Problem Property Audit
Our Study Area
Quick Facts
Census Tracts 67, 79, 70, 68 and 81.2 Total Land Parcels Total Population: 32,389 95.3% African-American (2004) Median Household Income: $24,450 (2004) Median Age: 32.8
Property Inventory Methodology
Block by Block windshield surveys Land/property usage
Vacant lots Property condition Environmental nuisances Capital improvement needs
Multi-family and commercial supplements Ownership and sales history
Problem Property Audit
Documents structural conditions
Roof and frame
Foundation
Exterior walls, windows, doors and porches
Environmental problemsOvergrowth
Litter and garbage
Illegal dumpsite
Other nuisance
Problem Property Audit
Four categories: Vacant Lots Vacant/abandoned structures Properties needing major repair or
demolition Properties needing minor to moderate
repair
Vacant Lots
Typically represent demolition of residential, commercial, or industrial property
Include at a minimum weed or grass overgrowth
May include evidence of illegal dumping
May include evidence of illegal or anti-social behavior (littered with drug paraphernalia or empty beer or alcohol containers)
Vacant Lots
195 Vacant Lots Represents 34% of
all Problem Properties and 15% of all property in the neighborhood
52% (102) Weed Overgrowth
41% (79) Litter 17 Lots Used as
Illegal Dumpsites
Vacant/Abandoned Properties
Includes all unoccupied properties. May be without MLG&W meters, electrical lines, or other
evidence suggesting a lack of city services May be partially or completely boarded up
Vacant, Possibly Abandoned 207 Properties Represents 36% of all
Problem Properties and 16% of all neighborhood properties
26 Posted by Code Enforcement
97 Open to Casual Entry 52 Partially Boarded 41 Securely Boarded 48 Evidence of Squatting
Minor to Moderate Repair
Any residential, commercial, industrial or special use structure on property which only requires small to moderate repairs to restore the property to optimum value.
Minor to moderate repairs may include light repairs to porch or wood trim, broken windows, rotted door or window frames, or paint (American Housing Survey)
Needing Minor to Moderate Repair
144 of the 581 Problem Properties need this level of intervention- Representing 25% of all Problem Properties and 11% of all neighborhood properties
83% are single family homes
13% are duplexes 4 Commercial properties 1 Apartment Building
Major Repair or Possible Demolition
Any residential, commercial, industrial or special use structure on property with advanced stages of dilapidation.
These conditions may include cracks in foundations, holes or breaks in roofs, visible rotted support beams, rotted porches which have detached from the main structure, crumbling chimneys, leaning structures (visibly “out of square”), or missing or rotted siding (American Housing Survey).
Properties Needing Major Repair or Possibly Demolition
Only 18 Occupied Properties need this level of intervention
Added to the Vacant/Abandoned set, this represents 39% of all problem properties
10% of all problem properties in this neighborhood need major repair or demolition
Single Family Housing
58% (339) of the problem properties are single family homes- Representing 25% of all properties in this neighborhood
52 need “major repair or possible demolition”
120 need “minor to moderate repair”
183 are “vacant or abandoned”- only 51 (28%) are boarded up in compliance with code
Duplexes
40 duplexes represent 3% of total properties and 7% of all problem properties in this neighborhood.
18 Vacant/Abandoned yet only 6 are boarded up, secure from casual entry
4 need “major repair or demolition”
19 need “minor to moderate repair”
65% (26) need paint and/or trim repair
50% (20) need eaves, shingles or roof repair/replacement
7 duplexes have broken windows and/or doors
Only 50% of duplexes are occupied
Apartments
4 apartment complexes categorized as problem properties, representing 100% of all apartments in this neighborhood
1 needs minor to moderate repair and 1 is categorized as Vacant/Abandoned
1 apartment has gang graffiti 2 of the apartments are
occupied 2 of the apartments need
eaves or roof repair
Abandoned Vehicles
6% (32) problem properties had vehicles parked in the yard or on the sidewalk (off pavement)
Properties in Tax Arrears
85% of all “problem properties” are in tax arrears
Total outstanding taxes owed prior to 2004: $411,537.69
Who owns Orange Mound?
Apartment Commercial Duplex Single Family
Vacant Lot Total
Bank/
Mortgage Lender
1 0 0 16 2 19
City/County/HUD
0 0 1 6 23 30
Nonprofit 0 1 2 5 10 18
One or More Individuals
2 3 28 164 135 332
Owner Occupied
1 0 6 120 13 140
Partnership 0 1 3 23 5 32
Other 0 0 0 5 5 10
Total 4 5 40 339 193 581
Property Type
Owner Type
To Do: