John I. Gilderbloom

Scapegoating Rent Control: Masking the Causes of Homelessness

Abstract While many analysts contend that a shortage of affordable housing is a principal cause of homelessness, one recent well-publicized study argues that housing shortages themselves—and hence homelessness—are ultimately the result of ill-conceived local rent controls. This study, conducted by William Tucker, has been widely cited by opponents of rent control as a justification for limiting the ability of localities to regulate rents. The research presented in this article is a re-analysis of Tuckers data that corrects for methodological shortcomings in the original analysis. The research shows that there is no evidence to support Tuckers conclusion that rent control causes homelessness.

Historic preservation’s impact on job creation, property values, and environmental sustainability

This study examines the impacts of historic preservation on jobs, property values, and environmentalism in Kentucky and its largest city, Louisville. Kentucky is a national leader in preservation, ranking first in the White House’s Preserve America initiative with 73 recognized communities. Kentucky is an ideal place to study historic preservation and environmentalism. Tax incentive programs have been an effective tool for creating positive changes in historic areas. Historic preservation results in more job creation than most other public investments. In the presence of escalating gas prices and assorted environmental practices, it is shown how neighborhoods containing historic districts have higher increases in median neighborhood housing values than undesignated neighborhoods. This paper also demonstrates the link between environmentalism and historic preservation. Residents of historic urban neighborhoods exhibit more environmentally friendly behavior.

INVESTORS: THE MISSING PIECE IN THE FORECLOSURE RACIAL GAP DEBATE

ABSTRACT: Foreclosures have become one of the most important problems facing cities and the U.S. economy. However, not all communities are affected equally. Our goal is to better understand factors that affect variation in neighborhood foreclosures in a typical, mid-sized U.S. city—Louisville, Kentucky. While previous findings indicate that a key explanatory variable leading to rising neighborhood foreclosures is the proportion of racial minorities, our analysis finds that in a fully specified model, race does not predict differences between black and white homeowners. On the other hand, an analysis of investors predicts high foreclosure rates in African-American neighborhoods. The effect of percent nonwhite is caused by several key intervening variables, including the presence of investor foreclosures, the absence of neighborhood walkability, and the prevalence of high-cost loans. In the past, walkability and investor behavior have largely been ignored by social scientists studying neighborhood variation in foreclosures and the role of race in rising foreclosures. In this article, we examine how speculation by investors in majority African-American neighborhoods along with degree of walkability and the concentration of high-priced loans have contributed to recent increases in foreclosures and variation across neighborhoods. Together, the findings demonstrate that these three factors help to better explain the contemporary causes of greater foreclosures in African-American neighborhoods.

Back to Black … and Green? Location and policy interventions in contemporary neighborhood housing markets

The post-war flight from US central cities led to widespread decay and devaluation in downtown housing markets. In a reversal of fortunes, distant housing prices soared while the dense urban core lagged. However, over the course of the 2000–2006 housing bubble, we find that the markets in often ignored mid-sized cities shifted back to the downtowns. This research examines the factors influencing neighborhood housing values, including location and public policy interventions. Our analysis period begins with 2000 and has two end points: one at the close of the national housing bubble in 2006 and another in 2008 during the housing market collapse. Based on OLS and spatial regression analyses of percent increases in neighborhood housing values for Louisville, Kentucky, we find that higher downtown property increases are due in large part to historic preservation districts, a university–community partnership, and a HOPE VI site. We confirm that our findings hold even through the 2007–2008 housing crisis. We ultimately theorize that higher downtown appreciation is due to three factors: green urbanism, planning/policy successes, and the surprising non-significance of the traditionally negative predictor race (nonwhite percentage).

Housing Modification Needs of the Disabled Elderly What Really Matters

Little research has been conducted on the housing modification needs of the elderly. The fault lies partly with the lack of reliable data. Studies on housing modification needs of the elderly are often spotty, anecdotal, and unsystematic. Many rely on decennial census data, which provide a limited and unsatisfactory portrait of special housing needs of elders in general. This paper seeks to fill this void by reporting a comprehensive study of elderly housing modification needs. The logistic regression analysis found that gender, health, and living alone were the 3 best predictors of need for special housing modifications. Men, people who live alone, and persons with poor health have greater needs for housing modifications.

Toward a Sociology of Rent: Are Rental Housing Markets Competitive?

We critically examine conventional economic models which assume that urban rental markets are competitive and that rent levels are determined solely by the supply and demand for housing. A review of previous research on local housing markets indicates that social factors—such as the high degree of organization among professional landlords—restrict competition and affect the price of rental housing. We present a regression analysis of 1980 median rents in 140 urban markets which reveals that demand variables and the professionalization of the rental housing industry are more important determinants of rent levels than are supply variables. We conclude that a sociological approach is necessary to understand such problems as a lack of affordable housing in urban areas and structured inequality in the tenant-landlord relationship.

Two-Way Street Conversion: Evidence of Increased Livability in Louisville

While recent policies directed toward multimodal or complete streets have encouraged increased funding for bicycle- and pedestrian-oriented projects, many streets are still plagued by unsafe conditions. This is especially true for one-way streets, which studies show often create unsafe crossing conditions. This study evaluates changes to street dynamics after a two-way street conversion in Louisville, Kentucky. We find that traffic flow increased after implementation of two-way flow, but traffic accidents decreased. We also note other ancillary benefits, such as increase in property values and reduced crime. These results provide evidence that conversions can promote mobility, safety, and livability.

Housing Quality among the Elderly: A Decade of Changes

Little research has been conducted on housing quality among the elderly. The fault lies partly with the lack of reliable data. Studies on elderly housing quality are spotty, anecdotal, and unsystematic. Many rely on decennial census data which provide a limited and unsatisfactory portrait of special housing needs of elders in general. This article seeks to fill this void by reporting a comprehensive study of elderly housing quality. For all units, logistic regression revealed that region and race are the most important predictors of housing inadequacy; tenure and the gender of the person living alone are moderately powerful influences upon inadequacy. Housing inadequacy is greater among blacks, in the South, for males living alone, and for renters.

Amsterdam: planning and policy for the ideal city?

Is Amsterdam the “ideal city?” Many of the social, economic, and environmental problems facing Amsterdam are considerably less than those in cities in the USA, and in most cases, Western Europe. Amsterdam, at this moment in history, might be the worlds greatest city because of its ability to ensure basic necessities, freedom, and creativity. Tolerance of drugs, sexual freedom, along with the integration of different races helps reduce many of the “social problems” faced by most cities. We have compared, on a per capita basis, differences between Amsterdam/Holland and the USA. The Netherlands is a tiny country, and comparisons are made on a city and per capita numbers at the national level. Our data show that Amsterdam has lower crime, murder, rape, drug usage (cocaine, marijuana), teenage pregnancy, diabetes, obesity, suicide, abortion rates, infant mortality, dependence on fossil fuels, and homelessness, and racial segregation is considerably less. People live longer because of Amsterdams walkability and bike usage and access to parks. Indeed, the Netherlands leads both Western European and the USA in the proportion of trips made walking and bicycling, with significantly reduced car dependency. Ghettos are nearly non-existent compared with the segregation in the 1940s/1950s. Quality housing is supplied to everyone that gives pride of place compared with the stark, cold, and institutional “projects” provided by the US federal government. Amsterdam leads Western Europe by 35% in social housing, compared with runner-up UK, which has significantly less. The modernism of the 1960s where the poor were warehoused is nearly all gone. People living in Amsterdam seem more tolerant, secure, happier, and healthier compared with citizens in the USA. Great cities provide opportunities for all citizens to enhance their lives and ensure an unrivalled level of freedom. We demonstrate that social and environmental justice are tied together. Amsterdam is by no means perfect, but in comparison with many other democratic industrial cities, it is a far better place for citizens of all races, religions, and incomes.

How brownfield sites kill places and people: an examination of neighborhood housing values, foreclosures, and lifespan

This study examines the effects of Environmental Protection Agency brownfield sites on housing values, foreclosures, and premature deaths in Louisville, Kentucky, between 2000 and 2008. While previous research has focused on the impacts of brownfield sites on neighborhood housing values, little research has been done on the impact of these hazardous sites on foreclosures and premature deaths. We utilize ordinary least squares regression to analyze the net impact of brownfield sites on neighborhoods. We find a significant association between brownfield sites and lower neighborhood property values, and increased foreclosures and premature deaths. Furthermore, using a case study of Louisville’s East Russell neighborhood, we demonstrate the possible benefits of a brownfield site remediation. Based upon the findings from the regression and the case study, we offer policy prescriptions that help address the fiscal and social costs of brownfield sites.