The Role of Investors in Acquiring Foreclosed Properties in Low and Moderate Income Neighborhoods

by Chris Herbert
Research Director

In the fall of 2011 the What Works Collaborative convened a meeting of researchers, policy makers, and practitioners to help frame a research agenda to inform policy making on issues related to housing finance over the next several years. Among the issues discussed at the convening was the challenge of obtaining mortgage financing in lower‐income neighborhoods heavily impacted by the foreclosure crisis. At the time, the foreclosure crisis had yet to show signs of abating even as the main federal initiative to address the impact of concentrated foreclosures on communities across the country, the Neighborhood Stabilization Program (NSP), was beginning to wind down. Participants noted that while the NSP had been plagued by problems that had stymied efforts to expend program funding, private investors had emerged in markets around the country as a significant source of demand for foreclosed properties in heavily impacted neighborhoods, with the volume of financial investment made through private channels easily dwarfing those made with NSP backing. Yet, while it was clear that private investors were playing a substantial role in absorbing foreclosed properties and directing substantial capital into these areas, there was little systematic information available about the scale of investor activity, who the investors were, what strategies they were pursuing with the properties they acquired, or what the consequences would be for these neighborhoods of this substantial increase in investor activity.

To address this void, the What Works Collaborative funded a series of case studies in four market areas across the country representing a range of market conditions. In each market, the researchers focused on the activities of investors in acquiring foreclosed properties in low‐ and moderate‐income neighborhoods in the metropolitan area core county. The purpose of the research was to identify in each area the extent to which foreclosed properties were being acquired by investors, what scale investors were operating at, the strategies that investors were pursuing with these properties, whether they were engaging in rehabilitation of these properties, and ultimately what impact their activities were likely to have on the surrounding community. To address these issues the case studies combined quantitative analysis of available data on transactions involving foreclosed properties with qualitative information gathered through interviews with government officials, nonprofit organizations, investors, real estate agents, lenders, and other informed observers.  These are the four case studies, as well as a summary and synthesis of findings from the report series:

• The Role of Investors in Acquiring Foreclosed Properties in Low- and Moderate-Income Neighborhoods: A Review of Findings from Four Case Studies (Christopher Herbert, Irene Lew, and Rocio Sanchez-Moyano)
   
• Investors and Housing Markets in Las Vegas: A Case Study (Allan Mallach)
   
• The Role of Investors in The One-To-Three Family REO Market: The Case of Cleveland (Frank Ford, April Hirsh, et al.)
   
• The Role of Investors in Acquiring Foreclosed Properties in Boston (Christopher Herbert, Laurie Lambie-Hanson, Irene Lew, and Rocio Sanchez-Moyano)
   
• The Role of Investors in the Single-Family Market in Distressed Neighborhoods: The Case of Atlanta (Dan Immergluck)