Capitalizing Change

2024 Impact Report

"As the world around us shifts, our purpose remains steadfast: to unlock human potential through the power of capital."

Letter from the CEO

As I reflect on this past year, I can’t help but zoom out and think about the incredible journey we’ve been on over the last five years. While our roots stretch back more than two decades, it’s in these recent years that CFE - and our entire sector - have stepped into a new kind of leadership in the fight for inclusive economic growth.

At CFE, we’ve risen to the moment, more than doubling our assets, tripling our lending portfolio, and deploying nearly $200 million into our region's economy. But the real story isn’t in the numbers, it’s in the lives we’ve touched. 

Over the last half a decade alone, we have helped create nearly 3,000 safe, healthy, and affordable homes for families to thrive. We have partnered with over 100 entrepreneurs and organizations to turn vision into reality, provided down payment assistance to help dozens of local families become homeowners, and accelerated the adoption of clean energy technologies that bring both environmental and financial benefits to our communities.

Most importantly, through these initiatives, we’ve directly impacted more than 50,000 people. That’s 50,000 reasons to believe in the power of our work.

Of course, none of this would be possible without our extraordinary team, the trust of our partners, and the strong financial foundation we’ve built together. That’s why this year’s Impact Report is more than a set of stats; it’s a story of what’s possible when we act with purpose and unity.

As I look ahead, I recognize that change can feel daunting. But it also brings opportunity, especially for organizations like ours, that are built to serve, adapt, and lead with purpose. To everyone who’s been part of this journey - our board, our team, our clients, and our partners - thank you. 

As we move forward, we will not only adapt to change; we will capitalize on it.

Oswaldo Acosta
Chief Executive Officer

Quantifying Our Growth

Half a decade of transformation

Over the past two decades, CFE has built a strong foundation, but the changes we've experienced since 2020 have been transformational. We’re reaching new heights across multiple measures, including employees, assets, portfolio, and originations – while we continue to expand our geographic footprint and partnerships. Collaborations that foster co-lending, networking, information sharing, investment, and philanthropy will remain critical to the success of our work.
219%
portfolio growth
138%
asset growth

Who We Are

City First Enterprises (CFE) is people-focused, history-informed, and data-driven. We are members of and experts in the communities we serve. As a mission-focused nonprofit lender, we get capital where it makes the most impact—for you, your family, and your community to thrive.

Vision

All people and communities transform their futures through equitable access to capital.

Our Mission

We create equitable financial solutions to support people and communities in achieving their economic aspirations.

2024 Impact in Action

CFE provides flexible lending in DC, Maryland, Virginia and California, across multiple verticals including affordable housing, commercial real estate, small businesses, non-profits, clean energy, and homeownership. In 2024, we originated $26 million in loans and achieved nearly 40% growth in our portfolio.
$26.1
million
total loan originations
52%
of borrowers are women and people of color
39%
growth in outstanding portfolio

Foundations of Stability through Affordable Housing

Investing in affordable housing in the region is essential to addressing rising rents and the shortage of units for low-income households.  In 2024, we intensified our efforts. By financing these projects CFE is fostering inclusive communities and ensuring that more than 2,000 individuals and families have access to safe, stable homes.
$12.5
million
in capital deployed
1,001
affordable housing units financed
2,230
residents supported
“The projects I invest in are a direct reflection of my commitment to transforming communities through increasing the availability of affordable housing.”
Germaine Thomas
Maryland real estate developer

Project Highlight

Maryland real estate developer Germaine Thomas secured a $350,000 loan from CFE to transform a 1926 single-family home into affordable apartments for Housing Choice Voucher Program recipients, demonstrating her commitment to community transformation and affordable housing. Read here to learn more about this project.

Democratizing the Transition to Clean Energy

Over the past year, we strengthened partnerships to support clean energy projects in the local community, ensuring that our efforts contribute to environmental equity and economic stability.

One project, in partnership with the DC Green Bank, involved financing solar panels for a church in Ward 7. Within just two months of installation, this led to cost savings of over $8,000 and reduced the church's carbon footprint.

In 2025, CFE will be strategically positioned to support vital clean energy projects, acting as a catalyst at the intersection of clean energy and community development.

Project Highlight

“Before the solar panels were installed, our bill was over about $5,000 a month, and now after these, it’s been about $500-$1,000 a month.”
Bishop James Johnson
First National Deliverance Center

Catalyzing Community Growth

Small businesses and community facilities are the pulse of our neighborhoods, connecting people through shared spaces and community. Small businesses are vital to the local economy, creating jobs and fostering innovation. Community facilities, like schools, childcare centers, and health clinics, play a crucial role in providing essential education and healthcare services. However, these vital entities often face significant challenges in securing financing, a problem that disproportionately affects businesses and institutions owned by women and people of color.

This year, we continued to support businesses and facilities in our communities with creative financial solutions, such as capital stacking. We facilitated access to various funding sources, including government grant programs like the Commercial Property Acquisition Fund, established by the District. By administering these grants, we provided crucial down payment assistance to DC small business owners for commercial real estate, significantly enhancing their ability to secure and grow their businesses.

$4.4
million
lending to small businesses and commercial real estate
$5.3
million
lending to schools, childcare centers, and community facilities

Project Highlight

CFE's financing helped Marx Café, a Mediterranean-style restaurant with a vibrant atmosphere, to remain in the Mount Pleasant area of Northwest DC after a change in ownership. CFE facilitated $1.1 million in financing for the real estate purchase and administered a grant from the DC government for down payment assistance, ensuring that the cherished establishment, with over two decades of history, could continue serving the community. Through this purchase, the owner also became the landlord for the neighboring pizzeria, owned by a longtime community member. Altogether, our financing retained 17 jobs, ensuring these neighborhood landmarks will continue to serve and employ local residents for years to come. Read here to learn more about this project.

Project Highlight

Founded in 2007 by Shantelle Wright, Achievement Prep is closing the educational achievement gap in Ward 8, one of the city’s most underserved communities. A loan provided in partnership between CFE and City First Bank in 2024, enabled Achievement Prep to expand its facilities to continue serving its students while retaining 48 jobs. As Erica Harrell, Principal at Achievement Prep’s Middle School campus, puts it, “There is a very high level of rigor and expectation for scholars at Achievement Prep, and they are fine with it. We are setting them up for success and preparing them for college.” Through thoughtful investments like these, CFE ensures that essential community facilities thrive. Read here to learn more about this project.

Expanding Access to Homeownership

Homeownership is one of the most powerful tools for building wealth over time. However, disparities persist along racial lines: 2020 census data shows that 74% of white households own their homes, compared to 50% of Hispanic households and 46% of Black households.

In response, Homes by CFE created a down payment assistance program to help bridge this gap and ensure equitable access to homeownership. In 2024, Homes by CFE supported 24 Black and Latino families to purchase their first homes through our Down Payment Assistance Special Purpose Credit Program. This innovation is transforming the lives of low- and moderate-income first-time homebuyers like Pamala, a young woman putting down roots for the first time after spending her own childhood constantly on the move with her parents in the military.

“When making a purchase this important, it’s crucial to have support throughout the process. Homes by CFE was a great help in guiding me every step of the way. Because of their support, I felt confident and secure in my home-buying journey.”
Pamala Bryant

Homes by CFE Homeowner since 2024
$1.4
million
down payment assistance provided
24
first-time homeowners supported
$8.5
million
new home purchases supported

Thank you for joining us on this journey

Board of Directors

Our success is guided by the leadership and dedication of our esteemed Board of Directors.

Oswaldo Acosta
President and CEO, City First Enterprises

Brian Argrett, Chair
President and CEO, City First Bank

Lori Chatman
President, Capital Division, Enterprise Community Partners

Annie Donovan, Secretary
President and CEO, Raza Development Fund

Priya Jayachandran
CEO, National Housing Trust

Amber Kuchar-Bell
EVP, Chief Program Officer, Opportunity Finance Network

William Longbrake
Executive in Residence, Robert H. Smith School of Business, University of
Maryland

Estrella Lucero
Attorney, Goldfarb & Lipman

David McGrady, Vice-Chair
Community Development Consultant

Cantwell F. Muckenfuss (Emeritus)
Clinical Lecturer in Law, Yale University

Shannon Scott, Treasurer
·     Senior Vice President and Chief Financial Officer, NCTA – The Internet & Television Association 

Munevver Yolas, CFA
Executive Vice President, Commercial Real Estate & Capital Markets,National Cooperative Bank, N.A.

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