Investment Criteria

  • Asset Class

    Class B, workforce-style multifamily housing

  • Geography

    Oklahoma, Arkansas, Kansas, Missouri - stable growth markets

  • Tenant Profile

    Primarily renters by necessity, as well as renters by choice; middle-income households (60%-120% AMI)

  • Asset Size

    100-200 units per property

  • Investment Period

    <5 years (value-add opportunities); secondary strategy of acquiring stabilized assets for long-term hold (>5 years)

Coliseum Apartments in Tulsa Oklahoma at sunset, owned by Gorrell Hughes Capital

What is Workforce Housing?

According to the Urban Land Institute, workforce housing is defined as housing that's affordable for households earning between 60 and 120 percent of the area median income (AMI). Most of these households do not qualify for low-income Affordable housing subsidies.

Typical attributes of workforce housing include:

  • Comprised “Class B” or “Class C” assets

  • Generally older construction (early 2000's and older vintage)

  • Basic amenities and interior finishes

  • Located near major employers or in cities with strong job growth

Why it’s our focus

The fundamentals behind workforce housing provide a recession resilient investment class. By serving a permanent renter class with few affordable housing options, workforce housing is inherently cycle resilient.

The multifamily real estate market caters to two renter types: those who choose to rent and those who must rent due to financial constraints. The latter group includes low- to middle-income individuals like first responders, teachers, healthcare professionals, construction workers, retail workers, government staff, and social workers. These individuals require affordable housing close to workplaces, schools, stores, and public transport.

As of the end of 2023, the median home price was $417,700, making homeownership out of reach for many in this income bracket due to increasing living costs. Roughly half of renters are considered financially strained, as they spend over 30% of their income on housing.

Workforce housing addresses this issue by providing safe, budget-friendly homes, aiding communities in retaining key workers. This type of housing proves to be a stable investment, showing resilience during economic downturns. It caters to a consistent renter demographic with limited affordable housing options, making it resistant to market fluctuations. Furthermore, these properties tend to maintain high occupancy rates, which may even rise during economic uncertainties.

Coliseum Apartments in Tulsa, Oklahoma, owned by Gorrell Hughes Capital
Daytime shot of River Ridge Apartments, owned by Gorrell Hughes Capital
Vandever Lofts in Downtown Tulsa Oklahoma, owned by Gorrell Hughes Capital

Target Markets

  • Tulsa

  • Oklahoma City

  • Little Rock

  • Fayetteville-Springdale-Rogers

  • Fort Smith

  • Wichita

  • Topeka

  • Springfield

  • Joplin

How we add value:

  • Mark-to-market rent increases

  • Increase occupancy

  • Employ sophisticated asset and property management

  • Diligent re-branding and marketing efforts

  • Optimize tax profile of assets by utilizing cost segregation

  • Create post-acquisition operational improvements to eliminate inefficiencies

  • Implement RUBS (Ratio Utility Billing System) program

  • Execute capital improvements, when appropriate

  • Utilize best-in-class technology to streamline operations