PHA portfolio · MS194

Crescent Bend Housing Authority

Meridian and Lauderdale County, MS. One portfolio of converted mixed-finance, the live conversion, and every public-housing development that has not left ACC — locations, properties and coverages together.

Sample

12 locations
10 developments
2 support sites
42 properties
18 coverage lines
58 loss records
2 cities

Insured TIV

How calculated

Sum of TIV on every location in this scope — dwellings and support sites. Matches the 2026 premium-year TIV. Program TIVs are the same dollars allocated by placement, not a second total. Board Report uses this same number.

$186.4M

12 locations · same number as Board Report

Locations

How calculated

12 sites on the book: 10 developments plus 2 support sites.

10 developments + 2 support

In-force premium

How calculated

Premium on lines with status bound, master, or project. Quoted and gap premiums are excluded.

$1,871,950

Bound / master / project only

Indicated premium

How calculated

Premium recorded on quote or gap lines. It is not in-force and would not pay. Shown so the board can see the ask next to what is already bound.

$344,000

Quote and gap lines — not in force

Today

MediumOn the book
12 locations · $186.4M insured TIV
10 developments + 2 support. In-force $1,871,950; indicated $344,000.
RISK-OC-001CriticalOn the book
Oakridge Court closing in 43 days
Closing in 43 days · 3 items overdue · 6 due within 14 days · 1 critical dependency.
RISK-CB-006MediumOn the book
Master renewal 2026-12-07 · file completeness 92%
12 of 13 required renewal tasks/exhibits are on the book.
SVC-004HighOverdue — broker action required
Broker Stewardship (owner record) · 5 complete · 5 open · 3 overdue
Placewell Housing Insurance (sample incumbent). 4 on time · 1 late · 7 owner attention · 1 blocked by owner. PRH reports the recorded process. The owner evaluates partner performance.
MediumOn the book
How the book stays current · Broker Assisted (default)
Placewell Housing Insurance is an invited contributor. Broker ~72% / owner ~18% / other partners ~6% / PRH reconciliation ~4% (illustrative; percentages vary). Broker participation makes PRH easier; it is never required. The broker can help maintain the book without owning the book.

What matters

RISK-OC-001CriticalOn the book
Oakridge Court closing in 43 days
Closing in 43 days · 3 items overdue · 6 due within 14 days · 1 critical dependency.
RISK-OC-002CriticalConflicting
Named storm 5% vs 2% on Oakridge Court
$1.3M extra retention if a named storm hits $42.6M TIV at 5% instead of 2%. Source: Permanent lender · Permanent lender guide §4.3.
RISK-OC-004CriticalNeeds confirmation
Oakridge Court — Flood structure unresolved
One flood-structure issue: determination, indicated NFIP, whether excess flood is structured, and closing evidence.
4 recorded facts
- SFHA pending — Oakridge Court — flood is not structured on the book until the zone is known.
- NFIP indicated $32,000 — Southside Walk + scattered AE parcels
- Excess flood not structured — Southside Walk (AE) · Scattered Sites (Mixed X / AE)
- Conversion impact — SFHA determination pending. Order determination, NFIP evidence and excess flood option
RISK-OC-003HighOn the book
Permanent property (quoted) is indicated, not in force
$312,000 is on the quote line. It is not in the in-force composite.

What next

RISK-OC-001CriticalOn the book
Oakridge Court closing in 43 days
Closing in 43 days · 3 items overdue · 6 due within 14 days · 1 critical dependency.
RISK-OC-004CriticalNeeds confirmation
Oakridge Court — Flood structure unresolved
One flood-structure issue: determination, indicated NFIP, whether excess flood is structured, and closing evidence.
4 recorded facts
- SFHA pending — Oakridge Court — flood is not structured on the book until the zone is known.
- NFIP indicated $32,000 — Southside Walk + scattered AE parcels
- Excess flood not structured — Southside Walk (AE) · Scattered Sites (Mixed X / AE)
- Conversion impact — SFHA determination pending. Order determination, NFIP evidence and excess flood option
RISK-PC-007MediumNeeds confirmation
Mitigation in progress — Pinecrest Homes
plumbing / water · 55% · 3 losses on the book. Status and evidence live on portfolio data readiness.
RISK-OC-003HighOn the book
Permanent property (quoted) is indicated, not in force
$312,000 is on the quote line. It is not in the in-force composite.
SVC-004HighOverdue — broker action required
Renewal strategy meeting
Open items on the owner’s broker-relationship record: complete, overdue, or waiting on evidence — not a broker grade and not a placement by PRH.
SVC-003HighOwner verification pending
SOV review with owner
Open items on the owner’s broker-relationship record: complete, overdue, or waiting on evidence — not a broker grade and not a placement by PRH.

How the book stays current

Burden sits with the people who already have the information

Operating mode: Broker Assisted (default). Illustrative share of insurance records supplied — percentages vary.

Broker~72%
Owner~18%
Other partners~6%
PRH reconciliation~4%
System admin / exception / normalization — not originating coverage or placement.

Broker participation makes PRH easier; it is never required.

The broker can help maintain the book without owning the book.

Book contributors

Risk Watchlist

Items the book already records — not a recommendation, and not a determination.

