Cover
story Delta Housing
By ARTHUR JONES
NCR Staff Walls and Tunica, Miss.
Building modern, affordable housing
for the working poor, then selling it below cost doesnt make sense.
Thats why Catholics do it here.
Sr. of St. Joseph Betty Adams is looking for an additional $1.2
million to start construction on the next five single-family homes in Hernando,
Miss. And thats just the next stage of a plan that calls for more homes,
rental accommodations and a community center as well.
The $125,000 the Sisters of Charity of the Incarnate Word
(Houston) gave her in 1999 has disappeared, but theres plenty to show for
it. It is part of the fabric of the lives (and privately owned homes) of nine
working families and a retired postal worker in Hernando West Side Hills, a
10-house development thats replaced an in-town slum of collapsing shacks,
crack houses, crime and grime.
Rural America remains a world apart, and the Mississippi Delta is
further apart than most. Delta refers to those western counties of
Mississippi that border the Mississippi River. Mississippi has the lowest
annual per capita income of any state: $18,700. Connecticut has the highest:
$37,000.
Tumbledown shacks pockmark shabby, crumbling Delta towns such as
Hushpuckena, Shelby, Winstonville and Shaw, which dot the edges of Highway 61
southward from the northern state line.
And with little communities of new rental homes in Walls, DeSoto
County, and the Hernando project, the Sacred Heart Southern Missions, with
Adams as its housing director, attempts to make a dent.
In Hernando the sales price has to be subsidized. The two-bath,
three-bedroom homes go in the mid-$60,000 range, low enough for the owners to
carry the $300 to $350 a month (principal, interest, taxes and insurance)
mortgage. These houses sell for at least $10,000 below market value.
We could have built cheaper out of town, said Adams.
But that wasnt the point. The goal was to revitalize the town of
Hernando.
With an MBA and boundless energy, Adams in effect plays poor
peoples Monopoly: juggling land and state, federal and private monies in
an attempt to give the working poor a break in the real estate game. Such
non-profit groups as Habitat for Humanity and Mercy Housing also do what they
can to alleviate a housing problem that afflicts the entire nation. All over
the United States, housing costs are pushing the working poor toward hunger and
deeper into poverty. Sharon Daley of Catholic Charities USA described the
nationwide consequences of high rents and vanishing affordable housing:
After paying rent, theres too little left, Daley
said. Too little left, in many cases, even with income from two jobs.
Weve got 9 million people a year coming into Catholic
Charities agencies, affiliated parishes and other church agencies for emergency
food, Daley said. Thats worse in many ways than when Robert
Kennedy visited Mississippi.
Daley referred to U.S. Sen. Robert Kennedy, brother of President
John Kennedy, who visited Mississippi in 1967 in conjunction with Senate
hearings into a national problem of hunger.
Its worse, she said, because people
shouldnt have to go to parish pantries and soup kitchens to survive when
theyre working full-time.
Hugging the bottom
Mississippis social well-being statistics hug the bottom of
the U.S. social survey tables for poor quality education, health care, access
to services and welfare. Thirty-three years after Kennedys visit, there
is still hunger in Mississippi.
Sure, oh sure there is, said Paula Witek, Southern
Missions social services director. They come in. We have a food pantry in
Walls and we work very closely with three other interfaith food pantries where
people arrive really needing food. Its not just temporary shortages. I
think theyre actually going hungry, said Witek, who has worked the
social scene with the urban poor, too. What happens is theyll come
in and say, I need food. Good social workers then say, Fine.
But why do you need the food? And they find the family has no money for
groceries because theyve had to pay a doctors bill or a hospital
bill. Or rent.
Housing costs nationwide are now routinely 60 to 70 percent of a
working poor persons income. HUD, the federal Housing and Urban
Development agency, reports The housing affordability crisis facing very
low-income renters worsens as 5.4 million renter households, a record high,
experience worst case needs, meaning people have nowhere to
live. These 5.4 million are employed Americans. Hardest hit, according
to the Department of Housing and Urban Development, are minority
households, particularly working families with children.
But the rent-or-eat crisis message isnt getting through to
the public, in part, said Daley, because of food pantries. Bobby Kennedy
was able to dramatize the hunger by taking TV cameras into a poor persons
home and showing there was no food in the kitchen cabinets, she said.
Now if you go into a poor persons home, you will find food -- but
its from the parish or soup kitchen. Is that the standard we aspire to in
a country as rich as this?
Catholics and Jews take their children who are about to be
confirmed or bar mitzvahed to volunteer in soup kitchens and
pantries, said Daley. Were teaching kids that this is a good
thing. Right? This is what God wants us to do. I dont think its
what God wants us to do. I think God wants us to create a just society where a
person who works all day can buy their own groceries and sit at their own
kitchen table with their children. Rents, she said, are crippling the
working poor peoples chances of moving up.
