PROTECT PRESERVE PRODUCE IT-LE HOUSING . TIHE OBAMA CENTER Nathalie P. Voorhees Center for Neighborhood and Community Improvement August 2019 Contents • Introduction 1 • Key Findings 2 • Current Residents 3 • Protect 4 • Preserve 11 • Produce 15 The Nathalie P. Voorhees Center for Neighborhood and Community Improvement is a dynamic resource center that engages residents, leaders, and policymakers seeking effective strategies for advancing community livability and vitality. Since its founding in 1978, the center has worked collaboratively with a diverse set of partners to provide technical assistance, conduct research, and generate new knowledge in comprehensive community development and neighborhood quality-of-life issues. Grounded in the idea that all individuals have a right to such amenities as quality housing, education, jobs, transportation and safety to lead decent and productive lives, the Center strives to empower community residents and stakeholders and provides them with tools to pursue equitable futures. While rooted in Chicago, the center’s community-driven and interdisciplinary approach has connected it with communities across the region, nation, and abroad. The Voorhees Center is a unit of the College of Urban Planning and Public Affairs at the University of Illinois at Chicago. Introduction When the Obama Presidential Center (OPC) site selection was announced, a group of concerned residents and organizations came together to discuss their hopes and fears of what such a significant development might bring to the surrounding community. A coalition was formed to discuss a Community Benefits Agreement (CBA). This report was produced by the Nathalie P. Voorhees Center for Neighborhood and Community Improvement (Voorhees Center) at University of Illinois at Chicago (UIC), which has worked with several of the Obama CBA Coalition members on other research projects over the years. The Voorhees Center was asked to help the coalition in thinking through OPC housing related issues. This included facilitating discussion at a town hall meeting on housing strategies to prevent displacement and offset negative effects of investment coming quickly into an area that for decades had experienced disinvestment and uneven development. The Voorhees Center also participated in meetings of the CBA housing committee as it drafted its initial ordinance in 2018. Finally, the center assisted the committee with data to examine need in relation to different strategies as it moved forward its ordinance, which was introduced in City Council on July 24, 2019. Community Areas Greater Grand Crossing Hyde Park South Shore Washington Park Woodlawn 2 miles The data presented in this report aims to help better understand the housing landscape in a two-mile area surrounding the proposed site for the OPC.1 We focused on documenting the current housing situation to consider strategies to promote development without displacement. The data are organized by three types of action – protect, preserve, produce – that can potentially assure lower-income households can afford to live in the area. 1 Market studies typically use a 1-3 mile radius. UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement 1 Key Findings The area within a two-mile radius of the Obama Center site is economically mixed, though predominantly low-income. Income Distribution 2013-2017 Prices of for-sale housing are also rising, and at a faster rate than the city since 2016. 24% 33% < $20,000 $20,000-34,999 $35,000-49,999 15% While rents vary, there is clear evidence of rising rents in newly renovated and new construction units, which the majority of current renters cannot afford. $50,000-74,999 $75,000 12% 17% The area is predominantly renters (69%). The largest portion of renters (42%) have incomes below $20,000; 91% cannot afford their monthly rent (i.e., they pay more than 30% of income for rent). In contrast, the largest portion of owners (49%) have incomes above $75,000; 90% can afford their monthly housing cost (i.e., they pay no more than 30% of income for mortgage + taxes). UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement Eviction rates are some of the highest in the city with South Shore being the highest, averaging 1,800 a year, which is about 9% of renters. Voucher holders have been able to live in the area because they have a rental subsidy, though this may become more difficult if rents rise above the Fair Market Rent set by HUD. This may be the case now given how many renters with income below $20,000, who are likely to have vouchers, are paying more than 30% for rent. There is an estimated 214 acres of vacant parcels that are zoned for residential development, with most zoned for either low-density single family and 2 flats or high density multifamily buildings. The amount of publicly owned vacant property presents opportunities for new mixed-income and affordable housing, both rental and for-sale. 2 Current Residents RENTERS (54,100 households) OWNERS (24,400 households) • The largest portion of renters have an annual income of less than $20,000 (42%). • The largest portion of owners have an annual income of more than $75,000 (49%). • Using HUD classifications, about 70% of renters are very low-income (earning less than $45,000/year for a family of 4 in 2017). • Using HUD classifications, about 50% of owners are low-income (earning less than $71,000/year for a family of 4 in 2017). • Regardless of income, 6 out of 10 renter households cannot afford their monthly rent. • Regardless of income, 3 out of 10 owner households cannot afford their monthly housing payments (mortgage+taxes). Source: US Census American Community Survey, 2013-2017 UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement Source: US Census American Community Survey, 2013-2017 3 Most renters and many owners are lowincome, and many are paying more than they can afford for their monthly housing costs (more than 30% of income). (Table 1) PROTECT vulnerable renters and owners Investment in rental property over the past few years has resulted in higher rents that are not affordable to current tenants. (Table 2) Eviction rates overall are higher than the city average. (Table 3) Rising home values may affect current owners ability to pay taxes. (Table 4) UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement 4 Table 1. Housing Cost Burdened Households by income level and tenure * Income Levels Owner-occupied units Renter-occupied units Affordable housing cost per month Owners that are housing cost burdened (%) Number Renters that are housing cost burdened (%) Number Total Number Households that are housing cost burdened $20,000< $19,999 $34,999 2,758 2,555 22,898 10,542 Between No more $501 and $875 than $500 $35,000$49,999 2,646 6,880 Between $876 and $1,250 $50,000$74,999 4,382 7,100 Between $1,251 and $1,875 > $75,000 12,063 6,644 All Income Levels 24,404 54,064 More than $1,876 78,468 91% 71% 50% 35% 10% 34% 2,501 1,804 1,323 1,521 1,168 8,317 89% 83% 40% 17% 2% 61% 20,336 8,770 2,768 1220 146 33,240 22,837 10,574 4,091 2,741 1,314 41,557 Source: US Census American Community Survey, 2013-2017 * Note that the table above does not include 598 owner-households and 3,942 renter- households that have zero or negative income, and 1,394 renters that have no cash rent. With these households, there are 59,400 renter households and 25,002 owner households. Based on current housing costs, most renters earning less than $35,000 and most owners earning less than $50,000 are housing cost burdened (i.e. paying more than 30% of income for rent or their mortgage+taxes), and may not be able to afford additional increases to their housing costs. UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement 5 Table 2a. Representative Sample of Advertised Rents 60615 Source: Zillow (retrieved postings 8-4/5-19) Total Listings in 60615 4+ Bedroom = 47 Listings 3 Bedroom = 85 Listings 2 Bedroom = 48 Listings The rents listed in this zip code are generally higher than the other two zip codes (see Tables 2b-c), are higher for renovated units than older stock (not recently renovated) and higher than what most current renters in the area can afford. UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement 6 Table 2b. Representative Sample of Advertised Rents 60637 Source: Zillow (retrieved postings 8-4/5-19) Total Listings in 60637 4+ Bedroom = 41 Listings 3 Bedroom = 136 Listings 2 Bedroom = 66 Listings The rents listed in this zip code are a mix of high (new construction) and low (old, unrenovated stock) compared to the other two zip codes (see Tables 2a&2c) and higher than what most current renters in the area can afford. UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement 7 Table 2c. Representative Sample of Advertised Rents 60649 Source: Zillow (retrieved postings 8-4/5-19) Total Listings in 60649 4+ Bedroom = 19 Listings 3 Bedroom = 133 Listings 2 Bedroom = 125 Listings This zip code has more older stock (not recently renovated) and rents that are generally lower compared to the other two zip codes (see Tables 2a-b) and relatively more affordable to most current renters in the area. UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement 8 Table 3. Evictions from 2010-17 Hyde Park Greater Grand Crossing South Shore Washington Park Woodlawn Annual average 331 689 1,833 351 480 Percent of total renters 4% 8% 9% 9% 6% ↓ 23% ↑ 2% ↓ 0.1% ↓ 3% ↑ 7% 31 4 1 23 12 - 6% + 92% + 125% + 127% +54% Change 20102017 Rank (1=highest) Percentage higher than city Source: Lawyers Committee for Better Housing https://eviction.lcbh.org/ The number and rate of evictions vary in the area, with the highest in South Shore and lowest in Hyde Park in terms of average per year and proportion of the renters. With the exception of Hyde Park, the eviction rates in the other community areas are well above the city. UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement 9 Table 4. Home Values The data suggests that the home values in the area around the Obama Center: 1) are lower than the city median, 2) generally have followed the City rate of change prior to and immediately following the recession, and 3) are increasing at a faster rate than the city median since 2016. Based on these data, even though the Obama Center construction has not started, real estate interest and investment has already begun to take the area into new direction. Zillow did not have information for 60649 area. Source: Zillow.com accessed August 4/5, 2019. June values for each year were used to control for seasonality effects. UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement 10 Based on expiring federal subsidy contracts, there is potential to lose nearly 500 subsidized units by 2023 and 2,000 more by 2040. (Table 5) PRESERVE existing affordable housing 3,100 extremely low-income households rely on Housing Choice Vouchers to live in the community; this includes seniors, single-parent families and people with disabilities. (Table 6) Evidence suggests that landlords are charging higher rents to new tenants compared to longer term tenants; while this might improve housing quality, it may also push lower income tenants out. (Table 7) UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement 11 Table 5. Subsidized Housing in Woodlawn Source: Getting Ahead of Gentrification, 2018 As noted in the report Getting Ahead of Gentrification (2018), while there are many