July 27, 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.

Another Adaptive Reuse That’s Making a Difference

A building at 6336 S. Grand Boulevard in St. Louis was constructed in 1928 as a three-story brick apartment property at the northern edge of the Carondelet neighborhood, adjacent to Holly Hills and Carondelet Park. It originally contained dozens of market-rate apartments and served generations of St. Louis residents during the city's period of rapid residential growth in the 1920s. Like many large apartment buildings in South St. Louis, the property gradually declined in the late 20th century. By the early 2010s it had become vacant and deteriorated significantly. City records from 2012 through 2015 document repeated complaints regarding vacant-building conditions, code violations, and the need to secure the property, illustrating the extent of its decline before redevelopment.

In 2017, a third-party client, working with the Carondelet Community Betterment Federation (CCBF) and Epworth Children & Family Services, acquired the property and undertook a comprehensive rehabilitation using 9% Affordable Housing Tax Credits. Rather than demolishing the historic structure, the team preserved and modernized it while creating contemporary affordable housing. In 2018, the project was completed and is now known as Intrada St. Louis, consisting of 56 studio, one and two-bedroom apartments. Residents enjoy community gathering spaces, a fitness room, library/computer center, and landscaped courtyard. On-site supportive services are available for young adults transitioning from foster care, provided through Epworth Children & Family Services. Community partnerships with the Carondelet Community Betterment Federation, include a food pantry and SNAP assistance. Studios are 420 square feet and rent for $185 per month; one-bedroom units are 521 to 600 square feet and rent for $660 to $720 per month; and two-bedroom units are 628 square feet and rent for $839 per month.

The Holly Hills and Carondelet Park area is one of South St. Louis' most attractive and established residential districts, known for its historic architecture, abundant green space, and strong sense of community. Holly Hills features tree-lined streets, well-preserved brick homes, and a quiet, family-friendly atmosphere that has made it one of the city's most desirable neighborhoods for nearly a century. Adjacent Carondelet Park, one of St. Louis' oldest and largest parks, encompasses nearly 180 acres and offers walking trails, lakes, athletic fields, tennis courts, playgrounds, and a popular recreation complex. Originally established in the 1870s, the park serves as a gathering place for neighborhood events and outdoor activities throughout the year. Residents also enjoy convenient access to restaurants, shopping, and public transportation along South Grand Boulevard. The combination of historic character, recreational amenities, and easy access to downtown St. Louis has helped the Holly Hills and Carondelet Park area remain a vibrant, stable neighborhood that appeals to families, young professionals, and retirees alike.

Jamina Beal (2023) is the Property Manager, and Alisha Brooks (2017), is the Regional Manager. Jalen Havel-Stephens (2024), is the Property Accountant, and Rhianna Jones (2025), is the Property Accounting Assistant.

We welcome the following new team members to Cohen-Esrey and the Nexus 5 Group.

Robert Lucero – Heritage at Cottonwood Creek – San Marcos, TX – Maintenance Technician
Nalva Caixeta – Jefferson on the Lake – Olathe, KS – Leasing Agent
Kim Stickler – Carlyle – Shawnee, KS – Resident Services Coordinator
Yulissa Pazos – Carlyle – Shawnee, KS – Leasing Agent
Andre Smith – Carlyle – Shawnee, KS – Maintenance Technician
Alexandrea Loveless – Holiday Garden Townhomes – Grand Island, NE – Property Manager
Kasey McKnight – Corporate – Mobile Leasing Agent
Marasha Smith – Village on Main – Waunakee, WI – Property Manager

Transformational Construction

Construction continues at Cohen-Esrey Development Group (CEDG) future communities.

Putting the finishing touches on the exterior at Overlook 157 in Asheville, NC.

Kitchen plumbing installation at Overlook 157.

Meet the Idlewild Estates Team

Meet the Idlewild Estates team. L-R: Victoria Schleh (2025), Property Manager, and Brandon Grayson (2025), Maintenance Technician.

