Studies on Halfway Houses
Policy
Brief: Do Halfway Houses and Community Corrections Facilities
Cause Property Values to Decrease?
MYTH:
Opening a community based facility
in my neighborhood will decrease the value of my home.
FACT:
Housing values on streets with halfway houses and community based facilities
around the District have continued to increase significantly over the
past five years.
"My
quality of life has plummeted. My property value has suffered. I can't
sell my property as long as I have people on assisted housing living
next door... I will get rid of those people."-A DC-area resident speculates
on the impact of having a drug and community based treatment facility
next door, The Washington Post, April 20, 1996.
Summary
Some
DC residents fear that their housing values will decrease if a halfway
house or other kind of community based facility opens that provides
rehabilitative services to troubled populations. However, as housing
value trends show, actual sale prices have continued to rise in neighborhoods
within the District where these facilities operate.
In
order to determine the impact the presence of these facilities have
on the resale values of homes, D.C. Prisoners' Legal Services commissioned
The George Washington University, Center for Excellence in Municipal
Management and the Center on Juvenile and Criminal Justice to undertake
a study of housing values over the past five years (from December 1,
1997 through March 7, 2002). This brief analyzes and summarizes property
values and resale trends for street addresses within a six to eight
block radius of halfway houses and community based facilities in Northeast,
Northwest and Southeast.
Main
Findings
The
housing value data reveal three important findings:
- All
of the neighborhoods with halfway houses and community based facilities
experienced an increase in housing values for single family homes
between 1997 and 2002, both on the street and within the zip code
where the facilities are located over the past five years. This finding
was true in neighborhoods in Northwest, Northeast and Southeast. In
some neighborhoods studied, the houses directly around facilities
had greater growth than those in the zip code as a whole. In other
neighborhoods, houses directly around facilities experienced less
of a growth in value than in the neighborhood as a whole.
- Even
homes that sold within a one-block radius of the facility experienced
an increase in housing values over the past five years. Some homes
within a couple of blocks of a facility actually doubled in value,
or rose as much as $100,000.
- Community
based facilities have not contributed to a decrease in housing values
in the neighborhoods where numerous facilities are located over the
past five years.
Methodology
The
data on housing sale prices for single family homes in the District
was retrieved from "Property Views," a data system used by realtors
in the D.C.-metro region to track housing resale prices by street address,
street name, ward, or zip code. Researchers surveyed home sales between
December 1, 1997 and March 7, 2002 for single-family homes within a
multi-block radius for the exact street where the facility is located
for each of the facilities. Subsequently, all homes within the zip code
where the facility is located were queried to determine whether the
trends in housing values are consistent for streets with these facilities
in comparison to all home sales within that zip code.
First,
all home sales within a six to eight block radius from the facility
are listed in chronological order for the particular street where the
facility is located.
Second,
average sale prices by year were calculated for each year from 1997
to 2002, or 2001 if there were no home sales in 2001. Some streets did
not have any home sales in a given year. The significant findings from
the existing housing data are discussed.
Then,
all home resales (homes that have sold more than once over the past
five years) were separated out. This allows researchers to look at the
sale prices of the same property over time.
Subsequently,
to determine whether the trend in housing values is consistent with
that of the zip code where the facility is located, houses which sold
within the zip code where the facility is located were randomly selected
and averaged using the Property Views system.
Following
are the street addresses of 7 halfway houses and 2 community based facilities,
which serve provide services to DC residents and the trends in property
values over the past five years.
Data
Limitations
The
data received from Property Views system lists the amenities, such as
number of bedrooms and bathrooms for each of the properties, therefore
it is not possible to account for the numerous reasons why a property's
value may increase, such as a home renovation, a commercial or retail
development opening nearby, or a new metro stop opening in the neighborhood.
Second, prices were not controlled for amenities such as the number
of bedrooms and bathrooms, whether the property has a garage, or square
footage. However, averaging all of the values for the home sales included
in the samples should provide a reasonable explanation of housing value
trends. It should also be cautioned that there were few home sales in
most of the neighborhoods over the last five years to use in this study.
Last, home values were not controlled for inflation or interest rates.
Dupont
Circle Neighborhood
1.)
Homes located between the 1400 and 1900 blocks of 16th Street,
NW 20009 were queried. The Green Door is located at 1623 16th
Street, NW. This facility provides residential treatment to mentally
ill adults. |
Block
of 16th Street, NW |
Amenities |
Date
Sold |
Sale
price |
*1900
block |
3
bedrooms/2 baths |
September
1997 |
$239,000 |
*1900
block |
3
bedrooms/2 baths |
April
1998 |
$262,500 |
1800
block |
3
bedroom/3 baths |
May
1997 |
$340,000 |
1900
block |
3
bedrooms/1 1.5 baths |
July
1997 |
$271,000 |
1500
block |
3
bedrooms/4 baths |
August
1998 |
$511,000 |
1500
block |
3
bedrooms/4 baths |
July
1999 |
$560,500 |
1800
block |
5
bedrooms/4 baths |
August
1999 |
$466,000 |
1900
block |
4
bedrooms/2 baths |
October
1999 |
$290,000 |
1400
block |
5
bedrooms/2 1.5 baths |
July
2001 |
$2,050,000 |
1900
block |
4
bedrooms/4 baths |
December
2001 |
$1,050,000 |
*=Home
Resold |
On
the 1900 block of this 16th Street, NW, three blocks away from The Green
Door, a three-bedroom/two bath home sold for $239,000 in September 1997.
It resold in April 1998 for $262,000, an increase of 10% in just seven
months.
Between
the 1400 and 1900 block of 16th Street, NW, the average housing
prices were as follows: |
Average
sale price in 1997=$283,333 |
Average
sale price in 1998=$386,750 |
Average
sale price in 1999=$438,833 |
No
sales in 2000 |
Average
sale price in 2001=$1,550,000 |
No
sales in 2002 |
Two
homes within three blocks of the facility sold for over $1 million and
over $2 million respectively in 2002. The average increase in price
of the homes sold between 1997 and 2001 is about 447%.
2.)
