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April 6, 2026
Welcome to People and Properties, the Cohen-Esrey newsletter where we celebrate the successes of our team members and keep you informed about what is happening in the Cohen-Esrey world. If you have something you would like to share or an achievement that you would like to celebrate, please send it to Lee Harris at lharris@cohenesrey.com. If you are on a property, please print and distribute this newsletter to each member of your property team. You can also find People and Properties on KnowledgeNet. Click here to view previous editions.
Affordability in Mankato
The Cohen-Esrey Development Group (CEDG) knew it had a winner when it opened Sinclair Flats in late 2023 in Mankato, MN. The 48-unit property was the first of two phases – the second being the 64-unit Lewis Lofts that opened across the parking lot in 2025. The $14 million development is occupied by families (Lewis Lofts is for seniors) and offers one-bedroom units of 624 square feet renting for $858 per month. Two-bedroom units range from 861 to 938 square feet and rent for $$1,025 to $1,261 per month, and three-bedroom units are 1,180 square feet and rent from $1,425 per month. Amenities include a community room, business center, playground, fitness center, pet wash, bike rack, fitness center, picnic and barbecue area, walking trails, and a rooftop deck. Unit interior appointments include plankstyle flooring, in-unit washer and dryer, key fob entry system, gallery kitchens, and ceiling fans. Literally across the parking lot, residents can shop at the Cub Foods grocery store and pharmacy, as well as eat at Burger King or Little Caesars Pizza. Mankato West High School is two blocks away. The site is near the Minnesota River and the Hiawatha Pioneer Trail highway.
Mankato, a community of 104,000 citizens (metro population), is in south central Minnesota approximately 81 miles southwest of Minneapolis and 84 miles west of Rochester. Mankato Township was not settled by European Americans until Parsons King Johnson in February 1852, as part of the 19th-century migration of people from the east across the Midwest. New residents organized the city of Mankato on May 11, 1858, the day Minnesota became a state. The city was organized by Johnson, Henry Jackson, Daniel A. Robertson, Justus C. Ramsey, and others. A popular story says that the city was supposed to have been named Mahkato, but a typographical error by a clerk established the name as Mankato. The protagonist of Sinclair Lewis's 1920 novel Main Street, Carol Milford, is a former Mankato resident. Lewis describes Mankato as follows: "In its garden-sheltered streets and aisles of elms is white and green New England reborn," alluding to its many migrants from New England, who brought their culture with them. Lewis wrote a substantial portion of the novel while staying at the J.W. Schmidt House at 315 South Broad Street, as now marked by a small plaque in front of the building. Sinclair Flats and Lewis Lofts are named as a tribute to Sinclair Lewis. Minnesota State University in Mankato is the second largest university in the state with an enrollment of more than 12,500 students.
Denise Gonzalez (2025), is the Property Manager, and Rebecca Grimm (2019), is the Regional Manager. Dominic Padilla (2024), is the Property Accountant, and Callie Vannier (2025), is the Property Accounting Assistant.
We welcome the following new team members to Cohen-Esrey and the Nexus 5 Group.
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Dandre Baker – Bastion I, New Orleans, LA – Maintenance Technician
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Torey Loyd – Lincoln Heights – Hastings, NE – Maintenance Technician
Meet the Lofts at the Grim Team
Meet the Lofts at the Grim team. Christopher Strickland (2025), Maintenance Technician and Samantha Jones (2023), Property Manager.
Lofts at the Grim is an historic hotel repurposed by the Cohen-Esrey Development Group (CEDG) into 93 affordable housing units in downtown Texarkana, TX
Transformational Construction
Construction continues at Cohen-Esrey Development Group (CEDG) future communities.
A newly completed interior hallway at the Lofts at Creekview in San Antonio, TX.
The kitchen in the clubroom at the Lofts at Creekview.
The Overlook 157 in Asheville, NC, is framed by the mountains in the background – beautiful setting!
Siding installation is progressing at Overlook 157.
Panorama Heights Supports Veterans
By Jade Leak (2025), Property Manager – Panorama Heights
Panorama Heights was proud to attend the recent Veterans Affairs event as a volunteer and community partner. Our team hosted a booth dedicated to connecting veterans with safe, quality, and affordable housing opportunities within our community.