Idlewild Estates is a 40-unit affordable community in Poplar Bluff, MO that Cohen-Esrey manages for a third-party client.

HR Corner

By Sara Antar (2002), Payroll Administrator

Connecting HR's 5 C's and Your Payroll

Managing payroll for a remote, multi-state workforce is complex but understanding how it works doesn't have to be. By merging the 5 C's of HR with the core mechanics of our payroll management system, we create a supportive, compliant, and accurate workplace experience for all 300 of our employees.

Here is how our HR and payroll frameworks unite to support you:

1. Communication + Time & Attendance Tracking

The HR Connection: Clear, transparent communication is vital to keep everyone aligned.

The Payroll Component: Your time tracking forms the foundation of your paycheck. What this means for you: We communicate clear policies on timesheet submissions, overtime rules, and leave requests. By accurately tracking your time through our employee self-service portals, you prevent payment delays and ensure your gross pay is always calculated perfectly.

2. Compliance + Tax Deductions

The HR Connection: Ensuring our workplace follows all state and federal labor laws is a top priority.

The Payroll Component: Our payroll system automatically calculates and withholds the correct federal, state, and local taxes. What this means for you: Because our team spans multiple states, managing taxes is highly complex. Our HR & Payroll Teams regularly monitor any changes to state and federal regulations regarding pay, time off, labor posters and benefits guaranteeing that your payroll remains compliant regardless of where you live or if you relocate.

3. Compensation + Benefits Processing

The HR Connection: Providing competitive pay and comprehensive employee benefits is essential to rewarding your hard work.

The Payroll Component: Processing gross pay, bonuses, reimbursements, and deductions securely every pay cycle.

What this means for you: Whether you are looking at your base salary, health insurance premiums, or 401(k) contributions, our payroll system perfectly coordinates with HR benefits administration to reflect deductions accurately in your net pay.

4. Confidentiality + Secure Record-Keeping

The HR Connection: Building trust requires maintaining absolute privacy regarding your personal and employment data.

The Payroll Component: Secure record keeping, data protection, and tamper-proof employee information management What this means for you: Your sensitive tax information, W-4s, and direct deposit details are heavily guarded using secure, encrypted infrastructure. You can update your personal information confidentially knowing that data privacy remains our top priority.

5. Career Development + Comprehensive Reporting

The HR Connection: We invest in your long-term success and growth through training and performance tracking.

The Payroll Component: Extensive reporting capabilities that audit overall labor costs and performance metrics.

What this means for you: Our integrated HR and payroll analytics help us track internal mobility and compensation equity over time, ensuring your career progression is properly supported by transparent, data-driven compensation adjustments.

Add to that a first-class recruiting team and you have a complete package!

With approximately 300 team members spread across different states, relying on a unified HR and payroll system ensures that we follow the highly specific employment laws of your location. We work hard as a team to prevent errors by integrating payroll and human resources so that promotions, relocations, or state tax changes are processed smoothly.

I am so proud to be a part of the Cohen-Esrey Team for the last 24 years!

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.

Tower Village

Tower Village Apartments, located at 5050 Highland Avenue in St. Louis, has been a fixture of the city since 1951. The eight-story building was constructed during the post-World War II housing boom, a period when St. Louis experienced significant residential growth and modernization. Unlike many of the large public housing towers built later in the decade, Tower Village was originally developed as a privately owned apartment building, allowing it to adapt over the years to meet changing housing needs. Today, the property contains 98 apartments and serves as affordable housing for residents age 55 and older.

Over its 75-year history, Tower Village has remained an important source of affordable housing despite the economic and population changes that transformed north St. Louis. The surrounding neighborhood experienced decades of disinvestment following the loss of manufacturing jobs and suburban migration, yet the building continued to provide stable housing for generations of residents. To preserve this valuable community asset, the property underwent a HUD Mark-to-Market restructuring in 2010. Cohen-Esrey currently operates the building at the behest of the U.S. Department of Housing and Urban Development (HUD).

Do We Need Grit?