Homes located between the 1500 and 2200 blocks of 19th street
were queried. The Trudie Wallace House is located on this street
at 1816 19th Street, NW 20009. This is an adult residential rehabilitative
facility that houses male ex-offenders returning to the community
from secure confinement. |
Block
of 19th Street, NW |
Amenities |
Date
Sold |
Sale
Price |
*1600
block |
5
bedrooms/4 baths |
March
1997 |
$359,000 |
*1600
block |
5
bedrooms/4 baths |
March
1998 |
$496,000 |
*1800
block |
5
bedrooms/5.5 baths |
March
1997 |
$565,000 |
*1800
block |
5
bedrooms/5.5 baths |
January
1999 |
$880,000 |
*1800
block |
6
bedrooms/4 baths |
November
1997 |
$630,000 |
*1800
block |
6
bedrooms/4 baths |
November
2001 |
$963,100 |
1700
block |
5
bedrooms/5 baths |
April
1997 |
$538,000 |
1600
block |
1
bedrooms/2 baths |
April
1998 |
$397,000 |
1600
block |
3
bedrooms/3 baths |
January
1998 |
$699,000 |
1900
block |
5
bedrooms/3.5 baths |
April
1999 |
$730,000 |
1600
block |
2
bedroom/2 baths |
June
2000 |
$540,000 |
1600
block |
5
bedrooms/4 baths |
May
2001 |
$695,000 |
*=Home
Resold |
On
the 1600 block of 19th Street, NW, three blocks away from The Trudie
Wallace House, a five-bedroom/four bath home sold for $359,900 in March
1997. It resold in August 2001, for $496,000. A five bedroom/five and
a half bath home on the 1800 block, just a half-block away sold for
$565,000 in March 1997 and resold for $880,000 in January 1999. Another
home on the 1800 block, just one block away sold for $630,000 in November1996
and resold for $963,100 in November 2001.
Between
the 1600 and1900 blocks of 16th Street, NW, the average housing
prices were as follows: |
Average
sale price in 1997=$523,000 |
Average
sale price in 1998=$531,000 |
Average
sale price in 1999=$805,000 |
Average
sale price in 2000=$540,000
(only one home sold on this block in 2000) |
Average
sale price in 2001=$829,000 |
Overall average growth in value for single family homes on this street,
as indicated by home sales between March 1997 and November 2001, is
59%.
20009
Zip code
A
random sample of all of the homes was selected between December
1997 and March 2002. The values were averaged to determine the
average increase between the years. In the 20009 zip code where
the facility operates, the average prices for single family homes
were as follows: |
Average
sale price in 1997=$360,000 |
Average
sale price in 1998=$391,000 |
Average
sale price in 1999=$454,000 |
Average
sale price in 2000=480,000 |
Average
sale price in 2001=$750,000 |
Average
sale price in 2002=$789,000
(only looks at Jan-beg. March, 2002) |
Overall
growth for all single family homes in the 20009 zip code as indicated
by sales between December 1997 and February 2002 is 119%. The greatest
change is attributed to the average change in values between 2000 and
2001 of $270,000 for a single-family home.
Capitol
Hill Neighborhood
3.)
Homes located between the 400 and 1000 blocks of 14th Street,
NE were queried. Extended House is located at 810 14th Street,
NE. This is a halfway house serving adult male offenders. |
Block
of 14th Street, NE |
Amenities |
Date
Sold |
Sale
Price |
*600
block |
3
bedroom/1 bath |
November
1997 |
$43,000
|
*600
block |
3
bedroom/I bath |
December
2000 |
$80,000 |
*600
block |
3
bedroom/1 bath |
April
1999 |
$83,000 |
*600
block |
3
bedroom/1 bath |
March
2000 |
$144,000 |
500
block |
3
bedrooms/1.5 baths |
April
1997 |
$95,000 |
500
block |
3
bedrooms/1.5 baths |
September
1998 |
$125,000 |
500
block |
3
bedrooms/1.5 baths |
March
1999 |
$133,900 |
500
block |
3
bedrooms/2.5 baths |
July
1999 |
$170,000 |
500
block |
5
bedrooms/3.5 baths |
July
1999 |
$172,000 |
500
block |
2
bedrooms/1.5 baths |
October
1999 |
$126,000 |
600
block |
3
bedrooms/2 baths |
December
1999 |
$65,000 |
500
block |
3
bedrooms/1.5 baths |
February
2000 |
$140,000
|
500
block |
2
bedrooms/1.5 baths |
February
2000 |
$123,600
|
600
block |
3
bedrooms/1.5 baths |
September
2000 |
$67,000 |
500
block |
5
bedrooms/3.5 baths |
December
2000 |
$175,000 |
400
block |
3
bedroom/1.5 baths |
July
2001 |
$166,000 |
600
block |
3
bedrooms/2 baths |
February
2002 |
$200,000 |
*=Home
Resold |
On
the 600 block of 14th Street, NE, two blocks away from the facility,
a three bedroom/1 bath home sold for $43,000 in November 1997. It resold
in December 2000, for $80,000Ņalmost double the price of three years
ago. Another three bedroom/1 bath home on the same block, just two blocks
away from the facility, sold for $83,000 in 1999, and resold for $144,000
in March 2000, less than one year later.
Between
the 400 and 1000 blocks of 16th Street, NW, the average housing
prices were as follows: |
Average
sale price in 1997=$69,000 |
Average
sale price in 1998=$125,000
(just one home sold on this block in 1998) |
Average
sale price in 1999=$125,000 |
Average
sale price in 2000=$122,000 |
Average
sale price in 2001=$166,000
(just one home sold on this block in 2000) |
Average
sale price in 2002=$200,000
(just one home had sold as of March 7, 2002 on this block) |
Overall
average growth in value for three to five bedroom single family homes
as indicated by home sales between April 1997 and February 2002 is 190%.
This change is attributed to the change in housing values on this street
from an average of $69,000 in 1997 to an average of $200,000 in 2002.
4.)
