NEO CANDO: Using data for Foreclosure Intervention, Prevention, and Reclamation
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1 NEO CANDO: Using data for Foreclosure Intervention, Prevention, and Reclamation Michael Schramm Center on Urban Poverty and Community Development Mandel School of Applied Social Sciences Case Western Reserve University
2 Topics covered today Background on NEO CANDO/Poverty Center History Purpose Foreclosure research teaches us how to use the data Foreclosure prevention, intervention, and reclamation Using data to support Neighborhood Progress Strategic Investment Initiative (SII) Opportunity Housing Foreclosure Intervention REO property rehab Other reports (if time)
3 What is NEO CANDO? Northeast Ohio Community and Neighborhood Data for Organizing Web-based interactive query system publicly accessible with a parcel to regional scope. Designed to democratize data and help organizations make data driven decisions
4 NEO CANDO geographic coverage Geographic coverage is for 17 counties: # Ashtabula # Mentor Lake Ashtabula # Chardon # Sandusky Erie # Norwalk # Lorain Lorain # # Cuyahoga Brunswick Cleveland Summit Geauga Portage Trumbull # Warren Huron Richland # Mansfield Ashland # Ashland Medina Wayne Stark # # Wooster # Akron # Kent Canton Youngstown Mahoning Columbiana # East Liverpool #
5 NEO CANDO history Outgrowth of neighborhood studies when Center on Urban Poverty and Social Change at CWRU was founded in 1988 to build research base for addressing urban poverty. Chose to not just write reports, but to put information in the hands of people who could act (Democratizing Information). Launched 1 st version of CANDO in Established a foundation and expertise for linking data from different sources. Latest version, NEO CANDO, has mapping, more flexibility, customized geographies, and parcel data,
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8 Foreclosure research Properties Owned by Financial Institutions Snapshot of REO inventory Foreclosure and Beyond Pathways to Foreclosure Unnamed report on Bottom Feeder activity
9 Pathways to Foreclosure Purpose: Determine the origins of the foreclosure crisis in Cuyahoga County. Focus: Mortgage loans originated in Cuyahoga County between 2005 and 2006; foreclosed between 2005 and early Data: Home Mortgage Disclosure Act data matched with locally recorded mortgage and foreclosure filings data.
10 Companies Originating Subprime Loans Top 20 originators of high cost subprime foreclosed loans On HUD Subprime List Percent High Cost Loans Percent High Cost Loans, with Foreclosure Originator 1 Argent Yes New Century Mortgage Yes Long Beach Mortgage Yes Aegis Yes Wells Fargo Certain subsidaries BNC Yes People's Choice Financial Yes National City Certain subsidaries Countrywide No Finance America Yes Novastar Mortgage Yes Option One Mortgage Solutions Yes Accredited Home Lenders Yes Aames Funding Yes Intervale Mortgage No Southstar Funding Yes Fremont Investment & Loan Yes Delta Funding Yes Ownit Mortgage Solutions Yes Encore Credit Yes Source: Loan Origination and Foreclosure Matched Data File, Center on Urban Poverty and Community Development, Mandel School of Applied Social Sciences, Case Western Reserve University
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13 Home Purchase Loans: Time from Origination to Foreclosure Survival Function Months subprimeblack subprimewhite not subprimeblack not subprimewhite Source: Loan Origination and Foreclosure Matched Data File, Center on Urban Poverty and Community Development, Mandel School of Applied Social Sciences, Case Western Reserve University
14 Home Purchase Loans: Probability of Foreclosure in Time Hazard Function subprimeblack subprimewhite Months not subprimeblack not subprimewhite Source: Loan Origination and Foreclosure Matched Data File, Center on Urban Poverty and Community Development, Mandel School of Applied Social Sciences, Case Western Reserve University
15 Diversions from the Pathway to Foreclosure Racial and geographic characteristics put certain borrowers at HIGH RISK Foreclosure prevention Borrower Subprime Loan Default Financial literacy Access to local banks Safe and sound products Targeted outreach Foreclosure Filing? REO Sheriff's Sale Foreclosure intervention or mediation
