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Milwaukee Sustainable Communities Indicators Monitoring Report, October 2011

LISC Sustainable Communities InitiativeNeighborhood:Harambee

Harambee NeighborhoodThe Harambee (translates to “all pull together” in Swahili) Neighborhood is located just north of Milwaukee’s central business district and is bounded by I-43 on the west, Capital Drive and the rail corridor on the north, Holton Street on the east, and Center Street to the south. Former mayor Frank Zeidler – Milwaukee’s last Socialist mayor – called the neighborhood home un�l his death in 2006.

The neighborhood was first se�led by early German-Americans in the 1800s but became the center of Milwaukee’s African American community by the 1950s. In recent history, it has been heavily affected by redlining, slum clearance, construc�on of the I-43 freeway, and race riots in the summer of 1967.

As a lower to middle-class, predominantly African-American neighborhood, Harambee has recently seen an influx of upper income residents to its south and east, along its borders with Brewers Hill and River West, while the northern end is also enjoying extensive residen�al rehabilita�on through the partnership of the City with churches, private businesses, philanthropy, neighborhood groups, business improvement districts, non-profit community development corpora�ons, and the police department.



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2700 N CENTER ST

2800 N HADLEY ST

2600 N CLARK ST

3000 N CHAMBERS ST

2900 N LOCUST ST

3100 N BURLEIGH ST

3200 N AUER AV

3300 N CONCORDIA AV

3400 N TOWNSEND ST

3500 N KEEFE AV

4000 N CAPITOL DR

3900 N MELVINA ST

3800 N ABERT PL

3700 N VIENNA AV

3600 N NASH ST

200

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300

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Old Number New NameChurches

2 1 All People's Gathering-ELCA3 2 Bethel Temple4 3 CAC Grace Gospel Center5 4 DS Pentecostal Church6 5 Ebenezer COGIC7 6 Ephesians Missionary Church8 7 Faith Christian Outreach Center9 8 Faith Fellowship Missionary

10 9 Fellowship Church11 10 Free Will Community Baptist12 11 God's Restored Hope13 12 Grace Fellowship Church14 13 Greater Bethlehem Temple16 14 Hallowed Missionary Baptist17 15 Holly Grove Missionary Baptist18 16 Holy Ghost Lutheran19 17 Holy Miracle Church20 18 Iglesia Genesis Inc21 19 Johnsons Temple Church22 20 King Solomon Missionary Baptist Church23 21 Marantha King of Kings COGIC24 22 Midwest Church of Christ25 23 Mount Moriah Baptist Church27 24 Mt Horeb Baptist Church26 25 Mt Zion COGIC28 26 New Covenant Christian Ministry29 27 New Life Presbyterian30 28 Pentecostal Deliverance Spiritual Church31 29 Philippian Church of God in Christ32 30 Pilgrim Baptist Church33 31 Pleasant Grove Missionary Church34 32 Praise Temple35 33 Riverwest Community Church36 34 Robert Thomas AME Church37 35 Shiloh Tabernacle38 36 Solomon Community Church39 37 St. John Concordia AME Church40 38 St. Martin de Porres Church41 39 St. Phillip's Lutheran Church42 40 True Love Missionary Baptist43 41 Zebaoth Lutheran

School44 42 Aurora Weir Center45 43 Dr. Brenda Noach Choice School 46 44 Green Bay Avenue Public School47 45 Harambee Community School

46 Hope School48 47 Malaika Early Learning Center49 48 Malcolm X Academy50 49 Messmer High School51 50 MLK Elementary School53 51 St. Phillip Lutheran Preschool54 52 St. Phillip Lutheran School (Elementary)

Social Services56 53 5th District Police Station57 54 Acclaim Inc.58 55 Adult Learning Center59 56 Career Planning Resource Center-CPRC60 57 Center for Teaching Entrepreneurship61 58 Clinton Rose Center62 59 Coalition for Community Health63 60 Greater Philadelphia COGIC Resource Center64 61 Harambee Ombudsman Project, Inc.65 62 Head Start Center66 63 HeartLove Place55 64 Hope High School67 65 Intercessions, Inc.68 66 Interfaith/Garfield Peace69 67 Isaac Coggs Clinic70 68 League of Martin71 69 Martin Luther King Economic Dev Corp72 70 MetalHouse73 71 Micah, Inc.74 72 Milwaukee Fire Dept - Battalion 2/Engine 1875 73 Milwaukee Health Services76 74 New Gospel Community Center77 75 New Opportunities Center78 76 SDC Head start Center79 77 Social Development Commission80 78 St. Conrad Friary - St. Martin de Porres81 79 STD Specialties Clinic82 80 Vincent Center83 81 Wisconsin FACETS, Inc.84 82 Women In Transition Service Inc.85 83 Women's Business Initiative86 84 Women's Correctional Facility87 85 YMCA Holton Youth Center

Residential Development88 86 Calvary Housing Development

87 CCP Rehab88 Habitat for Humanity - New Construction

90 89 HACM Houses91 90 Holton Terrace Apartments92 91 King Drive Commons Phase 293 92 Leon Sullivan Townhouses

93 MCSC Rehab89 94 Park Hill Sr. Apartments94 95 VOA Facility

Commercial Development96 Finesse Jazz Club

95 97 Lena's Groceries96 98 Ponderosa Restaurant97 99 QF & H Diner

Mixed Use Development98 100 King Commons

Proposed Redevelopment101 Fresh Start Rehab102 Hope K-12 School - Future Site103 King Drive Green Market 104 New Harambee Homesites

105 105 Recreational Trail99 106 Riverworks Commerce Center

107 Shiloh Senior Housing108 Targeted Investment Neighborhood

Other100 109 Ameritech King Commerce Center

110 Harambee Community Gardens102 111 Martin Luther King Library103 112 Milwaukee Community Journal104 113 Milwaukee Enterprise Center106 114 US Postal Service107 115 Zeidler Historic Home

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Diversity Median IncomeAfrican American $24,194Non-Hispanic White $37,285

Percent City Asian $14,444Employed 48.0% 58.0% Hispanic $42,596Families in Poverty 36.0% 20.0% All Households $26,950

City of Milwaukee $37,089Milwaukee County $43,848

Lived in Same House 1 Year Ago 75.0%Lived Elswhere in County 21.0%Lived Outside Wisconsin 2.0% 1995 2005 2011

Residential Parcels 2,349 2,416 2,432Educational Attainment Home Ownership 53.9% 53.4% 44.8%

No High School Diploma 29.0% Assessed ValueHigh School Diploma or GED 37.0% Single Family $21,300 $42,850 $44,650Bachelors Degree or More 35.0% Duplex $20,700 $49,650 $60,100

Crime incidence data not available for 2004 -- Nonprofit Center of Milwaukee - 2011Sources: U.S. Census 2010, ACS 2005-2009, City of Milwaukee

Harambee Neighborhood At-A-GlanceThe Harambee Neighborhood is bounded byW. Capitol Dr. on the north, N. 7th St. on thewest, W. Center St. on the south, and N.Holton St. on the east.

(Hispanic included as a racial category)

Housing Characteristics

Mobility

Number Under Age 19…...4,131 or 37 %

The 2010 U.S. Census found 11,078 persons living in3,727 households within the neighborhood whichencompasses 1.058 square miles, or about 139 cityblocks.

AfricanAmerican

86%Hispanic

7%

Asian0%

Other3%

NativeAmerican

0%

EuropeanAmerican

4%

INDEXED VIOLENT CRIMES

0

50

100

150

200

250

300

81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 00 01 02 03 04 05 06 07 08 09 10

Crim

es p

er 1

0,00

0 R

esid

ents

Trend Line is Milwaukee Average

INDEXED PROPERTY CRIMES

0

200

400

600

800

1000

1200

81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 00 01 02 03 04 05 06 07 08 09 10

Crim

es p

er 1

0,00

0 R

esid

ents

Trend Line is Milwaukee Average



The indicators found in this study show that Harambee is a neighborhood that has suffered greatly in recent years, but is receiving substan�al investment from community development organiza�ons. Some indicators are beginning to show posi�ve trends.

Many housing indicators are trending nega�ve in Harambee.; Supply, value of sales, home ownership of single family and duplex, foreclosure rate, value and number of tax delinquencies. Posi�ve indicators are assessed value, ra�o of value of duplex to single family homes, number of arm’s length sales, share of Milwaukee’s arm’s length sales, value and number of construc�on permits and percent of loans that are “high cost.”

Employment indicators for Hambee show a decrease in the number of residents that are employed at the same �me that the number of jobs in the neighborhood increased. Indicators of income and wealth, like housing indicators, give mixed results. The number of families receiving W-2 benefits decreased greatly and the poverty rate was slightly reduced. The average adjusted income and the ra�o of income of new home buyers in Harambee compared to the city are both decreasing.

