Ruoniu (Vince) Wang is an Assistant Professor in the Runstad Department of Real Estate in the College of Built Environments at the University of Washington. He studies spatial justice and inclusive communities, including their impacts reflected in the built environment, human behaviors, and policy interventions. Vince joined the University of Washington after serving six years as the research manager and director in a national non-profit organization Grounded Solutions Network. He has designed and conducted a U.S. Census of inclusionary housing policies, a U.S. census of community land trusts, and a national performance evaluation of shared equity homeownership programs. His research expands to policy evaluation for the two largest federal assisted housing rental programs in the U.S.: the Low-Income Housing Tax Credit program and the Housing Choice Voucher program. Vince grounds his research with applied tools to democratize data for low-income communities.
Research Theme: Housing & Homelessness
Includes social and real-estate implications of homelessness, housing affordability and livability in the built environment
College of Built Environments’ Research Restart Fund Awards Four Grants in First of Two Cycles
The College of Built Environments launched a funding opportunity for those whose research has been affected by the ongoing pandemic. The Research Restart Fund, with awards up to $5,000, has awarded 4 grants in its first of two cycles. A grant was awarded to Real Estate faculty member Arthur Acolin, who is partnering with the City of Seattle’s Office of Planning and Community Development to understand barriers that homeowners, particularly those with lower incomes, face to building Accessory Dwelling Units…
Assessing Multifamily Residential Parking Demand and Transit Service
Rowe, Daniel H.; Bae, Chang-hee Christine; Shen, Qing. (2010). Assessing Multifamily Residential Parking Demand and Transit Service. Ite Journal-institute Of Transportation Engineers, 80(12), 20 – 24.
Abstract
This study examined the relationship of multifamily residential parking demand and transit level of service in Two King County, WA, USA, Urban Centers: First Hill/Capitol Hill (FHCH) and redmond. In addition, current parking policies were assessed for their ability to meet the observed parking demand, and an alternative method to collect parking demand data was explored.
Maximizing the Computational Efficiency of Temporary Housing Decision Support Following Disasters
El-Anwar, Omar; Chen, Lei. (2014). Maximizing the Computational Efficiency of Temporary Housing Decision Support Following Disasters. Journal Of Computing In Civil Engineering, 28(1), 113 – 123.
Abstract
Postdisaster temporary housing has long been a challenging problem because of its interlinked socioeconomic, political, and financial dimensions. A significant need for automated decision support was obvious to address this problem. Previous research achieved considerable advancements in developing optimization models that can quantify and optimize the impacts of temporary housing decisions on the socioeconomic welfare of displaced families and total public expenditures on temporary housing as well as other objectives. However, the computational complexity of these models hindered its practical use and adoption by emergency planners. This article analyzes the computational efficiency of the current implementation of the most advanced socioeconomic formulation of the temporary housing problem, which uses integer programming. Moreover, it presents the development of a customized variant of the Hungarian algorithm that has a superior computational performance while maintaining the highest quality of solutions. An application example is presented to demonstrate the unique capabilities of the new algorithm in solving large-scale problems.
Keywords
Decision Support Systems; Emergency Management; Integer Programming; Computational Efficiency; Temporary Housing Decision Support Following Disasters; Financial Dimensions; Political Dimensions; Socioeconomic Dimensions; Socioeconomic Welfare; Emergency Planners; Socioeconomic Formulation; Hungarian Algorithm; Multiobjective Optimization; Maeviz-hazturk; Housing; Computation; Disasters; Temporary Structures; Temporary Housing; Optimization; Disaster Management
Endowments and Minority Homeownership
Acolin, Arthur; Lin, Desen; Wachter, Susan M. (2019). Endowments and Minority Homeownership. Cityscape, 21(1), 5 – 62.
Abstract
Fifty years after the adoption of the 1968 Fair Housing Act that prohibits discrimination in the housing market, homeownership rates have not increased for Black or Hispanic households. The current homeownership rate for Black households is 42 percent, identical to the 1970 census reported level, and 48 percent for Hispanic households, lower than that in 1970. Using data from the 1989, 2005, and 2013 American Housing Surveys, we identify the extent to which group differences in household endowments account for persistently low minority homeownership levels.
Keywords
Borrowing Constraints; Household Formation; Race; Wealth; Trends; Rates
Transitioning to Homeownership: Asset Building for Low- and Moderate-Income Households
Acolin, Arthur; Ramiller, Alex; Walter, Rebecca J; Thompson, Samantha; Wang, Ruoniu. (2021). Transitioning to Homeownership: Asset Building for Low- and Moderate-Income Households. Housing Policy Debate, 31(6), 1032 – 1049.
