Vacant Properties Research Articles

We Call ThemBandos

AbstractThis article explores the impact of the subprime foreclosure crisis on black transgender women in Baltimore, Maryland, by thinking with Project 42, a series of art installations curated by trans artist Molly Jae Vaughan that memorializes forty-two trans murder victims in the United States. Focusing on the project's memorialization of the late Tyra Trent, a black transgender woman who was murdered in a city-owned vacant property in the Central Park Heights neighborhood, the essay considers the textile design of Project 42’s “memorial garment” for Tyra Trent, which includes a pattern with the abstraction of the Google Earth imaging of the murder location, and black trans dance artist Aísha Noir's performance in the honorary dress as a collaborator with Vaughan for Project 42 installations. What follows is a political reflection at the intersection of black feminism, economic geography, and urban planning that demonstrates how black transfeminist worldmaking invites us to “revitalize” or replace traditional urban planning projects and challenge gendered racial capitalism.

DESIGNING FLEXIBLE OPEN SPACES WITH ENERGY EFFICIENT SOLUTIONS FOR A RESILIENT BEIRUT - CASE STUDY OF RMEIL MEDAWAR DISTRICT

A news supplement produced by UNDP “Peace Building in Lebanon”, distributed along with An-Nahar newspaper had published in its December 2020 issue an article entitled “Urban Vacant Parcels as Opportunities to Reclaim Public Spaces in Times of Crises and Austerity” highlighting on the following: While Lebanon experiences a multiple crises and people are struggling more every day, solidarities are urgently needed and spaces where people can meet and connect would play a key role in this matter. Adding that Beirut, the capital, is considered a dense and rapidly urbanizing city, where shared spaces are scant, poorly designed, and ill managed. The current situation and stresses have contributed to the degradation of the urban environment and transformed neighborhoods in drastic ways at the expense of public life. However, the neighborhoods comprise a lot of vacant properties (built and inbuilt) includes public staircases, pedestrian alleys and building entrances neglected gardens and parks that holds a valuable opportunity for rethinking the public spaces. The aim of the study is developing design guidelines to obtain flexible open spaces and achieve urban resilience in densely populated areas using green technology. The main objective of the study is to enhance cities’ resilient factors through applying urban interventions into the public realm elements that contribute to achieving flexible open spaces, to identify the applicable green technologies that are most suitable for creating energy- producing open spaces in highly dense areas, and to achieve a balance between the aesthetic aspects of spaces and the needs and perceptions of residents using the participatory design approach. This paper is based on literature review, analytical quantitative study. In addition to a comparative analysis of international case studies done that helps in deducing the convenient tools that can be relied upon in the case of Beirut. The purpose of this paper is to emphasize that urban interventions based on modern technologies that are considered supporters to the urban lifestyle, i.e., green technology that involve: environmentally friendly, self-replenishing and non-polluting sources can work on stimulating the spatial practices and the public life through facilitating sustainable development for physically damaged congested – historic Beirut’s neighborhoods.

FACTORS THAT INFLUENCE PREFERENCES OF TENANTS

Tenant means a person who occupies land or property rented from a landlord, however tenants’ perceptions in renting a house have drifted into oblivion. People will be confused between renting or buying a house if they did not understand the differences between the two. So, this issue should be researched to completely comprehend the factors that influence the tenants' preferences to rent a house. The factor in preferences to rent a house is because home ownership has become inaccessible for today’s generation. This is because the majority of tenants are working adults who need to face the insurmountable employability and changing social issues affecting its investment. All the data in this research was acquired from the results of demographic analysis and 100 sets of questionnaires within quantitative standards which were conducted online through the Google Forms. The findings have been concluded after gathering all the data, which is to identify the factors in preference to rent and its chronological ranks. This was done not only to get the insight to rent versus ownership decision-making from all walks of life but also of the current market needs. This study will enable the developer and researchers to provide appropriate pricing and amenities, reduce vacant properties and also present realistic solutions such as the Rent to Own scheme, ultimately benefitting the clientele and property industry in the long run.

