Most of the houses in the part of Woodlawn inhabited by Negroes are of Type B. Another district in which this type of house is found extends from Fortieth to Forty-seventh streets on Langley, Evans, Champlain, Vincennes, and St. Lawrence avenues. Although in this area a few dwellings are of Type A, the greater part of them fall under Type B. About 5 per cent of the dwellings occupied by Negroes on the West Side—for example, some of those on Oakley and Washington boulevards—might also be classed as Type B. Brick or stone dwellings predominate in the districts where this type is found. For example, the block survey made by the Commission covered twelve blocks in the Negro residence in Woodlawn on which there were 190 brick or stone and 119 frame houses. Practically all the Type B dwellings are one- and two-family houses, and the majority are two-family houses. The Commission's study shows that these dwellings are not overcrowded and house their families comfortably. Many of the occupants own their homes.
Comforts and conveniences.—Most of these houses have baths, electric lights, steam, hot-water or hot-air heating, and gas for cooking. Only a few are heated by stoves or lack electrical fixtures. They were found to be in good repair, well kept and clean. Special pride is taken by home owners of this class in keeping the property presentable and preventing rapid deterioration. Family histories reveal that most of the Woodlawn residents are long-time residents of Chicago.
Neighborhood conditions.—In the neighborhoods where Type B houses were found, no uniform standard of cleanliness was evident in streets and alleys or in adjoining properties. They were as frequently unkempt as tidy. Although the premises of Type B houses were generally kept neat, surrounding untidiness often detracted from their appearance. But a block containing a majority of this type usually had an appearance of being better kept, whether the surrounding property was occupied by whites or Negroes. In the Woodlawn area the surroundings of the houses were well cared for, and sanitary measures were commonly observed. In some blocks in the Langley Avenue neighborhood carelessness and neglect were evident. Vacant lots were no more littered with rubbish than in white areas of a similar grade.
Type C houses are the most common in areas of Negro residence. In this classification are included about 50 per cent of the houses on the South Side east of State Street, most of those in the North Side area, about 60 per cent of those in the West Side area, practically all those in the Ogden Park area, and many dwellings in the little Lake Park district.
Heads of families occupying Type C houses were usually unskilled wage-earners, or in personal service. Their incomes were such that they could rarely afford more than $20 a month rent.
Types of houses.—Eleven blocks on the North Side were included in the Commission's block survey. In these blocks 146 of the buildings were of brick or stone, and 123 frame. Fifteen were single houses, four were double, and 167 housed three or more families, the largest proportion of such buildings in any district examined. There were also four rows of houses. They were in a fair state of repair. Four-room houses or flats predominated among the fourteen families whose histories were taken. In one instance seven persons were living in four rooms, in another nine persons were living in seven rooms, in another eleven persons were living in seven rooms. The dwellings were mainly one- and two-story buildings, with a few three- and six-flat buildings.
A large proportion of buildings housing three or more families was found also in Ogden Park. In eleven blocks there were 109 such buildings. There were also sixty-eight single and no double houses. The frame buildings numbered 189, and brick or stone forty-eight. Most of the houses were one- and two-story frame buildings. The majority were in good or fair repair, though one block showed gross neglect of repairs to exteriors, and practically all needed painting. Five-room dwellings predominated among the fifteen families whose histories were recorded. Overcrowding was frequent. In one instance eleven persons lived in five rooms; in another nine persons in five rooms.
In the part of the South Side area east of State Street and between Twenty-second and Thirty-first streets forty-two blocks were surveyed. Michigan, Indiana, and Prairie avenues have excellent dwellings, practically all of which are still occupied by whites. Until a few years ago these were fashionable residential streets, and the buildings are large, well built, and often ornate. Surrounding them, however, are hundreds of houses, old and difficult to keep in repair. In these forty-two blocks there were 767 buildings of which 163 were frame and 604 brick. About 37 per cent of these are of Type C.
The surroundings of these buildings appear in brief comments on some of these blocks, taken from investigator's notes, as follows:
Property has been allowed to run down.