Homes located between the 1000 and 1800 blocks of G Street, NE
20003 were queried. Fairview Adult Rehabilitative Center is located
at 1430 G Street, NE. 20003 This is a halfway house serving adult
female offenders. |
Block
of G Street, NE |
Amenities |
Date
Sold |
Sale
Price |
*1000
block |
5
bedrooms/2.5 baths |
May
2001 |
$125,000 |
*1000
block |
5
bedrooms/2.5 baths |
June
2001 |
$173,500 |
*1000
block |
3
bedrooms/1.5 baths |
April
1999 |
$170,000 |
*1000
block |
3
bedrooms/1.5 baths |
September
2001 |
$180,000 |
*1200
block |
3
bedrooms/1.5 baths |
May
1997 |
$59,900 |
*1200
block |
3
bedrooms/1.5 baths |
November
1997 |
$130,000 |
*1400
block |
3
bedrooms/2 baths |
September
1997 |
$99,900 |
*1400
block |
3
bedrooms/2 baths |
January
2001 |
$158,900 |
*=Home
Resold |
On
the 1000 block of G Street, NE, two blocks away from the facility, a
five bedroom/2.5 bath home sold for $125,000 in May 2001 and resold
just one month later for $173,500. Another home on the 1200 block of
G Street sold for $59,900 in May 1997, and resold in November of the
same year for $130,000. Lastly, a three bedroom/2 bath home on the 1400
block of G street, NE sold for $99,900 in September 1997, and resold
for $158,600 in January 2001.
Between
the 1000 and 1800 blocks of G Street, NE, the average resale prices
were as follows: |
Average
sale price in 1997=$97,000 |
No
homes sold on this block in 1998 |
Average
sale price in 1999=$170,000
(just one home sold on this block in 1999) |
No
homes sold on this block in 2000 |
Average
sale price in 2001=$160,000 |
No
homes sold on this block in January-March 2002 |
Overall
average growth in value for three to five bedroom single family homes
as indicated by home sales between May 1997 and June 2001 is 65%. This
change is attributed to the change in housing values on this street
from an average of $97,000 in 1997 to an average of $160,000 in 2001.
5.)
Homes located between the 900 and 1500 blocks of Pennsylvania
Avenue, SE 20002 were queried. Our Place, DC is located at 1236
Pennsylvania Avenue, SE. Our Place, DC is a non-residential settlement
house for District women who are incarcerated and returning to
the community from prison and jail and their families. |
Block
of Penn Ave, SE |
Amenities |
Date
Sold |
Sale
Price |
*1300
block |
3
bedroom/1.5 baths |
November
1997 |
$43,500 |
*1300
block |
3
bedrooms/1.5 baths |
January
2001 |
$179,500 |
*1500
block |
3
bedrooms/3.5 baths |
September
1998 |
$115,000 |
*1500
block |
3
bedrooms/3.5 baths |
March
2001 |
$150,000 |
1500
block |
2
bedrooms/1.5 baths |
November
1997 |
$111,000 |
1500
block |
3
bedrooms/3.5 baths |
March
1998 |
$105,000 |
1500
block |
3
bedrooms/2.5 baths |
April
1998 |
$101,000 |
1000
block |
7
bedrooms/3.5 baths |
July
1998 |
$275,000 |
1000
block |
7
bedrooms/3 baths |
May
1999 |
$390,000 |
1300
block |
3
bedrooms/2 baths |
May
1999 |
$137,000 |
1500
block |
3
bedrooms/1 bath |
October
1999 |
$49,000 |
1500
block |
3
bedrooms/3.5 baths |
March
2000 |
$172,000 |
1300
block |
1
bedroom/3 baths |
July
2000 |
$52,000 |
1000
block |
2
bedrooms/1 bath |
August
2000 |
$125,000 |
1400
block |
3
bedrooms/2.5 baths |
January
2001 |
$140,000 |
1500
block |
3
bedrooms/1 bath |
May
2001 |
$85,000 |
900
block |
5
bedrooms/1.5 baths |
July
2001 |
$495,000 |
1500
block |
3
bedrooms/3.5 baths |
August
2001 |
$161,000 |
*=Home
Resold |
On
the 1300 block of Pennsylvania Avenue, SE, one-half block away from
the facility, a three bedroom/1.5 bath home sold for $43,500 in November
1997 and resold in January 2001 for $179,500. Another home on the 1500
block of Pennsylvania Avenue, SE sold for $115,000 in September 1998,
and resold in March 2001 for $150,000.
Between
the 900 and the 1500 blocks of Pennsylvania Avenue, SE, the average
sale prices were as follows: |
Average
sale price in 1997=$78,000 |
Average
sale price in 1998=$149,000 |
Average
sale price in 1999=$192,000 |
Average
sale price in 2000=$116,000 |
Average
sale price in 2001=$202,000 |
Overall average growth in value for three to five bedroom single family
homes as indicated by home sales between May 1997 and June 2001 is about
159%. This change is attributed to the change in housing values on this
street from an average of $78,000 in 1997 to an average of $202,000
in 2001.
20002
and 20003 zip code
A
random sample of all of the homes was selected between December
1997 and March 2002. The values were averaged to determine the
average increase between the years. In the 20002 and 20003 zip
codes where the facility operates, the average prices for single
family homes were as follows: |
Average
sale price in 1997=$168,000 |
Average
sale price in 1998=$186,000 |
Average
sale price in 1999=$209,000 |
Average
sale price in 2000=$280,000 |
Average
sale price in 2001=$309,000 |
Average
sale price in 2002=$535,000
(For homes sold between January and February 2002) |
Overall
growth for all single family homes in the 20002 and 20003 zip codes
as indicated by sales between December 1997 and February 2002 is 218%.
Excluding the homes sold in the first two months of 2002, the prices
increased over $235,000 from 1997 to 2001.
Logan
Circle/Shaw Neighborhood
6.)
