Former School in Charleston, South Carolina, Transformed into Affordable Housing for Seniors

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Former School in Charleston, South Carolina, Transformed into Affordable Housing for Seniors

 

Nearly a century after its construction, the historic 1930s-era Archer School in Charleston, South Carolina, has been transformed into affordable apartments for seniors. The newly renovated Archer School Apartments offer affordable housing and support services for seniors in a gentrifying neighborhood. Several public and private financing sources supported the $42 million development. In 2024, the year the development opened, Archer School Apartments won the Editors' Choice category in the 2024 Affordable Housing Finance Readers' Choice Awards.

History of The Archer School

The Henry P. Archer Elementary School was built in 1934 in Charleston's Eastside, where it served Black students during the era of segregation. After the school officially closed in 1980, it served sporadically as a temporary relocation facility for other schools. By the latter half of the 20th century, Eastside had become blighted and was one of the city's poorest areas. The neighborhood has seen increased investment in recent years, which has triggered gentrification and displacement.

In response to concerns about rising housing prices for legacy residents, the Humanities Foundation embarked on plans to transform the former school into affordable senior housing. Founded by Bob and Tracy Doran of the local real estate investment firm James Doran Company, the Humanities Foundation develops affordable housing in the Charleston area. The foundation purchased the former Archer School from the county's school board in 2020 using a $4.5 million forgivable loan from the city's Affordable Housing Bond. "Humanities Foundation spearheaded the redevelopment to preserve the historic significance of the Henry P. Archer School and address the critical need for affordable housing in Charleston's Eastside community," explained Kelly Sharkey, director of programs and communications at the Humanities Foundation.

Repurposing a School

In a joint venture with the James Doran Company, the Humanities Foundation spent several years rehabilitating the existing school, restoring its lofty ceilings, hardwood floors, and exposed brick walls, to maintain its historic charm. The developers also constructed two residential buildings adjoining the original school building that match the school's historic aesthetic. The team also retrofitted the structure to meet current earthquake standards. Sharkey said that integrating these safety measures into a historic building was challenging and required extensive planning and engineering expertise. The development team also added modern storm-resistant windows and incorporated an underground state-of-the-art flood management system with custom holding tanks that capture and gradually release stormwater. The design mitigates the risk of flooding in the low-lying area while also limiting stress on the city's stormwater infrastructure.

The Apartments

Archer School Apartments opened in summer 2024. The 2-acre development consists of 89 apartments, including 11 two-bedroom units, 71 one-bedroom units, and 7 studios. Many of the units are in the two newly constructed buildings, although some are in the original school building. The apartments serve seniors 55 and older with low to moderate incomes. Thirty units serve households earning up to 30 percent of the area median income (AMI), 23 serve those earning up to 60 percent of AMI, and the remaining 36 serve those earning up to 80 percent of AMI. A separate smaller building, originally part of the school, now contains a fitness center, laundry room, and leasing office. In addition, the original auditorium was transformed into a large community room that also serves as a resident services hub. The development also features a community garden. A garage under one of the new buildings has 30 covered parking spaces. The property's central location in downtown Charleston puts residents within a half-mile of a grocery store, restaurants, parks, and places of worship, and the development is one block from a city bus stop.

Onsite support staff provide wraparound services designed to promote residents' health and overall well-being. Programming includes educational workshops, wellness seminars, and social events such as holiday celebrations. Residents have access to a community bus for cultural events, shopping trips, and scenic drives. Through a partnership with the University of South Carolina College of Nursing, nurses offer personalized services onsite such as health assessments and innovative care plans. Moreover, the community room hosts a bimonthly food pantry featuring fresh and healthy food options.

Funding

The Humanities Foundation spent more than $40 million to develop Archer School Apartments (table 1). More than half of the funding came from equity generated by federal and state low-income housing tax credits. The project also benefited from South Carolina's Abandoned Buildings Tax Credit, which encourages the rehabilitation of buildings that have remained at least two-thirds vacant for 5 years or more. The developer used $23 million in tax-exempt bond proceeds as a short-term construction loan.

Moving Forward

Sharkey believes that Archer School Apartments addresses a critical need for long-term community residents at risk of displacement and honors the legacy of a historic site. "This project successfully blends historical preservation and affordable housing development to address gentrification and displacement while ensuring the school's cultural and architectural legacy would continue to benefit the community," she said. Meanwhile, the Humanities Foundation and James Doran Company are currently developing the Poinsette, another affordable housing development for seniors, nearby. Because of the success of Archer School's stormwater management system, the developers are incorporating a similar water retention system in the new project.