Abstract
This article assesses the asset building of households that take part in shared-equity homeownership (SEH) models. The contribution of this article is a comparison of outcomes for households participating in shared-equity programs with other low- and moderate-income households who rent or own properties without restrictions on appreciation. We matched participants in SEH programs to households with similar characteristics from the Panel Study of Income Dynamics (PSID) over the 1997-2017 period. The findings indicate that in real terms, median SEH homeowners accumulated about $1,700 in housing wealth annually or around $10,000 during their holding period. This amount is lower than the $2,100 median annual gain in home equity experienced by similar PSID owners but statistically and economically significantly larger than the $16 in annual gain experienced by similar PSID renters. The findings provide evidence that households participating in SEH programs experienced positive, but modest, wealth gains that were slightly lower than those of homeowners in unrestricted units but substantially higher than those of renters.
Keywords
Appreciation; Households; Property; Wealth; Income; Housing; Dynamic Tests; Home Ownership; Assets; Tenants; Equity; Owners
A Neighborhood Wealth Metric for Use in Health Studies
Moudon, Anne Vernez; Cook, Andrea J.; Ulmer, Jared; Hurvitz, Philip M.; Drewnowski, Adam. (2011). A Neighborhood Wealth Metric for Use in Health Studies. American Journal Of Preventive Medicine, 41(1), 88 – 97.
Abstract
Background: Measures of neighborhood deprivation used in health research are typically based on conventional area-based SES. Purpose: The aim of this study is to examine new data and measures of SES for use in health research. Specifically, assessed property values are introduced as a new individual-level metric of wealth and tested for their ability to substitute for conventional area-based SES as measures of neighborhood deprivation. Methods: The analysis was conducted in 2010 using data from 1922 participants in the 2008-2009 survey of the Seattle Obesity Study (SOS). It compared the relative strength of the association between the individual-level neighborhood wealth metric (assessed property values) and area-level SES measures (including education, income, and percentage above poverty as single variables, and as the composite Singh index) on the binary outcome fair/poor general health status. Analyses were adjusted for gender, categoric age, race, employment status, home ownership, and household income. Results: The neighborhood wealth measure was more predictive of fair/poor health status than area-level SES measures, calculated either as single variables or as indices (lower DIC measures for all models). The odds of having a fair/poor health status decreased by 0.85 (95% CI=0.77, 0.93) per $50,000 increase in neighborhood property values after adjusting for individual-level SES measures. Conclusions: The proposed individual-level metric of neighborhood wealth, if replicated in other areas, could replace area-based SES measures, thus simplifying analyses of contextual effects on health. (Am J Prev Med 2011; 41(1): 88-97) (C) 2011 American Journal of Preventive Medicine
Keywords
Health -- Social Aspects; Social Status; Public Health Research; Home Ownership; Income; Real Property; Deprivation (psychology); Health Education; Disparities Geocoding Project; Body-mass Index; Socioeconomic-status; Ecological Fallacy; Built Environment; Deprivation Indexes; Multilevel Analysis; Individual-level; Social-class; Inequalities
On Uncertain Ground: Being at Home in the Context of Public Housing Redevelopment
Manzo, Lynne C. (2014). On Uncertain Ground: Being at Home in the Context of Public Housing Redevelopment. International Journal Of Housing Policy, 14(4), 389 – 410.
Abstract
The recent global financial crisis increased the volatility of housing markets and furthered the ongoing disinvestment in public sector housing. This disinvestment has been manifest in urban restructuring programmes involving both the privatisation and the wholesale demolition of public/social housing. For example, programmes like HOPE VI in the USA have radically altered the landscape of public housing through the demolition of tens of thousands of housing units nationwide. However, what of the people who occupied this housing, and what of the lives they had built there? In such a context, deliberating on the notion of being at home becomes a pressing task, necessitating serious consideration of the lived experience of place and place attachments among those who have been displaced by such programmes. While research has studied outcomes such as the quality of the new neighbourhood and household economic stability, it does not adequately address the lived experience of place and the disruptions that forced relocation can cause. This paper brings the literature on place attachment into the discussion of urban restructuring programmes and discusses the findings of several empirical studies on place attachment to provide a more complete picture of the impacts of such programmes on poor people. It demonstrates how place attachments in the context of public housing are complicated by poverty, power dynamics, ambivalence, and stigma, underscoring how attachments are formed through the interplay of policy and programme rhetoric, and the active processes of meaning making among residents. Policy implications of considering place attachments in public housing redevelopment efforts are also addressed.