Homes located between the 1200 and 1800 blocks of 8th Street,
NW 20005 and the 900 and 1400 blocks of 9th Street, NW 20005 were
queried. Efforts X Convicts is located at 1514 8th Street, NW
and EFFECTS is located at 1329 9th Street, NW. Both facilities
are residential rehabilitative facilities that house ex-offenders
in a halfway house setting. |
Block
of 8th Street, NW |
Amenities |
Date
Sold |
Sale
Price |
*1300
block |
4
bedroom/2.5 baths |
January
2001 |
$255,000 |
*1300
block |
4
bedrooms/2.5 baths |
September
2001 |
$318,000 |
1500
block |
4
bedroms/2.5 baths |
August
1997 |
$132,000 |
1500
block |
3
bedrooms/3.5 baths |
November
1997 |
$145,000 |
1300
block |
1
bedroom/1bath |
January
1998 |
$57,500 |
1500
block |
3
bedrooms/1.5 baths |
March
1998 |
$237,000 |
1500
block |
3
bedrooms/2 baths |
February
1999 |
$124,500 |
1600
block |
3
bedrooms/1 bath |
March
1999 |
$119,000 |
1600
block |
4
bedrooms/2 baths |
August
1999 |
$109,000 |
1600
block |
3
bedrooms/2.5 baths |
October
2000 |
$177,500 |
1500
block |
6
bedrooms/2 baths |
October
2000 |
$135,000 |
1500
block |
3
bedrooms/1.5 baths |
June
2001 |
$112,000 |
Block
of 9th Street, NW |
1500
block |
6
bedrooms/4 baths |
September
1997 |
$216,000 |
1500
block |
4
bedrooms/1 bath |
February
2000 |
$60,000 |
1400
block |
2
bedrooms/2.5 baths |
February
2001 |
$151,000 |
1300
block |
4
bedrooms/2.5 baths |
May
2001 |
$251,000 |
*=Home
Resold |
On
the 1300 block of 8th Street, NW, two blocks away from the Efforts X
Convicts facility, a 4 bedroom/2.5 bath home sold for $255,000 in January
2001 and resold in September of the same year for $318,000. * These
two streets were combined since they are in the same neighborhood within
three blocks from each other.
Between
the 1200 and the 1800 blocks of 8th Street, the average resale
prices were as follows: |
Average
sale price in 1997=$164,000 |
Average
sale price in 1998=$147,000 |
Average
sale price in 1999=$117,000 |
Average
sale price in 2000=$124,000 |
Average
sale price in 2001=$234,000 |
Property values on these two streets, decreased between 1998 and 1999,
then began to increase in 2000. In 2001, the average property value
had increased by 43% from the 1997 average. It is difficult to assess
the reason why values decreased then peaked in 2001. It could be that
the houses sold were in poor condition, or that the neighborhood had
not yet become desirable.
20005
zip code
A
random sample of all of the homes sold in the 20005 zip code was
selected between March 1997 and February 2002. The values were
averaged to determine the average increase between the years.
In the 20005 zip code where the facilities operate, the average
prices for single family homes were as follows: |
Average
sale price in 1997=$176,500 |
Average
sale price in 1998=$152,500 |
Average
sale price in 1999=$163,000 |
Average
sale price in 2000=$235,000 |
Average
sale price in 2001=$285,000 |
No
sales in 2002. |
Sale
prices for the 20005 zip code had a similar trend with values dipping
between 1998-2000 below the value in 1997. Overall growth for all single
family homes in the 20005 zip code as indicated by sales between March
1997 and February 2002 is about $108,000. The average percentage increase
for single family homes was 61%. The prices increased over $230,000
from 1997 to 2001.
7.)
Homes located between the 2000 block and 4000 block of 16th Street,
NW 20010 and the 1600 block and 2000 block of Park road, NW 20010
were queried. Community Care is located at 3301 16th Street, NW
and Shaw II is located at 1740 Park Road, NW. Both facilities
are residential rehabilitative facilities that house returning
ex-offenders in a halfway house setting. Both homes are located
in the Mt. Pleasant neighborhood within a few blocks of each other. |
Block
of 16th Street, NW |
Amenities |
Date
Sold |
Sale
Price |
*3500
block |
4
bedrooms/2 baths |
March
1999 |
$224,000 |
*3500
block |
4
bedrooms/2 baths |
August
2001 |
$369,000 |
3300
block |
6
bedroom/3 baths |
May
1997 |
$130,000 |
3300
block |
4
bedroom/4.5 baths |
July
1997 |
$275,000 |
3500
block |
4
bedroom/2.5 baths |
December
1997 |
$180,000 |
3500
block |
3
bedrooms/2.5 baths |
November
1998 |
$195,000 |
3500
block |
3
bedrooms/2.5 baths |
December
1999 |
$250,000 |
3100
block |
8
bedrooms/6 baths |
May
2000 |
$450,000 |
3100
block |
3
bedrooms/2.5 baths |
September
2000 |
$269,000 |
3100
block |
3
bedrooms/2.5 baths |
April
2001 |
$369,000 |
3500
block |
4
bedrooms/2 baths |
February
2002 |
$310,000 |
Block
of Park Road, NW |
*1900
block |
3
bedrooms/1.5 baths |
June
1997 |
$210,000 |
*1900
block |
3
bedrooms/1.5 baths |
July
2001 |
$346,500 |
1800
block |
5
bedrooms/3 baths |
April
1997 |
$235,000 |
1800
block |
4
bedrooms/2.5 baths |
October
1997 |
$230,000 |
1900
block |
4
bedrooms/2 baths |
July
1998 |
$229,500 |
1900
block |
5
bedrooms/3 baths |
July
1998 |
$229,500 |
1700
block |
7
bedrooms/3 baths |
April
1999 |
$277,000 |
1700
block |
5
bedrooms/3 baths |
July
1999 |
$341,000 |
1700
block |
5
bedrooms/3 baths |
November
1999 |
$279,000 |
1900
block |
3
bedrooms/1.5 baths |
November
1999 |
$260,000 |
1700
block |
4
bedrooms/3.5 baths |
December
1999 |
$359,000 |
1600
block |
3
bedrooms/1.5 baths |
April
2000 |
$275,000 |
1700
block |
5
bedroom/ 3.5 baths |
April
2000 |
$429,000 |
1600
block |
3
bedrooms/1.5 baths |
October
2000 |
$265,000 |
1700
block |
3
bedrooms/1.5 baths |
November
2000 |
$475,000 |
1800
block |
4
bedrooms/2.5 baths |
January
2001 |
$300,000 |
1700
block |
6
bedrooms/3.5 baths |
May
2001 |
$415,000 |
1800
block |
5
bedrooms/4 baths |
May
2001 |
$494,000 |
1900
block |
5
bedrooms/3 baths |
May
2001 |
$370,000 |
1800
block |
4
bedrooms/3.5 baths |
June
2001 |
$860,000 |
1900
block |
3
bedrooms/1.5 baths |
July
2001 |
$346,500 |
1900
block |
5
bedrooms/3 baths |
August
2001 |
$370,000 |
1700
block |
5
bedrooms/2.5 baths |
January
2002 |
$480,000 |
1700
block |
6
bedrooms/2 baths |
February
2002 |
$725,000 |
*=Home
Resold |
On
the 3500 block of 16th Street, NW, a four bedroom/two bath house sold
for $224,00 in March of 1997, and resold for $369,000 in August 2001.
