1 · Local leveraging
Measure A1 was designed as gap capital: the local dollars that make a project real and unlock everything else. The ring shows local dollars — Measure A1 (broad definition), other County funds, and city and local-agency sources — against everything they unlock. Roll over either slice for its composition; the full source-by-source picture lives in the Investment & Leveraging tab. Every $1 of Measure A1 alone sits alongside about $7 of non-County money, consistent with the County’s annual reports; County-issued conduit bonds are counted as private debt, not local investment.
2 · Jobs and construction
Building 4,196 homes is years of work for carpenters, electricians, plumbers, laborers, and the small firms that employ them, most of it under prevailing wage and much of it union. The one-time output estimate reflects construction’s long local supply chain, where most residential work is performed by small businesses.
3 · Rent savings — Embedded Savings
For the households who move in, the benefit arrives every month for 55 years: the difference between the market rent they would face and the restricted rent they pay. The Embedded Savings model measures that gap unit by unit, and the rent protection built into the covenant means the savings grow as market rents pull away.
4 · Local + public benefit
Stable homes pay public dividends: rent savings recirculate into local spending, households near transit spend less getting around, health care costs fall when housing is stable, and every supportive unit avoids the far higher public cost of homelessness. These are the quieter returns the County banks for decades.
The pipeline reads left to right. Measure A1 approval comes first — the County’s gap commitment, made before most other money exists. Between MA1 approval and project approval the rest of the stack braids in: state awards, tax credit equity, city and federal funds, and private debt, each ribbon drawn to a shared dollar scale. At homes built the flow widens: the modeled value set in motion over the 55-year covenant — jobs and construction, tenant rent savings, and local plus public benefit — is larger than the money in because each invested dollar returns benefits for decades; the multiple is at top right. The three benefit streams are overlapping lenses rather than additive to one economic-impact number. Roll over ribbons for amounts; click a benefit node for the evidence.
Each city's bar stands on its Measure A1 investment, drawn full width at the base; the capital it attracted and the modeled value it set in motion stack above. Heights are dollars on one shared scale, so the chart reads as both a comparison across cities and a proportion within each. Bars recompute with the model assumptions; hover a bar for the breakdown, click one to filter the dashboard to that city.
Height is Measure A1 depth, rightward position is scale in units, and the gap between the dot and its outer ring shows how far each public dollar travels. Dot and ring share one dollar-to-area scale. Rings recompute as the model assumptions above change. Hover for the investment and benefit totals and multipliers; click a dot for the project website link or to load that project throughout the page.
No affordable development is financed with one check. Each of these 56 developments assembled a capital stack — layers of public and private money braided together: County bond funds, city loans and land, state program awards, federal funds, tax-credit equity purchased by private investors, and bank debt. Across the portfolio that braiding runs to 540 separate funding commitments from 59 distinct sources, roughly ten per project, each with its own application, underwriting, and compliance terms.
The braiding is sequential, and most of it is competitive and one-time. The state dollars that dominate these stacks — the Housing Accelerator, MHP, AHSC, No Place Like Home, Homekey — and the tax credit allocations behind the equity are awarded in scored funding rounds against projects from across California, and they go to deals that can show site control, a committed local partner, and a fundable gap. That is what Measure A1 and its city counterparts buy. A local dollar committed early does more than fill a hole in the budget: it makes the project competitive, and in this portfolio it pulled in $7.13 of non-County money for every $1 of Measure A1. Many of those windows have since closed — the Accelerator alone placed $281M here before it ended — so the competitive awards braided into these stacks are captured, banked, and building.
The itemized capital stack for this selection, classified by the original source of funds — the same nine groups used throughout this tab. Roll over a slice or legend row for the program-level composition of each group. Figures are the authoritative itemization from county loan records: Measure A1 uses the broad definition and County conduit bonds are counted as private debt.
Each bar is a city’s total itemized capital stack, colored by source group and drawn to a shared dollar scale. Roll over a bar for the full breakdown and the local share.
The assembly pipeline, staged by financing milestone and collapsing as it flows: dozens of competitive applications and commitments braid into nine sources; at closing those combine into six — local (Measure A1, other County, and city funds), state, federal, tax credit equity, private capital (debt and developer sources), and philanthropic; and from the construction loan onward the stack resolves into the four kinds of money that ultimately hold the deal — public, tax credit equity, private, and philanthropic — carried through to the permanent loan. Lighter ribbons hold at checkpoints: capital in projects still in predevelopment or under construction as of July 2026. Roll over any ribbon or node for details.
Certified payroll actuals from the labor compliance model (Elation through 6/30/2025; LCPtracker through 12/31/2024). Wages are one of the first places braided capital lands: every dollar of Measure A1 has already put about 0.58 dollars of wages and benefits into construction workers’ hands, 43% of the hours worked by Alameda County residents. Portfolio scope; not filtered by the selection above.
