's overall portfolio, we now own and operate 30 units of affordable apartments in fifteen two-family houses.  These units are scattered throughout Arlington’s neighborhoods. These two-family apartments range in size from 2-5 bedrooms, and all are lead paint compliant.

In October 2006 HCA purchased and renovated eighteen (18) one-bedroom units to provide affordable apartments for Arlington’s smaller households. These apartments are located in four two-story brick buildings along Massachusetts Avenue in Arlington.

In May 2009, HCA bought and renovated an additional two buildings in Arlington Heights with ten (10) units: five one-bedrooms and five two-bedrooms.

In 2012 HCA purchased for renovation the largest and most ambitious project to date.  Capitol Square Apartments are three contiguous buildings with thirty-two (32) apartments, conveniently located in East Arlington on transit bus lines, and walking distance from a commercial district.  The buildings suffered from disinvestment, and neglected capital needs.  HCA restored these properties back to their glory.  Two units are wheelchair accessible.  Units sizes are studios, one and two bedrooms.   All households have incomes below 60% of median income, 17 were formerly homeless households.  Full occupancy was attained in April 2013. 
The financing was a mix of low income and historic tax credits, bond financing, McKinney Funds, HOME and CDBG funds as well as DHCD funding which included Stabilization funds, Housing Trust Fund and additional HOME.  MHIC syndicated the credits with Cambridge Savings Bank and Brookline Bank as investors. 

HCA is in the process of building a pipeline of projects  to ensure the organization is sustainable.  Academy Development Partners (ADP), HCA's related entity, is working to establish projects in surrounding communities while HCA works to find projects in Arlington.

Budget  $300,000.00
Category  Housing, General/Other Housing Development, Construction & Management
Population Served Families Homeless
Program Short-Term Success  Our renovated apartments are all lead-paint compliant, and frequently benefit from new efficient heating systems and other amenities to reduce the overall cost of housing for occupants.  Many of our residents enjoy their apartments and continue to renew their leases for several years.
Program Long-Term Success  The Affordable Apartment Program involves the renovation and renting of decent, safe, and affordable apartments to income-eligible, appropriately-sized households.  The long term affordability of these properties is governed by deed restrictions that ensure that the properties will continue to benefit low and moderate income households for the long term. 
Program Success Monitored By  We include residents on our Board of Directors, so we have a feedback mechanism to hear about our housing.  In addition, we periodically survey our residents seeking feedback.
Examples of Program Success  To be included later

Homelessness Prevention Program

The cost of living in the greater Boston area ranks among the highest in the country. Many low- and moderate-income Arlington families struggle with rising housing costs and stagnant wages. A single crisis, such as hospitalization or a temporary job loss, can put many in danger of becoming homeless. In response to this escalating problem, the Homelessness Prevention Fund was created in 2001 to provide emergency financial support to Arlington residents facing eviction due to an unexpected crisis.

The Fund provides grants to assist with back rent, moving expenses or security deposits. Grants are capped at $1,500 and given only in cases in which the assistance will stabilize a resident's housing for at least six months.

The Homelessness Prevention Fund is supported by the generous donations of Arlington residents.  Recipients are screened for income eligibility and provided case management and service referrals, to ensure that the present crisis does not result in homelessness.  An analysis of  program recipients shows that of those who responded to phone calls, 95% were still in stable housing and 60% of them were in the same housing as at the time the grant was received. 

Budget  $100,000.00
Category  Housing, General/Other Housing Expense Assistance
Population Served Families At-Risk Populations Elderly and/or Disabled
Program Short-Term Success  A short-term success is that those who are assisted with Housing Corporation of Arlington's Homelessness Prevention Program to continue to be housed six months from when they received assistance.  While this assistance is frequently enough to stabilize the household beyond their emergency and remain housed indefinitely, some households may need to move to less expensive quarters once our assistance expires.  This financial assistance, at a minimum, provides households enough time to explore obtaining other assistance and time to make thoughtful decisions about their future housing.
Program Long-Term Success 
The Homelessness Prevention Program was set up to help households stay in their homes despite disruptive circumstances, whether it be divorce, job loss, high medical expenses, domestic violence, etc.  This assistance enables some to start new lives and others to regain traction on their old ones.  The grants go directly to help with security deposits, moving costs, and back rent. 
The ideal result of for Housing Corporation of Arlington's Homelessness Prevention Program would be for households who are helped by the program, to still be housed in decent and safe conditions a year from when they received assistance, and beyond.
Program Success Monitored By  Housing Corporation of Arlington's Homelessness Prevention Program is monitored by quarterly reports to HCA's board of directors, regular meetings with an advisory committee and a review committee.
Examples of Program Success 

