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A street struggles in Providence
October 5, 2008 Providence Journal (Excerpts)
PROVIDENCE — The mail keeps coming, long after the residents are gone.
Grocery store circulars, water bills, medical bills and notices from loan-servicing companies addressed to houses the postman knows are vacant. The undeliverable mail gets stacked in the back of the postal truck.
In zip code 02907 of the city’s West End, where the house-foreclosure rate is more than six times the statewide average, postman Mike Ferreira’s delivery route is shrinking.
On Bellevue Avenue, homeowners who plant flower gardens and sweep their front steps live next door to boarded-up triple-deckers with weedy yards and trash-strewn sidewalks. Foreclosures have a way of rotting neighborhoods like cavities, from the inside out.
Five of the 49 houses on one block of Bellevue Avenue are vacant. And this is one of the better streets.
Here, in the house with the icicle lights, is the Fernandez family. There, with the SUV parked out back, is the Vallejo family.
The homeowners of Bellevue Avenue are janitors and cab drivers and rental property managers — many of them first-generation immigrants who bought into the American dream of homeownership.
Now, these homeowners who mow their lawns and trim their hedges and paint their front porches are angry. They’re angry at tenants who can’t or won’t pay their rent.
They’re angry at thieves who break into the boarded-up houses to steal the copper.
They’re angry at the litter collecting on their sidewalks.
And they’re angry because some of them, too, are losing their homes.
BELLEVUE AVENUE is stitched into a patchwork of residential streets in the city’s West End and a smaller slice of Olneyville that form a one-third-square-mile swatch of the city which the census bureau calls Tract 14.
The neighborhood between Cranston and Dexter streets is a checkerboard of two- and three-family houses where, during the 1930s, Russian, English, Irish, Polish and French-Canadian immigrants lived. By the turn of this century, over half of the residents — 55.7 percent — were Latino, according to the 2000 census.
During the housing market’s peak in 2006, more than 6 in 10 loans for houses in Tract 14 were risky "subprime" mortgages — the largest concentration anywhere in Providence County, according to an analysis by The Center for Responsible Lending, a nonprofit group in Washington. The biggest share of subprime mortgages — 67.3 percent — went to Latino borrowers.
Subprime loans, designed for borrowers with blemished credit, typically carry high interest rates and fees. During the first half of this decade, their use expanded dramatically around the country, especially among Latino and African-American borrowers.
Lenders seeking to enlarge their portfolios in Rhode Island discovered a large untapped market among the state’s growing Latino population, which the census bureau last year estimated at 115,000, or about 11 percent of the state’s population. By 2005, more than half of the roughly 5,700 mortgages made to Latinos in Rhode Island were subprime, compared with less than 20 percent in 2002, the Center’s data shows.
Lending practices once heralded as spawning the greatest expansion of homeownership in America are now being blamed for setting off the worst financial crisis since the Great Depression.
Lawmakers in Washington Friday approved a $700-billion taxpayer bailout to shore up world financial markets. But it remains to be seen whether that will help residents on streets such as Bellevue Avenue.
TWO DOORS down from a boarded triple-decker, a small boy holding an Ironman action toy peers out the doorway of a porch trimmed with the icicle lights as his father collects the mail.
Two of the three mailboxes remain empty. The tenants have moved out, said the owner, Walter Fernandez.
Upstairs, the owner’s wife, Janice, cooks lunch in the kitchen as their 4-year-old son, Wally, stretches out on the living room floor with a coloring book. The walls are covered with colorful paintings by Dominican artists.
The couple, both immigrants from the Dominican Republic, bought the three-family house at 129-131 Bellevue Ave. three years ago. At the time, they both worked — he as a janitor, she as an administrative assistant for a property-management company — and lived in a $700-a-month rental in Providence.
They looked at more than 60 houses, Janice Fernandez said, before they chose this one. Built in 1922, the house has decorative moldings and original hardwood kitchen cabinets.
In November 2005, the three-family house was selling for $280,000.
"They put everything so easy," said Walter Fernandez, who struggles with English.
"Why pay rent," his wife, Janice, recalled the broker saying, "when you can buy your own house?"
Their loan application stated that their household income was $3,500 a month — even though Janice said it was actually closer to $2,000 a month. Their mortgage broker also listed on their loan application another $1,850 for rental income that they would receive from the two apartments which they had agreements to lease. That raised their annual income on the application from $42,000 to $64,200.
The broker, whom they knew and trusted, arranged for two mortgages — a $224,000 mortgage to cover 80 percent of the loan, and another $56,000 mortgage for the remaining 20 percent. Their payments on the "80/20" loan were $2,200 a month….