Indicators of community and culture show mostly posi�ve trends. Although violent crime increased, property crime and vacancy rates were down. The number of nonprofits increased and voter par�cipa�on increased for gubernatorial elec�ons and maintained historically high levels for presiden�al elec�ons.

Although enrollment in Harambee schools was down, a�endance rate and proficiency in math and reading increased. A lower percentage of students qualified for free or reduced cost lunch.

Harambee Comparison NeighborhoodsSeveral comparison neighborhoods were chosen in an a�empt to track progress within the target neighborhoods and to determine whether investments made as a result of the Sustainable Communi�es Ini�a�ve might result in change to measured indicators. While many factors influence neighborhood trends, every effort has been made to choose comparison areas with similar characteris�cs that are following similar trends as the target neighborhood. For a detailed discussion of how these neighborhoods were constructed in Milwaukee see appendix.

NH

OLT

ON

ST

W NORTH AV

W CENTER ST

W WALNUT ST

W CAPITOL DRW CAPITOL DR

S1S

TST

N27

THST

W BURLEIGH STW BURLEIGH ST

W NORTH AV

W HIGHLAND BL

W WISCONSIN AV

N20

THST

N35

THST

N35

THST

N12

THST

W MITCHELL ST

SC

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S35

THST

W GREENFIELD AV

E KENWO

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AV

W LISBON AV

SLA

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NBL

W NATIONAL AV

Harambee

Tract 47

Tract 65

Trac

t84

Trac

t101

Tract 165

§̈¦43

§̈¦794§̈¦94

§̈¦43-94

Harambee Comparison Tracts



Tract 65 - This tract is found at the north central edge of the north side central city in the Franklin Heights neighborhood. Tract 65 is directly south of tract 47.

Two comparison tracts face greater challenges than the Harambee target:

Tract 101 –Tract 101 (also a “match” for the Washington Park target) is in the center of the north side central city. It is located in the small Triangle North neighborhood, just to the northeast of the Midtown neighborhood. Part of the tract is in the North Division neighborhood to the north of Triangle North. Almost 40% of the residents of this tract are children, with a high propor�on ages 10-19.

Tract 84 - Tract 84 is part of a very old, poor community located in the center of the north side central city. It is located in the North Division neighborhood just west of Interstate 94, with North Division High School located within its borders. Historically, this area depended upon King Drive retail development located across the freeway in the Harambee neighborhood.

Two comparison tracts are somewhat be�er off than the Harambee target:

Tract 47 - Homes in tract 47 are somewhat newer than other comparison tracts - primarily built between 1910 and1920. Tract 47 is in a declining industrial area, but historically this was a working class community with less a�rac�ve housing stock than surrounding areas.

Tract 165 - Tract 165 is on the near south side, bisected by Interstate 94. Parts of the tract are in the Walker’s Point, Clock Tower Acres and Historic Mitchell Street neighborhoods. The housing is as old as North side Central City housing, but is in somewhat be�er condi�on than in those areas.

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NM

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NL

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N2N

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N6T

HST

N4T

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W KEEFE AV

E VIENNA AV

E HADLEY ST

E LOCUST ST

E CAPITOL DR

E CENTER ST

W LOCUST ST

W CENTER ST

E KEEFE AV

E AUER AV

W RING ST

W CAPITOL DR

E BURLEIGH STW BURLEIGH ST

E CHAMBERS ST

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W HADLEY ST

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N8T

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N4T

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N8T

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N8TH

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N6T

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N5T

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N1S

TST

N1S

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N6T

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NPA

LMER

ST

N2N

DST

N2N

DST

N6T

HST

N1S

TST

NFR

ATN

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Source: City of Milwakee Master Property File Nonprofit Center of Milwaukee 2011

Harambee NeighborhoodLand Use 2011

Agriculture

CEMETARY

Church / Religios Org

Duplex

Manufacturing / Const / Warehouse

Mixed Commercial

Mixed Residential

Apartment

Parks

Quasi-Public

Schools

Service / Fire

Single Family

Transportation

Under Construction

Vacant Lot

Wholesale / Retail



Domain:

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Change in Housing Supply2000-2011

-10.0% -8.0% -6.0% -4.0% -2.0% 0.0%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165

Housing

Single Family Homes (Land use pattern)Data Source: City of Milwaukee Master Property File

Single Family housing, when combined with high home ownership rates, represents a more typical neighborhood pa�ern. Older communi�es in Milwaukee have a substan�al number of duplex units which are increasingly less valued by residents. Replacement pa�erns are crea�ng lower density, but an increasingly sustainable housing mix.

Since 1990, Harambee has seen a long, slow decrease in the number of residen�al parcels and units coincident with an overall popula�on decline of 26% between the 1990 and 2010 U.S. Census. The number of residen�al parcels and the number of housing units in the neighborhood both decreased slightly in Harambee from 2000-2011.

Housing

Population1990, 2000, and 2010

0

2,000

4,000

6,000

8,000

10,000

12,000

14,000

16,000

18,000

1990 2000 2010

Harambee Harambee Comparison Tracts



Domain:

Number of Housing Units 1990, 2000, 2010

0

1,000

2,000

3,000

4,000

5,000

6,000

7,000

8,000

1990 2000 2010

Harambee Harambee Comparison Tracts

The housing mix favors Duplex units (55%) with smaller contribu�ons from Single Family units (24%) and Apartments (21%). Harambee has propor�onately many more duplex units than the city as a whole (29%).

In the last five years, Habitat for Humanity has targeted the neighborhood and with the help of Thrivent constructed 50 homes, reversing the decline from 1984 through 2002, Habitat homes generally have larger lot sizes than previous development resul�ng in lower overall housing density in the neighborhood. No Habitat homes were built in Harambee comparison tracts during this period.

The number of residen�al parcels in all comparison tracts combined declined since 2000 at a rate very close to that for Harambee. Comparison tracts consistently had about two hundred more residen�al parcels than the Harambee neighborhood. More than 1/3 of residen�al parcels in comparison tracts are found in tract 47.

Like the Harambee neighborhood, the housing supply in comparison tracts is favored by units in duplex parcels, but here single family homes are also a high percentage of housing units. Duplexes account for 53% of housing units, single family homes account for 32% of units and apartments account for the remaining 15% of units.

Housing

Housing Supply - 2011

Duplex55%

SingleFamily24%

Apartments21%

Harambee Comparison Tracts Housing Supply - 2011

Apartments15%

SingleFamily32%

Duplex53%



Domain:

Value of Property SalesData Source: City of Milwaukee Assessor’s Office

The current price being paid for homes reflects the strength of the housing market and ul�mately, the value of all homes in the neighborhood. It will be appropriate to consider sales of new homes separately from the sales of older homes as this market develops. The measure is limited to “arms length” sales - with independent sellers and buyers and without discounts.

The housing market in Harambee experienced a boom and bust cycle during the 2000’s fueled primarily by Real Estate specula�on and easily available credit. Milwaukee saw a more gradual rise and fall of sales prices - the current median is within 10% of the peak value. The median sales price and total number of sales for Harambee proper�es peaked in 2006 at $91,500 and 226 sales. The graph shows a three year rolling average that peaks in 2005 – 2007. The median sales price for Milwaukee at this �me was $142,150, down from a peak of $143,392 in 2004 – 2006. By 2010 sales prices and volume had dropped substan�ally; the median price for Harambee property sales dropped to only $32,500 for 12 sales.

Housing sales volume and value for comparison tracts as a whole have tracked very closely with Harambee for the en�re period from 1995 un�l 2010. The trend in median sales price for tracts 47, 65 and 84 fit a similar pa�ern to the Harambee neighborhood but at consistently lower prices. A more vola�le pa�ern is seen in tracts 84 and 101 where few sales occurred.

The value of all housing sales generally rose in Milwaukee from 1995 to 2009, with the strongest rise during the period 2002 to 2006. This is due to new construc�on sales and par�cularly condo development as well as gentrifica�on of several neighborhoods near the downtown business district. A few comparison neighborhoods lost value early in this cycle, including tracts 101 and 84, but rebounded drama�cally a�er 1998.