Five vacant houses; yards full of rubbish; lodgers transient; families do not move.
Vacant lot dirty.
Two vacant lots; yards well kept.
Garbage piled up on vacant lot; Negroes moving in.
Roomers move often; one poolroom; empty church building.
Vacant lot used as dump; yards well kept.
Two vacant houses robbed of plumbing fixtures.
Yards poorly kept; whites moved out three years ago, except one family.
Vacant lot used as dump; one poolroom, two hotels; yards well kept; Negroes moving in.
Yards unkempt; mostly renters.
Formerly questionable houses for whites.
Mostly newcomers; property run down.
Yards well kept; boarding-houses.
People move in because they can't find anything better.
Between Thirty-first and Thirty-ninth streets east of State Street seventy-eight blocks were surveyed. There were seventy-eight frame and 1,523 brick and stone buildings, 620 single houses, 559 double, 254 accommodating three or more families, and nine apartment houses. Of this group 51 per cent were of Type C. The property and general surroundings showed age and the beginning of rapid deterioration everywhere; in some cases there had been attempts to care for the premises and in some cases neglect was obvious. The streets, except Michigan Avenue and South Park Boulevard, showed much neglect, and the alleys generally were dirty. Many of these houses were occupied by their Negro owners. Negroes were found to occupy about 40 per cent of these Type C houses.
Conveniences.—In these two parts of the South Side area conveniences and ordinary sanitary facilities are often absent. Gas is the common form of lighting, and often it is not used. Family-history data revealed that there were about as many homes without as with bathrooms. In a large number of buildings families were obliged to use common toilets located in halls or back yards. The dwellings were out of repair in some respects in nearly every instance. Defects of this kind were often in the plumbing. Leaky toilets or water pipes were common complaints. Some toilets did not flush. Some sinks were leaky, as were some of the roofs. In some houses windows or doors were broken, loose, or sagging. Some houses were very dirty.
On the West Side a situation not essentially different was found among the Type C dwellings. Possibly baths were a little more frequent. Occasionally there was a furnace, though stove heat was most common. Gas was the usual means of lighting. The situation as to toilets was about the same, and the buildings, being chiefly old, were usually out of repair in some respect. The number of brick and frame dwellings was about equal. There were more double houses in proportion to the single ones, and none that had three or more families. Five-room dwellings were most numerous, and there was little indication of overcrowding.
Neighborhood conditions.—Only two blocks in the West Side area were rated as merely "fair," four in the North Side area were dirty, while only one in the Ogden Park area was not cleaned. In the North Side and Ogden Park areas distinct efforts were observed to keep yards clean. Premises showed signs of care and attention, though an occasional vacant lot showed use for dumping. Alleys in all three districts gave evidence of neglect. Some were badly littered with garbage and rubbish.
Type D housing is the least habitable of all. The houses were usually dilapidated, and in many cases extremely so. Most of the buildings are among the oldest in the city. They were occupied only by Negroes at the foot of the economic scale, many families living from hand to mouth, frequently in extreme poverty.
This class of houses predominates in those parts of the South Side area from Twelfth to Twenty-second Street along State Street and Wabash Avenue, and from Twelfth to Thirty-ninth streets and Wentworth Avenue. Many Negro dwellings in the North Side area and about 35 or 40 per cent of those in the West Side area were of Type D. Even in the area of the South Side between State Street and Lake Michigan many of the older frame and brick buildings fall into this classification. It is safe to say that 43 per cent of the housing for Negroes is of this type.
Most of these dwellings were frail, flimsy, tottering, unkempt, and some of them literally falling apart. Little repairing is done from year to year. Consequently their state grows progressively worse, and they are now even less habitable than when the surveys quoted at the beginning of this section were made. The surroundings in these localities were in a condition of extreme neglect, with little apparent effort to observe the laws of sanitation. Streets, alleys, and vacant lots contained garbage, rubbish, and litter of all kinds. It is difficult to enforce health regulations.