Not only would they have to rely on the rental income to pay their mortgage but also to pay for water, electricity, heat, food and other household expenses.
Janice Fernandez said she was worried about how they could afford such an expensive house, but the broker reassured her. If they rented the other two apartments for $700 and $750 each, they’d have to pay only the remaining $750 –– or roughly the same as they used to pay in rent….
Manelik "Manny" Vallejo drives a 1999 gold Ford Explorer van with a cracked windshield and letters on the rear window that read in English and Spanish: "If it causes you envy … work harder like me."
Vellejo runs his own taxicab service. He and his wife and their five children, ages 8 to 18, used to rent an apartment in Providence for $1,000 a month. Back then, his wife was working in a factory and earning about $300 a week. Together, their household income was just under $34,000 a year.
In mid-April of 2006, he called a real estate agent whose name he’d seen on signs. They arranged to meet on Bellevue Avenue and she showed him two houses: a three-family at 96-98 listed for $310,000 and a two-family at 212-214 for $305,000.
"I like both," he told her.
He wasn’t sure he could even get a mortgage; his wife had stopped working because of health problems. Their household income had dropped to about $18,000 before taxes. But he figured it was worth a try.
"She [the real estate agent] made me sign some paper," Vallejo recalled, "and a week later she says, ‘you got both houses!’ I say, what I need both houses? I need one!"
Vallejo says he didn’t understand at the time that the papers he’d signed were purchase-and-sales agreements.
He couldn’t imagine how someone with his income could get $600,000 in loans. "How can it get approved?" he said.
In June 2006, Vallejo received the same type of 80/20 mortgage as his neighbor Walter Fernandez. Vallejo’s loan documents show that the first mortgage on the house where he and his family live carries an interest rate of 9.3 percent. The second mortgage has an interest rate of 13.5 percent. At the time, the rate on traditional, 30-year fixed rate mortgages was between 6.6 percent and 6.86 percent.
Vallejo tried to keep up with his mortgage payments. He worked 10, 12 hours a day. He rented one upstairs apartment and posted a "For Rent" sign for the other. He found two families to move into the second house. But one family left after a month. Another stayed a year and then moved out owing money for gas.
To pay his bills, Vallejo borrowed money from friends and "on the street" from cash lenders. He fell behind on one mortgage, then the other.
He lost his rental property at 212-214 Bellevue to foreclosure last January." Providence Journal
joellerose
Orlando, Florida, United States
Most RecentMost Recommended Comments (19)
at 09:35 on October 6th, 2008
Let's dispose of this racist myth that the CRA was the cause of the subprime crisis, shall we? 80% (Yes, 80%) of the subprime loans issued between 2001 and 2007 were from institutions that are NOT subject to the Community Reinvestment Act. Did the 1977 legislation, or any other legislation since, require banks to not verify income or payment history of mortgage applicants? How exactly did legislation force Moody's, S&Ps and Fitch to rate junk paper as AAA? What was it in the Act that forced banks to make "interest only" loans? Were "Neg Am loans" also part of the legislative requirements?
Put the blame where it belongs -- with the bankers themselves.
at 09:53 on October 6th, 2008
the NY federal reserve has racial maps of sub-prime loans for all the NE. you would obvioously be surprised.
the other institutions are all under threat of lawsuits if they deny a minority a loan. that is just the way it is. we need to address issues in full truth in order to straighten problems out. we are one nation not two. we need to together determine how to fix disparities. Jesse and his friends got the majority of the money, not the minorities that needed it.
at 10:16 on October 6th, 2008
While lenders and realtors are culpable as well, using terms like "racist myth" is just a vicious attempt to muddy the waters and draw attention from the basic source of this problem.
at 09:53 on October 6th, 2008
joellerose, I like this story. It's good stuff.
at 10:29 on October 6th, 2008
The argument that welfare recipients, the working poor, disadvantaged and so called minorities toppled Wall Street is beyond specious.
All those continually named as culprits in this mess are meant to obfuscate the reality of things.
Any default on loans prevented the investment industry, as it engaged in leveraging and trading to convert their imaginary money into cash, from skimming from the pot of the commercial banking system.
All other elements mentioned are symptoms of the disease, not naming the disease, which is the investment industry, which indulged its predatory nature, allowing the so called 'free market' to do mostly what it chose to do, creating and trading worthless paper, until such time, during their machinations, it was allotted them the ability to loot the pockets of the mostly average Americans and citizens of the world.