By R. Lee Harris (1975), President and CEO

What do sandpaper, tiny bits of stone and gravel, a 1969 John Wayne movie, and successful people have in common? The one-word answer is . . . grit. I’ve written before about perseverance, but grit takes this idea a step beyond. It’s one thing to keep on keeping on, but grit adds a special dimension to the notion of resolve. But before we dive in, let’s go back to the opening sentence for some context. Sandpaper has a very rough surface that is referred to as grit. This grit can be very coarse or very fine depending upon the project at hand. Chickens eat tiny bits of stone and gravel to help them digest their food. These small particles are also called grit. And who can forget the classic John Wayne movie called True Grit, in which a young teenage girl works in tandem with a drunken U.S. marshal to track down her father’s killer.

Many of us call it quits too early when something isn’t going the way we had envisioned. As business people, we are told that we must persevere and eventually things will turn out the way we want. So, we slog on and keep fighting the good fight. However, this isn’t grit. Remember the earlier mention of sandpaper. Everyone knows that if we rub sandpaper on our skin, we can draw blood. Grit does this metaphorically. We invest more of ourselves in whatever we are pursuing than just time and stick-to-it-ness. In the process we may get a little bloodied. We may get a black eye or a broken nose. But in the end, we win.

So just how does grit manifest in more concrete terms? Let’s look at some people who have demonstrated “true grit” in exemplary fashion. Singer/songwriter Dolly Parton grew up dirt poor as she describes it, in the Great Smoky Mountains of Tennessee. Even so, she maintained a cheerful and positive mindset throughout her childhood that has served her well during her long and illustrious career. Today, at age 80, she has amassed a fortune worth more than $650 million. She claims she had more “guts than talent.” But I think it was her optimism and sunny disposition that helped her overcome the obstacles she faced along the way.

Next, there’s the amazing success of Jeff Bezos, founder of Amazon. Bezos graduated from Princeton in 1986 and went to work on Wall Street. He enjoyed a lucrative career in the investment world, but he had a dream. He saw that the Internet was going to dominate the future and gave up his hedge fund job to start Amazon in 1994. The catalyst for him was his passion for that which was scientific and technological.

Finally, most of us know the story of J. K. Rowling. Divorced, on welfare and struggling to provide for her baby, she was nearly out of options in 1994. Despite these challenges, she wrote the first Harry Potter book, Harry Potter and the Philosopher’s Stone (for us in the United States, it was titled Harry Potter and the Sorcerer’s Stone).The manuscript was rejected by 12 different publishers before finding one that would print it. And in several cases, the rejections weren’t very kind. But Rowling had no choice but to bounce back and keep trying – it was either that or she would never be able to climb out of the deep hole she was in. Her resilience made all the difference – and of course the rest is history with 600 million copies of the Potter books being sold.

There are many other elements that can be included when defining grit – courage, bravery, pluck, mettle, backbone, spirit, strength of character, strength of will, moral fiber, steel, nerve, fortitude, toughness, hardiness, determination, tenacity, guts, and spunk, to name a few. I’m partial to a combination of optimism, passion and resilience that accompany persistence and endurance.

Call it what you will, grit is essential for moving beyond perseverance to the successful outcomes we desire. And yes, there will be blood, sweat and tears along the way. But they are merely proof that we have invested our heart and soul in the arduous and exhilarating process of fulfilling our vision.

Congratulations, Levi!

Levi Cook (2022), Web Developer, is the proud father of baby Elsie Faith Cook, born on July 20 at 4:19 AM. She was six pounds seven ounces and 19 inches long. Mom Skylar and Elsie are both happy and healthy. And Elsie’s two older sisters are ecstatic! Levi had better be saving for college and weddings! Congratulations on the birth of this little bundle of joy!!

Welcome to Cohen-Esrey, Kasey!

Naomi Sedberry (2024), Mobile Leasing Manager, is pleased to introduce Kasey McKnight as the new Mobile Leasing Agent. Kasey brings more than 15 years of experience in property management, accounting, human resources, and operations. Throughout her career, she has successfully managed residential and student housing communities, led and developed teams, maintained high occupancy and low delinquency rates, overseen financial reporting, and ensured compliance with Fair Housing regulations. Kasey's leadership experience, commitment to resident satisfaction, and strong operational background make her a valuable addition to our team. I'm confident she'll be a great resource and partner as we continue to provide exceptional service to our residents.

Top Trends in Apartment Management

The apartment management industry is evolving rapidly as operators adapt to changing resident expectations, rising operating costs, and new technologies. While location and amenities remain important, today's most successful apartment communities distinguish themselves through exceptional management practices. Several key trends are shaping the future of multifamily operations.

Perhaps the most significant trend is the growing emphasis on the resident experience. Apartment operators increasingly recognize that residents compare their living experience not only to other apartment communities but also to the customer service they receive from companies such as Amazon, Apple, and leading hospitality brands. Fast responses to maintenance requests, proactive communication, user-friendly resident portals, and personalized service have become competitive advantages. Communities that consistently deliver positive resident experiences often enjoy higher renewal rates, stronger online reviews, and lower turnover costs.

Technology continues to transform nearly every aspect of apartment management. Artificial intelligence is helping leasing teams respond instantly to prospective residents, schedule tours, answer frequently asked questions, and follow up with leads around the clock. Smart home technologies – including keyless entry, smart thermostats, leak detection systems, and connected lighting – improve convenience for residents while reducing operating expenses. Property management software has become more sophisticated, providing real-time data on occupancy, rent collections, maintenance performance, and financial reporting that enables managers to make better decisions.

Data-driven management is another growing trend. Rather than relying solely on experience or intuition, apartment operators increasingly use analytics to optimize rents, predict lease renewals, identify maintenance trends, monitor resident satisfaction, and improve marketing effectiveness. Predictive analytics can even help identify residents who may not renew, allowing management teams to proactively address concerns before a lease expires.

Staff development and employee retention have also become top priorities. Labor shortages continue to challenge the industry, making it essential to recruit, train, and retain talented associates. Companies are investing more heavily in leadership development, career advancement opportunities, flexible work arrangements where appropriate, and team member recognition programs. Engaged team members generally provide better customer service, resulting in improved resident satisfaction and stronger financial performance.

Sustainability and operational efficiency continue to gain momentum. Rising utility costs have encouraged owners to invest in water conservation, LED lighting, high-efficiency HVAC systems, irrigation controls, and energy management technologies. These investments not only reduce operating expenses but also appeal to environmentally conscious residents. Many communities are also expanding recycling programs and implementing preventive maintenance strategies that extend the life of building systems while minimizing costly emergency repairs.

Another important trend is the growing use of centralized operations. Rather than staffing every property independently, many management companies now centralize functions such as leasing support, renewals, collections, accounting, marketing, and maintenance dispatch. This approach improves consistency, reduces costs, and allows on-site teams to spend more time building relationships with residents.

Cybersecurity and fraud prevention have become increasingly important as apartment operations become more digital. Property managers are investing in secure payment systems, multifactor authentication, fraud detection tools, and employee training to protect both resident information and company assets. Identity verification during the leasing process has also become more sophisticated as operators seek to reduce fraudulent applications.

Finally, communication and community building remain essential. Residents increasingly value events, social engagement opportunities, wellness programs, package management solutions, and convenient digital communication. Apartment communities are striving to create a genuine sense of belonging rather than simply providing housing.

As the apartment industry continues to evolve, the companies that embrace innovation while maintaining a strong focus on people—both residents and employees—will be best positioned for long-term success. Technology, operational excellence, and outstanding customer service are no longer optional; together they define the modern standard for apartment management.

Some Totally Random Facts

There are so many interesting things to know about Cohen-Esrey people and our properties. Here are some random facts that you can use at your next cocktail party . . .