We are committed to supporting those who have served our country by providing housing resources, answering questions, and helping veterans navigate the application process. It was an honor to meet so many service members and their families and to be a part of an event focused on support, stability, and community.
We looks forward to continuing our partnership with local veterans and housing organizations to ensure those who served have a place to call home.
HR Corner
By Sara Antar (2002), Payroll Administrator
Effective HR Practices to Boost Performance and Retention
Effective HR practices center on fostering continuous communication, clear goal-setting, and a culture of trust to drive performance and retention. Managers act as the primary drivers of employee engagement, accounting for 70% of its variance.
Tips for Managers
Managers should transition from being authoritative figures to relationship-focused coaches.
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Implement Continuous Feedback: Move beyond once-a-year evaluations. Daily feedback makes employees 3.6 times more likely to be motivated to do outstanding work compared to annual-only feedback.
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Prioritize Regular 1-on-1s: Use these meetings for high-level problem-solving and growth discussions rather than just project checklists.
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Set Collaborative "SMART" Goals: Co-create goals that are Specific, Measurable, Achievable, Relevant, and Time-bound. Involving employees in this process fosters ownership and clarity.
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Lead with Empathy and Transparency: Create a "safe space" for employees to discuss challenges without fear of judgment.
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Provide Authentic Recognition: Regularly acknowledge individual and team successes in visible and personal ways. Immediate, authentic rewards build significant trust.
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Be Aware of Compliance and Policies: Familiarize yourself with the employee handbook to ensure fair and consistent enforcement of rules, especially regarding overtime, discrimination, and harassment.
Tips for Team Members
Team members should take an active, proactive role in their own professional development and performance management.
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Review Expectations Periodically: Work with your manager to clarify both short-term and long-term objectives and priorities.
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Participate Actively in Reviews: Do not just be a recipient of feedback; come prepared with self-appraisals and questions about your career path.
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Maintain an Open Mind: Listen to constructive feedback and coaching with a growth mindset, focusing on the "what" (the message) rather than the "how" (the delivery).
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Seek Out Training: Take advantage of available learning and development activities to keep your skills current and improve departmental performance.
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Communicate Factually: When raising concerns or speaking in town halls, stay objective and stick to observable facts and their impact on work.
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Respect Boundaries: Avoid after-hours communication whenever possible to maintain a healthy work-life balance and prevent burnout.
Delivering Customer Fulfillment
Cohen-Esrey properties often find creative ways to deliver Customer Fulfillment. At Elmhurst Terrace, Lisa Ralston (2020), Property Manager, gives kudos to Araceli Lopez (2024), Leasing Agent, for the idea of gifting to the residents little colorful planters, with a small bag of seed starter to fill the pot, and a variety of flower seed packets. Residents are coming in and picking out their little planter and finding it very uplifting.
Lisa Melgoza (2019), Property Manager at Libertad-Des Moines, held a St. Patrick’s Day party for her residents hosted by the entire team. The turnout was terrific and the residents really appreciated the event.
If you have examples of Customer Fulfillment ideas from your property, please send photos and an explanation to Morgan Gassert (2022), Marketing and Ad Specialist, at mgassert@cohenesrey.com.
Historic Buildings of Cohen-Esrey
Cohen-Esrey has a long history of developing and/or managing some really cool historic buildings. In this series, we feature one such building in each issue.
Marshalltown Senior Residences
The Marshalltown Senior Residences at 201 East Main Street in Marshalltown, IA, occupies a historic four-story building constructed in 1898. Originally serving commercial purposes in the heart of downtown – later associated with uses such as Iowa Wholesale – the structure embodies the architectural character of late 19th-century Main Street development in this central Iowa agricultural and industrial hub.
The Cohen-Esrey Development Group (CEDG) redeveloped the property underwent significant rehabilitation and conversion into affordable senior housing. A ribbon-cutting ceremony in August 2010 celebrated the opening of 28 one- and two-bedroom apartments for residents aged 55 and older, supported by affordable housing tax credits and featuring modern amenities while preserving historic elements.
The building faced major challenges on July 19, 2018, when an EF-3 tornado caused extensive damage, including falling bricks and debris that displaced tenants. Repairs were made (see photo), restoring the iconic downtown landmark. Today, it offers a quiet, convenient senior community with community rooms, an exercise area, and easy access to local services, blending Marshalltown’s heritage with supportive living.
