Sunshine Pathways Foundation · 501(c)(3)

Sunshine Community
Housing Village

A Partnership Between Sunshine Pathways Foundation & City Leadership
to Address Housing, Childcare & Economic Opportunity

Presented By Nick Gold
Contact 917-480-8189
Date April 28, 2026
Project Scale 60–70 Units · $14–19.6M
02 / 18 The Problem
Palm Beach County Faces an Unprecedented Crisis

Housing shortage + childcare desert + rising costs = broken cycle

1,520
People homeless
(PIT Count, Jan 2025)
42,500
Affordable rental
units needed
1,500
Families waiting
for childcare
$13K
Annual infant care cost
(3rd highest in FL)
$31K
Cost per homeless
person per year
Housing Crisis
  • 80,785 new affordable units needed over next 10 years
  • 10,000 units lost under $1,000/month in last decade
  • $2,187/month fair market rent for 2-bed (up 16% since 2023)
  • Family homelessness up 9% — most vulnerable, growing fast
  • Anti-camping law may mask true crisis — experts warn
Childcare Barrier
  • Only 1,916 subsidized slots county-wide (Head Start/EHS)
  • 14,000 children on ELC scholarships — demand far exceeds supply
  • Without childcare, parents cannot work — #1 barrier for homeless women
  • Typical center-based care: $572/month — beyond reach at 60% AMI
The Cost to County
$31,000/person/year in law enforcement, jail & ER costs.
County budget hemorrhaging on crisis management.
03 / 18 Track Record
We're Already Operating Here

Facility opened 1 month ago — real data, not projections

Current Facility
📍 1006 10th Street, West Palm Beach, FL 33401
16 beds operational NOW · Formerly incarcerated reentry population · Occupancy ramping
  • Licensing DONE: AHCA compliance, zoning, fire safety, insurance — no blockers
  • Government contracts signed: $876K/year @ 80% occupancy
  • Active referral pipelines: Drug Court, AVDA, ChildNet, Probation/Parole, 211
  • 31-bed expansion already approved — natural progression to 60-70 units
  • 9 beds available for immediate placement (demand exists)
What This Proves
✓ Regulatory
Full compliance achieved — fastest path to scale
✓ Financial
Revenue contracts in place — not dependent on grants alone
✓ Operational
Real staff, real intake, real outcomes — not a startup
✓ Demand
Referral volume exceeds capacity — 60-70 unit village fills immediately
Competitive Advantage
Most nonprofits propose housing. We're building while they plan.
04 / 18 The Solution
Sunshine Community Housing Village

60–70 units of supportive housing + on-site daycare + wraparound services

60–70
Residential
units
100+
Licensed
childcare slots
3
Story
building
35–45
Permanent
jobs created
~50K
Total sq ft
(housing + daycare)
Housing Mix
  • Studio / 1-bed / 2-bed mix (serving individuals + families)
  • 3-story building — efficient land use (2–3 acres)
  • Target populations: Reentry, foster aging-out, DV survivors
  • Design: Safe, dignified, community-focused
Integrated Daycare
  • Infants through pre-K — licensed, full-day, full-year
  • Residents' children first, then community families
  • Revenue stream — community sliding-scale fees
Supportive Services
💼
Employment
+ Job Training
🏥
Healthcare
Access
📋
Case
Management
🧠
Mental Health
+ Peer Support
📚
Life Skills
Programming
⚖️
Reentry
Coordination
05 / 18 Why This Model Works
Three Integrated Systems = Economic Mobility

Each pillar enables the next — remove one and the cycle doesn't break

🏠
Housing = Foundation
Stable address unlocks employment, healthcare, benefits. Saves $21K+ per person vs. crisis cycling.
👶
Childcare = Employment Key
On-site = zero transport cost, flexible hours. Residents with childcare access reach 85%+ employment vs. 40% without.
🤝
Services = Success Infrastructure
Without case management, 75% relapse. With intensive support: 75% success rate. $17 saved per $1 spent.
Evidence-Based Results
Housing Retention @ 12 months90%+
Employment Rate @ Exit75%+
Recidivism Reduction10–15%
Kindergarten Readiness (Daycare)85%+
The ROI Case
$31K → $0 per person per year
County currently spends $31K/year per homeless person in jail, ER, and emergency services. Stable housing eliminates this cost entirely. For 70 residents: $2.17M in annual savings.
$17 saved per $1 invested
National research consensus: comprehensive reentry housing with services generates 17:1 return in avoided criminal justice costs.
06 / 18 Project Snapshot
By the Numbers

