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Habitat for Humanity starts converting vacant Germantown townhomes into affordable ownership units

Habitat for Humanity starts converting vacant Germantown townhomes into affordable ownership units

Built World Philadelphia, PA local

The $3 million Lena Commons project is the first redevelopment of 28 blighted properties tied to the collapsed nonprofit Germantown Settlement.

Yesterday: Habitat breaks ground on Lena Commons

Overview

Updated 1 hour ago

The townhomes on East Collom Street have been empty since 2006. On Nov. 9, Habitat for Humanity Philadelphia broke ground on a $3 million plan to turn them into 16 owner-occupied homes called Lena Commons.

The project is the first reuse of 28 blighted properties tied to Germantown Settlement, a nonprofit that collapsed after a bankruptcy judge ordered it liquidated. The Philadelphia Housing Authority acquired the portfolio and transferred the Collom Street site to Habitat, which will sell the homes to households earning up to 80% of the area median income.

Why it matters

The project tests whether Philadelphia can turn a failed nonprofit's neglected housing stock into affordable homeownership rather than more rental units.

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Key Indicators

16
Homeownership units planned
Lena Commons will convert vacant townhomes into 16 owner-occupied homes.
$3 million
Project cost
Habitat's budget for the Collom Street redevelopment.
80%
Area median income cap
Buyers can earn up to 80% of the area median income.
$88,350
Income limit for a family of three
Maximum household income for a three-person family under the 80% cap.
125 hours
Sweat equity required
Buyers must help build or repair Habitat homes before purchase.
28
Properties in PHA portfolio
PHA acquired 28 neglected properties tied to Germantown Settlement.

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People Involved

CO
Corinne O'Connell
CEO, Habitat for Humanity Philadelphia
Leading the Lena Commons project
 Robert Johnson
Robert Johnson
Block captain, nearby Lena Street
Neighborhood resident
EF
Emanuel Freeman
Former head of Germantown Settlement
Not stated in source
 Kelvin Jeremiah
Kelvin Jeremiah
President, Philadelphia Housing Authority
Leading PHA's Germantown redevelopment planning
YH
Yvonne Haskins
Germantown neighbor who documented neglect
Deceased

Organizations Involved

Habitat for Humanity Philadelphia
Habitat for Humanity Philadelphia
Nonprofit housing developer
Developer of Lena Commons

Habitat for Humanity Philadelphia builds and repairs homes for low-income buyers.
Philadelphia Housing Authority
Philadelphia Housing Authority
Public Housing Authority
Owner and transferor of the former Germantown Settlement properties

The Philadelphia Housing Authority acquired 28 neglected properties from the Philadelphia Land Bank.
GS
Germantown Settlement
Nonprofit (defunct)
Liquidated

Germantown Settlement was a politically connected nonprofit that collapsed after a bankruptcy judge ordered it liquidated.
PR
Philadelphia Redevelopment Authority
Public authority
Seized the 28 properties after a legal battle

The Philadelphia Redevelopment Authority seized the 28 properties after a protracted legal battle with Emanuel Freeman.
PL
Philadelphia Land Bank
Public land bank
Transferred 28 properties to PHA

The Philadelphia Land Bank transferred 28 neglected properties to the Philadelphia Housing Authority.

Timeline

2006 November 2026

4 events Latest: Yesterday
Tap a bar to jump to that date

  1. Habitat breaks ground on Lena Commons

    Latest Construction

    Habitat starts converting 16 vacant townhomes into affordable owner-occupied homes.

  2. PHA presents Germantown redevelopment plan

    Community meeting

    PHA outlines plans for former Germantown Settlement properties, including Habitat's Collom Street project.

  3. PHA takes ownership of 28 blighted Germantown properties

    Property transfer

    The portfolio includes townhomes, rowhouses and apartment buildings tied to Germantown Settlement.

  4. East Collom Street townhomes become vacant

    Blight

    The townhomes have sat empty since 2006, attracting squatters and illegal dumping.

Scenarios

1

Lena Commons completes 16 homes by 2029

Likely Resolves by End of 2029

Discussed by: Habitat for Humanity Philadelphia and WHYY reporting

Habitat expects to finish the $3 million project within three years. The first closings would test whether the sweat-equity model can move buyers into homes on a block long marked by vacancy.

2

Construction costs push Lena Commons past its $3 million budget

Possible Resolves by Q2 2028

Discussed by: WHYY reporting on the project budget

The $3 million budget covers renovation of 16 three-bedroom townhomes with volunteer labor. If costs rise, Habitat could slow the schedule or seek additional subsidy.

3

Habitat takes on a second former Germantown Settlement property

Possible Resolves by End of 2028

Discussed by: WHYY reporting that Lena Commons is first in a wider initiative

WHYY describes Lena Commons as the first project in a wider initiative to redevelop blighted properties once owned by Germantown Settlement. A second project would show whether the model can scale across the 28-property portfolio.

Historical Context

2 moments from history that rhyme with this story — and how they unfolded.

Through 2026

Germantown Settlement liquidation

Emanuel Freeman ran Germantown Settlement, a politically connected nonprofit, for more than two decades. Federal loans for low-income housing in Germantown went unpaid, and a bankruptcy judge ordered the nonprofit liquidated. The 28 properties tied to companies he controlled fell into vacancy and blight.

Then

The Philadelphia Redevelopment Authority seized the properties after a legal battle.

Now

PHA acquired the portfolio and began planning redevelopment, starting with Habitat's Collom Street project.

Why this matters now

The East Collom Street townhomes are part of that failed portfolio, which is why the Habitat project is the first test of reuse.

1976–present

Habitat for Humanity's sweat-equity model

Habitat for Humanity affiliates build and renovate homes with volunteer labor and sell them to low-income families. Buyers complete sweat equity and pay an affordable mortgage.

Then

The model has produced homeownership for low-income families across the United States.

Now

Philadelphia's affiliate has used it on projects including Coltrane Commons in Strawberry Mansion.

Why this matters now

Lena Commons follows the same structure: 125 sweat equity hours and an 80% income cap.

Sources

(3)
WHYY Resolve Philly Suburban Realtors Alliance