Although there has been protest by Negroes against the necessity of living in places so uncomfortable and unhealthful, improvement comes slowly. Contentment with such insanitary conditions is usually due to ignorance of better living. For the poorest buildings low rents are offered to encourage continued occupancy and to forestall requests for repairs. Prompt vacating of many of these houses usually follows when a family can secure better accommodations in a better neighborhood.[23]
Among the more intelligent Negroes neighborhood organizations were found similar to those of white people. Dissatisfaction with local conditions, failure of authorities to sweep and sprinkle streets or to provide adequate street lighting, corner signs, and similar equipment usually prompt these efforts. Three or four such societies have been instituted by Negroes in Chicago. One example is the Middlesex Improvement Club, organized following the riots of 1919 in a neighborhood including three blocks on Dearborn Street near Fiftieth. Among other things it seeks to promote a friendly spirit among the people of both races in a neighborhood which was turbulent during the riots. It has extended some financial aid to its members when required. It is financed by Negro business men with some help from white business men of the locality.
Woodlawn has a community organization which reflects the friendly attitude between the races in that district. Both whites and Negroes are members, with a common community interest. This organization goes somewhat beyond the usual neighborhood improvement association in scope and purpose. While it embodies the usual purposes, it also seeks to induce full use by all the people of the district of all public and semi-public institutions that contribute to good citizenship. One of the notices sent out by the association urged attendance at night sessions of public schools. It briefly set forth the advantages for both young and older people, suggesting that their usefulness to the community might thus be enlarged, that they might be trained for profitable employment, and incidentally that young people could be kept off the streets and away from demoralizing places. Attention was drawn to the fact that "business men of the city are seeking young people, both colored and white, for positions as stenographers, clerks, and trades people." The notice closed thus:
We are desirous that you use your influence to maintain a spirit of friendliness and good will among all citizens, white and black, and especially among the school children, paying especial attention to the conduct of pupils to and from school. We earnestly seek your co-operation in these matters.
In the neighborhood of Fifty-sixth Street and Wabash Avenue is another of these neighborhood leagues; all the members are Negroes. Meetings take place periodically at the houses of members, and special attention is given to such matters as the condition of their premises, care of lawns, etc.
Social agencies likewise have given considerable attention to the instruction and encouragement of Negroes in better living. While this effort has been directed mainly to the newer arrivals from the South, it has also had an effect on many who have lived in the city for some time but have not yet adjusted themselves to city life and more rigid standards of sanitation and deportment.
One of these agencies is the Urban League. Among other activities it issued placards to be kept in sight in Negro homes, graphically contrasting good and bad habits of living. Pictures showed the front porch of a Negro family as it should and should not be used, with the pointed question, "Which?" underneath. Then followed a sort of pledge of conduct:
I realize that our soldiers have learned new habits of self-respect and cleanliness.
I desire to help bring about a new order of living in this community.
I will attend to the neatness of my personal appearance on the street or when sitting in front doorways.
I will refrain from wearing dust caps, bungalow aprons, house clothing, and bedroom shoes out of doors.
I will arrange my toilet within doors and not on the front porch.
I will insist upon the use of rear entrances for coal dealers, hucksters, etc.
I will refrain from loud talking and objectionable deportment on street cars and in public places.
I will do my best to prevent defacement of property either by children or adults.
The guidance and instruction given by the South Side Community Service, pastors of churches and Negro newspapers have stimulated the Negro population to efforts at improvement of their property. One newspaper, for example, conducted a column containing hints on cleanliness, sanitation, and deportment. It printed items concerning objectionable conditions at given addresses and warned offenders that they were being watched by the neighborhood organization, which might take action against them if they did not improve their conduct.