Predicting Detached Housing Vacancy: A Multilevel Analysis

Urban shrinkage is a critical issue in local small- and medium-sized cities in Korea. While there have been several studies to analyze the causes and consequences of vacancy increases, most have only focused on socioeconomic associations at larger scale and failed to consider individual housing level characteristics, primarily due to a lack of appropriate data. Based on data including 52,400 individual parcels, this study analyzes the primary contributors to vacant properties and their spatial distribution through a multilevel model design based on data for each parcel. Then, we identify areas at high risk of vacancy in the future to provide evidence to establish policies for improving the local environment. Results indicate that construction year, building structure, and road access conditions have a significant effect on vacant properties at the individual parcel level, and the presence of schools and hypermarket within 500 m are found to decrease vacant properties. Further, prediction outcomes show that the aged city center and areas with strict regulations on land use are expected to have a higher vacancy rate. These findings are used to provide a set of data-based revitalization strategies through the development of a vacancy prediction model.

Examining Time-Variant Spatial Dependence of Urban Places and Shootings.

Place-based interventions are increasingly implemented to address firearm violence. While research on the social determinants of health and criminological theories suggest that the built environment significantly influences health outcomes and the spatial distribution of crime, little is known about the attraction between urban places and shootings. The present study adds to the literature on firearm violence and micro-place research by exploring the spatial dependence in a Midwest metropolitan area between shootings and bus stops, vacant properties, alcohol outlets, and other locations that have been theoretically or empirically linked to firearm violence. The G-function and Cross-K function are used to characterize the univariate clustering of shootings and bivariate attraction with other locations, respectively. Bus stops, blighted vacant properties, alcohol outlets, and businesses/residential locations participating in a public-private-community initiative to reduce crime exhibited significant locational dependence with shootings at short distances. Attraction between on-premises alcohol outlets and shootings was observed only during the night. No attraction was found between schools and shootings. The findings reaffirm the importance of place-based research-especially at the micro-place level-and suggest that certain urban places may be appropriate targets for interventions that modify existing physical and/or social structures.

Organizational Development and Operating Conditions of a NPO to Cope with Marketization of Vacant Properties through Public-Private Partnership

Organizational Development and Operating Conditions of a NPO to Cope with Marketization of Vacant Properties through Public-Private Partnership

Deadhead Minimization with a Flexible Facility Locator Tool

As transit agencies expand, they may outgrow their existing bus storage and service facilities. When selecting a site for an additional facility, an important consideration is the change in bus deadhead time, which affects the agency’s operating costs. Minimizing bus deadhead time is the subject of many studies, though agencies may lack the necessary software or programming skill to implement those methods. This study presents a flexible tool for determination of bus facility location. Using the R dodgr package, it evaluates each candidate site based on a given bus network and existing depots and calculates the network minimum deadhead time for each potential set of facilities. Importantly, the tool could be used by any transit agency, no matter its resources. It runs on open-source software and uses only General Transit Feed Specification (GTFS) and data inputs readily available to transit agencies in the U.S.A., filling the accessibility gap identified in the literature. The tool is demonstrated through a case study with the Metropolitan Atlanta Rapid Transit Authority (MARTA), which is considering a new bus depot as it builds its bus rapid transit network. The case study used current MARTA bus GTFS data, existing depot locations, and vacant properties from Fulton County, Georgia. The tool evaluated 17 candidate sites and found that the winning site would save 29.7 deadhead hours on a typical weekday, which translates to more than $12,000 daily based on operating cost assumptions. The output provides important guidance to transit agencies evaluating sites for a new bus depot.

Reclaiming small to fill large: A novel approach to rural residential land consolidation in China

The optimization of rural land-use through land consolidation has become an indispensable part of reform in China, significantly impacting rural settlements and their residents. Given the growing social problems due to land consolidation, this study proposes a new land consolidation approach that involves helping rural residents relocate from small settlements to vacant properties in large settlements through a homestead exchange mechanism. We argue that this targeted approach can achieve land-use optimization, without the negative impacts of the conventional approach to land consolidation. To evaluate our idea empirically, we conducted a case study in Jilin Province. The simulation estimated that our approach could increase the effective amount of arable land by 1046.66 km2 and the average size of rural settlements by 51.9%, while decreasing the number of rural settlements by 44.6%. Therefore, our approach can achieve the objective of land-use optimization, despite the highly complex context and varying degrees of rural fragmentation and hollowing.