The Lofts at the Grim in Texarkana, TX, opened in July 1925, as the Hotel Grim and was built at the staggering sum of $1 million. By contrast, it was renovated by the Cohen-Esrey Development Group (CEDG) for more than $26 million! For decades, the Hotel Grim was considered the premier hotel in Texarkana. It featured 250 guest rooms, multiple restaurants, elegant public spaces, and the famous Palm Court Room and rooftop terrace, hosting weddings, proms, civic events, and business gatherings.

Our namesake, Bob Esrey (1970), was president of the National Apartment Association in 1988-89; served as president of the Missouri Association of Realtors in 1986, and prior to that was president of the Kansas City Board of Realtors and the Kansas City Chapter of the Institute of Real Estate Management (IREM). Here’s one more little-known nugget about Bob – he was quite the politician serving on the City Council for the city of Mission Hills, KS back in the day.

At one point in the past, principals of the firm owned a Walgreen’s in Oakland, MD, a CVS store in Staten Island, NY, and a CVS store in Greenville, SC.

Until 2005, Cohen-Esrey had a commercial business units that provided property management services as well as leasing and brokerage. The company managed a cumulative total of 30.7 million square feet in 318 properties including office buildings, medical building, shopping centers, industrial developments, and corporate facilities. In 2005, the company sold the commercial side of the business to focus on apartments.
Besides Kansas City, Cohen-Esrey has had offices in several other cities over the years including Topeka, KS, St. Louis, MO, Orlando, FL, and Houston, TX.

Since its founding in 1970, the company has occupied corporate offices in seven different buildings in the Kansas City metro area.
The Hastings Brewing Company produced three beer brands in what is now known as the Brewery Lofts in Hastings, NE. Those brands were Ritter Brau, Prairie Pride Beer, and Personal Liberty Brew. The brewery specialized in German-style lager beers, reflecting the strong influence of German immigrants on brewing in Nebraska during the late 19th and early 20th centuries.

While we’re on the subject of beer, the brewery that is now known as the Falstaff Apartments (formerly the Falstaff Brewery) on Tulane Avenue in New Orleans produced much more than just Falstaff Beer. This included Country Club Malt Liquor, Narragansett Beer (under licensing in some markets), and Pearl Beer.
Lydia Kinkade (2013), Managing Director of iiM, LLC, is the current chairperson for the Kansas State University Alumni Association. When she attended K-State, she was student body president.

Cities of Cohen-Esrey

Muscatine, IA: The Pearl City

Muscatine, IA, is a small community on the Mississippi River with a rich industrial heritage and a population of approximately 23,000. Located midway between Davenport and Burlington, the city has long benefited from its strategic location along one of America's most important waterways. Founded in 1836 and incorporated in 1857, Muscatine became internationally known as the "Pearl Button Capital of the World" during the late 19th and early 20th centuries. At its peak, dozens of factories transformed freshwater mussel shells harvested from the Mississippi into buttons shipped around the globe.

Today, Muscatine boasts a diverse economy anchored by manufacturing, agriculture, food processing, and logistics. Major employers include HNI Corporation, Kent Corporation, and Grain Processing Corporation, providing a stable employment base for the region. The city's historic downtown overlooks the Mississippi River and features locally owned shops, restaurants, and beautifully preserved architecture.

Residents enjoy an exceptional quality of life with extensive parks, riverfront trails, boating, fishing, and community events such as the annual Great River Days festival. Cultural attractions include the Muscatine Art Center and the National Pearl Button Museum, which celebrates the city's unique history. Combining small-town charm, strong economic fundamentals, scenic river views, and a welcoming community spirit, Muscatine continues to attract families, businesses, and visitors seeking the best of eastern Iowa.

Cohen-Esrey currently manages the 66-unit Contree Manoir Apartments in Muscatine for a third-party client and previously managed the 72-unit Sycamore Estates for a Cohen-Esrey Apartment Investors (CEAI) partnership.

