NeighborWorks Applied Research

Topics

Research Papers

Organizational Capital: A New Approach to Nonprofit Lending
by Rose Lindsay Finkenstaedt, Edward M. Gramlich Fellowship in Community and Economic Development. Published by NeighborWorks America and Joint Center for Housing Studies of Harvard University. In spite of a diminishing supply of public resources, many nonprofit housing developers are expanding their roles and their portfolios to address an increasing need for decent affordable housing. This paper stresses the urgent need for equity, or “organizational capital,” to help nonprofit housing organizations build their capacity and their impact. This research outlines the practical challenges to organizational investing and uncovers the underlying barriers that have prevented a nonprofit organizational capital market from emerging. The study concludes that while a new nonprofit reporting system would greatly encourage organizational investing in housing, the private markets alone will not bring organizational lending to scale. (November 2009)

Comparative Study: Cost Benefits of Resident Services on Select Categories of Property Operations
Published by NeighborWorks America and Community Housing Partners. This study compiles credible documentation relating to the notion that affordable family housing may achieve cost savings by offering resident services. The report describes the purpose of the study, key research design considerations, processes used to select what was to be studied and how, findings, opportunities for future replication, development of best practices and recommendations for next steps. The study finds that operational costs in FY 2006 and 2007 relating to vacancy loss, bad debt and legal expenses were significantly lower at properties with resident services than at those without resident services. (April 2009)

Nonprofit Strategies for 1- to 4-Unit REO Properties: An Analytical Framework
by Daniel Fleischman, Edward M. Gramlich Fellowship in Community and Economic Development. Published by NeighborWorks America and Joint Center for Housing Studies of Harvard University. This study presents a framework through which nonprofits can analyze REO redevelopment opportunities for 1- to 4-unit properties within their communities. The paper specifies the conditions necessary for REO redevelopment and discusses how local market conditions, the geographic distribution and the physical characteristics of REOs, their ownership and legal status, internal organizational capacity, and public policies each affect nonprofit efforts to acquire, rehabilitate, sell and rent REO properties. (February 2009)

Long-Term Affordable Housing Strategies in Hot Housing Markets
by Jesse Mintz-Roth, Fellowship Program for Emerging Leaders in Community and Economic Development. Published by NeighborWorks America and Joint Center for Housing Studies of Harvard University. (May 2008)

The Use of Social Capital in Borrower Decision-Making
by Cassi L. Pittman, Fellowship Program for Emerging Leaders in Community and Economic Development. Published by NeighborWorks America and Joint Center for Housing Studies of Harvard University. (February 2008)

Financial Institutions and Foreclosure Intervention: Innovative Partnerships and and Strategies to Better Serve Borrowers in Default [PDF, 263 KB] (November 2007) NeighborWorks America

Preserving Homeownership: Analyzing the Elements of Leading Foreclosure Prevention Programs [PDF, 901KB] (May 2007) NeighborWorks Center for Foreclosure Solutions.

Affordability and the Funding Gap Trends Among Low- and Moderate-Income Households, 1995-2005

By Doug Foster. This paper develops an affordability-based housing market typology, into which markets can be sorted, and to which homeownership policy approaches can be matched. (January 2007)

Mortgage Foreclosures in Atlanta: Patterns and Policy Issues

Authors Mark Duda and William Apgar examine mortgage failures in metropolitan Atlanta, expanding on their previous research on foreclosure avoidance in Chicago and Los Angeles. (December 2005)

Demonstrating Our Values, Impact and Effectiveness: Final Report of the NeighborWorks Community Organizing Pilot Program

The NeighborWorks Community Building & Organizing Initiative presents three years of research among 18 NeighborWorks organizations on the impact of community organizing as a community development and revitalization strategy. (September 2005)

Effective Community-Based Strategies for Preventing Foreclosures

This report, authored by Lindley Higgins of NeighborWorks America, describes the foreclosure process, including mortgage default and the process for loan workouts; reviews of the research on the various factors that lead to default and foreclosure; examines the rise of the subprime market and its relation to foreclosures; describes community-based responses to foreclosures; and presents case studies of foreclosures and foreclosure-prevention programs in Chicago and New York City. (September 2005)

Changes in Bankruptcy Laws: Implications for Homebuyer Programs
NeighborWorks Campaign for Home Ownership This issue brief describes changes to bankruptcy laws made effective in 2005, including an overview of the bankruptcy process under Chapter 7, 11 and 13; an overview of recent changes in the law; the potential implications of the law for community-based homeownership counseling organizations; and the role of credit counseling services required by the bankruptcy laws. (September 2005)

Measuring the Delivery Costs of Prepurchase Homeownership Education and
Counseling

NeighborWorks Campaign for Home Ownership. Using information from NeighborWorks organizations that offer homeownership education and counseling programs, this paper estimates the total costs of delivering homeownership education and counseling and discusses proven and implied benefits to stakeholders. (May 2005)

Collateral Damage: The Municipal Impact of Today's Mortgage Foreclosure Boom [PDF, 245 KB] by William C. Apgar and Mark Duda. (May 2005)

Real Investments, Real Results

Published in conjunction with the symposium “Resident Services: Linking Affordable Housing and Opportunities for Families” Washington, D.C. (March 2005)

The Municipal Cost of Foreclosure: A Chicago Case Study

This report was published by the Homeownership Preservation Foundation and authored by William C. Apgar, Harvard University, Joint Center for Housing Studies; with consultants Mark Duda and Rochelle Nawrocki Gorey. (February 2005)

Preserving Homeownership — Community Development Implications of the New Mortgage Market