Reexamine the value of urban pocket parks under the impact of the COVID-19

While the focus of the wide-spread coronavirus is its impacts on people’s lives and economic wellbeing around the world, the pandemic substantially limits people’s available options of physical activities and exacerbates an enduring problem of large urban populations lack accessible green space to fulfill the essential physical and mental health needs. Under the current pandemic situation available green space is further reduced when some parks are closed or open with limited functions to reduce the spread of coronavirus. At the same time, the demand for green space has increased because of the unavailability of other activities. In this essay, we call the attention of urban planners and designers to pocket parks. Studies have shown that the tiny size of pocket parks makes them an easier fit into vacant properties scattered throughout the urban fabric. Therefore, pocket parks can improve health and encourage social cohesion of residents in often underserved high density urban neighborhoods. The potential of pocket parks in providing accessible urban green space to all urban population may have been considered desirable before the coronavirus outbreak and now it should be considered a necessary ‘lifeline’ to improve urban residents’ health during the coronavirus. In addition, with the long-overlooked value of accessible urban green space waken by the global-scale crisis, proper attention and improvement strategy, such as introducing more pocket park could lead to a better future after the COVID-19.

Greenness and the Potential Resilience to Sexual Violence: "Your Neighborhood Is Being Neglected Because People Don't Care. People With Power Don't Care".

There is increasing evidence that green space in communities reduces the risk of aggression and violence, and increases wellbeing. Positive associations between green space and resilience have been found among children, older adults and university students in the United States, China and Bulgaria. Little is known about these associations among predominately Black communities with structural disadvantage. This study explored the potential community resilience in predominately Black neighborhoods with elevated violent crime and different amounts of green space. This embedded mixed-methods study started with quantitative analysis of women who self-identified as "Black and/or African American." We found inequality in environments, including the amount of green space, traffic density, vacant property, and violent crime. This led to 10 indepth interviews representing communities with elevated crime and different amounts of green space. Emergent coding of the first 3 interviews, a subset of the 98 in the quantitative analysis, led to a priori coding of barriers and facilitators to potential green space supported community resilience applied to the final 7 interview data. Barriers were a combination of the physical and social environment, including traffic patterns, vacant property, and crime. Facilitators included subjective qualities of green space. Green spaces drew people in through community building and promoting feelings of calmness. The transformation of vacant lots into green spaces by community members affords space for people to come together and build community. Green spaces, a modifiable factor, may serve to increase community resilience and decrease the risk of violence.

THE CONCEPT OF REAL ESTATE TAXATION BASED ON THE AD VALOREM PRINCIPLE

The purpose of this paper is to evaluate the pros and cons of ad valorem real estate taxation in the context of the reform of the Polish real estate taxation system. A property tax (or millage tax) is a levy on property that the owner is required to pay. The tax is levied by the governing authority of the jurisdiction in which the property is located; it may be paid to a national government, a federated state, a county or geographical region, or a municipality. Multiple jurisdictions may tax the same property. This contrasts with a rent and mortgage tax, which is based on a percentage of the rent or mortgage value. There are four broad types of property: land, improvements to land (immovable man-made objects, such as buildings), personal property (movable man-made objects), and intangible proper-ty. Real property (also called real estate or realty) means the combination of land and im-provements. Under a property tax system, the government requires and/or performs an appraisal of the monetary value of each property, and tax is assessed in proportion to that value. Forms of property tax used vary among countries and jurisdictions. Real proper-ty is often taxed based on its classification. Classification is the grouping of properties based on similar use. Properties in different classes are taxed at different rates. Examples of different classes of property are residential, commercial, industrial, and vacant real proper-ty. In Israel, for example, property tax rates are double for vacant apartments versus occu-pied apartments.