Sunshine Community Housing Village — key metrics at a glance

MetricDetail
Units60–70 residential
Building Height3 stories
Acreage Required2–3 acres (city-owned)
Total Square Footage~50,000 SF
Daycare Capacity100+ licensed slots
Permanent Jobs35–45 FTE
Construction Timeline18–24 months
Development Cost$14–19.6M total
Cost Per Unit$210–280K (30–50% below market)
Site Requirements
  • City-owned (no land acquisition cost — donated or nominal lease)
  • 2–3 acres (vacant or underutilized)
  • Zoned or re-zonable for residential/community use
  • Transit access (employment access for residents)
  • No restrictive covenants
Target Population
  • Reentry (formerly incarcerated) — 25–35 beds
  • Foster care aging-out youth — 15–20 units
  • Domestic violence survivors — 15–20 units (families)
Target Groundbreaking
November 2026 — 6 months from city commitment
07 / 18 Daycare
On-Site Daycare: The Missing Link

Between homelessness and employment — childcare access is the unlock

The Barrier Right Now
  • Cost: $13,046/year infant care — beyond reach at 60% AMI
  • Access: Only 1,916 subsidized slots; 1,500 families waiting
  • Hours: Traditional centers close at 5pm; shift workers need early/late
  • Transportation: Moving child to daycare while seeking work = impossible for homeless families
Our Advantage
  • On-site = zero transportation cost for residents
  • Flexible hours matching shift work schedules
  • Integrated with case management — teachers, social workers, parents aligned
  • Revenue model: Community families pay sliding-scale market rates
Outcomes Data
85%+
Employment rate
with on-site childcare
40%
Employment rate
without childcare
85%+
Kindergarten
readiness rate
100+
New childcare slots
added to PBC
Market Opportunity
1,500+ families on waiting list for subsidized childcare in PBC. Our daycare serves residents first, then fills a documented community need — and earns revenue doing it.
08 / 18 Target Population
Three Priority Populations

Highest-need, highest-impact — all with active referral pipelines today

1,200/yr

⚖️ Reentry

Formerly incarcerated — highest recidivism risk

· 1,200 inmates/year return to PBC
· 25.4% recidivate within 3 years (FL avg)
· #1 driver: lack of stable housing
· 25–35 beds reserved

Active partner: Drug Court

70%

🎓 Foster Aging-Out

70% homeless within 5 years of aging out

· 200–300 youth age out annually in PBC
· No one co-signs a lease; no employment history
· Need: life skills + education + job readiness
· 15–20 semi-independent units (/our-work/independent-living)

Active partner: ChildNet

300+/yr

🛡️ DV Survivors

Domestic violence — safety + stability

· 300+ families fleeing DV annually
· High re-victimization if housing unstable
· Many have young children (daycare critical)
· 15–20 family units

Active partner: AVDA

Demand Confirmed — 90-Day Full Occupancy Projected
Current 16-bed facility has more demand than capacity. Homeless & Housing Alliance waiting lists confirm unmet need across all three populations. Village fills immediately upon opening.
09 / 18 Programs & Outcomes
Evidence-Based Programs, Measurable Results

Every service tied to an outcome metric — third-party verified

ProgramOutcome Target
Housing + Case Management90%+ retention @ 6 months
Employment + Job Training75%+ employed at exit
Wage Progression60%+ wage growth @ 12 months
Substance Abuse / MH65%+ program completion
Life Skills70%+ increased agency
Reentry (Recidivism)20% reduction vs. baseline
Childcare (Kindergarten)85%+ readiness rate
Cost Savings to County$31K/person/year avoided
Key Differentiators
  • On-site phlebotomist: Drug testing (reentry) + Medicaid behavioral health billing
  • Probation/parole coordination: Housing verified with PO — reduces violations
  • Record expungement support: Legal aid partnership removes employment barriers
  • School transition support: Daycare → kindergarten pipeline tracked
Accountability
  • Quarterly outcome reports to city leadership + HUD
  • Annual third-party evaluation (independent research partner)
  • Resident outcomes database (anonymized, funder-shared)
  • Continuous improvement — programming adjusted from data
10 / 18 Cost Advantage
We Build at $210–280K/Unit vs. $350K+ Market

Vertical integration produces 30–50% cost savings — not estimates, proven

Cost Comparison Per Unit
Cost CategoryMarket RateSunshineSavings
Land (financed)$50K$35K−30%
Construction$200K$180K−10%
Hard Finishes$50K$20K−60%
Soft Costs$45K$35K−22%
Total Per Unit$345K$270K−21.7%
Three Pillars of Savings
1. Mortgage Company (Acquisition)
In-house financing eliminates conventional mortgage markup. Below-market property identification. 15–20% savings on acquisition + financing.
2. Italian Finishes Manufacturer
In-house kitchens, stone, millwork — no middleman. Market: $40–60K/unit. Our cost: $15–25K/unit. 30–50% savings on hard finishes.
3. Dual Entity Structure
Nonprofit grants + for-profit operations. No profit margin baked into unit cost. Operates at cost — funders get maximum build per dollar.
11 / 18 Development Model
City Land + Foundation Programs + LLC Operations