Ellen was a low-income disabled senior living in an inaccessible unit that was impossible to navigate in her wheelchair.  As fate would have it, Ellen went to a church service one Sunday where she found out from an Arlington town employee that there was an open 100% accessible, subsidized unit available in Arlington.  Ellen was accepted into the unit, but did not have enough funds to pay for moving.  Since Ellen was physically unable to move herself, HCA assisted Ellen with the moving expenses, enabling her move.  Ellen calls her new apartment, “a gift from heaven,” and is grateful to HCA for helping her get there.

After living in Arlington and working close by for six years, Michael lost his job and his apartment within a matter of months. The loss of income caused an inability to pay his market rent.  Michael started living in his car.  After an initial intake with Michael, HCA connected him with a nonprofit that has single resident occupancy units and HCA provided him with his security deposit.  Michael was able to transition from homelessness to housing that is affordable to him.  Moving forward, Michael was able to live affordably on unemployment assistance while continuing to look for a new job.

CEO/Executive Director/Board Comments

Each year, HCA asks Arlington residents to donate to our Homelessness Prevention Fund (HPF).  It is one of Arlington's unique and precious safety nets for households in crisis.  The fund quickly and effectively assists households with an emergency grant to help the get back on their feet without having to move outside of town. This year the funds has been depleted by requests.  
 During the recent economic crisis, our services were expanded using federal stimulus funding through HUD's Homelessness Prevention and Rapid Re-Housing Program (HPRP).  This funding recently expired.  We are sending out an early request year end appeal to all Arlington households for support of this successful program hoping to raise the $50,000 anticipated to be needed to meet the demand.
In 2014 we expect to begin work on the Lowell Park, a new proposed project of 30 units on a vacant parcel brownfield in Arlington.  The project is being designed to be transit oriented and sustainable as it sits right along the Bike Path.  Our biggest hurdle will be the environmental cleanup of the lead and pcps contaminated ground.  We are applying to the EPA, the Mass Development and Brownfield Tax Credits to cover the cost of the cleanup.


CEO/Executive Director Ms. Pamela Hallett
CEO Term Start June 2012
CEO Email
CEO Experience

Pamela Hallett, HCA’s Executive Director, joined the organization in June 2012.  She previously spent 32 years in Chicago working in the affordable housing field including the last 23 years running her own business developing affordable housing for nonprofit and for profit developers.  Pam funded and developed over 2,500 units of housing throughout Chicago.  The developments included a shelter for homeless men, transitional housing for women with children, senior housing and family housing.   

Prior to joining HCA, Pam worked in Boston for The Community Builders, Inc. for two years as the Program Manager for the $78M HUD Neighborhood Stabilization Program 2 (NSP2).  The grant was for work in 9 states including the District of Columbia.   

Pam has years of experience securing a variety of funding sources for projects. These included HUD Section 202, tax credits, private financing, equity investments, HOME, CDBG and the Federal Home Loan Bank Affordable Housing Program, etc.  As a volunteer, she served on several nonprofit Boards of Directors and is familiar with nonprofit financial requirements, oversight and fundraising.  

Pam joined HCA just prior to closing the financing of the Capitol Square Apartments project, and in the waning days of the HUD Homelessness Prevention and Rapid Re-Housing Program.  Pam has overseen the construction and re-occupancy of the Capitol Square Apartments, and is actively evaluating new opportunities for growth.