Pointing fingers away from the investment industry, Wall Street, and all of those responsible for creating all of the 'exotic' items wielded and traded, is like saying, when a bomb is dropped on a building and the building catches fire, because there was a can full of gasoline on the roof, it was the gasoline can that caused the building to catch fire.
The building caught fire because the heat and explosion of the bomb ignited/detonated the can of gasoline.
at 10:57 on October 6th, 2008
This comment is another attempt to set up a straw man in order to shift blame away from radical Democrats who are the root cause of this disaster. No-one said that lenders and realtors were not culpable, and while borrowers who took on mortgages any simpleton could see was beyond their ability to pay, are not the main offenders, they do have a share of the blame.
at 11:05 on October 6th, 2008
I am reading a great book right now called "Confessions of a Subprime Lender" by Richard Bitner. Very interesting stuff. Looks to me as if the subprime crisis is systematic and tanscends party politics, since that sort of unscrupulous lending practice has been left unchecked through both Republican and Democratic administrations.
at 11:56 on October 6th, 2008
Lenders and realtors are not the culprits referred to in my comments.
The culprit is the predatory investment industry and the leverage tools it created to support fraudulent transactions, codified and sanctioned by rules created by the very same industry.
at 12:09 on October 6th, 2008
Please stop confusing things. Lenders are what the investment industry are.
at 12:46 on October 6th, 2008
I'm sorry for your confusion.
When I use the words 'investment industry', I am also including stock market analysts, brokers, fund managers, traders as well as all others who engage in the creation and movement of imaginary and exotic paper, in turn, which is sold and resold as a form of collateral for use in buying and selling stocks and bonds, as well as foreign currencies, precious metals, commodities and derivatives and who knows what all else being traded on the market.
There has been no effort to limit the culpability of all engaged in this high stakes swindle operation.
at 14:30 on October 6th, 2008
Well put Karen. Bravo!
at 11:06 on October 6th, 2008
joellerose, I like this story. It's good stuff.
at 11:46 on October 6th, 2008
Joelle,
"The Blame Game is Lame." Please seek anger management.
I can only laugh when I see what a frothy lather you've worked yourself into over something you have chosen to interpret from your own closed-minded paradigm. You've made a very complicated situation into an over-simplified and self-serving argument. You also sound like an elitist in the process, which certainly is not very becoming. I am certain that in every other way, you're an absolutely lovely person.
True prosperity and wealth is not measured by yours or any other individuals definition of "work" or "saving" or ability to "act responsibly" - it is measured by a persons ability to think objectively, to be gentle and to live to their own highest sense of right. If you're highest sense of right is to angrily point fingers, then I fear you are truly poor. Maybe the Dems can create a social package for the likes of you?
Only when the citizens of this country can think for themselves clearly enough to give diplomatic credence to every angle of a challenge, can we possibly expect our government officials to give us tangible solutions to our problems. We cannot selectively build up an individual position on a problem, avoiding the culturally or politically distasteful elements. If any thinking person were to thoroughly investigate the economic mess we find ourselves in, we would find that everyone is to blame. Going back in time as long as 25 years or more. In the end analysis, a degree of "blame" cannot be placed on any single entity because the result is ultimately the culmination of everything that came before the crisis.
It's important to remember that from a purely economic standpoint - it's in the best interest of the wealthiest of us to support the poorest and especially those in the middle. Without the working classes to do the work of the wealthy people, we would have no economic system at all. History shows this without regard to recent political affiliation. Do a little poking around. You won't have to look long for an historical precedent to the situation today. I suggest you start with the "Industrial Revolution of the West" beginning in the mid 1850's until about the 1930's.
In your story, you've effectively just transferred America's middle class into a social distinction well below that of the "actual" middle class. If you honestly tie the programs meant for the poorest and most disenfranchised Americans to the collapse of the mortgages in this country, then you are saying that all of those middle class home-buyers are in need of social programs to help them. That is entirely not the case.
The bulk of the problem we are facing now results from the failures of the middle class and sometimes upper-middle class to actually keep up with the Jones’. Culturally, we want more and more for less and less. It is not due to the poorest of our people straining our social systems. It's due to the misinformation and greed of the corporations who colluded to artificially prop up home values and hedge those rapidly inflating values against world financial interest in our spectacular, but imaginary growth - and to the gullibility of the American people to buy into the idea that they too could expand the American dream into new and uncharted territories. The combination of consumer complacency and corporate greed was simply too toxic to sustain in the end.
