Here in Detroit, we’re seeing a wave of new apartments mushrooming around downtown, a shiny testament to urban development. But as these units, some tagged ‘affordable,’ crop up, it begs a pressing question for every Detroiter: Are these homes genuinely within reach for those who need them most?
This issue hits hard in our Black communities. We’re seeing developments branded as accessible, yet many in our neighborhoods are left wondering if they’ll ever unlock the door to these so-called affordable options. This isn’t just about buildings; it’s about people, families, and our community’s soul.
Reflecting on the vision of Martin Luther King Jr., we’re reminded that he fought tirelessly to dismantle unjust systems. Housing, a fundamental human right, was part of that fight. As we witness these new structures rise, we must ask ourselves: Are we advancing the dream of equitable housing, or are we merely repackaging old disparities in new, polished exteriors?
Fabiola Fleuranvil, Managing Partner at Icon Heritage Partners, one of less than five Black women in the state of Michigan to be awarded low-income housing tax credits in the 9-percent round, is pushing the narrative of affordable housing for Detroit’s seniors as she is redeveloping the Russel Woods Senior Living Community, a 138-unit building that she is redeveloping as senior housing.
“The shift was going from a standard market-rate senior housing to now going to the affordable housing lane. It’s beautiful because I have 100-percent project-based vouchers, so not only is this affordable housing, but seniors who are coming in, their rent is essentially covered through the vouchers, and just utilities will be required,” she said.
The initiative of affordable housing units within these developments marks a pivotal moment in Detroit’s ongoing efforts to tackle housing challenges or shortages. However, voices from within the community suggest that the measures, although commendable, may not be sufficient to address the scale of the housing crisis in the grand scheme of things. “A lot of developments and investments have been concentrated in downtown and midtown, so there have been few developers to move into the communities,” expressed Fleuranvil. “Russel Woods has gone through years of disinvestment, and I am currently working on phase two, where I’ve purchased a lot across the street for a 45-unit mix-use ground-up development.”
Russel Woods community has been known to host notorious gangs and has seen its fair share of destitution and crime, reasons why many neighborhoods alike within the city have been overlooked.
“There has not been any development activity in this area, so this is the first coming online, and when people think of Dexter Ave., it’s often forgotten. When I was purchasing this building, everyone said Russel Woods was not ready, but it took me over a year to convince others that there’s opportunity in this neighborhood.”
Though Fleuranvil is from Miami, she says that Detroit is a market where they’re accustomed to seeing other Black developers. “Now that I am here, I’m committed to seeing the whole neighborhood transformed. So, I am essentially working on inquiring the assets along that whole Dexter Ave. Corridor.”
The initial issue with overlooking Detroit’s forgotten neighborhoods is that people call those neighborhoods home; to overlook a place where Detroiters still have a heartbeat is the premise of King’s fight. Over half a century ago, in the wake of the monumental 1965 Selma to Montgomery march, Dr. Martin Luther King Jr. stood tall in Chicago, addressing a sea of people with words that burned with urgency about the segregated housing policies of the time.
Picture this: one hundred years post-slavery, millions of our African American ancestors migrated from the rural South, seeking new horizons in the North, Midwest, and West. They carried dreams of prosperity, but for many, those dreams were dampened by the grim reality of slums and substandard housing that stood as stark barriers to opportunity.
Dr. King, in his pursuit of what he termed the “Beloved Community” – a society rooted in justice, equal opportunity, and a deep love for one’s fellow human beings – led the Chicago Freedom Movement. This wasn’t just another campaign; it was a groundbreaking endeavor to address the deep-seated issues African Americans faced in urban settings across the Northern United States.
In 2018, Mayor Duggan set an ambitious target for Detroit: to preserve 10,000 units of affordable housing and facilitate the development of 2,000 new units. City officials now claim they are on track to meet this goal. However, a recent report by the Detroit Justice Center (DJC), a nonprofit law firm in the city, casts a shadow of doubt on these claims, pointing out significant gaps in meeting the needs of Detroiters, over 30% of whom live in poverty.
The “Home Improvement” report by the DJC states, “The City’s current plan for creating and preserving affordable housing will not create enough affordable housing that is perpetually sustainable and serves Detroit’s long-term lowest-income residents.” Furthermore, the report challenges the city’s housing strategy on several fronts. A key issue raised is the apparent mismatch between the official definition of affordable housing in Detroit and the actual affordability for its residents, considering the city’s notably low median household income. This discrepancy highlights the complexities in addressing housing affordability in a city grappling with deep-rooted economic challenges.
City officials, however, have disputed much of the data used in the DJC report. While acknowledging that they provided figures for the study, they contend that the data was not fully complete or categorized at the time of provision. According to them, these figures have since been cataloged, suggesting a potential misrepresentation or misunderstanding in the report’s analysis.
This debate between the city’s claims and the DJC report’s findings illustrates the ongoing struggle to address affordable housing in Detroit. It raises critical questions about the effectiveness of current strategies and the need for a deeper, more nuanced approach to ensure that affordable housing initiatives truly meet the needs of Detroit’s most vulnerable residents.
Detroit’s housing narrative, as revealed by recent data from the city’s Housing and Revitalization Department, offers a complex picture. Since 2018, a concerted effort between the city’s officials and a group of developers has led to the creation of over 2,000 housing units aimed at a spectrum of income levels, along with the preservation of more than 9,500 units. These units, according to the data, are set at below-market rates, targeting 30% to 80% of the area’s median income (AMI).
But here’s where it gets tricky: For a single person, the income range to qualify for these units is between $19,890 and $53,040, as per state data. However, the AMI in Detroit is a topic of debate. The calculation includes higher incomes from the broader Southeast Michigan region, potentially skewing the figures upwards. This raises a crucial question: Are these housing solutions truly accessible to the average Detroiter?
As we delve into this data, it’s essential to consider the broader context. How do these numbers translate into real-life affordability for Detroit residents, particularly for those in lower-income brackets? The conversation about housing affordability in Detroit isn’t just about percentages and income brackets; it’s about understanding the lived experiences of Detroiters and ensuring that development strategies align with the actual needs of the community. This analysis calls for a deeper, more nuanced understanding of “affordability” and its implications for a city striving to balance growth with equity and inclusivity.
“It’s an incentive for me to make sure that my property has the programming, economic activity, the structure and institutions that it needs around it because it’ll be 77 seniors that will be in this new building,” said Fleuranvil.
“They’re going to need a pharmacy, a doctor, grocery store, and even a diner to sit and have a meal are all services that are a need and is essential when it comes to this neighborhood.” Outside of downtown’s housing development boom, when one looks at the landscape of urban communities, the lack of essential services is very evident. “When you talk about making a community truly a community, it’s a benefit for me to see that everything else around it gets activated.”
Fast forward to today, and we ask ourselves: how far have we come? Dr. King’s vision – a society where justice and opportunity aren’t just ideals but realities for every Black person in every city – remains a guiding light. As we witness the ongoing struggles for fair and decent housing in our cities, it’s clear the journey is far from over. Dr. King’s fight against housing inequality wasn’t just about four walls and a roof; it was about dignity, respect, and the right to a life of opportunity. It’s on us now to carry that torch to challenge the systems that keep our people from living the lives they deserve.
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