In 2016, Alameda County voters passed the Measure A1 General Obligation Bond with 73% of the vote, committing $580 million to create or preserve 3,800 affordable homes countywide. The bond answered a housing crisis in plain numbers: between 2010 and 2015, state and federal funding for affordable housing fell 89%, the County lost $58 million a year when redevelopment ended, and the shortfall of homes affordable to low- and extremely low-income households reached 65,000.
The Rental Housing Development Fund, the largest Measure A1 program, serves households at 20% of Area Median Income or below, and low-income households below 60% AMI, prioritizing the residents most at risk: seniors, people experiencing homelessness, low-income essential workers, veterans, people with disabilities, transition-aged youth, and people returning from incarceration. The projects below are that commitment in built form.
Ruled figures from the Clean Embedded Subsidy Model (sheet 6, analytical dashboard), presented on the model’s own capital basis: Measure A1 $413.3M plus other County funds $10.4M make the County investment of $423.7M; cities and local agencies add $329.0M for combined local investment of $752.7M; total development cost on the model basis is $3.28B; the modeled lifetime embedded subsidy is $2.83B. The $10.56 and $5.84 headline ratios are averages of project-level embedded subsidy ratios across the modeled portfolio, nominal and undiscounted over the 55-year term — not the aggregate division, which a reader dividing these stage totals will not reproduce. Source: HCD subsidy leveraging model (Clean Embedded Subsidy Model). The dashboard’s own itemized stack differs on known, flagged grounds (A1 $414.9M; local $775.7M; TDC $3.38B); see methodology.
Colors show status, marker size shows Measure A1 investment. Click any marker for its Measure A1 project summary and developer page; hover for the full unit mix.
Hover a marker for the project rollover; click for links to the project's page and to load it in the dashboard. Markers follow the city and district filters. Status is read from construction start and completion dates as of July 1, 2026, with predevelopment as the default: completed when the completion date has passed, under construction when work has started, predevelopment otherwise. Five older projects show start dates but no completion date in the source and appear as under construction under this rule; worth confirming against project files. 19 locations are approximate (street, campus, or district level) and say so in the rollover; scattered-site and predevelopment projects are placed at their best-known location.
Current committed Measure A1 dollars by construction status for this selection; at the full portfolio these sum to the settled $414.9M. Annual Report 5’s portfolio-status graphic shows an older $389.8M vintage that could not be rebuilt for the report because no status-bucket dollar export existed at press time; this dashboard is the correcting source, and a status-bucket export has been saved to the working files (status_bucket_export.csv) so the graphic can be rebuilt for Annual Report 6.
Measure A1 construction carries the County's full labor standards. Every A1-funded rental development pays state prevailing wages, monitored through certified payroll reporting in the County's labor compliance program. Projects meeting the County's thresholds build under a Project Labor Agreement negotiated with the Building and Construction Trades Council; six developments in this portfolio carry the PLA flag. County contracting policy sets participation goals for Small, Local, and Emerging Businesses (SLEB), including the 20% small local participation goal measured against Measure A1 investment, tracked contract by contract in the compliance data below.
The results are visible in the accounting: on the 39 projects with complete records, 83% of subcontract dollars went to union contractors, 36% of subcontract dollars stayed with Alameda County businesses, and 29 of 39 prime contractors were union firms. The Oversight Committee's Labor Compliance Program update reports these standards and outcomes in detail.
Cumulative units completed by County program year (July–June), for the current selection. The current-year bar stacks the pipeline on top of completions to date: gold is under construction, lavender is in predevelopment — together the delivered-plus-committed total. Roll over any bar for the projects behind it.
Emergency-funded projects are tracked as a separate tier: 5 projects reporting, 570K worker hours, 42% by County residents, $8.7M wages and fringe, 4,152 jobs. Contractor-level Disadvantaged Workers reports show 8.8% disadvantaged hours on completed scope and 21.1% on in-construction scope, held program-level pending reconciliation.
Portfolio scope from the Measure A1 labor compliance model (Elation Systems through 6/30/2025; City of Oakland LCPtracker through 12/31/2024). This section reports the labor universe and does not follow the project selection filters above.
Prime contract
Participation shares follow the compliance system's own convention: certified awards at prime and subcontract level, measured against the prime construction contract value. Categories overlap; a single contract can count toward several at once, so amounts do not sum.
| Project | City | Units | A1 funding | A1 / unit | Total cost | Construction | County subs % | Paid % |
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Click a row to load that project above. A1 / unit divides Measure A1 funding by total project units. Construction is the prime contract value including change orders. County subs % is the share of subcontract dollars awarded to Alameda County businesses; starred values on EST rows are the sample-wide extrapolation, not project records. Paid % is prime contractor receipts against the prime value and is blank where no labor data exists; receipts slightly above 100 percent reflect payments against change orders or final amounts not fully captured in the award columns and are shown as reported.