Out‐of‐Town Home Buyers and City Welfare

ABSTRACTMany cities have attracted a flurry of out‐of‐town (OOT) home buyers. Such capital inflows affect house prices, rents, construction, labor income, wealth, and ultimately welfare. We develop an equilibrium model to quantify the welfare effects of OOT home buyers for the typical U.S. metropolitan area. When OOT investors buy 10% of the housing in the city center and 5% in the suburbs, welfare among residents falls by 0.61% in consumption‐equivalent units. House prices and rents rise substantially, resulting in welfare gains for owners and losses for renters. Policies that tax OOT buyers or mandate renting out vacant property mitigate welfare losses.

The Power of Assembly

The Power of Assembly

Neighbourhood places, collective efficacy and crime: A longitudinal perspective

Neighbourhood places like shops, cafes and parks support a variety of social interactions ranging from the ephemeral to the intimate. Repeated interactions at neighbourhood places over time lay the foundation for the development of social cohesion and collective efficacy. In this study, we examine the proposition that changes in the presence or arrangement of neighbourhood places can destabilise social cohesion and collective efficacy, which has implications for crime. Using spatially integrated crime, social survey and parcel-level land-use classification data, we estimate mixed effects panel models predicting changes in theft and nuisance crimes across 147 Australian neighbourhoods. The findings are consistent with neighbourhood social control and crime opportunity theories. Neighbourhood development – indicated by fewer vacant properties and fewer industrial and agricultural sites – is associated with higher collective efficacy and less crime over time. Conversely, introducing more restaurants, transit stations and cinemas is associated with higher theft and nuisance over time regardless of neighbourhood collective efficacy. We argue that the addition of socially conducive places can leave neighbourhoods vulnerable to crime until new patterns of sociability emerge and collective efficacy develops.

The role of offline trade in sharing accommodation

AbstractOver the past few years, sharing accommodation—wherein hosts with vacant properties trade with consumers in need of accommodation through an intermediary platform—has emerged as a prevalent business model; popular examples include Airbnb (United States) and Tujia (China). The platform serves as an intermediary that connects two sides of the market and earns a profit by collecting service fees from both parties. Recently, an interesting phenomenon—where property hosts and consumers bypass the intermediary and trade offline—has been widely reported in practice. Motivated by this observation, this article studies the decision making of the platform (e.g., service fees, penalties) in the presence of offline trading. Our analysis reveals several interesting insights. First, in contrast to conventional wisdom, consumers may be harmed by the introduction of offline trading. This provides a novel direction for the platform to mitigate offline trading—advertising the harm that offline trading poses to consumers and advocating for a refusal of offline trade at the source. Further, while the service fees charged from the hosts and consumers are, in some sense, substitutable when offline trade is ignored, the platform should limit the service fees charged to the consumers in the presence of offline trading. Finally, a higher penalty charged on detected offline trade could backfire and lead to a lower profit for the platform; as such, our results caution policymakers to take offline trading into account before making any operational decisions.

The shifting role of public–private partnerships in vacant property redevelopment

This study introduces a typology of public–private partnerships formed to redevelop vacant property in response to varying levels of tension between the public and private sectors. Nonprofit, Resident, Public, and Private-driven reinvestment cases are identified in the context of urban shrinkage with diverging paths of collaboration with the land bank in St. Louis, Missouri, the first city-run land bank in the United States. Contractual relationships and partner participations are evaluated in cases where publicly owned property played an instrumental role in the land reuse projects in the mid-2010s, when the land bank began to diversify its processes of redevelopment. Based on partnership typology, this paper analyzes four impactful developments during this time period and compares project initiation, complexity, and outcomes while assessing the role and intensity of land bank involvement. Through sharing the risks and costs of land ownership with project partners, the land bank intends to see the land returned to its original urban function and achieve value for money. This study demonstrates that the result of partnerships depends on stakeholders’ perception of what productive land reuse means for a community.

Neighborhood Blighted Property Removal and 311 Calls for Non-Emergency Services: A Test of a Marker of Social Control.