Another way in which Negroes have been led to understand that habits of orderliness and cleanliness are expected of them in Chicago has been through a "Clean-up Week" in the spring of each year, when concerted efforts are made to collect and dispose of tin cans and other rubbish on vacant lots and yards. A "Tin Can Contest" was conducted by the Wabash Avenue Y.M.C.A., which offered prizes to the children collecting the greatest number of tin cans beyond 300. The 1,000 youngsters who participated in the Second Ward were divided into eight regiments. The eleven-year-old Negro girl who collected the greatest number of tin cans had a total of 6,840 to her credit. Next in order was Hyman Friedman, whose total was 5,347. More than 100,000 tin cans in all were obtained.
Individual householders, especially those owning their homes, were found to be trying to keep their premises presentable often in the face of discouraging odds. Throughout the family histories appear repeated protests by tenants at the failure of landlords to maintain a decent state of repairs and improvements.
None of the houses occupied by Negroes are of as high a standard, generally speaking, as those occupied by whites of a similar economic status.
Negroes rarely live in new houses. Virtually all live in neighborhoods where the housing is old. Negro houses, even of the best class, were built from twenty to forty years ago. Conditions in these old neighborhoods do not make for high standards of sanitation and cleanliness, nor the best habits of living generally; and Negroes labor under a handicap in striving to attain such standards.
Less attention is paid by public authorities to the condition of streets and alleys in such neighborhoods than in localities where the housing is of a higher grade. The streets are not cleaned and sprinkled as often and the alleys are more likely to be dirty, unpaved, and generally uncared for.
In most of the localities where Negroes live, buildings that have not already reached a state of great dilapidation are deteriorating rapidly because of the failure of owners to make repairs and improvements.
Escape from undesirable housing conditions is difficult for any Negroes, and for the vast majority it is practically impossible, particularly during a period of acute general housing shortage.
No single factor has complicated the relations of Negroes and whites in Chicago more than the widespread feeling of white people that the presence of Negroes in a neighborhood is a cause of serious depreciation of property values. To the extent that people feel that their financial interests are affected, antagonisms are accentuated.
When a Negro family moves into a block in which all other families are white, the neighbors object. This objection may express itself in studied aloofness, in taunts, warnings, slurs, threats, or even the bombing of their homes.[24] White neighbors who can do so are likely to move away at the first opportunity. Assessors and appraisers in determining the value of the property take account of this general dislike of the presence or proximity of Negroes. It matters little what type of citizens the Negro family may represent, what their wealth or standing in the community is, or that their motive in moving into a predominant white neighborhood is to secure better living conditions—their appearance is a signal of depreciation. So it happens that when a Negro family moves into a block, most of the white neighbors show resentment toward both the Negro family and the owner or agent who rents or sells the property. Whites owning homes in the neighborhood become much exercised by fear of loss both of money and of neighborhood exclusiveness and desirability. The Negro suffers under the realization that, for reasons which he cannot control, he is considered undesirable and a menace to property values. Wherever Negroes have moved in Chicago this odium has attached to their presence. The belief that they destroy property values wherever they go is now commonly taken as a valid explanation of any unfriendliness toward the entire group. This feeling takes on the strength of a protective instinct among the whites.
So wide and menacing, indeed, has this feeling grown that the Commission deemed it necessary to make a thorough inquiry into its basis and to determine, if possible, to what degree the presence of Negroes is a factor in the depreciation of property values. Therefore it is essential to distinguish clearly between: (1) general factors in depreciation; and (2) presence of Negroes as an influence in these factors, and also as a direct factor.
What is meant by "depreciation"? Real estate men know it as "a loss in market value." Market value is "the price which a buyer who wishes to buy but is not forced to buy will pay to an owner who wishes to sell but is not forced to sell." Depreciation is reflected, not only in market values, but also in appraised or assessed valuations. Before purchasing property it is customary to take into account the surrounding conditions that affect its value, as well as its inherent value. Assessed valuations, fixed for taxing purposes by authorized public officials, fluctuate to some extent in harmony with appraised valuations. This analysis of the factors that tend to determine the value of real estate for one purpose or another gives a fairly dependable rule for finding whether it has risen or fallen in a given period. If property is thus shown to have decreased in value, it is said to have depreciated.