16 Ways data are being used Foreclosure prevention/early warning Mortgages from Recorder flagged with High Cost and HUD subprime list lenders and First American Title adjustable rate data scrubbed against sheriff sales/water shutoffs Foreclosure intervention Foreclosure filings that have not yet gone to Sheriff sale (served through NEO CANDO) Foreclosure reclamation Sheriff sales that go to Banks/REO departments (served through NEO CANDO) Most of the data are now updated weekly
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18 Recent and Scheduled Sheriff Auctions (reclamation)
19 Target foreclosure filings (intervention) [between June 8 Aug 8]
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21 Who is using these resources Cleveland Housing Court Cleveland Tenants Organization Community development corporations Foreclosure counseling agencies (ESOP, CHN, NHS) Neighborhood Progress s Strategic Investment Initiative (SII) (Opportunity Housing Foreclosure Pilot)
22 Combining data usefully Data sources are disparate Parcel number is key However, more info is needed! Parcels can have multiple sheriff sales, foreclosure filings, loans, etc Originator, Plaintiff, Purchaser at sale are not the same entity Need to use dates and ownership periods to determine which foreclosure/sheriff sale goes with which loan
23 Using public information for reclamation Public record useful for identifying REO property (recorder, auditor, sheriff) However, the owner of record doesn t necessarily control disposition of the property Many of these properties are not listed on MLS (multiple listing service) Tricks (call attorney for plaintiff listed in court docket, call field service companies like Safeguard and Fidelity)
24 Strategic Investment Initiative A broader, holistic approach by providing new concentrated resources from foundations in smaller target areas and staff support from Neighborhood Progress, Inc (NPI) and Enterprise Community Partners. To assist CDCs in this work, NPI has provided training to the CDC staffs and boards on developing healthy neighborhoods, Model Blocks, and neighborhood marketing.
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27 Opportunity Housing Foreclosure Pilot Six neighborhoods 50 rehab, 100 demolitions, 100 foreclosures prevented Funding Enterprise Community Partners, Fannie Mae, Ohio Housing Finance Agency (OHFA), Living Cities, City of Cleveland Partners Neighborhood Progress, Enterprise Community Partners, Cleveland Housing Network Others involved Poverty Center/NEO CANDO, ESOP (Empowering and Strengthening Ohio s People)
28 NEO CANDO and foreclosure pilot SII boundaries are a NEO CANDO custom geography NEO CANDO property data used as baseline research on target properties Ownership (auditor) Tax delinquency (treasurer) Market value (auditor) Sales price (auditor) Lot size (auditor) Foreclosure filings (court) Water shut-offs (city water dept) Mortgages from subprime lenders (recorder) Recent Sheriff sale (sheriff) REO lists from Banks (via ESOP) Parcels with adjustable rate mortgages (First American Title data)
29 Foreclosure and Beyond 10,000 9,000 8,000 9,632 number of sheriff's sales 7,000 6,000 5,000 4,000 3,000 2,000 1, ,120 5,577 3,809 1,626 1,839 1,862 2,083 2,266 2,911 1,021 1,144 2,253 1,131 1,302 1, , , , year of sheriff 's sale * Cuyahoga County Total City of Cleveland Suburbs of Cuyahoga County *These are annualized numbers based on the first 8 months of Prepared by: Center on Urban Poverty and Community Development, Mandel School of Applied Social Sciences, Case Western Reserve University. Source: NEO CANDO ( Cuyahoga County Auditor
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38 Sales Price Relative to Estimated Market Value (in 2007 dollars), City of Cleveland Year Sheriff s Sale Prepared by: Center on Urban Poverty and Community Development, Mandel School of Applied Social Sciences, Case Western Reserve University. Source: NEO CANDO ( Cuyahoga County Auditor
39 Properties sold for $10,000 or less as a percent of all first property transfers, % 70.00% 60.00% 50.00% 40.00% Cleveland Cleveland- East Cleveland- West Inner suburbs-east Inner suburbs- West Outer suburbs Cuyahoga County 30.00% 20.00% 10.00% 0.00%
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