Co-CEO --
Co-CEO Term Start --
Co-CEO Email --
Co-CEO Experience --

Former CEOs and Terms

Name Start End
David Levy 2004 May

Senior Staff

Name Title Experience/Biography
-- -- --


Award Awarding Organization Year
Honorable Mention for Historic Rehabilitation Award for Financial Innovation Novogradac 2013
Rising Star Award - Joanna Ain Mass Association of Community Development Corporations (MACDC) 2008


Affiliation Year
CDC - State certified Community Development Corporation 2013
Chamber of Commerce 2013
Citizens’ Housing and Planning Association --
Member of state association of nonprofits? Yes
Name of state association MACDC

External Assessments and Accreditations

External Assessment or Accreditation Year
-- --



CEO/Executive Director/Board Comments

Due to changing organizational needs, in 2013 a previous staff position was eliminated and a new staff position for Project Assistant/Financial Manager was created.  This, plus the new Executive Director, cause the staff retention rate to appear to be low.  This is an anomoly.  In the past the staff has continued working successfully at HCA for a long time, and we expect that to occur again.

Foundation Comments


Staff Information

Number of Full Time Staff 3
Number of Part Time Staff 1
Number of Volunteers 200
Number of Contract Staff 0
Staff Retention Rate % 33%

Staff Demographics

Ethnicity African American/Black: 1
Asian American/Pacific Islander: 1
Caucasian: 1
Hispanic/Latino: 0
Native American/American Indian: 0
Other: 0
Other (if specified): 1 Multiracial
Gender Female: 3
Male: 0
Not Specified 0

Plans & Policies

Organization has Fundraising Plan? Under Development
Organization has Strategic Plan? Yes
Years Strategic Plan Considers 5
Management Succession Plan No
Business Continuity of Operations Plan No
Organization Policies And Procedures Yes
Nondiscrimination Policy Yes
Whistle Blower Policy Yes
Document Destruction Policy Yes
Directors and Officers Insurance Policy Yes
State Charitable Solicitations Permit Yes
State Registration Yes

Risk Management Provisions

Boiler and Machinery

Reporting and Evaluations

Management Reports to Board? Yes
CEO Formal Evaluation and Frequency Yes Annually
Senior Management Formal Evaluation and Frequency Yes Annually
Non Management Formal Evaluation and Frequency Yes Annually


Board Chair Mr. Thomas Nee
Board Chair Company Affiliation Caritas Communities Inc
Board Chair Term Oct 2014 - Jan 2017
Board Co-Chair .
Board Co-Chair Company Affiliation --
Board Co-Chair Term Oct - Oct

Board Members

Name Company Affiliations Status
Pamela Baldwin Harvard Joint Center for Housing Studies Voting
Janet Blodgett No Affiliation Voting
Gregory Bowe Cambridge Savings Bank Voting
John "Jack" Cooper Massachusetts Union of Public Housing Tenants Voting
Marc Dohan Twin Cities Community Development Corporation Voting
Carl Flumerfelt Winchester Savings Bank Voting
Alex Hassinger CohnReznick Voting
Neal Mongold The Narrow Gate Architecture Voting
Mary-Anne Morrison Retired Voting
Thomas Nee Caritas Communities, Inc. Voting
Paul Parravano Massachusetts Institute of Technology Voting
Marylou Vest No Affiliation Voting
Deirdre Westcott No Affiliation Voting

Constituent Board Members

Name Company Affiliations Status
Pamela Baldwin Harvard Joint Center for Housing Studies Voting
Jan Blodgett retired Voting
Jack Cooper Mass Union for Public Housing Tenants Voting
Ann Dinoto tenant works for Boston University Voting
Neal Mongold The Narrow Gate Voting
Marylou Vest tenant - works for St Agnes Parish Voting
Deirdre Westcott community volunteer Voting

Youth Board Members

Name Company Affiliations Status
-- -- --

Advisory Board Members

Name Company Affiliations Status
-- -- --

Board Demographics

Ethnicity African American/Black: 2
Asian American/Pacific Islander: 0
Caucasian: 13
Hispanic/Latino: 0
Native American/American Indian: 0
Other: 0
Other (if specified): 0
Gender Female: 8
Male: 7
Not Specified 0

Board Information

Board Term Lengths 3
Board Term Limits 0
Board Meeting Attendance % 76%
Written Board Selection Criteria Under Development
Written Conflict Of Interest Policy Yes
Percentage of Monetary Contributions 93%
Percentage of In-Kind Contributions --
Constituency Includes Client Representation Yes