The value of real estate is determined largely by the human factors involved. This fact accounts for the striking differences in value of property, for example, on Sixteenth Street, on State Street, in the "Loop," on Chicago Avenue, and on Sheridan Road. Convenience, desirability, and other factors involving individuals who make up the public enter into the determination of realty values.
It is necessary to distinguish between land values and improved-property values. Usually buildings are erected that harmonize in cost with the value of the land on which they stand. But this harmonious relationship may not continue; developments in the neighborhood may increase materially the value of the land, while the value of the improvements decreases as time goes on. The values of the land and of the improvements do not necessarily rise and fall together, though improvements generally tend to add to the value of the land. Much, however, depends on the use to which the land is put, and even more on the use of adjacent land. That use may be such as seriously to impair the value of all the land within a given area or some particular tract in that area. Such impairment is a chief reason advanced for zoning, so that property values in various given districts may not be impaired through inharmonious uses, and that property values throughout a city may thus be stabilized.
It is also necessary to distinguish between "deterioration" and "depreciation." They are not interchangeable. Deterioration of improvements on land affects the value of the improvement, not necessarily the value of the land. The property as a whole may be depreciated by deterioration of improvements, but an increase in the land value might more than offset this loss. This would be accounted for by a possible change in the use of the land. For example, the buildings on the North Side in which Negroes now live are uniformly old and bad, yet the Negroes cannot buy them. The properties are in process of change from residence to industrial use, and the values placed upon them for the latter use are far beyond the financial capacity of the Negro residents.
Apart from any racial influence there are many causes of depreciation in property values, the responsibility for all of which has often been thoughtlessly placed upon Negroes. Throughout the city may be observed blocks, streets, and neighborhoods running a declining course in desirability for residence purposes, losing value, changing in character and, in short, depreciating, but in or near which no Negroes live. The following are important factors of depreciation not due to race:
Physical deterioration.—The natural wear of time and the elements is a constant factor. Few houses are built to withstand these inroads over a long course of years, even though they have the utmost care. Neglect and lack of repairs and improvements hasten this deterioration sometimes greatly. Character of occupancy is often a factor. Some occupants are highly destructive, particularly in rented houses. Their careless or inept use of a house often adds vastly to the wear and tear and hastens deterioration. Overcrowding has a like effect.
Change in the character of a neighborhood.—Depreciation in property values in large cities is due in marked degree to factors not purely physical. There is always a continuing yet varying fluctuation in the character of neighborhoods; a restless shifting of population and conditions due to growth which rarely has been orderly or scientific. The psychological factor of residential property values is such that they may change very rapidly with the advent into a homogeneous neighborhood of a few families of a different nationality or social status. Between Twelfth and Thirty-first streets in the South Side Negro residence area, once the most fashionable white residence section, property values based on residential uses slumped utterly, and then later began to increase because of industrial uses. Such a change is often due to an encroachment upon a residential district of commercial or industrial enterprises. Neighbors will move away rather than endure such disturbance of their peace and comfort. Their places may be taken by people less sensitive to such influences who may be drawn to the neighborhood by reduced rents resulting from the exodus of former residents. Then rapid deterioration usually sets in as the tone of the neighborhood falls. A like result follows a change from an exclusive residential district into one of rooming-and boarding-houses and large residences remodeled into flats.
The shifting of fashionable neighborhoods soon leads persons of means to abandon a high-grade residential section for some suburb or newer neighborhood which they think better suited to their social positions.
Use of buildings for immoral purposes.—Such use, though clandestine, eventually becomes known; and although the property yields high rents, it lowers the standing and value of the block or neighborhood and of adjacent areas. It not only deteriorates the buildings thus used, but also drives decent people from the locality; and the deserted houses either remain vacant or are taken by less desirable occupants. Depreciation inevitably results.
Public garages, theaters, and kindred nuisances.—People of a high-grade residential district do not wish to live too near a public garage, theater, bathing-beach, saloon, cabaret, dance hall, bowling-alley, or billiard room. If they are unable to keep such enterprises out of their neighborhood they will sell their property and find homes elsewhere.