subsidized units in the area (and most in Woodlawn), many have the potential to be “lost” if their rental assistance contract is not renewed. This is generally more of a concern in family and mixed developments since there are certain protections for developments for seniors and people with disabilities. While the risk increases over time, there is potential in the next five years to lose several hundred units if owners choose to “opt-out” of their contracts. UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement 12 Table 6. Voucher Holder Households Income Level Census Tracts in 2-miles-Buffer Total Households Percentage $1 - $4,999 762 19.6% $5,000 - $9,999 $10,000 $14,999 1314 33.8% $15,000 $19,999 667 17.2% 458 11.8% $20,000 or more 695 17.9% very low income 3727 96.0% extremely low income Total 3144 81.0% 3883 100.0% Source: US Department of Housing and Urban Development, 2017 Picture of Subsidized Households Household Characteristics Census Tracts in 2-miles-Buffer Total Households Percentage 2+ adults with children 39 1.0% 1 adult with children Female head 1651 42.5% Female head with children 3068 79.0% 1597 41.1% With disability, With disability, among Head, among Head, With disability, Spouse, Co-head, Spouse, Co-head, among all aged 61 years or aged 62 years or persons in less older households 817 21.0% 1868 48.1% Total 625 16.1% 3883 100.0% Source: US Department of Housing and Urban Development, 2017 Picture of Subsidized Households Nearly all voucher holders in the area (97%) are African American and most are extremely low income (81% with income below $20,000) and with a female head of household. Nearly half are seniors with a disability. The average time in their current unit is 111 months (9.25 years). The Fair Market Rent (FMR) set by HUD in 2017 was $1,232 for a two-bedroom unit. It was $1,004 in 2008, when many of these households moved into their unit. At $20,000 a year income, an affordable rent would be $500 a month. Clearly, having a voucher has allowed many renters to stay in the area as rents rise. However, if rents go above the FMR, while tenants can remain in the unit, they will have to make up the difference. UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement 13 Table 7. Current rent charged by year moved into unit, 2017 Median Gross Rent ($) Census Tract 3814 Census Tract 4106 Census Tract 4206 Census Tract 4301.02 (1) (2) (3) (4) Moved in 2015 or Later $ 1,333 $ 1,304 $ 918 $ 1,065 Moved in 2000 to 2009 For All Renters $ 925 $ 861 $ 1,045 $ 1,084 790 $ 887 $ $ 719 $ 708 $ $ Source: US Census American Community Survey, 2013-2017 The data in the table shows median rents charged based on US Census data for a sample of different census tracts. If we just looked at the median rent for all renters (right column), we would not know that rents vary depending on when a tenant moved in and are higher for newer tenants. What each example shows is that higher rents are being charged to new people moving in 2015 or later, while rents are lower for people who moved in between 2000 and 2009. Tract 3814 (1) Tract 4206 (3) Proposed Obama Center Tract 4106 (2) UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement Tract 4301.02 (4) 14 62% of vacant land in the area is zoned residential (single family and multifamily), presenting approximately 214 acres of land in the 2 mile radius. (Figure1) PRODUCE new affordable housing options UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement The City of Chicago owns/controls several hundred parcels in the Woodlawn area, including lots zoned for single family and multifamily housing. (Figure 2) The Cook County Land Bank owns several hundred vacant properties in the area that can be used to develop new mixed income and permanent affordable rental and for-sale housing. (Figure 3) 15 Figure 1. Vacant Parcels by Zoning Only Residential Category Total Radius Acres Residential Zoning Multi Unit (RM-5) Two Flat, Multi Unit, Townhouse (RT-4) Single Unit (RS-3) Single Unit (RS-2) Two Flat, Multi Unit, Townhouse (RT-3.5) Multi Unit (RM-6) Single Unit (RS-1) All Other Zoning Districts All Business Zoning All Manufacturing Zoning All Planned Developments All Commercial Zoning All Open Space Acres Percentage 345 100% 214 62% 96 28% 53 50 9 15% 14% 3% 4 2 1 131 44 35 32 20 0 1% 0% 0% 38% 13% 10% 9% 6% 0% The majority of vacant land is zoned residential presenting opportunity for new development of single-family homes (RS-3; 50 acres), two-flats and townhouses (RT-4; 53 acres) and higher density multifamily (RM-5; 96 acres). Given the amount of land zoned for high density development and current high rents charged in newly constructed apartment buildings in the area, there is good reason to believe that future development will continue this trend, especially on lots closest to the Obama Center. UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement 16 Figure 2. Vacant Parcels by Ownership in Woodlawn Source: WBEZ Public Radio Source: WBEZ Public Radio Theses maps show ownership of vacant parcels and zoning of publicly owned vacant parcels within a mile of the OPC site, which could be included in the proposed ARO pilot to assure affordable units are included in new development. UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement 17 Figure 3. Cook County Landbank Source: Cook County Land Bank http://www.cookcountylandbank.org/ Accessed August 9, 2019 This map shows properties in the Cook County Land Bank that could be used to produce mixed-income and permanently affordable housing options in the area. UIC Nathalie P Voorhees Center for Neighborhood and Community Improvement 18 Nathalie P. Voorhees Center for Neighborhood and Community Improvement August 2019