Keywords
Public Housing; Housing Development; Housing Market; Housing Assistance Agencies; Urbanization; Global Financial Crisis, 2008-2009; Being At Home; Hope Vi; Place Attachment; Urban Restructuring Programmes; Relocation; Residents; Stability; Landscape; Neighborhoods; Stigma; Poverty; Radicalism; Ambivalence; Public Policy; Social Programs; Public Finance; Public Sector; Economic Stabilization; Housing Authorities; International Finance; Economic Crisis; Privatization; Demolition; Volatility; Redevelopment; Low Income Groups; Rhetoric
Optimal Composition of Hybrid/Blended Real Estate Portfolios
Ametefe, Frank Kwakutse; Devaney, Steven; Stevenson, Simon Andrew. (2019). Optimal Composition of Hybrid/Blended Real Estate Portfolios. Journal Of Property Investment & Finance, 37(1), 20 – 41.
Abstract
Purpose The purpose of this paper is to establish an optimum mix of liquid, publicly traded assets that may be added to a real estate portfolio, such as those held by open-ended funds, to provide the liquidity required by institutional investors, such as UK defined contribution pension funds. This is with the objective of securing liquidity while not unduly compromising the risk-return characteristics of the underlying asset class. This paper considers the best mix of liquid assets at different thresholds for a liquid asset allocation, with the performance then evaluated against that of a direct real estate benchmark index. Design/methodology/approach The authors employ a mean-tracking error optimisation approach in determining the optimal combination of liquid assets that can be added to a real estate fund portfolio. The returns of the optimised portfolios are compared to the returns for portfolios that employ the use of either cash or listed real estate alone as a liquidity buffer. Multivariate generalised autoregressive models are used along with rolling correlations and tracking errors to gauge the effectiveness of the various portfolios in tracking the performance of the benchmark index. Findings The results indicate that applying formal optimisation techniques leads to a considerable improvement in the ability of the returns from blended real estate portfolios to track the underlying real estate market. This is the case at a number of different thresholds for the liquid asset allocation and in cases where a minimum return requirement is imposed.
Keywords
Hedge-fund-replication; Volatility Dynamics; Tracking Error; Stock; Performance; Property; Returns; Markets; Private; Model; Open-ended Funds; Real Estate Liquidity; Portfolio Optimization; Blended Real Estate; Defined Contribution Pensions
Use of Health Impact Assessments in the Housing Sector to Promote Health in the United States, 2002-2016
Bever, Emily; Arnold, Kimberly T.; Lindberg, Ruth; Dannenberg, Andrew L.; Morley, Rebecca; Breysse, Jill; Pollack Porter, Keshia M. (2021). Use of Health Impact Assessments in the Housing Sector to Promote Health in the United States, 2002-2016. Journal Of Housing And The Built Environment, 36(3), 1277 – 1297.
Abstract
Housing affects health, yet health is seldom considered in housing decisions. Health impact assessment (HIA) is a tool that can improve housing-related policies, plans, programs, and projects by bringing together scientific data, health expertise, and stakeholder engagement to identify the potential health effects of proposed decisions. We systematically identified and reviewed HIAs of housing decisions in the United States, yielding 54 HIAs between 2002 and 2016. Two examined federal proposals; the others explored decisions in 20 states. A variety of organizations led the HIAs, including non-profits, public health departments, and academic institutions. The primary decision-makers each HIA sought to inform were housing, planning, and/or elected officials. Eighteen HIAs focused on housing policies, codes, design elements, and utilities in residential structures. The remaining 36 HIAs included housing as one element of broader community development and transportation planning decisions. HIA recommendations changed decisions in some cases, and the assessment process helped strengthen connections between public health and housing decision-makers. To illustrate key characteristics of housing HIAs, we purposefully selected three HIAs and described the decisions they informed in detail: off-campus student housing in Flagstaff, Arizona; a rental housing inspections program in Portland, Oregon; and revitalization plans for a major thoroughfare in a suburb of St. Louis, Missouri. With a few exceptions, federal, state, and local agencies in the U.S. are not required to consider the health impacts of housing decisions, such as where housing is sited, how it is designed and constructed, and policies for ensuring that it is affordable and safe. HIA has emerged as a tool for advocates, health and housing practitioners, and policymakers to fill this gap. However, few studies have examined whether HIAs do in fact change housing decisions, shift the way that decision-makers think, or ultimately shift determinants of health (e.g., housing affordability and quality). This review demonstrates that HIAs can facilitate the consideration of health during housing decision-making. Housing HIAs can also help decision-makers address commonly overlooked effects, such as changes to social cohesion, and improve civic participation by engaging communities in the decisionmaking process.
Keywords
0; Community Development; Decision-making; Healthy Housing; Health Impact Assessment; Housing Policy; Stakeholder Engagement; Health Promotion; Public Health; Exceptions; Impact Analysis; Nonprofit Organizations; Affordability; Suburban Areas; Profits; Housing; Policy Making; Transportation Planning; Decision Making; Rental Housing; Public Officials; Policies; Regeneration; Utilities; Social Cohesion; Inspections; Community Involvement; Decision Makers; Community Participation; United States--us