Changes in transportation facilities.—These may depreciate property in two ways: (a) they may themselves introduce obnoxious dirt or noise-making features or bring in industries with such features; (b) new transportation facilities often open up more desirable localities to which people are drawn from the older localities. In both cases depreciation ensues.
Overbuilding.—Overbuilding is another and frequent cause of depreciation. Building booms are often followed by years of depression due to an oversupply of buildings.
The area from Thirty-first to Thirty-ninth Streets and State Street to the lake is now the center of the largest Negro residential area in the city, having approximately 20 per cent more Negroes than whites.
In the eighties and nineties this area was part of the most fashionable residential district in Chicago and included some of the city's most prominent families and business leaders. They lived in houses which they had built for their homes, and which were the first fine residences erected after the Chicago fire of 1871. Michigan, Prairie, and South Park avenues and Grand Boulevard were the most fashionable streets with the best houses.
The Negro population then lived immediately west, between Wentworth Avenue and State Street and north of Thirty-fifth Street.
The North Side and the North Shore had not yet developed as fashionable neighborhoods. Indeed, the most prominent residence on Lake Shore Drive and one of the earliest stood almost alone for many years before fashionable people settled around it.
As the North Side grew in fashionable favor the South Side began to lose its original exclusiveness, and its residences began to depreciate. These properties, while their original owners occupied them, were worth, many of them, from $30,000 to $100,000, including large grounds, elaborate interior decorations, and sometimes works of art. The usual range of the original costs of these houses was from $10,000 to $30,000. The change steadily continued, and these houses were rented and sold by the first owners at reduced prices to persons less prominent socially, until nearly all the original families had gone. A few refused to sell their houses and left them in charge of caretakers; and a very few still remain.
The gradual lowering of the market value of the property is pictured by prominent real estate men well acquainted with the neighborhood for many years:
It is a positive fact, an economic fact, that any time a poor class of people moves into a neighborhood formerly occupied by people who had an earning capacity greater than that of the people moving in, there is depreciation. That is true whether Italians move in, or Poles, Negroes, Greeks, etc. If the people moving into the neighborhood earn less and have less than the people formerly living in that neighborhood, there is depreciation.
Between 1900 and 1910 a few Negroes moved into Wabash Avenue. The houses were very old and built close together, with few single residences. Negroes did not progress farther eastward in any large numbers because the next street was Michigan Avenue, probably the most select of all the streets in the area. With the pressure of increasing numbers and ascending economic ability urging them out of the congested, uncomfortable, and unclean dwellings west of State Street, Negroes could and would pay higher rents than the class of white persons to which the oldest houses would next descend. In 1912, in the area east of State Street, practically all of the original residents had gone, and few Negroes had come in. Real estate men estimate that generally natural depreciation proceeds at the rate of 2 to 2½ per cent a year. When Negroes first came into the area the buildings were at least twenty years old, and many were much older, representing at the lowest figure a very substantial depreciation.
There was another important factor in the depreciation of the area. In 1912 the old vice district west of State Street and immediately northwest of this area was broken up. The inmates numbered approximately 2,000 and were by no means confined strictly within the recognized limits. They moved into the nearest good houses available where they could continue to ply their trade clandestinely. They could afford to pay high rents, and numbers of real estate owners profited greatly by dealing with them. As many of these houses stood, they again yielded rents almost as high as when they were new. Cabarets, saloons, and amusement places packed the side streets, and buffet flats opened up in the residence blocks. Raids and prosecution, night visits from men who did not live in the district, called attention to the changed character of the neighborhood, and property values sank lower. Pressure from prosecuting agencies, as well as the attraction of better houses in less conspicuous neighborhoods, urged the vice element southward. This southward trend is indicated in the maps, facing pages 342 and 346, showing the environment of the South Side Negro.
While property in this area could be bought cheaply it was also possible to obtain proportionately high rents by placing Negroes or prostitutes in houses not rented to either class before. Negroes were always charged higher rents than were the whites who immediately preceded them.