RISK-OC-001CriticalOn the book
Oakridge Court closing in 43 days
Closing in 43 days · 3 items overdue · 6 due within 14 days · 1 critical dependency.
Conversion Hub target
RISK-OC-002CriticalConflicting
Named storm 5% vs 2% on Oakridge Court
$1.3M extra retention if a named storm hits $42.6M TIV at 5% instead of 2%. Source: Permanent lender · Permanent lender guide §4.3.
Permanent lender · Permanent lender guide §4.3
RISK-OC-004CriticalNeeds confirmation
Oakridge Court — Flood structure unresolved
One flood-structure issue: determination, indicated NFIP, whether excess flood is structured, and closing evidence.
Conversion Hub flood exhibit
4 recorded facts
- SFHA pending — Oakridge Court — flood is not structured on the book until the zone is known.
- NFIP indicated $32,000 — Southside Walk + scattered AE parcels
- Excess flood not structured — Southside Walk (AE) · Scattered Sites (Mixed X / AE)
- Conversion impact — SFHA determination pending. Order determination, NFIP evidence and excess flood option
RISK-OC-003HighOn the book
Permanent property (quoted) is indicated, not in force
$312,000 is on the quote line. It is not in the in-force composite.
Coverage schedule
RISK-CB-005MediumOn the book
8 open claims
$200,800 incurred still open on this book.
Loss run
RISK-PC-007MediumNeeds confirmation
Mitigation in progress — Pinecrest Homes
plumbing / water · 55% · 3 losses on the book. Status and evidence live on portfolio data readiness.
Mitigation workroom
RISK-CB-008HighOn the book
Sprinkler status: Unsprinklered
16 dwellings recorded as unsprinklered. The fact is on the schedule — it is a signal, not missing data.
SOV / building schedule
RISK-CB-010HighOn the book
Large CAT / named-storm deductible on the program
CBHA Master Package: named storm 5% of TIV; wind 2% of TIV · Oakridge Court Conversion Program: named storm 5% current / 2% requested; wind 2% quoted
Program schedule

Dollar consequences

Stakes the schedule and exhibits already support. Source is shown when a document is on the desk.

RISK-OC-012Needs confirmation
Soft-cost / delay exposure not confirmed against $42.6M hard-cost TIV
Construction lender · Builder's risk policy · Builder's risk policy on file
RISK-OC-002Conflicting
$1.3M extra retention at 5% vs 2% on $42.6M TIV
Permanent lender · ACORD 28 · ACORD 28 on file
RISK-OC-004Needs confirmation
$32,000 indicated NFIP premium on the book; excess flood is not structured
Conversion Hub flood exhibit · ACORD 28 · ACORD 28 on file
RISK-OC-011Conflicting
$15,000 extra AOP retention per claim ($25K vs $10K requested)
Investor / syndicator · ACORD 28 · ACORD 28 on file

How the portfolio is split

Units and TIV by conversion status. Unconverted ACC is still the majority of the dwelling portfolio.

Public housing — not converted6 sites · 438 units · $66.3M
RAD pipeline — still ACC1 sites · 72 units · $11.4M
In conversion1 sites · 180 units · $42.6M
Converted RAD / LIHTC2 sites · 272 units · $60.2M

Occupancy

Residential units by use.

Family7 developments · 732 units
Elderly / disabled2 developments · 144 units
Scattered sites1 development · 86 units

TIV by program

Every program on the portfolio.

Authority master$83.6M
Converted RAD project$28.4M
Converted 4% LIHTC$31.8M
Live conversion$42.6M

Locations

Public housing · 6
RAD pipeline · 1
In conversion · 1
Converted · 2
Support · 2

Live conversion

Oakridge Court

9% LIHTC conversion

$42.6M TIV · conversion 10/23

Open Conversion Hub

Already converted

Eastview Terrace
RAD PBRA · closed 2022 · 120 units · $28.4M
Riverbend Family
4% LIHTC mixed-finance · 2018 · 152 units · $31.8M

Flood concentration

Zone AE is not one structure. Riverbend has excess flood; Southside and scattered parcels do not.

Authority support

Central Office$2.4M
Maintenance Yard$3.5M

Authority

Executive director: Anita Cole
Employees / fleet: 47 · 42 vehicles
Master renewal: 2026-12-07
County: Lauderdale County, MS

Unconverted public housing

Still ACC, still on the authority master — no investor exhibit, no conversion closing. Replacement cost, flood and CAT still sit with the authority.

Development	AMP	Units	TIV	Flood	Status
Pinecrest Homes PC · Meridian · 1958	AMP-01	96	$14.2M	X	Public housing
Cedar Lane Apartments CL · Meridian · 1964	AMP-02	64	$9.1M	X	Public housing
Westover Courts WC · Meridian · 1972	AMP-04	84	$12.6M	X	Public housing
Highland Park HP · Marion · 1978	AMP-08	48	$6.8M	X	Public housing
Southside Walk SW · Meridian · 1961	AMP-06	72	$11.4M	AE	RAD pipeline
Magnolia Senior MG · Meridian · 1984	AMP-09	60	$9.7M	X	Public housing
Scattered Sites SC · Meridian · 1970	AMP-10	86	$13.9M	Mixed X / AE	Public housing

Losses

Claims by conversion status, plus the premium history that followed the exposure.

Public housing

$846,100

RAD pipeline

$236,700

In conversion

$226,600

Converted

$333,000

Incurred

$2,054,500

2021 premium

$1,018,000

2026 premium history

How calculated

2026 premium history $1,903,950 = $1,871,950 in force + $32,000 indicated NFIP. This is not a second in-force total.

$1,903,950

$1,871,950 in force + $32,000 indicated NFIP

Most of the portfolio is still traditional ACC public housing on the authority master. Converted mixed-finance and RAD assets sit on separate project programs. Oakridge Court is the live conversion — the next RAD pipeline asset is Southside Walk.