Many studies have demonstrated that collective efficacy is associated with positive health outcomes, lower crime, and violence in urban communities, and residents’ emotional connection to their community. Remediation of blighted properties has been theoretically linked to increases in collective efficacy. The purpose of this study was to examine the impact of blighted property remediation on city non‐emergency 311 calls for public incivilities and deterioration, as potential markers of collective efficacy. We used a quasi‐experimental design to test whether 311 calls for service changed around remediated vacant lots in New Orleans, Louisiana, United States, many of which were left vacant after Hurricane Katrina in 2005. In six city neighborhoods eligible for blighted property remediation as part of a city program, 203 treated vacant lots were matched 1:3 without replacement to control lots that were eligible for but did not receive treatment. This yielded a total of 812 vacant lots partitioned within 48 months, or 38,976 lot‐months. Controls were in the same New Orleans neighborhoods as their matched treatment lots but were at least 250 feet away to minimize contamination. Overall difference‐in‐differences models detected postintervention declines in calls related to dumping and garbage, and slight but mostly non‐significant changes in calls between intervention and control lots in all but calls for dumping and vehicles. Blighted property remediation may have an impact on dumping and garbage, which is important. Despite being geographically specific, low‐cost and longitudinal, the nature of 311 calls and structural and historic factors at play in both the concentration of vacant properties in communities and residents’ willingness to call must be considered. Further analyses of changes in 311 data and additional qualitative inquiry are warranted to more fully determine the utility of these data.

Buy them out before they are built: evaluating the proactive acquisition of vacant land in flood-prone areas.

Rising flood damages have prompted local communities to implement buyout and property acquisition programmes to eliminate repetitive losses for at-risk properties. However, buyouts are often costly to implement and are reactionary solutions to flooding. This study quantifies the benefits of acquiring vacant private properties in flood-prone areas rather than acquiring such properties after they are built up. Using a geodesign framework that integrates concepts and analytical approaches derived from geographical, spatial and statistical-based disciplines, we analyse vacant properties with high development potential that intersect current and future floodplain areas in Houston (TX, USA). We use geospatial proximity analysis to select candidate properties, land-use prediction modelling to estimate future development and sea-level rise and benefit-cost analysis to assess the economic viability of buyouts. The results indicate that cumulative avoided flood losses exceed the cost of vacant land acquisition by a factor of nearly two to one, and up to a factor of ten to one in selected areas. This study emphasizes the benefits of proactive property buyouts that focus on acquiring parcels before they are built up, while also avoiding the social and institutional problems associated with traditional buyout programmes.

Foreclosure externalities and Vacant Property Registration Ordinances

Vacant Property Registration Ordinances (VPROs) were widely adopted by local U.S. governments to compel mortgage lenders to monitor and maintain foreclosed properties. Using a border discontinuity, triple difference identification strategy, we find that enactment of VPROs in Florida more than halved the negative spillover from proximate foreclosures on arms-length sale prices. This finding is robust to various time-by-location fixed effects, different distance buffers around VPRO/non-VPRO borders, alternative foreclosure measures, and two falsification exercises. Finally, we show that foreclosed properties subject to a VPRO sell at higher prices when ultimately returned to the market, consistent with an underlying physical externality.

Simulating Urban Shrinkage in Detroit via Agent-Based Modeling

While the world’s total urban population continues to grow, not all cities are witnessing such growth—some are actually shrinking. This shrinkage has caused several problems to emerge, including population loss, economic depression, vacant properties and the contraction of housing markets. Such issues challenge efforts to make cities sustainable. While there is a growing body of work on studying shrinking cities, few explore such a phenomenon from the bottom-up using dynamic computational models. To fill this gap, this paper presents a spatially explicit agent-based model stylized on the Detroit Tri-County area, an area witnessing shrinkage. Specifically, the model demonstrates how the buying and selling of houses can lead to urban shrinkage through a bottom-up approach. The results of the model indicate that, along with the lower level housing transactions being captured, the aggregated level market conditions relating to urban shrinkage are also denoted (i.e., the contraction of housing markets). As such, the paper demonstrates the potential of simulation for exploring urban shrinkage and potentially offers a means to test policies to achieve urban sustainability.