On the 1900 block of Park Road, a block and a half block away from the
Shaw II, a three-bedroom/1.5 bath home sold for $210,000 in June 1997.
It resold in July 2001 for $364,500.
Between
the 2000 and 4000 blocks of 16th Street, NW and the 1600 block
and 2000 block of Park road the average housing prices were as
follows: |
Average
sale price in 1997=$210,000 |
Average
sale price in 1998=$237,000 |
Average
sale price in 1999=$284,000 |
Average
sale price in 2000=$361,000 |
Average
sale price in 2001=$424,000 |
Average
sale price in 2002=$505,000
(average only includes January and February of 2002) |
Overall
average growth in value for single family homes as indicated by home
sales between May 1997 and February 2002 is about 140%. The overall
change in value between 1997 and 2002 is $295,000.
A
random sample of all of the homes was selected between December
1997 and March 2002. The values were averaged to determine the
average increase between the years. In the 20010 zip code where
the facility operates, the average prices for single family homes
were as follows: |
Average
sale price in 1997=$221,000 |
Average
sale price in 1998=$212,000 |
Average
sale price in 1999=$308,000 |
Average
sale price in 2000=$351,000 |
Average
sale price in 2001=$347,000 |
Average
sale price in 2002=$442,000
(only looks at Jan-Feb. 2002) |
Overall
growth for all single family homes doubled in the 20010 ZIP CODE as
indicated by sales between February 1997 and January 2002.
The
production of this policy brief was supported by a grant from the After-Prison
Initiative of the Open Society Institute. Lisa B. Feldman, Research
Fellow, The George Washington University Center for Excellence in Municipal
Management, was the principal researcher for this brief, which was produced
by the Center on Juvenile and Criminal Justice. The brief was commissioned
by D.C. Prisoner Legal Services Project, a public interest law firm
and policy organization serving people under criminal justice control
and their families. A longer version of this policy brief, detailing
the methodology used, can be found on-line at http://www.cjcj.org/.
Click Here to return to top of page.
Policy
Brief: Do Community Rehabilitation Facilities Increase Crime in their
Neighborhood?
MYTH:
Opening a community based facility or halfway house in my neighborhood
will cause there to be more crime in my neighborhood.
FACT:
The numbers of crimes in the areas where community based facilities
and halfway houses operate do not differ from the numbers of crimes
around areas that people would assume there is less crime.
"...according
to city and community leaders, juvenile halfway house residents engaged
in verbal and physical assaults, neighborhood break-ins, public drinking
and trespassing on neighborhood properties." -A Washington Post editorial
against the citing of an adult residential facility in Adams Morgan,
February 17th, 2002.
Summary
The
latest crime reports available from the Metropolitan Police Department
(MPD) show that there is relatively little serious crime around community
based facilities and halfway houses. Between 1997 and 2001, reported
crime in the areas surrounding community based facilities and halfway
houses remained fairly constant, and crime has declined around these
institutions about as much as it has around places that may not normally
be considered high crime areas.
Main
Findings
-
The
number of crimes committed has not changed significantly over the
past five years in neighborhoods that house community based facilities
and halfway houses. The numbers of overall crimes in neighborhoods
with community based facilities and halfway houses are actually
quite low over the past five years.
-
Crime
trends in neighborhoods with community based facilities and halfway
houses are similar to those in neighborhoods with services that
people would not normally associate with crime.
Methodology
The
researchers requested that the MPD Central Crime Analysis Unit provide
all reported crime for occurring within 1,000-foot radius of some
randomly selected address of community based facilities and halfway
houses. Crime reports are not available from MPD in this format for
most addresses and for most crimes prior to 1997. Part I Crimes
are those crimes considered most serious by law enforcement, and include
homicide, sex abuse, robbery, assault with a deadly weapon, burglary,
theft, theft from an automobile, stolen automobile and arson.
In
the following brief, the tables show all reported Part I crimes by
location that occurred within 1,000-feet of a community based facility
or halfway house, and other selected sites, including businesses,
grocery stores, libraries, and schools. These community institutions
were selected to determine the similarities or differences in crime
trends around these establishments as opposed to trends around community
based facilities and halfway houses in the District, and to give citizens
a context for measuring the perceived crime risk of having a
community corrections site in their midst.
Data
Limitations
This
brief did not control for the numerous reasons why crime may have
increased or decreased over the period. Homes within neighborhoods
may have been renovated, businesses may have opened, or closed, or
policing strategies may have altered over the years. It is reasonable
to assume that the number of crimes will be higher in locations that
are located in residential neighborhoods, away from a main road, where
it is easier for crime to go unnoticed. Secondly, as data before
1997 was unavailable from MPD, we can only examine crimes committed
over a five-year period although many of the facilities included in
this brief have been operating in communities for at least 30 years.
Therefore, we are only able to definitively show that despite the
presence of community facilities, crime trends are similar to those
in neighborhoods with other services that people would not normally
associate with crime.