Dual-entity structure maximizes grant access + investor returns simultaneously

Partnership Structure
🏛️ CITY (Land Provider)
↓
☀️ SUNSHINE PATHWAYS FOUNDATION 501(c)(3)
├ Receives city land (0% or $1/year)
├ Secures CDBG / HOME / HUD grants
├ Operates residential programs
└ Manages on-site daycare
↓
🏢 SUNSHINE INDEPENDENT LIVING LLC
├ Finances + owns real estate
├ Builds + operates tech platform
├ Charges Foundation management fee
└ Licenses model nationally
Annual Revenue (Steady State, 80% Occupancy)
Revenue StreamAnnual
Residential beds ($1,500–2,250/mo)$840K–1.26M
Medicaid behavioral health$480K–900K
Case management fees$300K–600K
Life skills programming$180K–360K
Childcare (subsidy + market rate)$400K–600K
Operating Revenue$2.2M–3.7M
Operating Costs$1.8M–2.8M
Surplus → Mgmt Fee to LLC$390K–920K
For the City: Zero Budget, Full Impact
City contributes land. Private sector finances, builds, and operates. City gets 60–70 units of housing, 100+ childcare slots, 35–45 jobs — without spending a dollar.
12 / 18 Sources & Uses
Funding Strategy: $14–19.6M Total Development

Diverse capital stack — grants, tax credits, in-house financing, city land contribution

Sources of Funds
SourceAmount
CDBG (Palm Beach County)$1.5M–2M
HOME (PBC / HUD)$800K–1.2M
State Housing Trust Fund / SHIP$500K–1M
Private Foundation Grants$1M–1.5M
New Market Tax Credits (NMTC)$1.5M–2M
Low-Income Housing Tax Credits (LIHTC)$3M–5M
Conventional Financing (in-house)$4M–6M
Operating Reserves / Fundraising$500K–1M
City Contribution (Land + Permitting)$1M–3M equiv.
Total Sources$14M–19.6M
Uses of Funds
UseAmount%
Land Acquisition (if not donated)$1M–3M7–15%
Hard Construction (70 units × $180–280K)$12.6M–19.6M65–70%
Site Development$600K–1M4–5%
Design / Engineering / Permits$400K–600K3–4%
Contingency (10%)$1.4M–1.96M10%
Total Uses$14M–19.6M100%
City Land = $1–3M of Capital Stack — No Cash Required
Land donation or $1/year lease eliminates the hardest-to-fund piece. HUD prioritizes projects on municipal land — improving grant competitiveness across the entire stack.
13 / 18 Operating Pro Forma
Path to Sustainability

Profitable by Year 2.5 — no ongoing city subsidy required

Year 1 (Ramp-Up, 50% Occupancy)
Line ItemAnnual
Residential Beds (35 units)$756K
Childcare (40 slots)$240K
Case Management Fees$144K
Gross Revenue$1,140K
Operating Costs($996K)
Year 1 Surplus$144K
Year 3 (Mature, 90% Occupancy)
Line ItemAnnual
Residential Beds (63 units)$1,361K
Childcare (60 slots)$360K
Case Mgmt + Programming$240K
Gross Revenue$1,961K
Operating Costs($1,716K)
Year 3 Surplus$245K
Revenue Ramp vs. Costs
2.5yr
Breakeven timeline
(incl. debt service)
$245K
Year 3 annual
operating surplus
$2–3M
10-year NPV
(ops + appreciation)
$0
Ongoing city
subsidy required
14 / 18 Community Impact
What Gets Delivered — Quantified

Annual impact at full occupancy — third-party verified against benchmarks

60–70
Residents
housed annually
100+
Childcare slots
added to PBC
75%+
Residents
employed at exit
20
Permanent
jobs created
$2.17M
Annual crisis costs
avoided by county
Job Creation (Permanent)
Role# FTEAnnual Payroll
Executive Director1$80K
Case Managers6$240K
Daycare Staff5$165K
Operations + Admin4$156K
Security + Maintenance4$128K
Total Permanent20 FTE$778K/yr
Economic Stimulus
  • $1.05–1.4M annually in resident wages flowing into local economy
  • $778K annual payroll — staff wages, locally spent
  • 60–150 construction workers employed during 18-month build
  • $12–19.6M construction spend → local employment + suppliers
Recidivism Reduction (Reentry Units)
25.4% → 15–20% recidivism rate. 5–10 fewer re-incarcerations/year = $300K in avoided incarceration costs. $17 saved per $1 invested in reentry housing.
15 / 18 The Political Win
The Headline the Mayor Announces

Private innovation + public partnership + accountability for outcomes

"Mayor [Name] Announces Affordable Housing Village — 60–70 Units of Supportive Housing + On-Site Childcare to Address Palm Beach County's Homelessness and Childcare Crises"

"This is not a request for city funds. This is a private partnership that leverages federal grants (CDBG, HOME), private philanthropy, and proven operational expertise to build what our county desperately needs. By 2028, this village will house 60–70 formerly homeless residents, provide 100+ childcare slots, and save taxpayers $2.17M annually in crisis costs."
Political Wins for Mayor
  • ✅ Homelessness reduced — tangible, visible progress
  • ✅ No city budget allocation — private funding; no tax increase
  • ✅ 20+ jobs created — local economy optics
  • ✅ Childcare expanded — overwhelmingly popular with families
  • ✅ Federal funding attracted — $2.3–3.2M in grants secured
  • ✅ Scalable model — mayor positioned as innovator
  • ✅ Third-party accountability — outcomes measured publicly
Media Angles
🗞️ Local News
"Nonprofit Solves Housing Crisis Without Public Money"
📊 Business Media
"Vertical Integration Model Cuts Affordable Housing Costs 30–50%"
🏆 National Recognition
"Palm Beach County Leads on Reentry Housing — Model Replicates Nationally"
16 / 18 The Ask
Four Simple Commitments — No City Budget Required

Specific, concrete, time-bound — here's exactly what we need

1

Land (2–3 Acres)

City-owned land — 30-year lease at $1/year OR outright donation. Identify site in 60 days; sign agreement in 90 days.

2

Permitting Fast-Track

Single city coordinator. 30-day turnaround per submission. Assign coordinator within 30 days of land commitment.

3

Zoning Support (If Needed)

City sponsors rezoning as "strategic housing initiative." Rezoning hearing within 60 days of land ID.

4

Grant Coordination Letter

One-page commitment letter stating Sunshine Pathways is approved operator. City includes in HUD Action Plan. Within 45 days.

What We Deliver in Return
  • ✓ Quarterly outcomes reporting to city + HUD
  • ✓ Annual third-party evaluation
  • ✓ Community engagement — town halls + stakeholder meetings
  • ✓ Local hiring priority for available positions
  • ✓ County employee childcare priority for subsidized slots
  • ✓ Property tax contribution ($50–100K/year at maturity)
  • ✓ Scalability — model replicates to other city sites
Path to Groundbreaking
1
Land ID
Weeks 1–4
2
Zoning
+ Apps
Weeks 5–8
3
Grants
+ Finance
Wks 9–16
4
Design
+ Permits
Wks 17–24
🏗
Groundbreaking
Nov 2026
17 / 18 Team
Proven Operators — Not a Startup

Facility is live. Contracts are signed. Staff is retained. Referrals are coming in.

Sunshine Pathways Foundation (501c3)
Active Operations — 1006 10th St, West Palm Beach
16-bed facility operational. Staff: avg. 10+ years in housing/social services. Government contracts: $876K/year baseline. Partnerships: Drug Court, ChildNet, AVDA, CareerSource PBC, Probation/Parole.
Sunshine Independent Living LLC
  • Mortgage company — below-market acquisition financing
  • Italian home finishes manufacturer — 30–50% materials savings
  • Real estate portfolio — proven asset management
  • SaaS tech platform — resident tracking, outcomes reporting
Proof of Execution
✓ Licensed
AHCA compliant
Zoning approved
✓ Funded
$876K government
contracts signed
✓ Staffed
Low turnover
program fidelity
✓ Demand
Referrals exceed
capacity now
Advisory Board
  • Judiciary: Drug Court + Criminal Court judges
  • Government: County housing officials, Housing Authority
  • Nonprofit: Other housing operators + advocacy organizations
  • Business: Real estate + workforce development leaders
  • Lived Experience: Formerly homeless resident advisors

Let's Build This
Together.

Nick Gold
Sunshine Pathways Foundation · Executive Director
📞 917-480-8189
✉️ info@sunshinepathwaysfoundation.org
📍 1006 10th Street, West Palm Beach, FL 33401
Step 1 — Site Review
Identify candidate city-owned parcels (2–3 acres). Feasibility assessment within 30 days.
Step 2 — Commitment Letter
City endorsement letter for HUD grant applications. One page, 45 days.
Step 3 — Groundbreaking
Target November 2026. 18-month build. Full occupancy 2028.
Sunshine Pathways Foundation · 501(c)(3) · West Palm Beach, FL · April 28, 2026 · Privacy Policy