R
Rose City Flats
Portland, OR
Workforce housing preservation through disciplined operations and targeted rehabilitation to stabilize performance and protect long-term affordability.
Housing That Works for People — and Capital
Great Expectations is a Social Purpose Corporation developing and operating workforce housing across the Pacific Northwest. Below-market rents for residents. Durable, above-market returns for investors.
90
Buildings
6,150+
Homes Managed
1,639
Homes Owned
Profit with a purpose — by design
Great Expectations is organized as a Social Purpose Corporation (SPC) because we believe housing demands a higher standard of accountability.
This structure gives our investors confidence that our mission is durable — not optional, and not marketing. It also gives us the freedom to take on complex projects others avoid, and to do so with discipline.
As an SPC, we are legally committed to
- Operating profitable real estate assets
- Advancing social benefit through housing affordability
- Balancing investor returns with long-term community outcomes
An integrated housing platform
We focus on housing where markets are tight, jobs are growing, and working people are being priced out.
Develop
Ground-up and adaptive reuse housing designed for efficiency, durability, and long-term affordability.
Preserve
Rehabilitating existing affordable and workforce housing to extend its life, stabilize rents, and improve operations.
Operate
Vertically integrated property management and construction that de-risks execution and protects capital.
Each pillar reinforces the others.
From concept to cash flow
Rather than broad claims, here are a few examples of real work — executed end-to-end.
C
Crossroads Garden
Bellevue, WA
Adaptive reuse of a vacant healthcare facility into stable workforce housing — delivered with cost control and operational readiness.
C
Cornus House
Tacoma, WA
Transit-oriented development structured with tax-advantaged capital and long-term, resilient financing.
B
Betula House
Seattle, WA
Efficient delivery and lease-up execution designed to produce durable cash flow while maintaining below-market rents.
Investing where it matters most
We work with mission-aligned investors to deploy capital across workforce housing, affordable preservation, and select development opportunities.
We utilize sophisticated tools — applied prudently — always with conservative leverage, transparent reporting, and hands-on execution.
Capital tools we use
- Opportunity Zone equity
- Subordinated and mission-aligned debt
- Project-based Section 8
- Tax-advantaged and private capital structures
78%
of our apartments serve households earning under 60% AMI — a range almost never targeted by the private sector.
Built to execute
Many firms underwrite housing. Few operate it at scale.
Our platform combines in-house property management, construction and rehabilitation expertise, affordable housing compliance, and disciplined asset management and reporting.
This integration creates a feedback loop that improves performance, reduces risk, and aligns outcomes across residents, communities, and investors. We don’t outsource responsibility.
Learn how we workGreat Expectations
Investment & Development
Capitalization, acquisitions, development, and asset management. We source opportunities, structure capital, and drive investment performance.
Arboreal Construction
Construction Management
Cost control through self-performed small scopes and disciplined general contracting. We deliver projects on time and on budget.
Arboreal Management
Property Management
Operational efficiency at scale with resident-focused execution. Our management feedback loop informs underwriting and drives value creation.
Root & Branch
501c3 Affiliate
Facilitates tax advantaged affordable housing ownership structures and provides meaningful services to residents and the community.
Join us
Whether you are an investor, public partner, or housing organization, we believe the future of housing requires new models — and committed capital. We are building one such model.
Invest
Invest with us
Learn how we structure and steward capital across workforce and affordable housing.
Explore investing
Learn
Why we’re an SPC
Understand the legal and operational commitments behind our mission.
Read more
Partner
Build with us
Bring us a site, portfolio, or partnership idea. We respond quickly and directly.
Contact us