Standing Committees

  • Board Development / Board Orientation
  • Development / Fund Development / Fund Raising / Grant Writing / Major Gifts
  • Executive
  • Finance
  • Real Estate

CEO/Executive Director/Board Comments


Foundation Comments



Revenue vs. Expense ($000s)

Expense Breakdown 2013 (%)

Expense Breakdown 2012 (%)

Expense Breakdown 2011 (%)

Prior Three Years Total Revenue and Expense Totals

Fiscal Year 2013 2012 2011
Total Revenue $2,804,063 $1,484,311 $1,395,243
Total Expenses $1,280,419 $1,639,086 $1,742,286

Prior Three Years Revenue Sources

Fiscal Year 2013 2012 2011
Foundation and
Corporation Contributions
-- -- --
Government Contributions $485,592 $5,500 $254,271
    Federal -- -- --
    State -- -- --
    Local -- -- --
    Unspecified $485,592 $5,500 $254,271
Individual Contributions $109,639 $274,522 $94,003
Indirect Public Support -- -- --
Earned Revenue $1,284,944 $1,056,097 $1,000,829
Investment Income, Net of Losses $189 $249 $532
Membership Dues -- -- --
Special Events $32,770 $41,107 $44,960
Revenue In-Kind -- -- --
Other $890,929 $106,836 $648

Prior Three Years Expense Allocations

Fiscal Year 2013 2012 2011
Program Expense $1,163,227 $1,550,240 $1,589,528
Administration Expense $82,178 $47,614 $118,293
Fundraising Expense $35,014 $41,232 $34,465
Payments to Affiliates -- -- --
Total Revenue/Total Expenses 2.19 0.91 0.80
Program Expense/Total Expenses 91% 95% 91%
Fundraising Expense/Contributed Revenue 6% 13% 9%

Prior Three Years Assets and Liabilities

Fiscal Year 2013 2012 2011
Total Assets $12,792,949 $12,522,508 $17,859,891
Current Assets $815,615 $355,556 $472,878
Long-Term Liabilities $12,921,145 $13,102,906 $17,931,885
Current Liabilities $53,754 $68,864 $255,971
Total Net Assets $-181,950 $-649,262 $-327,965

Prior Three Years Top Three Funding Sources

Fiscal Year 2013 2012 2011
1st (Source and Amount) -- --
-- --
-- --
2nd (Source and Amount) -- --
-- --
-- --
3rd (Source and Amount) -- --
-- --
-- --

Financial Planning

Endowment Value --
Spending Policy N/A
Percentage(If selected) --
Credit Line Yes
Reserve Fund Yes
How many months does reserve cover? 2.00

Capital Campaign

Are you currently in a Capital Campaign? No
Capital Campaign Purpose --
Campaign Goal --
Capital Campaign Dates -
Capital Campaign Raised-to-Date Amount --
Capital Campaign Anticipated in Next 5 Years? --

Short Term Solvency

Fiscal Year 2013 2012 2011
Current Ratio: Current Assets/Current Liabilities 15.17 5.16 1.85

Long Term Solvency

Fiscal Year 2013 2012 2011
Long-term Liabilities/Total Assets 101% 105% 100%

CEO/Executive Director/Board Comments


Foundation Comments

Financial summary data in the charts and graphs above is per the organization's IRS Form 990s.  Contributions from foundations and corporations are listed under individuals when the breakout was not available.


Other Documents

No Other Documents currently available.


The Impact tab is a section on the Giving Common added in October 2013; as such the majority of nonprofits have not yet had the chance to complete this voluntary section. The purpose of the Impact section is to ask five deceptively simple questions that require reflection and promote communication about what really matters – results. The goal is to encourage strategic thinking about how a nonprofit will achieve its goals. The following Impact questions are being completed by nonprofits slowly, thoughtfully and at the right time for their respective organizations to ensure the most accurate information possible.

1. What is your organization aiming to accomplish?


2. What are your strategies for making this happen?


3. What are your organization’s capabilities for doing this?


4. How will your organization know if you are making progress?


5. What have and haven’t you accomplished so far?