A Report prepared by Neighborhood Housing Services (NHS) of Chicago and funded by NeighborWorks America. This report examines new ways that community-based organizations — working cooperatively with private industry and federal, state, and local governments — can develop new national-scale foreclosure prevention initiatives. In addition, the report provides background on foreclosures and problems in loan origination, as well as recommendations for policymakers and community development organizations. (March 2004)

Individual and Neighborhood Impacts of Neighborhood Reinvestment's Homeownership Pilot Program

William M. Rohe, Roberto G. Quercia, Shannon Van Zandt, Gretchen Kosarko. This report, by the University of North Carolina's Center for Urban and Regional Studies, examines the financial and personal impact of homeownership on a sample of graduates of home-ownership classes taught by eight NeighborWorks organizations. (September 2003)

An Assessment of NIA's (NITF) Insurance Education

Through resident focus groups and community development practitioner surveys, the NITF (now NeighborWorks Insurance Alliance) was able to assess the overall impact its Certified Insurance Counseling Training Program is having in the community development field as a whole, and within local communities. This report details the significance of insurance education programs and the role they play in improving the quality of life for low-income residents. (August 2002)

Supporting the American Dream of Homeownership: An Assessment of Neighborhood Reinvestment's Home Ownership Pilot Program

William M. Rohe, Roberto G. Quercia and Shannon Van Zandt (February 2002)

Pursuing the American Dream: Homeownership and the Role of Federal
Housing Policy

By Michael Collins. An overview of U.S. housing policies related to homeownership, an analysis of the barriers to homeownership, and background on federal policies, programs, and regulations that could be refined to better support homeownership. (March 2002)

Mind the Gap – Issues in Overcoming the Information, Income, Wealth, and Supply Gaps Facing Potential Buyers of Affordable Homes [PDF, 324 KB]

J. Michael Collins and Doug Dylla (October 2001, 23 pages)

Innovations

Seven Strategies for Successfully Marketing and Stabilizing the Occupancy of Mixed-Income/Mixed-Race Properties - Summary Report
Frances Ferguson, Director of NeighborWorks Multifamily Initiative. Study conducted by Abt Associates and Viva Consulting. (June 2006)

A NeighborWorks America study of successful management and marketing practices for properties serving mixed- to low-income families, while maintaining a positive cashflow in operation of the properties. The report is based upon the following eight case studies of mixed-income developments, and describes seven strategies used in these properties to stabilize and maintain high occupancy rates with healthy operating budgets and profitability, extracting the common management, marketing and occupancy strategies among them.

Eight Case Studies:

Innovations in Manufactured Housing Six Case Studies in Affordable Manufactured Housing Development
by Allegra Calder. In 2004, NeighborWorks America selected six organizations around the country to participate in the first Manufactured Housing Design Innovation Pilot Program. The goal of the pilot program was to support development using manufactured or modular housing to demonstrate that both housing types can be part of a viable affordable housing strategy. This report presents the following case studies in an effort to inform interested organizations and individuals about the project specifics, as well as the challenges and lessons learned. (February 2006, pages)

Resident Success in Economically Integrated, Socially Diverse Housing. Community Builders, Inc, January 2006. With support from the Ford Foundation’s Mixed-Income/ Mixed-Race (MI/MR) Housing Initiative, The Community Builders, Inc. has prepared a practitioner’s guide to describe effective practices in developing mixed-income, mixed-race housing, shares program tools and guidance, and highlights efforts under way to advance the field. (January 2006, 42 pages) View guide [PDF, 2.73 MB].

Home Value Protection: Final Report

by NeighborWorks America and Home HeadQuarters, Inc. An overview of a Home Value Protection (HVP) product and an evaluation of the practicality of making such a program more widely available. Background is provided for anyone considering such a plan. (December 2005)

Learning Center Consortium 2003 Report

The NeighborWorks Multifamily Initiative is hosting a Learning Centers Outcomes project in collaboration with some of HUD's Neighborhood Networks programs. One objective is to build the personal assets of families served by learning centers (such as youth academic success, employment, savings, home preparation and purchase).
(May 2004)

Credit Union Partnerships with NeighborWorks Organizations: Proven Models for Success

By NeighborWorks America, NeighborWorks Campaign for Home Ownership, and National Credit Union Administration. (February 2003)

An Examination of Manufactured Housing as a Community- and Asset-Building Strategy

William Apgar, Allegra Calder, Mark Duda, Joint Center for Housing Studies; Michael Collins, NeighborWorks America. (September 2002)

Entrepreneurial Community Development—Exploring Earned Income Activities and Strategic Alliances for Community Development Nonprofits

By Ellen Stiefvater. This paper examines social entrepreneurship from a community-development perspective. Key findings are presented regarding both earned-income activities and strategic alliances as options for these organizations, as well as 10 key issues that arose as factors that impact their successful implementation. (November 2001)

Strengthening Bonds: Partnerships Between NeighborWorks Organizations and State Housing Finance Agencies

This paper highlights a variety of ways that NeighborWorks organizations and state housing finance agencies (HFAs) are partnering to provide financial and technical assistance to affordable housing efforts. (November 2001, 35 pages)

External Links

DataPlace

This site contains a broad range of useful housing and demographic data that the site will display in graphs and maps. THE data source to meet your needs.

KnowledgePlex

Fannie Mae Foundation has created this site to provide news, research and other information relevant to the community development field.

The Brookings Institution

The Metropolitan Policy Program does cutting edge research on important policy issues that impact economic development.

The Urban Institute

The Urban Institute is a leading think tank that focuses on issues affecting low-income populations and distressed communities.

Joint Center for Housing Studies

Harvard’s Joint Center for Housing Studies conducts and publishes cutting edge research on homeownership, rental housing, the mortgage market and other housing issues.