Findings:
Change
in Crime by Year, Neighborhood and Institution Total number
of Part I Crimes: By Area of the City and Percent Change Between
1997 and 2001 |
Northeast,
D.C. |
|
1997
|
2001
|
%
Change |
Efforts
|
86
|
81
|
-6% |
Extended
House |
287
|
216
|
-24.7% |
Catholic
University |
102
|
98
|
-4% |
The
Washington Times |
27
|
33
|
+22% |
Northwest,
D.C. |
Trudie
Wallace House |
391
|
285 |
-27% |
Shaw
II |
435
|
351
|
-19%
|
Community
Care |
505
|
289
|
-43% |
Efect |
412
|
287
|
-30% |
Woodley
Park Metro |
124
|
86
|
-31% |
MLK
Library |
629
|
586
|
-7% |
Fresh
Fields-P Street |
515
|
446
|
-14% |
Southeast,
D.C. Our Place* |
240
|
222
|
-8% |
Hope
Village |
172
|
127
|
-26% |
Eastern
Market |
274
|
210 |
-23% |
Capitol
Hill Day School |
106
|
110
|
+4% |
Source:
Analysis of Data from the Metropolitan Police Department Central
Crime Analysis Unit (2002). |
*Our
Place, DC is not a residential program. It is a non-residential
settlement house for DC women who are incarcerated and returning
to the community and their families. |
Findings
from Northeast
Overall,
there was a greater decrease in Part I crimes between 1997 and 2001
for areas surrounding community facilities than there was for areas
surrounding The Washington Times Headquarters (consisting mostly of
a parking lot, highway and adjacent parks) and Catholic University.
While the number of crimes at The Washington Times was quite small,
there were more crimes reported around Catholic University than Efforts,
and adult residential outpatient facility.
Findings
from Northwest
Overall,
there was a greater decrease in Part I crimes between 1997 and 2001
for areas surrounding all of the community facilities than there was
for the MLK Library and Fresh Fields. In 1997 and 2001, there
were also more Part I crimes reported within 1000 feet of Fresh Fields
and the MLK Library than there were for any of the community
rehabilitation facilities in Northwest. The Woodley Park Metro experienced
a similar decrease in crime as did Effects facility on 9th Street,
an area that is more frequently associated with crime.
Findings
from Southeast
Crime
dropped in the area surrounding one non-residential facility and one
halfway house and Eastern Market, and notably, there was about the
same amount of crime reported around the market in 2001 as there was
around a large halfway house for men and a small non-residential settlement
house for women. The area surrounding Capitol Hill Day School,
an exclusive private school in the District, experienced an increase
in crime, whereas the halfway house and the community based facility
included in this study experienced a more significant decrease in
the number of Part I crimes committed between 1997 and 2001.
Detailed
Reports for Each Location Northeast D.C.
EFFORTS
1600 block of Rhode Island, NE Adult Residential/Outpatient
Facility |
Year/Type
of Crime |
1997 |
1998 |
1999 |
2000 |
2001 |
Homicide |
0 |
0 |
0 |
0 |
0 |
Sex
Abuse |
0 |
0 |
1 |
0 |
0 |
Robbery |
8 |
6 |
6 |
8 |
6 |
Assault
with a Deadly Weapon |
9 |
5 |
6 |
9 |
6 |
Burglary |
11 |
11 |
9 |
19 |
19 |
Theft |
23 |
14 |
6 |
10 |
19 |
Theft
from Auto |
23 |
25 |
25 |
17 |
17 |
Stolen
Auto |
12 |
13 |
9 |
26 |
14 |
Arson
|
0 |
0 |
0 |
0 |
0 |
Between
1998 and 19999, reports of robbery, Assault with a Deadly Weapon,
and thefts of property and automobiles declined or remained constant.
Reports of homicide, sex abuse, and arson are virtually nonexistent
around this facility, while burglary increased from 11 reports in
1997 to 19 reports in 2001.
Extended
House 800 block of 14th Street, NE Adult Rehabilitative Facility |
Year/Type
of Crime |
1997 |
1998 |
1999 |
2000 |
2001 |
Homicide |
2 |
2 |
0 |
0 |
0 |
Sex
Abuse |
2 |
3 |
2 |
2 |
1 |
Robbery |
47 |
26 |
25 |
32 |
33 |
Assault
with a Deadly Weapon |
39 |
41 |
26 |
41 |
35 |
Burglary |
43 |
52 |
26 |
23 |
37 |
Theft |
42 |
45 |
33 |
27 |
35 |
Theft
from Auto |
72 |
62 |
42 |
36 |
32 |
Stolen
Auto |
40 |
36 |
30 |
37 |
32 |
Arson |
0 |
0 |
0 |
0 |
0 |
All
crimes reported to the police within 1,000-foot radius of this facility
decreased between 1997 and 2001. Theft from an auto had the
most significant decrease from 72 reports in 1997, to 43 reports in
2001, a decrease of 40 percent over 5 years.
Catholic
University 600 block of Michigan Ave, NE |
Year/Type
of Crime |
1997 |
1998 |
1999 |
2000 |
2001 |
Homicide |
0 |
0 |
0 |
0 |
0 |
Sex
Abuse |
0 |
0 |
0 |
0 |
0 |
Robbery |
17 |
10 |
11 |
9 |
10 |
Assault
with a Deadly Weapon |
0 |
2 |
1 |
0 |
1 |
Burglary |
22 |
7 |
2 |
7 |
8 |
Theft |
22 |
25 |
32 |
10 |
28 |
Theft
from Auto |
28 |
30 |
18 |
10 |
38 |
Stolen
Auto |
13 |
8 |
19 |
15 |
13 |
Arson |
0 |
0 |
0 |
0 |
0 |
The
number of thefts and thefts from an auto reported to the police increased
about 32 percent within 1,000-foot radius of Catholic University from
1997 to 2001. Reports of burglary decreased by 64 percent over the
same period. Overall, crime trends are similar to those of the trends
around community facilities, with the average number of some crimes
increasing, with others remaining stagnant or decreasing over time.
The
Washington Times 2800 block of New York Ave, NE |
Year/Type
of Crime |
1997 |
1998 |
1999 |
2000 |
2001 |
Homicide |
0 |
0 |
0 |
0 |
0 |
Sex
Abuse |
0 |
0 |
1 |
0 |
0 |
Robbery |
4 |
0 |
8 |
1 |
3 |
Assault
with a Deadly Weapon |
2 |
4 |
4 |
1 |
2 |
Burglary |
2 |
12 |
4 |
4 |
3 |
Theft |
8 |
8 |
6 |
4 |
9 |
Theft
from Auto |
7 |
7 |
17 |
12 |
13 |
Stolen
Auto |
4 |
8 |
4 |
7 |
3 |
Arson |
0 |
0 |
0 |
0 |
0 |
In
the area surrounding the Washington Times, theft from an auto increased
by 46 percent between 1998 and 1999 to 2001. Overall, crimes reported
to the police have remained fairly constant over the past five years.