Core Value of the Month
How Strong is Your Self-Confidence?
By R. Lee Harris (1975), President and CEO
There is at least one must-have trait for success in the business world. Without confidence the road is very steep and rocky. College basketball is one of the most interesting demonstrations of how confidence or a lack thereof can impact outcomes. I’ve watched many games where the players on a team are tentative. They lack energy and they are missing their shots. Often, they are out of position and cannot rebound or chase down loose balls. A few days later the same team plays another game. This time there is fluidity in their motion. They are passing the ball crisply; players are getting nice elevation when they shoot, and the ball is going in the hole. The night-and-day difference between the two contests is that of confidence.
What is the secret to gaining and maintaining confidence? There are several elements that are required. The first is that of “mastery.” Mastery is achieved through constant practice and the repetitive patterning that occurs as our experience builds. This is particularly important for millennials to understand. Fair or not, many millennials are tagged with the stereotype that they have an incredibly high sense of urgency. They don’t want to wait for results and can be impatient at times. However, I’ve seen millennials and people of all ages try something a couple of times and believe they have mastered it. Then I watch as they try it again and bomb badly. With confidence shaken they are humbled and may become afraid to jump in the water again. All of this could have been avoided had real mastery been achieved. One of the biggest fears in society today is that of public speaking. And the only way to resolve this fear once and for all, is to practice speaking over and over and over. The fear doesn’t suddenly evaporate after a handful of gigs. It took me 50 or 60 times to reach the point that I began to feel comfortable in front of a group.
The second element is that of achieving a history of desired outcomes. It’s one thing to repeat a process enough times to master something. That helps to build confidence. But achieving the results we want is the validation necessary for us to know that we’re on the right track with our mastery. Let’s use our basketball example again. A team may be executing the basics and fundamentals properly; it may be playing strong defense, and the players are running the plays as designed. But if the scoreboard isn’t showing a W for the team on a regular basis, it’s hard to build confidence. I’ve never heard anyone profess that losing all the time builds confidence . . . but winning does. As entrepreneurs we must tweak our approach until we begin to win consistently. For example, if our sales approach isn’t working and we keep doing it the same way, it’s time to start experimenting to learn what it takes to win. After all, there’s no point in “mastering” losing!
The third aspect of building confidence is to always maintain a positive attitude – no matter what. We must believe that eventually we’ll get it right; eventually we will win. I’ve said many times that what we think in mind produces in the outer after its kind. When we believe at our core that we are going to win, eventually we will win. If we have doubts or know in our bones that we’re going to lose, eventually we will lose. I have never seen anyone become more self-confident by having a negative attitude. Attitude is critical to the success of individuals and to the team. If one member of the team is positive and the rest are negative, the confidence of the team will be adversely affected. As leaders it is incumbent upon us to make sure that our team is unanimous with a positive attitude.
Developing mastery, achieving success, and being eternally optimistic are the rocket fuel that will propel us to a perpetual state of self-confidence. This patterning also inoculates us from having our self-confidence shaken when from time-to-time we might stumble. We’ve been there before. We know what we must do, and we are able to re-calibrate and get back on track with ease and grace. There is no panic or desperation – we simply remember to follow the formula that has worked so well in the past.
Building self-confidence is a process much like riding a bicycle. Once learned, we may fall off on rare occasions; but when we do we get up, dust ourselves off and start riding the bike again like it never happened.
A Healthy Tip
By Jennifer Miller (2025), Director of Human Resources
Cohen-Esrey Celebrates National Walking Day
🚶♀️ Step Into Wellness: Celebrate National Walking Day This April
April is a great time to refresh your wellness routine, and National Walking Day is the perfect reminder that small steps can lead to big benefits. Walking is one of the easiest and most accessible ways to improve your physical and mental health—no special equipment or gym membership required.
🌿 Why Walking Matters
Incorporating regular walks into your day can:
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Boost energy and improve mood
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Support heart health and circulation
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Reduce stress and increase mental clarity
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Help maintain a healthy weight
Even a quick 10–15-minute walk can make a noticeable difference.
⏱️ Simple Ways to Get Moving
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Take a walking break during your workday
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Park a little farther away or take the stairs when possible
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Invite a coworker or friend for a walk-and-talk meeting
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Enjoy a walk after dinner to unwind
👟 Make It a Habit
Consistency is key. Start small and build from there—set a goal to walk a few times a week and gradually increase your time or distance. Consider tracking your steps or setting reminders to stay motivated.