Rent Collections 101

Collecting rent from residents who consistently pay late or struggle to meet their obligations requires persistence, creativity, and a customer-service mindset. While firm enforcement of lease terms is essential, successful apartment operators often achieve better results by combining accountability with flexible solutions that help residents succeed.

The first priority is proactive communication. Rather than waiting until rent is overdue, managers should begin reaching out several days before the due date with friendly reminders through text messages, emails, resident portals, or automated phone calls. Many residents simply benefit from timely reminders that help them plan their monthly finances.

Offering multiple payment methods also removes barriers to payment. Residents should be able to pay online, through mobile apps, by ACH, credit or debit card (where appropriate), recurring automatic payments, money orders, or certified funds. The easier it is to pay, the fewer excuses residents have for missing deadlines.

For residents with temporary financial setbacks, structured payment agreements can be an effective tool. Rather than allowing balances to continue growing, managers can negotiate short-term repayment plans with clearly defined payment dates and consequences for default. These agreements should always be documented in writing and consistently enforced.

Understanding the resident's circumstances can also improve collections. A resident who recently lost employment, experienced a medical emergency, or had unexpected expenses may qualify for local rental assistance programs, charitable organizations, or employer assistance funds. Property managers who maintain a list of community resources often recover more rent while helping residents remain housed.

Positive incentives can be just as powerful as penalties. Monthly drawings for gift cards, reserved parking, or other modest rewards for residents who consistently pay on time encourage better payment habits. Some operators also recognize long-term on-time payers with renewal incentives or loyalty rewards.

When chronic late payment becomes a pattern, managers should increase personal contact. Face-to-face conversations are often more effective than repeated notices. During these discussions, staff should identify the root cause of the problem, establish realistic expectations, and reinforce the importance of honoring the lease agreement.

Technology can also improve collections. Artificial intelligence and property management software can identify residents who are likely to pay late based on historical payment behavior, allowing staff to intervene earlier with reminders or outreach before delinquency occurs.

Finally, consistency is critical. Every resident should be treated fairly under the same collection policies. Notices, late fees, payment plans, and legal action should follow established procedures without favoritism. Residents quickly recognize inconsistent enforcement, which often leads to additional delinquencies.

The most successful rent collection programs balance empathy with accountability. By communicating early, offering practical payment solutions, utilizing technology, connecting residents with assistance resources, and consistently enforcing lease obligations, apartment operators can improve collections while maintaining positive resident relationships and reducing costly evictions.

An Empowerment Story

By Courtney Bell (2025), Property Manager – Clay Hall

Thriving isnt just about reaching goals – it’s about becoming someone you never imagined you could be. Cohen-Esrey has challenged me to step outside my comfort zone, trust my abilities, and grow into a Property Manager with confidence, resilience, and purpose. Every challenge I have faced has become an opportunity to learn, and every obstacle has reminded me that growth happens when you are willing to keep moving forward. As a Property Manager, I dont just manage a community – I have the privilege of creating a place where people feel safe, valued, and at home. Knowing that the work I do has a lasting impact gives meaning to every day. What empowers me most is working for a company that sees potential in its people before they see it in themselves. That belief has inspired me to keep learning, embrace every opportunity, and become the best version of myself. Cohen-Esrey doesn't just empower people to thrive-they create an environment where we have the opportunity to do exactly that, and for that, I am truly grateful.

Fun Photo!

Before the turn of the century (21st)) Cohen-Esrey became the replacement general partner for the Block 2 Apartments in Little Rock, AR, a 145-unit historic affordable housing development.

NPS Leaderboards

The three NPS Leaderboards have been updated as of July 24, 2026. In the 50-Units or Less category, Mills Crossing (Salem, IL) remains in the lead with a perfect NPS of +100! In the Properties 51 to 120-Units category, Justin Place (Kansas City, MO) stays on top with an NPS of +97.22. And in the Properties of More than 120-Units category, Falstaff (New Orleans) is now in first place with an NPS of +86.36. There are 22 properties on Leaderboards – four less than our last report. Our overall NPS has bumped up to +40!