Northwest, D.C. Main Finding: Crimes reported to the police within
1,000 feet of community residential facilities showed an overall decrease
over the five year period. Crimes of property, such as burglary,
robbery, and thefts showed the greatest decrease during this time.
Trudie
Wallace House 1800 block of 19th Street, NW Adult Rehabilitative
Facility |
Year/Type
of Crime |
1997 |
1998 |
1999 |
2000 |
2001 |
Homicide |
0 |
0 |
0 |
0 |
0 |
Sex
Abuse |
0 |
0 |
0 |
3 |
0 |
Robbery |
38 |
31 |
30 |
37 |
29 |
Assault
with a Deadly Weapon |
9 |
6 |
4 |
6 |
3 |
Burglary |
62 |
64 |
42 |
36 |
61 |
Theft |
98 |
85 |
92 |
61 |
80 |
Theft
from Auto |
140 |
139 |
75 |
99 |
101 |
Stolen
Auto |
44 |
35 |
27 |
31 |
11 |
Arson |
0 |
0 |
0 |
0 |
0 |
In
the area surrounding the Trudie Wallace House, the number of reported
crimes has declined significantly for all crimes over the past five
years. Notably, cumulative reports for thefts, thefts from an
automobile, and stolen automobiles have declined by 41 percent between
1997 and 2001.
Shaw
II 1700 block of Park Road, NW Adult Rehabilitative Facility
|
Year/Type
of Crime |
1997 |
1998 |
1999 |
2000 |
2001 |
Homicide |
1 |
1 |
0 |
0 |
1 |
Sex
Abuse |
1 |
3 |
3 |
3 |
3 |
Robbery |
52 |
41 |
45 |
27 |
29 |
Assault
with a Deadly Weapon |
43 |
25 |
26 |
32 |
22 |
Burglary |
94 |
64 |
39 |
32 |
55 |
Theft |
31 |
45 |
28 |
42 |
40 |
Theft
from Auto |
152 |
133 |
107 |
97 |
140 |
Stolen
Auto |
61 |
38 |
57 |
46 |
61 |
Arson |
0 |
0 |
0 |
0 |
0 |
Although
the number of thefts increased between 1997 and 2001, all other crimes
within 1,000 feet of the facility decreased or remained the same.
Significantly, there is a 41 percent decrease in the number of burglaries
between 1997 and 2001, and a 44 percent decrease in the number if
robberies in this neighborhood.
Community
Care 3300 block of 16th Street, NW Adult Rehabilitative Facility
|
Year/Type
of Crime |
1997 |
1998 |
1999 |
2000 |
2001 |
Homicide |
2 |
3 |
0 |
2 |
1 |
Sex
Abuse |
3 |
5 |
5 |
2 |
4 |
Robbery |
66 |
43 |
54 |
49 |
49 |
Assault
with a Deadly Weapon |
62 |
55 |
54 |
60 |
35 |
Burglary |
108 |
79 |
66 |
50 |
54 |
Theft |
38 |
50 |
34 |
38 |
35 |
Theft
from Auto |
164 |
126 |
86 |
93 |
77 |
Stolen
Auto |
62 |
42 |
70 |
44 |
34 |
Arson |
0 |
1 |
1 |
0 |
0 |
Similar
to Shaw II, which resides in the same neighborhood as Community Care,
all crime have decreased significantly over the past five years, except
for Sex Abuse which has remained fairly constant. Most notable, burglary
decreased by 50 percent and theft from an automobile decreased by
53 percent between 1997 and 2001.
Efforts
from Ex-Convicts (EFECT) 1300 block of 9th Street, NW Adult
Rehabilitative Facility |
Year/Type
of Crime |
1997 |
1998 |
1999 |
2000 |
2001 |
Homicide |
3 |
6 |
5 |
2 |
0 |
Sex
Abuse |
3 |
0 |
2 |
2 |
4 |
Robbery |
55 |
72 |
43 |
51 |
52 |
Assault
with a Deadly Weapon |
59 |
42 |
33 |
27 |
36 |
Burglary |
68 |
49 |
20 |
28 |
41 |
Theft |
45 |
32 |
21 |
33 |
42 |
Theft
from Auto |
118 |
126 |
38 |
68 |
76 |
Stolen
Auto |
59 |
45 |
37 |
32 |
35 |
Arson |
2 |
0 |
1 |
1 |
1 |
All
crimes within 1,000 feet of this facility had a significant decrease
over the five-year period. Notably, theft from an automobile decreased
by 46 percent between 1997 and 2001.
Woodley
Park Metro Station Calvert and Cathedral St, NW |
Year/Type
of Crime |
1997 |
1998 |
1999 |
2000 |
2001 |
Homicide |
0 |
0 |
0 |
0 |
0 |
Sex
Abuse |
0 |
0 |
0 |
0 |
1 |
Robbery |
10 |
9 |
8 |
4 |
12 |
Assault
with a Deadly Weapon |
4 |
5 |
3 |
2 |
6 |
Burglary |
17 |
11 |
13 |
9 |
8 |
Theft |
49 |
40 |
40 |
38 |
30 |
Theft
from Auto |
35 |
23 |
20 |
23 |
22 |
Stolen
Auto |
9 |
6 |
9 |
7 |
7 |
Arson |
0 |
0 |
0 |
0 |
0 |
The
numbers of crimes are quite low in this residential neighborhood.
Notably, there was a slight increase in the number of robberies and
Assault with a Deadly Weapon, with a decrease in thefts and burglaries
over the five-year period.
Martin
Luther King Library 90 block of G Street, NW |
Year/Type
of Crime |
1997 |
1998 |
1999 |
2000 |
2001 |
Homicide |
0 |
0 |
0 |
0 |
0 |
Sex
Abuse |
1 |
0 |
4 |
1 |
4 |
Robbery |
92 |
70 |
52 |
73 |
72 |
Assault
with a Deadly Weapon |
42 |
46 |
29 |
39 |
38 |
Burglary |
18 |
41 |
36 |
39 |
36 |
Theft |
160 |
136 |
174 |
193 |
173 |
Theft
from Auto |
272 |
240 |
211 |
235 |
220 |
Stolen
Auto |
43 |
85 |
33 |
38 |
43 |
Arson |
1 |
0 |
0 |
0 |
0 |
The
number of thefts and burglaries increased 11 and 20 percent respectively
between 1997 and 2001, with the number of robberies and thefts from
automobiles decreasing over the same period. Notably, there
were four instances of sex abuse within 1,000 feet of this facility,
the same number of more than the number of sex abuses reported within
1,000 feet of community based facilities in the same part of the District.
In addition, the number of overall reported crimes over the five-year
period is higher than the number of reported crimes surrounding many
of the community residential facilities in this part of the District.
Fresh
Fields 1400 block of P Street, NW |
Year/Type
of Crime |
1997 |
1998 |
1999 |
2000 |
2001 |
Homicide |
1 |
1 |
0 |
0 |
0 |
Sex
Abuse |
0 |
0 |
0 |
3 |
0 |
Robbery |
61 |
38 |
61 |
40 |
62 |
Assault
with a Deadly Weapon |
13 |
17 |
22 |
20 |
26 |
Burglary |
59 |
52 |
43 |
24 |
38 |
Theft |
61 |
71 |
55 |
47 |
65 |
Theft
from Auto |
269 |
303 |
202 |
286 |
216 |
Stolen
Auto |
51 |
47 |
50 |
25 |
39 |
Arson |
0 |
0 |
0 |
0 |
0 |
Although
this area experienced a decrease in the number of reported crimes
for all crime categories, the number of crimes surrounding the Fresh
Fields is greater than or similar to the average number of crimes
surrounding most of the community residential facilities in this area
within the District. Southeast, D.C.
Our
Place, DC 1200 block of Pennsylvania Ave, SE |
Year/Type
of Crime |
1997 |
1998 |
1999 |
2000 |
2001 |
Homicide |
1 |
1 |
0 |
5 |
0 |
Sex
Abuse |
0 |
3 |
0 |
3 |
0 |
Robbery |
31 |
34 |
20 |
19 |
24 |
Assault
with a Deadly Weapon |
36 |
24 |
14 |
18 |
11 |
Burglary |
31 |
20 |
19 |
24 |
25 |
Theft |
60 |
51 |
46 |
31 |
47 |
Theft
from Auto |
59 |
44 |
47 |
49 |
61 |
Stolen
Auto |
21 |
25 |
48 |
43 |
54 |
Arson |
1 |
0 |
0 |
0 |
0 |
There
was a significant drop in the number of reported crimes within 1,000
feet of this community based facility for all crimes except for stolen
automobiles, which incurred a steady 61 percent increase over the
five year period, and theft from automobiles which incurred a slight
increase of two reports between the five-year period.
Hope
Village 28oo block of Langston Place, SE Adult Rehabilitative
Facility |
Year/Type
of Crime |
1997 |
1998 |
1999 |
2000 |
2001 |
Homicide |
4 |
2 |
4 |
2 |
3 |
Sex
Abuse |
4 |
3 |
2 |
2 |
2 |
Robbery |
10 |
12 |
14 |
13 |
20 |
Assault
with a Deadly Weapon |
62 |
37 |
49 |
63 |
54 |
Burglary |
32 |
30 |
22 |
15 |
15 |
Theft |
23 |
12 |
7 |
8 |
4 |
Theft
from Auto |
21 |
21 |
15 |
20 |
20 |
Stolen
Auto |
16 |
27 |
10 |
11 |
9 |
Arson |
0 |
0 |
0 |
0 |
0 |
All
crimes except for robbery, which increased by 50 percent over the
five-year period, declined between 1997 and 2001. Notably, reports
of property crimes including, theft, burglary, and robbery experienced
a steady decline between these years.
Eastern
Market 220 block of 7th Street, SE |
Year/Type
of Crime |
1997
|
1998
|
1999
|
2000
|
2001 |
Homicide |
0 |
1 |
0 |
0 |
0 |
Sex
Abuse |
0 |
2 |
0 |
1 |
0 |
Robbery |
52 |
37 |
33 |
21 |
37 |
Assault
with a Deadly Weapon |
6 |
5 |
7 |
3 |
6 |
Burglary |
26 |
39 |
17 |
23 |
35 |
Theft |
73 |
34 |
53 |
56 |
57 |
Theft
from Auto |
93 |
81 |
58 |
45 |
46 |
Stolen
Auto |
24 |
20 |
36 |
32 |
29 |
Arson |
0 |
0 |
0 |
0 |
0 |
The
number of thefts decreased over the five-year time period, however,
the number of burglaries, Assault with a Deadly Weapon, and stolen
automobiles either increased or remained the same over the same time
period, 1997-2001.
Capitol
Hill Day School 210 South Carolina Ave, SE Private School |
Year/Type
of Crime |
1997
|
1998 |
1999 |
2000 |
2001 |
Homicide |
0 |
0 |
0 |
0 |
0 |
Sex
Abuse |
0 |
1 |
0 |
0 |
1 |
Robbery |
9 |
5 |
3 |
6 |
5 |
Assault
with a Deadly Weapon |
2 |
4 |
4 |
6 |
3 |
Burglary |
12 |
14 |
15 |
9 |
26 |
Theft
|
7 |
15 |
10 |
5 |
19 |
Theft
from Auto |
53 |
73 |
51 |
38 |
43 |
Stolen
Auto |
23 |
19 |
11 |
13 |
13 |
Arson |
0 |
0 |
0 |
0 |
0 |
The
number of burglaries and thefts reported to the police between 1997
and 2001 increased by 54 percent and 63 percent respectively. Assault
with a Deadly Weapon also experienced a slight increase of one report.
All other crimes had fewer reports, including reports for stolen automobiles
and thefts from automobiles.
The
production of this policy brief was supported by a grant from the
After-Prison Initiative of the Open Society Institute. Lisa B. Feldman,
Research Fellow, The George Washington University Center for Excellence
in Municipal Management, was the principal researcher for this brief,
which was produced by the Center on Juvenile and Criminal Justice.
The brief was commissioned by D.C. Prisoners' Legal Services Project,
a public interest law firm and policy organization serving people
under criminal justice control and their families.
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