photo: City Limits, 2009
Bushwick is one of those neighborhoods in Brooklyn that brings up a lot of…emotion. “Oh, Bushwick. Oh, you live there.” It’s the artsy, quickly gentrifying neighborhood that’s not Williamsburg. Yet. But, perhaps more importantly, it’s also a neighborhood with a history, with culture, and with a community that is quickly being displaced. This month, a group of CUNY Journalism students explored Bushwick “Beyond the Brand” to write about aspects of Bushwick which often get overshadowed.
One article focused on asthma in Bushwick, and how asthma throughout the City is correlated with poverty. In addition to high concentration of pollution, the authors interview Dr. Natalie Langston-Davis who credits Bushwick’s older housing stock to breathing problems in Bushwick:
That’s the case with the poorly ventilated apartment Mora shares with her son. Asthma is also exacerbated by children’s allergies to rodent and cockroach droppings, Davis said.
As tenant organizers, we’ve seen the strong correlation between tenant health and building conditions in many, if not all, of the buildings where we work. One tenant in a building in Ridgewood, Queens (just across the street from Bushwick) is undergoing chemotherapy while simultaneously battling a mouse and rat infestation in her building. Even if she had the energy to extensively clean day after day, it would hardly be enough to prevent exposure to the dangerous germs in rodent dropping and dust.
Another hugely important topic that CUNY students explored in their project is the the relevance of the M train’s expansion in 2010 on Bushwick’s changing demographics. When the M train was expanded into Midtown Manhattan, Bushwick (and likely Queens) experienced an influx of higher paying tenants interested in easy access to the city. Between January and March of 2013, Bushwick rents rose almost 32%, and real estate investors believe those prices will continue to rise:
In 2012, Bushwick captured 28 percent of all multifamily building sales in Brooklyn by Ariel Property Advisors, the highest rate in the borough, according to the investment sales firm. “Investors not only believe in the strength of rental market, but can see these buildings as lucrative conversion opportunities in the future,” says Jonathan Berman, vice president of Ariel.
This is dangerous talk, the kind that leads to predatory equity. When investors buy buildings based on rent “potential” rather than current rents, debt levels become dangerously high. The only way to sustain the over-leveraged debt is to skimp on services and force out long-term tenants, thus leading to gentrification and the dilapidation of the rent stabilized housing stock. Over-leveraging can happen in rent stabilized multifamily buildings all over New York, but it’s much more likely to occur successfully in quickly gentrifying neighborhoods like Bushwick or Crown Heights.
Some consider gentrification to be a byproduct, if an unpleasant one, of neighborhood improved and the influx of capital into previously distressed areas. However, it is often the result of choices made by specific actors who prioritize real estate speculation over the human right to housing. One such actor is broker company MySpace Realty. MySpace has recently come under fire from activists and organizers for colluding with bad actors who see harassment and neglect as acceptable behavior when it comes to established, rent regulated tenants.