Housing

Value of Housing Sales2000-02 - 2008-10

$0

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000

$140,000

$160,000

00-02 01-03 02-04 03-05 04-06 05-07 06-08 07-09 08-10

Med

ian

Sale

s Pr

ice

Milwaukee City Harambee Comparison Tracts

Points plot a threeyear rolling average

Change in Value of Housing Sales2000-02 - 2008-10

-80% -60% -40% -20% 0% 20% 40% 60% 80% 100%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165

Three year rollng average



Domain:

Assessed Housing ValueData Source: City of Milwaukee Assessor’s Office

Assessed housing value is available for all property in a neighborhood. All values are derived from sales trend informa�on (above), but the model for assigning current value to proper�es not recently sold is complex. The City of Milwaukee uses rela�vely accurate data, a sophis�cated computer program, extensive professional review and occasional appeal procedures to create a rela�vely accurate reflec�on of local housing market strength.

Assessed housing value for Harambee proper�es increased substan�ally the last decade, a�er many years with li�le change, but then decreased sharply in 2009 and 2010. Values remained stable for 2011, but it’s unclear if a more stable trend is beginning or if the market will remain vola�le. This was a regional phenomenon and trend lines for Milwaukee and Milwaukee comparison tracts are very similar to the trend in Harambee. Harambee and its comparison neighborhoods have values that are substan�ally lower than the city average. Overall the trends are indica�ve of the current economic crisis and resul�ng effects of reduced mortgage lending to home purchasers in the neighborhood.

Median Assessed Value for Harambee residen�al proper�es has almost tripled between 2000 and 2008 from $26,900 to $73,200. And, while increases began to level off for the City of Milwaukee as a whole in 2005, Harambee values kept rising un�l and closed some of the gap in dollar values that had been widening for two decades.

Housing

Change in Assessed Value of all Residential Parcels2000-2011

0% 20% 40% 60% 80% 100% 120% 140% 160%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165



Domain:

Assessed Value Relative to the City2000 - 2011

-$80,000

-$70,000

-$60,000

-$50,000

-$40,000

-$30,000

-$20,000

-$10,000

$02000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011

Med

ian

Ass

esse

d Va

lue

Harambee Har Comp Tracts

Assessed Value of all Residential Parcels2000-2011

$0

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000

$140,000

2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011

Med

ian

Valu

e

Harambee Milwaukee City Har Comp Tracts

The Assessed value trends in comparison tracts were very similar to the Harambee trend. Assessed values were less in comparison tracts, except for tract 165 which had consistently higher values than Harambee, and tract 47 which also had consistently higher values un�l 2008 - 2010 when it was slightly lower.

The distribu�on of housing values in Harambee skews towards the lower end of the scale with a very high percentage of proper�es valued between $40k and $100k. Harambee has rela�vely more proper�es under $100k and rela�vely fewer proper�es over $100k than Milwaukee as a whole.

Riverwest, the neighborhood directly east of Harambee, experienced large uniform increases in housing values over the 15 year period between 1995 and 2011. As seen on the maps on the following pages, that trend quickly dissipates west of the neighborhood boundary at Holton Street and is generally not found in the Harambee neighborhood. Some parts of Harambee did see increases in value, however, including a corridor along North 2nd Street and the blocks surrounding the intersec�on of Mar�n Luther King Drive and Burleigh Street where numerous residen�al redevelopment projects have been completed.

Growth in assessed values for duplexes has been weaker than for single family parcels.

Housing



Domain:

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§̈¦43§̈43


Harambee Neighborhood

Assessed Value 2008< $25,000

$25,000 - $50,000

$50,000 - $75,000

$75,000 - $100,000

$100,000 - $125,000

$125,000 - $150,000

> $150,000

Non-residential

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§̈¦43



Assessed Value 2011< $25,000

$25,000 - $50,000

$50,000 - $75,000

$75,000 - $100,000

$100,000 - $125,000

$125,000 - $150,000

> $150,000

Non-residential

Housing



Domain:

Ratio of Duplex to Single Family Housing ValueData Source: City of Milwaukee Assessor’s Office, City of Milwaukee Master Property File

The assessed value of Duplex proper�es should be higher the value of single family proper�es. Ra�os near or below one o�en occur in neighborhoods where duplexes are investor owned, represent a small propor�on of proper�es or both. Alterna�vely, high duplex values are o�en a sign of high rates of owner occupancy and well maintained proper�es.

In recent decades, duplex parcels have had similar median assessed values as single family parcels in the Harambee neighborhood, and the ra�o of duplex to single family housing value has ranged between 0.9 and 1.1.

The value of duplex parcels rela�ve to single family parcels increased slightly between 1998 and 2005 and then sharply in 2008. The value of duplexes rela�ve to single family homes was higher in Harambee and the comparison tracts than in the City of Milwaukee as a whole. The ra�o for Milwaukee fluctuated between 0.8 and 1.0.

The ra�o in comparison tracts, like in Harambee also stayed within a narrow range of 0.9 to 1.1 in recent decades but the pa�ern of ups and downs were not coincident with those in Harambee. Like Harambee, several comparison neighborhoods saw higher rela�ve values for duplexes a�er the “bubble” for single family housing values burst in 2007.

Tract 101 has shown a marked increase in the ra�o of duplex to single family values during the middle years of the study with values over 1.6 for much of this �me, but this was largely because single family values dropped substan�ally.

Tract 165, on Milwaukee’s south side, is located in a more stable housing market. Single family homes were substan�ally undervalued at the beginning of the study and, as they gained value, the ra�o declined from 1.4, the highest of all comparison tracts in 1984, to about 1.1 in 2011.

Housing

Median Housing ValueRatio of Duplex to Single Family 2000 - 2011

0.00

0.20

0.40

0.60

0.80

1.00

1.20

1.40

1.60

2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011

Dup

lex/

Sing

le F

amily

Val

ue R

atio

Harambee Milwaukee City Comparison Tracts

Change in Median Housing ValueRatio of Duplex to Single Family 2000-2011

-30% -20% -10% 0% 10% 20% 30%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165



Domain: Housing

Home OwnershipData Source: City of Milwaukee Master Property File

Home ownership of single family, condo and duplex proper�es has long been considered a key indicator of neighborhood strength. Evidence suggests that home owners are more likely to par�cipate in voluntary and poli�cal ac�vi�es and stay in their homes longer which contributes to neighborhood quality and stability. “Parcel” ownership is more important than “unit” ownership for duplex proper�es.

The percent home ownership in Harambee slowly increased for roughly a decade star�ng in the mid 1990s reaching a peak for single family proper�es in 2005 (62.8%) and for duplexes in 2006 (46.5%). Between 2006 and 2011 percent home ownership declined by 7.5% to from 52.9% for single family and duplex proper�es in 2006 to 45.4% in 2011 par�ally due to foreclosure, but primarily due to market specula�on driving up sales due to the close proximity of the gentrifying Brewers Hill and Riverwest neighborhoods.

Harambee homeowners are much more likely to own duplexes than are Milwaukee homeowners in general. Duplexes are 45% of owner occupied parcels in Harambee while 53% of owner occupied proper�es are single family compared to Milwaukee owner occupied proper�es which are 17% Duplexes and 81% single family homes.

The short term increase in home ownership during the most recent decade, this was only a temporary reversal of a longer term, slow decline of home ownership in the neighborhood. Declines in the last few years may signal a return to the long term downward trend.

Single family home ownership has been steady in the Harambee neighborhood over the last few decades with a slight rise from 1994 to 2004, followed by decreases in recent years. Interes�ngly, home ownership rates in comparison neighborhoods have converged to be roughly the same as Harambee’s rate. In the 1980’s, tracts 47 and 65 both had home ownership rates that were much higher than that of Harambee or the other comparison tracts but a long slow decline in home ownership has almost eliminated the gap. Tract 84 experienced a drama�c increase in home ownership during the 2000s, followed by a recent decline.

Home OwnershipSingle Family Parcels 2000 - 2011

0

10

20

30

40

50

60

70

80

90

100

2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010

Perc

ent O

wne

r Occ

upie

d


Change in Home OwnershipSingle Family Parcels 2000-2011

-20% -10% 0% 10% 20% 30% 40%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165



Domain:

Percent Home OwnershipDuplex Parcels 2000 - 2011

0

10

20

30

40

50

60

70

80

90

100

2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011

Perc

ent o

f Dup

lex

Parc

els


Change in Percent Duplex Home Ownership2000-2011

-25% -20% -15% -10% -5% 0% 5% 10% 15% 20%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165

Duplex parcel ownership has also been steady in the Harambee target area. The drop from strong home ownership is most obvious for tract 41. Tract 101 has fluctuated the more than other comparison tracts, star�ng out lowest and steadily rising to just higher than all but tract 41. This indicator shows similar trends in the comparison tracts, with all but tract 165 seeing small declines recently.

Home ownership in Harambee decreased slightly between 2000 and 2011 with most blocks that were predominately owner occupied staying that way, especially in the northern and eastern parts of the neighborhood. Many blocks in the western part of the neighborhood near Interstate 43 and in the southern part of the neighborhood were converted from owner occupied housing in 2000 to rental housing in 2010.

2011 Housing Type - Milwaukee Owner Occupied Parcels

Duplex17%

Apartments2%

SingleFamily81%

2011 Housing Type - Harambee Owner Occupied Parcels

Duplex45%

Apartments2%

SingleFamily53%

Housing



Domain:

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Harambee Park Neighborhood

Ownership Change 2005 - 2011Owner - Owner

Renter - Owner

Renter - Renter

Owner - Renter

Vacant

Non-residential

Housing

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Harambee Park Neighborhood

Ownership Change 2000 - 2011Owner - Owner

Renter - Owner

Renter - Renter

Owner - Renter

Vacant

Non-residential



Domain: Housing

Pace of Property SalesData Source: City of Milwaukee Assessor’s Office

Pace of sales can be used as a component to determine the “desirability” of a neighborhood when used in conjunc�on with other factors such as sales price, etc. A slow sales pace indicates an una�rac�ve market, although a high volume of sales could signal rapid turnover. Ideally, the pace of sales mirrors regional pa�erns.

The number of sales in the Harambee neighborhood was quite low throughout the nine�es – fewer than 20 sales per year –and remained that way un�l 2004 when sales increased sharply. The sales boom lasted three years in Harambee and was followed by a bust in 2008 - 2010. Only 35 arms-length sales were made in the neighborhood in 2008, 17 in 2009, and 12 and 2010.

The combined number of sales in comparison tracts was slightly higher than the number of sales in the Harambee neighborhood before the boom (except for 2002 when Harambee had 4 more sales), but since 2004 Harambee has had a more sales per year. Sales were sharply down in 2008 - 2010 in comparison tracts.

During the housing boom, sales in Harambee were evenly dispersed throughout the neighborhood. Sales in Harambee a�er the bust have occurred in the areas where residen�al redevelopment has occurred along 2nd Street, near the intersec�on of Mar�n Luther King Jr Blvd and Burleigh St, and in the eastern por�on of the neighborhood that borders the Riverwest neighborhood.

Total Housing Sales2000-02 - 2008-10

0

10

20

30

40

50

60

70

00-02 01-03 02-04 03-05 04-06 05-07 06-08 07-09 08-10Num

ber o

f Sal

es p

er 1

,000

Res

iden

tial P

arce

ls



Change in Total Housing Sales2000-2010

-40% -30% -20% -10% 0% 10% 20% 30% 40%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165

Three year rolling average



Domain:

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Sales2008 Sales

2009 Sales

2010 Sales

Non-residential

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Sales2005 Sales

2006 Sales

2007 Sales

Non-residential

Housing



Domain:

Share of City SalesData Source: City of Milwaukee Assessor’s Office

If sales are distributed evenly throughout the city, the share of sales for any par�cular neighborhood is directly related to that neighborhood’s propor�on of the city’s residen�al parcels, and very li�le change should be seen in stable neighborhoods. Changes in the share of sales are indicators of how ac�ve the market is compared to other parts of the city.

The share of arm’s length housing sales in Harambee ranges from 3 to 4 sales per thousand Milwaukee sales from late nine�es through 2004. Harambee’s share of sales then increased to over 14 per thousand from 2005-2007 with a peak of 26 per thousand in 2006. The neighborhood’s share then dropped to only 7.5 sales per thousand in 2011. Comparison tracts had a similar trend.

The sales rate per 1,000 residen�al parcels shows that before the housing boom the pace of sales in Harambee and the comparison tracts was much lower than the city average. When the boom hit, Harambee saw a greater increase in sales pace than the comparison tracts.

The level of sales for all of these tracts peaked by 2006. Even as sales city-wide dropped from highs of 8,031 in 2005 and 8,630 in 2006 to 3,500 in 2008, the share of sales for these central city tracts dropped even further.

Housing

Share of Housing Sales2000 - 2010

0

5

10

15

20

25

00-02 01-03 02-04 03-05 04-06 05-07 06-08 07-09 08-10

Sale

s Pe

r 1,0

00 M

ilwau

kee

Sale

s



Change in Share of Housing Sales2000-02 -- 2008-10

-100% -50% 0% 50% 100% 150%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165

Three year rolling average



Domain:

Building PermitsData Source: City of Milwaukee Department of Neighborhood Services

The number and value of building and occupancy permits submi�ed in an area gives an indica�on of how much property owners may be inves�ng in the general housing stock of the neighborhood.

The percentage of parcels with ac�ve building permits increased from 1.57% in 2006 to 2.65% in 2009 then fell to 1.92% in 2009. This coincided with an increase in the average value of construc�on permits from less than $20,000 in 2006 to more than $80,000 in 2009 and almost $120,000. New construc�on drove the increase including many single family home built by the Housing Authority and Habitat for Humanity, some privately developed mul�-unit apartment projects, a large office building and a new school.

During the same period, the amount of construc�on in the city and in the comparison tracts decreased. Parcels with construc�on permits in Milwaukee decreased from 2.25% in 2006 to 1.5% in 2010. Construc�on permits in comparison tracts dropped even more than in the city as a whole, from 2.01% in 2006 to just 0.79% in 2010. The average amount spent on construc�on also decreased in comparison tracts likely due to the effects of the current economic recession, but held steady in the city of Milwaukee as a whole.

Housing

Construction Permits2006-07 -- 2009-10

0.00%

0.50%

1.00%

1.50%

2.00%

2.50%

2006-2007 2007-2008 2008-2009 2009-2010

Per

cent

of P

arce

ls w

ith P

erm

its


Two year rolling average

Change in Construction Permits2006-07 - 2009-10

-80% -70% -60% -50% -40% -30% -20% -10% 0% 10% 20%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165Two year rolling average

Average Value of Construction Permits2006-07 -- 2009-10

$0

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000

2006-07 2007-08 2008-09 2009-10


F



Domain:

Housing AffordabilityData Source: Home Mortgage Disclosure Act Loan Application Register

Housing development strategies which create housing for purchase that is unaffordable by many households in a neighborhood may displace residents rather than allowing them to move up to more stable home ownership.

The measure of affordability used here relies on mortgage data and therefore only measures affordability of newly purchased homes. This indicator is influenced more by the housing market and lending prac�ces than by employment and wages.

Homes in the city of Milwaukee in general and in the Harambee neighborhood and comparison tracts specifically are quite affordable with the average buyer spending less than 20% of income on mortgages most years. The propor�on of income spent on mortgages by home buyers in Harambee increased from only 10% in 2004 to more than 20% in 2007 as sales values increased. This was followed by a sharp drop to 15.7%, increased in 2009 to 17.1%, then dropped again in 2010 to just 11.2%.

Neither the city as a whole or the comparison tracts experienced the increase in income spent on mortgages that Harambee did in 2009.

Housing affordability for Milwaukee as a whole and for comparison tracts showed increases from 2004 un�l 2007 followed by decreases in 2008 and 2009, and followed by increases in 2010.

Housing

Housing Affordability2004-2010

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

2004-05 2005-06 2006-07 2007-08 2008-09 2009-10

Perc

ent o

f Inc

ome

Spen

t on

mor

tgag

e


Points plot a twoyear rolling average

Change in Housing Affordability2004-05 to 2009-10

-200% 0% 200% 400% 600% 800% 1000%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165 Two yearrolling average



Domain:

Mortgage Lending Data Source: Home Mortgage Disclosure Act Loan Application Register

The level of mortgage investment in a neighborhood recognizes the extent of access to capital in a community. It can be par�cularly high when major reinvestment projects are funded.

In Harambee, the propor�on of loans made to owner occupants had a moderate increase during the housing boom and then increased drama�cally in 2009 when investors appear to have abandoned the market, but then returned to normal levels in 2010. At the same �me the total number of mortgages decreased sharply from a 2006 peak of 260 to 111, 52, 18 and 17 in each successive year.

In 2004, only 39% of Harambee mortgages were made to owner occupants. Less than 50% of mortgages in the neighborhood went to owner occupants in 2004, 2005, 2007 and 2008, but this rose to 55% in 2006 and 89% in 2009. In 2010 53% of first lien loans were to owner occupants. The low total number of loans a�er 2008 probably contributed to the vola�lity of this measure

The trend for comparison tracts differed from Harambee’s trend. The percentage of owner occupants receiving mortgages in the comparison tracts dropped from 61% in 2007 to its lowest point of 33% in 2009. In 2010 the percentage of first liens to owner occupants increased to 87.5%. In 2010, all first lien home loans in tracts 47, 65 and 101 were to owner occupants and zero loans were made in tracts 84 and 165. Similar to Harambee, the total number of loans originated in comparison tracts declined sharply from 177 loans in 2006 to just 8 in 2010.

Milwaukee mortgages went to owner occupants at a much higher rate, accoun�ng for 74% of loans in 2005 to 87% of all mortgages in 2010. The percentage increased steadily during the study period, due to a drop in specula�ve purchases.

Housing

Mortgage Lending2004-2010

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%

100.0%

2004 2005 2006 2007 2008 2009 2010

Perc

ent o

f Firs

t Lie

ns to

Ow

ner

Occ

upan

ts


Change in Mortgage Lending2004-2010

-100% -50% 0% 50% 100% 150% 200% 250% 300%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165



Domain:

High Cost Lending2004-2010

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%

2004 2005 2006 2007 2008 2009 2010

Perc

ent o

f Firs

t lie

ns th

at a

re H

igh

Cos

t


Change in High Cost Lending2008-2010

-100% -80% -60% -40% -20% 0%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165

Housing

High cost lending, o�en referred to as the sub-prime loan market, make up a much larger segment of the mortgage market in Harambee compared to the city of Milwaukee as a whole. At the height of the housing bubble in 2006, more than 70% of loans in Harambee were high cost loans, while in comparison tracts almost 8 in 10 mortgages were high cost.

When the housing bubble burst in 2007, the propor�on of high cost loans dropped each year to less than 10% in comparison tracts and the city, and to less than 20% in the Harambee neighborhood. In 2010 only 5.9% of loans were high cost. It appears that much of the housing bubble in Harambee and Comparison Tracts was fueled by increased access to lending through high cost loan products and that many of the buyers during the bubble were investors.

Foreclosure Rateby year First Quarter 2007 - First Quarter 2011

0%

2%

4%

6%

8%

10%

12%

2007 2008 2009 2010 2011

Perc

ent o

f Mor

tgag

es in

Def

ault

53212 Milwaukee ZIP Codes



Domain:

Tax DelinquencyData Source: City of Milwaukee Treasurer’s Office

The extent of tax delinquency reflects the capacity and willingness of resident and absentee owners to meet their obliga�ons to maintain their proper�es. Two years of delinquency reflects circumstances where an owner risks losing the property to tax foreclosure.

The number of proper�es in Harambee that were two or more year delinquent peaked in 2009, dropped in 2010 and then increased to nearly the same level in 2011. The Milwaukee Department of City Development has taken a more aggressive approach to tax foreclosures in the years since the housing crisis began and some of the proper�es coming off of the rolls of tax delinquent proper�es have become property of the city.

The average amount of taxes owed on delinquent proper�es in Harambee peaked in 2009 at $3,799, but decreased to less than $3,396 in 2010 as the result of a large number of tax foreclosures by city government. The average amount increased again in 2011 to $3,565. The amount owed in comparison tracts increased from only $2,613 in 2005 to over $3,500 in 2011.

Housing

Tax Delinquent Properties2005-2011

0%

2%

4%

6%

8%

10%

12%

14%

2005 2006 2007 2008 2009 2010 2011

Perc

ent R

esid

entia

l Par

cels

2 o

r mor

e ye

ars

delin

quen

t

Harambee Comparison Tracts Milwaukee City

Change in Percent Properties Tax Delinquent 2005-2011

0% 20% 40% 60% 80% 100% 120% 140%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165

Tax Delinquent Properties2005-2011

$0

$500

$1,000

$1,500

$2,000

$2,500

$3,000

$3,500

$4,000

$4,500

2005 2006 2007 2008 2009 2010 2011

Ave

rage

Am

ount

Ow

ed

per D

elin

quen

t Pro

pert

y




Domain:

Economy and Workforce

Employed ResidentsData Source: U.S. Census Local Employment Dynamics Data

The propor�on of adults who are employed is cri�cal to the financial stability of a community and to individual households. (Changes in the number of employed residents are available annually. The number of adults may also change, but accurate data are only available from the Decennial Census.)

The number of Harambee residents employed held steady near 4,000 between 2002 (3,909 employed) and 2008 (3,762 employed), but then dropped to 3,107 employed in 2009. The top employment sector for Harambee residents in 2009 was Health Care and Social Assistance followed by Manufacturing and Educa�onal Services. Harambee had about 100 more employed residents than in all Comparison tracts combined, except for in 2004 when 35 more residents of comparison tracts were employed.

The percentage of Harambee residents 16 or older (based on Census 2000) that were employed ranged between 49% and 52% un�l 2009 when it dropped to just 2009. This employment rate was higher than the rate for comparison tracts but lower than the rate for the city as a whole.


Share of Employment2002-2009

0.00%

0.25%

0.50%

0.75%

1.00%

1.25%

1.50%

1.75%

2002 2003 2004 2005 2006 2007 2008 2009

Shar

e of

Em

ploy

ed M

ilwau

kee

Res

iden

ts


Change in Number of Employed Residents Aged 16 and Older2002-2009

-30% -25% -20% -15% -10% -5% 0% 5%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165

Employment2002-2009

0

500

1,000

1,500

2,000

2,500

3,000

3,500

4,000

4,500

2002 2003 2004 2005 2006 2007 2008 2009

Num

ber o

f Res

iden

ts E

mpl

oyed




Domain:

Number of Workers by Industry2009

0 100 200 300 400 500 600 700 800

Number of Workers

Health Care and Social Assistance

Manufacturing

Educational Services

Accommodation and Food Services

Retail Trade

Administration & Support, Waste Management and Remediation

Public Administration

Finance and Insurance

Other Services (excluding Public Administration)

Transportation and Warehousing

Professional, Scientific, and Technical Services

Wholesale Trade

Management of Companies and Enterprises

Arts, Entertainment, and Recreation

Information

Construction

Real Estate and Rental and Leasing

Utilities

Agriculture, Forestry, Fishing and Hunting

Mining, Quarrying, and Oil and Gas Extraction




Domain: Economy and Workforce

Employment AccessData Source: U.S. Census Local Employment Dynamics Data

Although not all residents live near work, the availability of work within a short distance of a neighborhood enhances the value of the neighborhood and the opportuni�es for residents.

Local job pa�erns by sector reflect the extent that changing regional pa�erns within industry sectors are distributed evenly across the region.

The LED dataset shows that the number of available jobs in the Harambee neighborhood declined from 1,721 in 2002 to 951 in 2006, but then sharply increased to 8,550 in 2007 and 9,674 in 2009. This increase appears to be the effect of Manpower Interna�onal reloca�ng their headquarters to within the zip code in September 2007. Although the new loca�on is outside the Harambee neighborhood, peculiari�es with the geocoding process used for LED data resulted in the jobs being associated with the center of the 53215 zip code which is in the Harambee neighborhood.

In comparison tracts, three years show high numbers of jobs – 4,017 in 2003, 3,286 in 2006, 3,234 in 2007, 3,445 in 2008 and 3,152 in 2009 – and three years with low numbers – 1,086 in 2002, 479 in 2004 and 427 in 2005. Tract 165, one of the comparison tracts, is home to Allen-Bradley and this tract had over 3,000 jobs in each of the high years, less than 300 jobs in 2004 and 2005 and 608 jobs in 2002. Tracts 65 and 84 have a very low number of jobs - fewer than 70 for all years.

As seen in the figure on the following page, the leading industry sectors in Harambee in 2009 were Health Care and Social Assistance and Finance and Insurance.

Employment Oppourtunity2002-2009

0

2,000

4,000

6,000

8,000

10,000

12,000

2002 2003 2004 2005 2006 2007 2008 2009

Num

ber o

f Job

s


Change in The Number of Jobs2002-2009

-100% 0% 100% 200% 300% 400% 500%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165



Domain:

Number of Workers by Industry2009

0 200 400 600 800 1000 1200 1400 1600 1800 2000

Number of Workers

Health Care and Social Assistance

Finance and Insurance

Manufacturing

Educational Services

Management of Companies and Enterprises

Retail Trade

Professional, Scientific, and Technical Services

Administration & Support, Waste Management and Remediation

Accommodation and Food Services

Information

Public Administration

Wholesale Trade

Other Services (excluding Public Administration)

Transportation and Warehousing

Real Estate and Rental and Leasing

Arts, Entertainment, and Recreation

Construction

Utilities

Agriculture, Forestry, Fishing and Hunting

Mining, Quarrying, and Oil and Gas Extraction




Domain: Income and Wealth

Income and Wealth

AFDC (W2) UseData Source: University of Wisconsin-Milwaukee Employment and Training Institute

Families dependent upon welfare resources represent families facing current financial instability. (When families leave W-2 programs, research suggests they may s�ll be financially unstable, but “success” outcome measures are not available.)

Welfare reform in the 1990’s brought about a step drop in the number of families receiving W2 benefits, and the caseload continues to decline although at a much more gradual rate. In 2009, only 289 households within zip code 53212 received income assistance from W2. The decrease in W-2 use in zip 53212 parallels citywide patterns.

Families Receiving AFDC or W-2 Income Support in Zipcode 532121994 - 2009

289352325526

422

770558

647453

530738

1042

2312

2832

3233

3601

0

500

1,000

1,500

2,000

2,500

3,000

3,500

4,000

1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009

£¤43

N9T

HST

N13

THS

T

NH

OLT

ON

ST

N8T

HST

N7T

HST

N11

THST

N12

THS

T

N3R

DS

T

NR

ICH

AR

DS

ST

N1S

TS

T

NB

UFF

UM

ST

W KEEFE AV

N5T

HST

NM

AR

TIN

LK

ING

JRD

R

N2N

DS

T

W LOCUST ST

W CENTER ST

W CAPITOL DR

W BURLEIGH ST

N6T

HST

N4T

HST

N11

THLA

W RING ST

W ATKINSON AV

N10

THLA

N10

THS

T

W HADLEY ST

E KEEFE AV

NP

OR

TW

AS

HIN

GTO

NAV

W AUER AV

W MELVINA ST

W CHAMBERS ST

E CAPITOL DR

E HADLEY ST

E LOCUST ST

E CENTER ST

N2N

DLA

E VIENNA AV

W ABERT PL

E BURLEIGH ST

W VIENNA AV

W CONCORDIA AV

E CHAMBERS ST

E CONCORDIA AV

NJU

LIAST

NPA

LMER

ST

E AUER AV

W FINN PL

E NASH ST

NA

CH

ILLE

SS

T

E TOWNSEND ST

E ABERT PL

N9T

HLA

W CHRISTINE LA

W MESSMER ST

W TOWNSEND ST

E MELVINA ST

NPA

LMER

ST

N8TH

ST

W CONCORDIA AV

W CONCORDIA AV

N8T

HST

N10

THS

T

W CHAMBERS ST

W ABERT PL

N2N

DS

T

N4T

HST

N7T

HST

N1S

TS

T

N6T

HST

N5T

HST

N1S

TS

T

NPA

LMER

ST

N1S

TS

T

N6T

HST

W RING ST

N10

THS

T

N2N

DS

T

N6T

HST

N4T

HST

N12

THS

T

W VIENNA AV

§̈¦43

Source: American Community Survey 5 Year Estimate 2005 - 2009 Nonprofit Center of Milwaukee 2011


Median Income2005 - 2009

$15,000 or less

$15,001 - $25,000

$25,001 - $40,000

$40,001 - $50,000

More Than $50,000



Domain:

Average Household Income 1990, 2000 and 2005-2009

$0

$5,000

$10,000

$15,000

$20,000

$25,000

$30,000

$35,000

$40,000

$45,000

1990 2000 2005-2009

Harambee Harambee Comparison Tracts Milwaukee

Poverty Rate 1990, 2000 and 2005-2009

0%

10%

20%

30%

40%

50%

60%

1990 2000 2005-2009

Perc

ent o

f Ind

ivdu

als

Bel

ow P

over

ty L

evel


The sharp decline in families receiving aid did not correspond with a decrease in poverty, however. Indeed, although average annual household income increased greatly from 1990 to 2009, adjusted incomes increased in the nine�es but much of the gains were then eliminated in the decade since 2000.

The poverty rate mirrored this pa�ern with declines in poverty in the 1990s followed by increases that nearly returned poverty to the 1990 rate.

Average Household Income Adjusted to 2010 Dollars 1990, 2000 and 2005-2009

$0

$10,000

$20,000

$30,000

$40,000

$50,000

$60,000

1990 2000 2005-2009


Income and Wealth



Domain:

Median Income of Borrowers for Owner Occupied HousingData Source: Home Mortgage Disclosure Act Loan Application Register

New residents and others making a new commitment to a neighborhood by purchasing a home reflect the future of a neighborhood. The median income of this group reflects the pa�ern of change within the neighborhood. It reflects whether new residents increase or decrease median income for the neighborhood as a whole.

The ra�o of income of Harambee buyers of owner occupied housing to the median income of Milwaukee residents was highest in 2004 at 1.36 and hovered between 1.2 and 1.3 from 2005 to 2009. During the same �me the ra�o of Milwaukee owner occupied borrowers ranged higher, from 1.69 to just less than 2.0. The ra�o in comparison tracts, with the excep�on of a probable data error in 2005, hovered just above 1 un�l it dropped to 0.94 in 2009.

When the same ra�o is calculated with the neighborhood median income instead of the city median, Harambee buyers of owner occupied housing have incomes that are, on average, more than twice average income of the neighborhood as a whole. This suggests that incomes in Harambee may be trending upward as new homeowners move into the neighborhood.

The ra�o of incomes of homebuyers to residents for comparison tracts is also higher than when comparing to the city, but this difference is much less.

Income and Wealth

Ratio of Borrower Income to City Income2004-2009

0

1

2

3

4

5

6

2004 2005 2006 2007 2008 2009Ow

ner O

ccup

ied

Bor

row

er In

com

e / M

edia

n M

ilwau

kee

Inco

me


Change in Ratio of Borrower Income to City Income2004-2009

-100% -80% -60% -40% -20% 0% 20% 40%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165

Ratio of Borrower Income to Neighborhood Income2004-2009

0

1

2

3

4

5

6

7

8

2004 2005 2006 2007 2008 2009Ow

ner O

ccup

ied

Bor

row

er In

com

e / M

edia

n H

aram

bee

Inco

me




Domain:

Community Quality and Safety

CrimeData Source: City of Milwaukee Fire and Police Commission

Crime levels are a key indicator of neighborhood stability. Felony crimes (Part I) are the most serious crimes and generally more consistently recorded. Property crimes - such as burglary - reflect general security in the neighborhood and may affect whether renters decide to invest or stay in the neighborhood. More serious violent crimes - such as assaults or robbery - may be more cri�cal in determining whether current home owners will stay in a neighborhood.

The number of violent crimes in an area varies widely from year to year. Violent crime per 10,000 residents trends higher in the Harambee neighborhood than in the city as a whole, by a factor of 2 in most years. The trend in comparison tracts is lower than in Harambee but shows similar varia�ons from year to year.

The long term trend in violent crime for Harambee, comparison tracts and Milwaukee as a whole, has resulted in much higher rates per 10,000 residents in 2011 than in 1984. More recently spikes in violent crime in 2005 - 2007 have been followed by decreases over the past few years. This spike followed a year when neighborhood level data was lost due to difficul�es encountered as the police department switched data collec�on and recording procedures.

Violent crime rates are consistently higher in Harambee than in comparison tracts and rates in comparison tracts are consistently higher than rates in the City as a whole. City crime rates have much less annual varia�on than rates for Harambee and the comparison tracts, but also trended upwards during the study period.


Indexed Violent Crime2000-01 to 2009-10

0

50

100

150

200

250

300

2000-01 2002-03 2004-05 2006-07 2008-09

Crim

es p

er 1

0,00

0 re

side

nts



Change in Indexed Violent Crime2000-01 to 2009-10

0% 10% 20% 30% 40% 50% 60% 70% 80%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165

Two yearrolling average



Domain:

Indexed Property Crime2000-01 to 2009-10

0

200

400

600

800

1000

1200

2000-01 2002-03 2004-05 2006-07 2008-09

Crim

es p

er 1

0,00

0 re

side

nts



Change in Indexed Property Crime2000-01 to 2009-10

-25% -20% -15% -10% -5% 0% 5% 10% 15%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165Two year

rolling average

Property crime per 10,000 residents also trends higher in the Harambee neighborhood than in the city as a whole. The trend in comparison tracts is lower than in Harambee but shows similar varia�ons from year to year.

The number of property crimes per 10,000 Harambee residents fluctuates up and down within a range between about 850 and 1,100 per year without an overall up or down trend. Comparison tracts and the City property crime trends are similar to Harambee’s, with year to year varia�on but no clear long term up or down trend. All three trend lines have shown recent declines which may or may not indicate a future downward trend for property crimes in Milwaukee.




Domain:

VacancyData Source: City of Milwaukee Master Property File, American Community Survey, United

States Postal Service

Increases in the number of vacant parcels in a neighborhood signals a loss of effec�vely used land within a built urban environment. It will also suggest opportuni�es to build new housing, although vacant land that is made up of sca�ered small lots may not be appropriate for rebuilding. In Milwaukee, when vacant parcels are put to other uses, they are reclassified - either joined with an adjacent parcel or recognized as a small park (tot lot), parking lot or other use.

Over 10% of the parcel area in Harambee is classified as vacant which is almost double that for the city as a whole at about 6 percent. The number of vacant parcels has been slowly decreasing in Harambee since 2005 as has the area of vacant parcels. Star�ng 2006, more than thirty new single-family homes were built, mostly on vacant lots, in Harambee through efforts by the City, Habitat for Humanity and some private developers.


Land Area of Vacant Parcels2005-2010

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

2005 2006 2007 2008 2009 2010

Perc

ent D

eveo

pabl

e La

nd A

rea

Vaca

nt


Change in Percent Vacant Land Area2005-2009

-20% 0% 20% 40% 60% 80% 100%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165

Vacant Parcels2005-2010

0

50

100

150

200

250

300

350

400

450

2005 2006 2007 2008 2009 2010




Domain:

Long-term Residential Vacancy Q1-2008 - Q3-2010

0.00%

0.50%

1.00%

1.50%

2.00%

2.50%

3.00%

3.50%

Q1-2008 Q2-2008 Q3-2008 Q4-2008 Q1-2009 Q2-2009 Q3-2009 Q4-2009 Q1-2010 Q2-2010 Q3-2010

Perc

ent o

f Res

iden

tial P

arce

ls V

acan

t 3 M

onth

s

Harambee Harambee Comparison Tracts Milwaukee City

Long-term Business Vacancy Q1-2008 - Q3-2010

0.00%

1.00%

2.00%

3.00%

4.00%

5.00%

6.00%

7.00%

Q1-2008 Q2-2008 Q3-2008 Q4-2008 Q1-2009 Q2-2009 Q3-2009 Q4-2009 Q1-2010 Q2-2010 Q3-2010

Perc

ent o

f Bus

ines

s Pa

rcel

s Va

cant

3 M

onth

s

Harambee Harambee Comparison Tracts Milwaukee City

Mobility2005 - 2009

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

2005-2009 1-Year Mobility

Perc

ent o

f Pop

ulat

ion

Livi

ng in

Sam

e H

ouse

as

1 -

Year

Ago


In contrast to Harambee, comparison tracts have shown a slow rise in the percent parcel area that is vacant. This has tracked slightly higher than the city average since 2006 when a large industrial parcel in tract 47, owned by Tower Automo�ve, Inc., became vacant. In 2005, before the Tower parcel was reclassified, the percent of land vacant in comparison tracts was only 4.7%.

The rate of long-term business and residen�al vacancy (3 months or more) varies greatly between quarters, but trended higher than the citywide average in Harambee.

Both Harambee and the comparison tracts have extremely mobile popula�ons. Less than half of Harambee and comparison tract residents lived in the same house as the previous year compared to 80% citywide.




Domain:

Community Institutions and Relationships

Nonprofit InstitutionsData Source: U.S. Internal Revenue Service Exempt Organizations Master File

Nonprofit organiza�ons are a cri�cal community resource. Although more specialized programs serve large areas, many nonprofits provide a localized, neighborhood focused service. Serving as anchor ins�tu�ons in many neighborhoods, they also support community building, leadership development and local problem solving.

The number of Harambee nonprofits per square mile has increased from 47.2 in 2005 to 77.4 in 2010. The number of nonprofits in comparison tracts and in Milwaukee as a whole also increased during this �me.

Harambee has a vibrant nonprofit community hos�ng 82 nonprofit offices equaling 2.4% of all nonprofit offices in the city. Many organiza�ons have located in the Harambee retail district and serve popula�ons across the en�re North Side.


Nonprofits Organizations per Square Mile2005-2010

0

10

20

30

40

50

60

70

80

90

2005 2006 2007 2008 2009 2010


Change in Nonprofits per Square Mile2005-2010

0% 50% 100% 150% 200% 250% 300% 350%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165



Domain:

Voter ParticipationData Source: City of Milwaukee Board of Election Commissioners

Poli�cal efficacy reflects a commitment by a neighborhood to influencing the services and policies of government. Conversely, those elected are more responsive to ac�ve community involvement. Voter par�cipa�on is measured by the number of votes as a percentage of the vo�ng age popula�on. Par�cipa�on trend lines in Presiden�al Elec�on years are separated from trend lines in Gubernatorial Elec�on years due to the predictably higher turnout in presiden�al elec�ons.

Wisconsin voters can register to vote at the polls on Elec�on Day and as a result the state consistently has had one of the highest voter par�cipa�on rates in the na�on. The same day registra�on effect is most prominent in high profile elec�ons and probably contributes to Harambee vo�ng in higher numbers than the city as a whole in presiden�al elec�ons. This is also a possible explana�on for the high par�cipa�on rate in the highly compe��ve and high profile 2010 gubernatorial elec�on.

Voter par�cipa�on in comparison tracts was consistently lower than in Harambee and the city as a whole during both presiden�al and gubernatorial elec�ons, but showed a similar increasing trend in gubernatorial elec�ons likely as a result of popular local candidates.


Voter Participation in Elections2004-2008

0

10

20

30

40

50

60

70

80

2002 2004 2006 2008 2010

Perc

ent


Presidential Elections

Gubernatorial Elections



Domain:

Education and CultureQuality schools are an important asset for residents and o�en cri�cal in the choices households make to select and invest in a neighborhood. School performance is also an important indicator of the successful development of youth and their likely sustainable future.

The available data do not allow a refined use of this data at the neighborhood level. For the City of Milwaukee Public Schools data is not available for the group of students that lives within an “a�endance area” or other neighborhood division. Performance and A�endance data are easily available, but only at the school building level, which is not necessarily reflec�ve of the students living in the neighborhood. For many schools in Milwaukee, and especially within the Sustainable Communi�es target neighborhoods, fewer than 50% of students a�ending the school live actually in that school a�endance area.

Education and Culture

School Last Year Enrollment in Last Year

Community Trade and Business Center-CTBC 2005-2006 63

Malcolm X Academy 2006-2007 462

Aurora Weier High 2006-2007 77

Schools Closed in Harambee2004-05 to 2009-10

Student EnrollmentData Source: State of Wisconsin Department of Public Instruction – Wisconsin Information

Network for Successful Schools (WINSS)

The numbers of students enrolled in local schools represents the extent of school resources in or near the neighborhood. Declining enrollments when the number of youth is not declining as rapidly, represents a choice by many families to enroll their children in “be�er” choices beyond the neighborhood and choices by other families in the city not to choose these schools. In Milwaukee, schools compete for a shrinking pool of students, so enrollment levels are a measure of their perceived success.

Enrollment in Milwaukee public schools and charter schools in the Harambee neighborhood has dropped more than 29% from 2,796 in 2004-05 to 1,977 in 2009-10. Much of the decline resulted from the closure of schools in the neighborhood with three Harambee schools closing between the 2004-05 and 2008-09 school years. The Community Trade and Business Center (CTBC) school closed in 2006 when it had 63 students, and the Malcolm X Academy (462 Students) and Aurora Weir High School (77 students) closed in 2007. These three closures account for 74% of the decline.



Domain:

Enrollment at Public and Private Schools2004-05 School Year - 2009-10 School Year

0

10,000

20,000

30,000

40,000

50,000

60,000

70,000

80,000

90,000

100,000

2004-2005 2005-2006 2006-2007 2007-2008 2008-2009 2009-2010

Kin

derg

arte

n th

roug

h 12

th G

rade

Stu

dent

s

Milwaukee MPS Milwaukee MPCS

Change in MPS and MPCS Enrollment2004-05 to 2008-09 School Year

-30% -20% -10% 0% 10% 20% 30%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165

Public school enrollment for the city as a whole decreased by 10% over the same period. Enrollment in schools in comparison tracts is very high when compared to Harambee and increased by 5% between the 2004-05 and the 2008-09 school year, but then dropped steeply to only 7,444 in the 2009-10 school year.

Milwaukee also has “choice” schools which are private schools that take public vouchers for some or all of their students. Enrollment figures for these schools are provided as a one-�me count on the third Friday in September. Over 40% of students enrolled in scho0ls in the Harambee neighborhood for the 2009-10 school year a�ended private schools as a result of the Milwaukee Parental Choice program.


Enrollment at Public and Private Schools2004-05 School Year - 2009-10 School Year

0

1,000

2,000

3,000

4,000

5,000

6,000

7,000

8,000

9,000

10,000

2004-2005 2005-2006 2006-2007 2007-2008 2008-2009 2009-2010

Kin

derg

arte

n th

roug

h 12

th G

rade

Stu

dent

s

Harambee MPS Comparison Tracts MPS Harambee MPCS Comparison Tracts MPCS



Domain:

Student AttendanceData Source: State of Wisconsin Department of Public Instruction – Wisconsin Information


Student achievement is clearly linked to par�cipa�on in school. A�endance rates account for overall par�cipa�on throughout the school year.

A�endance rates at Harambee schools stayed between 89% and 91% during the 2004-05 through the 2009-10 school years.

A�endance rates in Comparison tracts and the city of Milwaukee trended within the same range, except for an a�endance rate of 85.8% in comparison tracts in 2008-09.


Student Attendance Rate K-122004-05 School Year - 2009-10 School Year

80

82

84

86

88

90

92

94

96

98

100

2004-2005 2005-2006 2006-2007 2007-2008 2008-2009 2009-2010

Ave

rage

Dai

ly A

ttend

ance

Rat

e


Student Attendance Rate2004-05 to 2009-10 School Year

-12% -10% -8% -6% -4% -2% 0% 2%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165



Domain:

Eligibility for Free LunchData Source: State of Wisconsin Department of Public Instruction – Wisconsin Information


The threshold income requirements for Free Lunch programs represent a rou�ne measure of the number of children in families that are in poverty or near poverty status.

Roughly 90% of students in the Harambee neighborhood were eligible for free or reduced lunch between the 2004-05 and 2010-11 school years. Harambee trended more than ten points higher than the city over this period. Comparison tracts had trends similar to Harambee star�ng with the 2005-06 school year, but were closer to the Milwaukee rate in 2004-05.


Students Eligible for Free and Reduced Lunch2004-05 School Year - 2010-11 School Year

0

10

20

30

40

50

60

70

80

90

100

2004-2005 2005-2006 2006-2007 2007-2008 2008-2009 2009-2010 2010-2011

Perc

ent


Change in Students Eligible for Free and Reduced Lunch

2004-05 to 2010-11 School Year

-10% 0% 10% 20% 30% 40% 50%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165



Domain:

High School Completion RateData Source: State of Wisconsin Department of Public Instruction – Wisconsin Information


High School gradua�on is an ul�mate measure of students succeeding in school. Economic effects are clear and o�en life-long.

The limita�ons of local data mean that this indicator is more directly a measure of whether a nearby high school is an asset to the community. High schools are o�en farther away from the neighborhood and reflect the experiences and challenges faced by students from a wide area of the city.

High school comple�on peaked in Harambee schools in 2007 and then dropped to zero the following year when Malcolm X High School, the only high school in the neighborhood, closed its doors. North Division High School, a large high school found near Harambee in tract 84, was reopened in the fall of 2011 a�er having been split into charter schools since 2004.

The high school comple�on rate increased in Milwaukee and in the Comparison tracts over the same period, peaking in the 2006-07 school year then steadily declining in subsequent years.


High School Completion Rate2004-05 School Year - 2009-10 School Year

0

10

20

30

40

50

60

70

80

2004-2005 2005-2006 2006-2007 2007-2008 2008-2009 2009-2010

Hig

h Sc

hool

Com

plet

ion

Rat

e


Change In High School Completion Rate2004-05 to 2009-10 School Year

0% 10% 20% 30% 40% 50% 60% 70% 80%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165



Domain:

Student AchievementData Source: State of Wisconsin Department of Public Instruction – Wisconsin Information


Standardized tests allow a comparable measure of student achievement. Third Grade reading and math scores have been recognized as key measures. Students who do not achieve proficiency in these basic skills by the 3rd grade are o�en further challenged in later grades, and ul�mately may drop out of school.

Given the mix of students from mul�ple neighborhoods in a school, the test scores represent in part the success of the school program in mee�ng the needs of its students.

The trend line for Harambee student achievement in reading between 2005-2006 and 2009-2010 was extremely variable. Less than 20% of Harambee third graders tested as Advanced or Proficient in reading in 2005-06 – much lower than Milwaukee as a whole and comparison tracts. Harambee third graders improved in the following two years with more than 50% of students tes�ng in the top two categories. The improvement was short lived and only 38.7% of third graders tested as Advanced or Proficient in 2009-2010. In the 2010-11 school year reading scores improved again with over 50% tes�ng Advanced or Proficient.

Comparison tracts and the city as a whole showed similar trends, they also tested be�er in 2006-07 and 2007-08 school years than 2008-09 and 2009-10. Like Harambee, both the comparison tracts and improved greatly in the 2010-11 school year – comparison tract peaked at 56.8% Proficient or Advanced.


3rd Grade Students Proficient or Advanced in Reading2005-06 School Year - 2010-11 School Year

0

10

20

30

40

50

60

2005-2006 2006-2007 2007-2008 2008-2009 2009-2010 2010-2011

Perc

ent


Change in Percent of 3rd Grade Students Proficient or Advanced in Reading


-50% 0% 50% 100% 150% 200% 250%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165



Domain:

3rd Grade Students Proficient or Advanced in Math2005-06 School Year - 2010-11 School Year

0

10

20

30

40

50

60

2005-2006 2006-2007 2007-2008 2008-2009 2009-2010 2010-2011

Perc

ent


Change in Percent of 3rd Grade Students Proficient or Advanced in Math


0% 50% 100% 150% 200% 250% 300% 350% 400%

Harambee

Tract 47

Tract 65

Tract 84

Tract 101

Tract 165

Only 10% of Harambee third graders tested as Proficient or Advanced at mathema�cs in the 2005-06 school year. Test scores subsequently improved, but only once, in 2010-11, scored higher than 40% in the top two categories.

Just more than 25% of third graders a�ending Milwaukee schools and comparison tract schools scored Proficient or Advanced at mathema�cs in the 2005-06 school year, but these third graders improved to over 40% of students tested scoring in the top categories for math in the 2007-08 school year and each year since.




Domain:

Demographics

Change in Diversity-Race and Ethnicity of Owner Occupied Mortgage BorrowersData Source: Home Mortgage Disclosure Act Loan Application Register; US Census American

Community Survey 2009 5-year estimate.

Future trends in the diversity of a neighborhood are reflected by the racial and ethnic characteris�cs of those who are new home buyers. These trends focus on the home owning segment of the popula�on - a more stable element than rental households.

Owner occupied mortgages for home purchase were made to whites at a much higher rate than their demographic representa�on in the Harambee neighborhood. This demographic mismatch decreased substan�ally in 2006 and 2007, as the housing market peaked, but then increased drama�cally with more than 50% of owner occupied mortgages being made to whites.

One likely explana�on for this pa�ern is that young white home buyers are moving into the neighborhood and finding good deals when compared to the more expensive housing market of Riverwest just to the east and Brewer’s Hill to the south. Another explana�on is that loans were easier to secure for non-white borrowers during the housing bubble and then became very hard to get, par�cularly for non-whites, a�er the housing market crashed and the credit market dried up.

Milwaukee showed a similar trend, but the percentage of loans to white borrowers was generally lower than their representa�on in the city with the excep�on of 2005 and 2006.

Comparison tracts show a trend similar to that found in the Harambee neighborhood.

Demographics

Owner Occupied White Borrowers Compared to White Households2004-2010

2004 2004 20042005 2005 20052006 2006 20062007 20072008 2008 20082009 2009 20092010 2010 201020070%

10%

20%

30%

40%

50%

60%

70%


Perc

ent

5.7% non Hispanic white households4.2% non Hispanic white households

51.0% non Hispanic white households

Change in Percent Owner Occupied First Liens to Whites

2008-2010

-100% -80% -60% -40% -20% 0% 20% 40% 60%

Harambee

Milwaukee City

Comparison Tracts



Domain:

BirthsNeighborhoods have a limited poten�al for vitality if young households do not recognize the neighborhood as a place to start a family. The Crude Birth Rate reflects the overall balance of a renewing resource within a neighborhood. Neighborhoods go through “life cycles” as a pool of families start families together and may stay within the neighborhood as their children grow. So small changes in this indicator are common. Very low rates, however, are a concern.

Demographics

CONCENTRATIONS OF BIRTHS

Legend

Low

Medium

High

1993

CONCENTRATIONS OF BIRTHS

Legend

Low

Medium

High

2004

Birth pa�erns in Milwaukee changed drama�cally in the past two decades. Neighborhoods on the north side that once had high densi�es of births no longer had high densi�es by 2004. The high density areas on the South Side increased over the period. More recently we have seen the pa�ern of births shi� to the northwest and southwest areas of the city following migra�on of black and Hispanics respec�vely.



Appendix

harambee neighborhood - lisc institute for … · 14 3 greater bethlehem temple ... located across...

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