The Juvenile Protective Association in 1913 made a study called The Colored People of Chicago and published it in a small pamphlet. Concerning the disposition of real estate men to profit in this way, the reports say:
... the dealer offers to the owner of an apartment house which is no longer renting advantageously to white tenants cash payment for a year's lease on the property, thus guaranteeing the owner against loss, and then he fills the building with colored tenants. It is said, however, that the agent does not put out the white tenants unless he can get 10 per cent more from the colored people.
The fact that for like quarters Negroes pay much higher rents than any other group in the city was discussed by the Chicago School of Civics and Philanthropy in a special study of housing for Negroes in 1911-12. The report says:
The explanation for this condition of affairs among the colored people is comparatively simple; the results are far-reaching. The strong prejudice among the white people against having colored people living on white residence streets, colored children attending schools with white children, or entering into other semi-social relation with them, confines the opportunities for residence open to colored people of all positions in life to relatively small and well-defined areas. Consequently the demand for houses and apartments within these areas is strong and comparatively steady, and since the landlord is reasonably certain that the house or apartment can be filled at any time, as long as it is in any way tenantable, he takes advantage of his opportunities to raise rents and to postpone repairs.
It was during this period that buildings could be easily purchased by Negroes. One white real estate dealer whose interests are almost exclusively in the area under discussion has purchased more than 1,000 such houses which he rents to Negroes. These buildings were not purchased from Negroes but from first, second, and third owners, and at a price much below the original value.
With an opportunity for renting or purchasing the houses in this area, Negroes began to move in, first in small numbers and soon in larger numbers. They naturally sought to abandon the generally and often extremely dilapidated houses west of State Street.
Buildings twenty to thirty years old deteriorate rapidly unless expensive repairs are made. As Negroes were often unable to make such repairs while paying for the property, the depreciation continued.
Widespread buying of property in this district by Negroes began during the period of the migration. Many home-owning Negroes, having sold their property in the South and brought the money to Chicago, found it easier to buy a house here on a first payment of $200 to $500, and on monthly instalments thereafter, than to pay the rents demanded. Few, however, knew anything of city property values; they were often exploited by agents or assumed larger obligations than they could easily handle.
Many Negroes purchased fairly substantial dwellings on the long-time instalment plan without providing for repairs and maintenance. Usually the monthly payment to cover interest, taxes, and instalment on principal was about all the Negro and his family could carry, even though his wife's wages supplemented his. Thus nothing was left for upkeep.
Real estate agents before the Commission agreed that Negroes meet these obligations with reasonable regularity. One white real-estate broker said: "Those of us who have dealings with Negroes find that they make very fair clients on the whole, pay their way, and ask no favors that any other human being would not ask."
Another referred to Negroes as "wonderful instalment buyers" who have a "tendency to invest in a home earlier than whites," and said that in fifteen years' experience his firm had never foreclosed on a Negro home buyer; and in only two cases, due to exceptional circumstances, had contracts been forfeited. Two Negro real estate dealers said:
A colored man usually feels that he will go without food rather than not meet his obligations. That is one reason why sometimes his home is run down, because he has spent every dollar he can get to meet the payments on that property. He cannot spare the money sometimes to buy a lawn mower or sprinkling hose.
A colored man who buys a piece of property in a neighborhood has no financial connections. He meets his obligations promptly for three reasons: first, he wants a home; second, he knows they may squeeze him; third, that mortgage is coming due and he doesn't know where to go to get it renewed. We have no organization of our own to back him. If the fence is to be fixed or the house is to be painted, and a year from that date the mortgage is due, and he has $500 in the bank, he will not paint his house for the simple reason that, if he did, when the mortgage is due he will not be able to meet it. He saves, and when the mortgage comes due he has $500, $600, or $700 set aside to meet it.