Remember: Wellness doesn’t have to be complicated. Sometimes, it’s as simple as putting one foot in front of the other.
📸 Cohen-Esrey Celebrates National Walking Day
On April 1st, CE team members across our communities laced up their shoes and got moving in celebration of National Walking Day! It was great to see everyone taking time to prioritize wellness, enjoy the outdoors, and connect with one another.
Take a look at some of the photos below of our team getting their walk on – we love seeing wellness in action!
Cities of Cohen-Esrey
San Marcos, TX: “San Marvelous”
San Marcos, TX, is a vibrant and rapidly growing city of 91,000, located between Austin and San Antonio along the Interstate 35 corridor. Known for its scenic beauty and lively atmosphere, San Marcos is home to Texas State University, which brings a youthful energy, cultural diversity, and a strong sense of community to the area. The university plays a central role in the city’s identity, contributing to its arts, music, and educational offerings.
One of San Marcos’s most defining features is the San Marcos River, a crystal-clear, spring-fed river that maintains a constant temperature year-round. It serves as a popular destination for tubing, kayaking, snorkeling, and swimming, attracting both locals and visitors seeking outdoor recreation. The surrounding parks and green spaces enhance the city’s natural appeal and provide opportunities for relaxation and exploration.
San Marcos also has a rich history, with roots dating back to Spanish exploration and settlement. Today, that history is reflected in local landmarks, museums, and a charming downtown district filled with unique shops, restaurants, and live music venues.
Additionally, the city is a major shopping destination thanks to the San Marcos Premium and Tanger Outlets, which draw shoppers from across the region. Balancing small-town charm with modern growth, San Marcos offers a dynamic blend of education, nature, history, and entertainment.
The Cohen-Esrey Development Group (CEDG) just completed construction of the 233-unit Heritage at Cottonwood Creek Apartments which is a combination of affordable and market-rate housing in San Marcos.
The Delinquency Champions!
By Michele Rollo-Burns (2018), Director of Leasing and Revenue
Each month we recognize communities and teams that have excelled at rent collections. The Key Performance Indicator (KPI) is 2% or less Current Resident Rent Balances. For the month of March 2026, we have 27 properties that have met the KPI up from 18 the prior month. Wow! What amazing improvement! Congratulations to each team!
An Empowerment Story
By Cherish Chesbro (2025), Property Manager – Eastwood
Since joining Cohen-Esrey in September 2025, I have been experiencing what it is like to work with people who truly want to see me succeed and are willing to help in any way to make that happen. I feel supported and encouraged professionally. I went into this job never having worked with a HUD property before, but my Regional Manager, Charlie Kinnard (2025), has been extremely patient with me and has always made sure that I have someone that I could go to for help and guidance. The culture of Empowerment here at Cohen-Esrey has helped me to continuously improve and feel valued and appreciated.
I lived here in the Eastwood community, and really enjoyed it and appreciate the kindness shown by the former Property Manager, and for the help in having a place of our own in which to live. It is a wonderful feeling when I am now able to help a family move into their own home – a place they can call their own and live affordably. It is my goal to continue doing everything I can to make this community a pleasant place to live. I am really enjoying working with the wonderful people at Cohen-Esrey and am so appreciative for this amazing opportunity..
A Fun Photo!
Fitness centers are all the rage. Here are some photos of a few fitness centers on various Cohen-Esrey properties.
Brighton Creek
Jefferson on the Lake
Lewis Lofts
Trails at Lehow
Elmhurst Terrace
Loma Vista Lofts
Sinclair Flats
The Landing at 818
NPS Leaderboards
The three NPS Leaderboards have been updated as of April 3, 2026. In the 50-Units or Less category, Mills Crossing (Salem, IL) continues as the leader with a perfect NPS of +100! In the Properties 51 to 120-Units category, Pam Apartments (Pampa, TX) remained in first place on the Leaderboard with an NPS of +92.59. And in the Properties of More than 120-Units category, Panorama Heights (Colorado Springs) is our new leader, with an NPS of +69.23. There are 27 properties on Leaderboards – one more than last month. Our overall NPS increased by one point to +39!
