Vacancy Rates in Detroit Remain Stagnant

In the City of Detroit in September 2016 the total percentage of vacancies was 21.9 percent, according to the U.S. Postal Service. This vacancy percentage was nearly unchanged from the 22 percent total vacancy rate the U.S. Postal Service reported in June of 2016. Similarly, when looking at the percentage of residential vacancies and business vacancies in the City these too nearly went unchanged between June and September. The U.S. Postal Service reports that the September 2016 residential vacancy rate was 22.4, down 0.1 percent. The September 2016 business vacancy rate was 25.9, up .02 percent from June.

Overall, in the month of September there were 87,762 reported total vacancies, 80,002 of which were residential, 7,670 of which were businesses and 104 of which were considered “other.” Between June and September, the total 0.1 percent vacancy decrease was equivalent to a decrease of 579 vacant addresses; there was a decrease of 641 vacant residential addresses and an increase of 62 vacant business addresses.

The first two maps below show, by Census Tract, the total number of vacancies and the total percentage of vacancies. The Census Tract with the highest number of total vacancies is on the east side, just north of Belle Isle. This Census Tract had 906 vacancies, which was 50.6 percent of the total number of structures in that Census Tract.

As the first map shows, majority of the Census Tracts with vacancies above 400 were located either on the cities east side, or just west of the downtown area of Detroit. When looking at the total percentage of vacancies in Detroit by Census Tract we see there is a slight shift in which Census Tracts have among the highest amount of vacancies in terms of percentage versus total numbers. This is directly related to the total number of structures in each Census Tract. For example, just east of Hamtramck there is a Census Tract with 229 vacant addresses, a number that does not put in amongst the Census Tracts with the highest vacancy numbers. However, these 229 vacant addresses in that Census Tract mean there is a 42.9 percent vacancy rate. Just south of that Census Tract is another where there are 307 vacancies which make up 18 percent of the structures there.

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When comparing the total number of vacancies between September 2015 and 2016 we see that there are several Census Tracts that experienced an increase in the total number of vacancies. It was a Census Tract just north of Highland Park that experienced the greatest increase at 7.8 percent. Vacancy increases over the last year occurred the most on the City’s east side, however they were not isolated there.

Overall, while there were Census Tracts with vacancy rate increases there was a total decrease of 5,446 vacant addresses between September 2015 and September 2016.

In addition to these changes, in September of 2016 there was a decline in the number of “no stat” addresses; that number decreased by 2084 in the last year. Mail carriers denote properties as being either “vacant” or “no-stat.” Carriers on urban routes mark a property as vacant once no resident has collected mail for 90 days. Addresses are classified as “no-stat” for a variety of reasons. Addresses in rural areas that appear to be vacant for 90 days are labeled no-stat, as are addresses for properties that are still under construction. Urban addresses are labeled as no-stat when the carrier decides it is unlikely to be occupied again any time soon — meaning that both areas where property is changing to other uses and areas of severe decline may have no-stat addresses.

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USPS: Detroit’s Vacancy Rate at 22.5%

There were 2,363 fewer vacant Detroit residential properties between June 2015 and June 2016, according to the U.S. Postal Service. Between March 2016 and June 2016 the number of residential vacancies decreased by 1,282. Overall in the month of June of 2016 there were 80,643 vacant residential addresses, which is equivalent to a 22.5 percent residential vacancy rate, according to the U.S. Postal Service. Also, for June 2016 the total number of residential addresses decreased by 4,630 from June 2015 and by 2,030 from March 2016.

Although there was a decrease in the number of vacant addresses, the percentage of vacant addresses in Detroit has remained in the 22.5-22.9 percent range since June of 2015. The data presented below shows that residential vacancy rates have experienced an overall increase since September 2012, when the U.S. Postal Service reported Detroit’s residential vacancy rate was 21.9 percent. However, there has been a decrease since March of 2015 when there was a peak residential vacancy rate of 23.5 percent. While the residential vacancy rate in Detroit has increased since September 2012 the number of residential addresses has experienced an overall decline of 6,441. The decrease occurred while the total of number of vacant residential addresses increased by 1,026 in the same time period (going from 79,612 in September 2012 to 80,643 in June 2016) . However, similar to the vacancy rate, the total number of vacant Detroit residential addresses peaked in March of 2015 and has since started to decline.

In addition to these changes, in June of 2016 there was a decline in the number of “no stat” addresses; that number decreased by 1,992 in the last year. Mail carriers denote properties as being either “vacant” or “no-stat.” Carriers on urban routes mark a property as vacant once no resident has collected mail for 90 days. Addresses are classified as “no-stat” for a variety of reasons. Addresses in rural areas that appear to be vacant for 90 days are labeled no-stat, as are addresses for properties that are still under construction. Urban addresses are labeled as no-stat when the carrier decides it is unlikely to be occupied again any time soon — meaning that both areas where property is changing to other uses and areas of severe decline may have no-stat addresses.

The maps below demonstrate both the overall Detroit address vacancy rates (including residential and business vacancy rates) by Census Tract for June 2016 and the change in vacancy rates between June 2016 and June 2015. In total, there were about 70 Census Tracts in Detroit with total vacancy rates above 33 percent. The Census Tract with the largest increase in its vacancy rate between June 2015 and June 2016 was located in Southwest Detroit and had a total vacancy rate increase of 11.1 percent.

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Detroit’s vacancies decline, according to US Postal Service

The most recent (June 2015) quarterly statistics from the U.S. Postal Service showed a decline in the number of vacant addresses in the city of Detroit. The total number of vacant addresses decreased by 1,936 from 92,464 to 90,528 for the period March 2015 to June 2015. The total number of residential addresses increased by 831 from 361,171 to 362,002. The total vacancy rate declined from from 22.8% percent to 22.3 percent.

However, the number of addresses classified as “no-stat” increased sharply by 1,563. Mail carriers denote properties as being either “vacant” or “no-stat.” Carriers on urban routes mark a property as vacant once no resident has collected mail for 90 days. Addresses are classified as “no-stat” for a variety of reasons. Addresses in rural areas that appear to be vacant for 90 days are labeled no-stat. So are addresses for properties that are still under construction, and urban addresses that the carrier decides are unlikely to be occupied again any time soon — meaning that both areas of high growth and severe decline may be labeled no-stat.

Source: United State Postal Service via HUD, March 2015.

June 2015 Address Vacancy Rates by Census Tract

(percentage of all addresses that are vacant)

Change in Address Vacancy Rates: June 2015 versus June 2014

(percentage point change)

Red = Increase in address vacancy rate

Green = Decline in address vacancy rate (improvement)

Top 25 Best Performing Neighborhoods for June 2015 versus June 2014

The map below illustrates the Detroit neighborhoods showing the largest percentage point reductions in their address vacancy rate. A reduction in the vacancy rate may result from an increase in occupancy or by way of demolition activity (which also reduces the number of vacant addresses). Concentrated demolition activity in the McNichols/Gratiot area has reduced the address vacancy rate but these areas still rank among the highest in the city at nearly 40 percent vacant.

For a map of demolitions, see the City’s Demolition Data Lens page at https://data.detroitmi.gov/view/vcn9-abmp

Top 25 Worst Performing Neighborhoods for June 2015 versus June 2014

The highlighted neighborhoods showed the largest increases in their vacancy rates between June 2014 and June 2015. Sixteen of the top 25 census tracts which showed increases in address vacancy are located on the west side of the city. Two eastside neighborhoods near Van Dyke and Outer Drive also showed sharp increases in address vacancy.