Frequently Negroes overreach themselves in purchasing property. Charles Duke, a Negro, in a pamphlet on Negro housing in Chicago remarked:
A very harmful result of present tendencies is manifested in the acquisition of homes by colored people beyond their social or economic advancement. The economic waste in this particular has been especially great. They represent in many cases a considerable outlay of capital. The domestic facilities they afford are years beyond the needs of the people to whom they are allotted. In many instances it costs a small fortune annually to maintain one of these establishments, and when this is not done the depreciation is both rapid and spectacular.
There is such lack of hotels and lodging-houses for Negroes, especially for single men, that many Negroes have bought or rented houses with the intention of paying for them, in part at least, with income from lodgers or boarders. Such use leads to overcrowding, with consequent rapid deterioration and depreciation. This tendency is accentuated by the fact that the houses that Negroes can buy are usually old and deteriorated.
While new arrivals from the South soon learn that the poorest city tenement requires better care than plantation cabins, their carelessness meanwhile contributes to the property depreciation of their dwellings and neighborhood.
There are other factors of depreciation in this district which became active after the Negroes came, but for which they were not wholly responsible. One was the remodeling of residences for business purposes. While the remodeled property may bring larger returns, neighboring residence property declines in value. Many fine old dwellings on Michigan Avenue and Grand Boulevard have been transformed in recent years into lamp-shade factories, second-hand fur shops, and small business houses; and these changes have depreciated neighboring property for residence purposes.
Another factor of depreciation is the city's tolerance of gambling and immorality in and near areas of Negro residence. In most cities where Negroes are numerous a like tendency appears. Little consideration is given to the desire of Negroes to live in untainted districts, and they have not been able to make effective protest.
In 1916 the Chicago Daily News, in a series of articles on the Negroes, described some of the disorderly saloons and cabarets in the South State and Thirty-fifth streets region, with their vile associations of disreputable whites and blacks:
Other resorts in the district are worse; some are better. These are typical of the roistering saloons, a kind which would not be tolerated in any other part of the city since the old Twenty-second Street levee was broken up. White proprietors have brought them into the district, and many of them are patronized largely by crowds from other parts of the city. The resorts are forced on the colored people. Those colored families in good circumstances and desiring respectable surroundings move away, only to find disorderly saloons trailing after them.
At 301 East Thirty-seventh Street, on the southeast corner of Forest Avenue, is the saloon of C——. With this exception the district is a quiet, respectable residence quarter. When it was known that this property was to be used for saloon purposes a petition of protest was signed by 300 representative colored men and presented to Mayor Harrison.
At night this saloon is an animated place. Reputable colored families object to it chiefly on account of the numbers of disorderly white women who meet colored men in its diminutive back room. In the barroom an automatic piano thumps through the night until closing hours. On the mirrors are pasted chromos of "September Morn" and other poses of nude women.
Buffet flats and disorderly hotels are adjuncts of the bad saloons. They make a better harvest for the police than the saloons. The borderland of a colored residential district is the haven for disorderly resorts. Protests of colored residents against the painted women in their neighborhood, the midnight honking of automobiles, the loud profanity and vulgarity are usually ignored by the police.
In one block between South State and South Dearborn streets which was canvassed by the Daily News, five places were found openly admitted to be disorderly houses. Some were in flat buildings, the other tenants of which apparently were respectable, some raising families of children.
Many white owners of real estate who speak in horrified whispers of vice dangers view such dangers with complacency when these are thrust among colored families. Two years ago a woman of the underworld and her gambler husband decided to open a "high-class" resort on the South Side. She got a location as a neighbor of reputable colored people by purchasing the home of a former alderman and leader in a church, the one of which the Rev. John P. Brushingham, secretary of Mayor Thompson's Morals Commission, is the pastor. The woman was one of the most notorious of the demimonde. An oil painting of her, as she was before her husband in a fit of jealousy bit off a part of her nose, for years hung in a saloon of international reputation.
These are some of the influences which the colored population is forced to combat in its fight for decency and good citizenship. A few secure political preferment and others profit by catering to the city's vices, while the rank and file are hedged around by demoralizing influences and the race is discredited unjustly.