Internationally reselling or offloading the paper-values of our imaginary growth to the next highest bidder compounded the problem. Given current banking regulations, the banks themselves are entirely responsible for their own failures. They neglected to factor in a contingency for a deflation or pop of the bubble they helped to create. Either they didn't think ahead enough to monitor the exponents of the bubble they created, or worse - they knowingly moved forward expecting that a possible outcome was implosion, possibly not to the degree to which it has - but nonetheless knowing a widespread bubble burst was extremely dangerous. If our government is to blame, it is not for it's incentives to buy homes, but for it's lack of regulation of a greedy industry that marched dangerously into uncharted waters, without an exit strategy.
To lay responsibility for complex problems such as these on any single entity (liberals or the middle class) is simply self-serving drivel. I strongly encourage you to investigate further every aspect of this dilemma, and if possible - keep your personal opinions out of the information-gathering process until you have as much information as you can possibly collect. An objective person will inevitably conclude that there are too many factors involved to blame large-scale problems on a particular faction.
Polarizing and inaccurate commentary such as this is not constructive, and may have even been one of the many facets contributing to the problem in the first place. As long as there is lopsided intolerance of any kind, as long as there is closed-mindedness of any kind, as long as there is a marked lack of pluralism within our society, we will continue to endure struggles such as these. Your argument only serves to worsen the problem. Therefore you may count yourself among the small percentage of bit players that lead to the total collapse of our economic systems and way of life down the road.
Arbitrarily blaming the economic collapse, or social ills on the people or policies most removed from our own day-to-day lives is certainly "the easy way out." We must always endeavor to objectively and calmly understand the positions and conditions of rich and poor alike - Republican, Democrat and Independent alike - the combinations of factions can continue indefinitely.
When will people ever learn to give as much energy to looking for shared, constructive solutions to problems as they do to pointing fingers?
Joelle, it is even difficult for me, as I write this - "not to" position my commentary in a biased way. I understand completely that it's not easy to be broadminded and diplomatic. It's a real struggle for all of us to be so. Disturbingly, it's far easier to simply blame someone else and to spin the decisions of others into your own point of view - good or bad. I implore you, and others like you - please, search your mental record (of a lifetime of experiences) and wrench forth a smidgen of objectivity. When you do, your argument will not appear to be the ranting of a disgruntled, marginally wealthy, white woman. Instead, you may be seen as someone with a point of view that constructively evaluates situations and then offers solutions or perspectives worthy of peoples intelligent attention.
Until then, I will actually kind of feel sorry for you. I know that soon, the social classes and government leaders you so deride, and blame for situations like this - will soon be in control. Then we will all begin the slow process of healing your brand of unintelligible and intellectually bankrupt point of view. Facts will be allowed to rule - and untinged and useful information will begin to freely flow. We'll make better decisions as a whole, and prosperity will return. I'm talking true prosperity, not just financial properirty. Our mall mindedness and bias will have no choice but to give way to the loving and intelligent people we all have inside. It seems for some of us, that innate sense of good is closer to the surface than it is with you. If an agenda is ever forced upon you, I hope it will be the golden rule. Would that be so terrible?
Please. Think. –Everyone.
at 12:07 on October 6th, 2008
I'm sorry, but I think that this is a lot of mishmash.
at 13:21 on October 6th, 2008
A mishmash it is. That's exactly what I'm saying. Thanks for agreeing with my position. I knew an intelligent person was in there somewhere. Cheers from Phoenix. Have a lovely week!
at 13:04 on October 6th, 2008
joellerose, I like this story. It's good stuff.
Doesn't anyone see that ultimately the responsible party in this situation are the people who were signining loan documents like this
"Their loan application stated that their household income was $3,500 a month — even though Janice said it was actually closer to $2,000 a month"
How does someone sign a loan agreement knowing that they are doing so fraudulently? Sure incomes were not checked by banks but that does not excuse lying on your application.
at 19:09 on October 9th, 2008
It is also good to ask who would inflate the income of a poor-ass person so that they could get a loan? Obviously the signer and the lender both felt they had something to gain here - one a home they mistakenly thought they could maintain the other a commission check for writing a doomed loan. I think the big difference between the groups involved in this equation is that the sellers/brokers/banks should have known better.
Arguably, the po'assed people who signed these loans lacked a lot of fiscal smarts that the other side had. How do I know this? Because if the poor had the fiscal smarts they would likely not be in the straits they were in to start with.
There is more than enough blame to go around here - the buyers, sellers and politicians can all find room at the trough to drink their fill of it. Greed and opportunism are a lot like cancer - they're not confined to any class or political party. We're all succeptable to them.
at 10:46 on October 10th, 2008
Well put Mikasi.
at 12:22 on October 13th, 2008
You missed the point that the CRA and other legislation forced banks to make these ridiculous loans.