Doing what they can
Volunteer agencies like Southern Missions cannot make up for the
rich-poor gap, they simply do what they can.
For many in the nine northern Mississippi counties, including the
Delta counties of DeSoto and Tunica, Sacred Heart Southern Missions is
the Catholic church. Its in Mississippis northern diocese, Jackson,
which covers 80 percent of the state and has a total of 45,000 Catholics. The
nine counties have 4,500 Catholics in 4,200 square miles.
We have eight parishes, three missions, two elementary
schools, 23 social service workers, an AIDS counselor and housing
ministries, said Sacred Heart Fr. Charles Yost, Southern Missions interim
executive director. And when it comes to Mississippi housing, Yost, whos
worked in Indonesia, said the states worst rivals Indonesias
worst.
Adams, who has been in Central America and worked in U.S. inner
cities, compares Mississippis substandard housing to that of Third World
countries.
Mississippi is not alone. Across America thousands of Americans
live in shacks, frequently with no electricity, no toilets and no running
water, except perhaps a spigot they share with a neighbor.
Marvels of Dehon Village
God knows there are a lot of shacks in Mississippi. Glorious and
Freddie Sevire lived in one. Glorious Sevire is a sweet-faced young woman, too
shy to have her photograph taken, even with her youngest child. She and her
husband are nonetheless willing to talk about the nice two-bath, four-bedroom
Dehon Village rental house they live in, and the shack they moved from.
The other place leaked at one end and let water run in at
the other, Glorious said, her smile fleeting. There was no plumbing
or running water. The toilet was outdoors.
To qualify for a Dehon house in Walls, Miss., a familys
income has to be less than 50 percent of the states median. In most
non-urban area counties in Mississippi, that means less than $12,000 a year.
Freddie Sevire, a former plantation tractor driver, is retired, and the family
income is less than $10,000. Its a tough financial stretch, said
Glorious, adding proudly: But the rent is always the first thing
paid.
Southern Missions Dehon Village, a 38-rental home
development, is a local marvel, though a marvel that is not entirely welcome,
for it houses poor black families.
The village, named for the Sacred Heart Fathers founder, Fr.
Leon Dehon, has its own Southern Missions-supported social services on site.
Services include staff, such as Village Manager Ruth Purdy and whatever
supportive programs are necessary to enable the residents to reach
self-sufficiency. For some that means helping put food on the table; for
others, preparing for the test for a high school equivalency diploma or other
job preparation. Theres a computer lab, and crafts and art taught by
Indonesian Sr. Angeli Lim, recognizable in town for riding her bicycle home
with her umbrella up when it rains.
Financing for Dehon village includes, along with Southern
Missions support, a five-year $500,000 subsidy from the Daughters of
Charity. But Dehon Village and many other activities in Mississippis nine
northern counties survive primarily because the Southern Mission operates the
Sacred Heart League in Walls. The league is one of the nations more
sophisticated direct mail fund-raising operations. It offers prayers, prayer
books and pamphlets, and asks for donations, though the approach is not a hard
sell. Yost is the leagues spiritual director.
In a region where less than 2 percent of the population is
Catholic, the $6 million to $7 million Sacred Heart League annual income is the
financial mainstay of the churchs activities.
Preparing people for work is a prime social service. Since the
plantations mechanized and went to chemical weed and crop control, there
havent been many farm jobs. In the Delta, many unemployed have never
worked.
Despite new jobs at 14 riverboat gambling casinos, clustered on
manicured sites that once were Mississippi riverside plantation fields, and a
low state unemployment rate -- down from 18 percent to between 4 and 5 percent
-- theres not much comfort in statistics in the 12 Delta counties. Along
the Delta, where welfare rolls have been cut by 77 percent, unemployment is
three times the national average.
Poor counties unpopular
Further, state aid is not a priority. These poor, rural counties
are not popular with some elected officials. One legislator told his colleagues
that if the state could get rid of the Delta counties, Mississippi would be
a great place to live.
Not to the young mother Linda Raff is thinking about. Raff, the
executive director for Catholic Charities of the Jackson diocese, told of a
young woman, not atypical, who gets up at 4 a.m. to catch a bus to work,
travels two hours each way for her minimum wage job, in order to maintain
benefits and Medicaid.
In Tunica, Dominican Srs. Angela Susalla and Gus
Griffin at Catholic Social Services speak of people from other parts of
Mississippi living in their cars in hopes of landing even low-paying casino
work.
Local residents who do land the $6.50 to $7 an hour housekeeping
and coin-counting shifts at the slot machine palaces, live in a region of long
distances and lonely rural roads.
Most poor people dont have cars, said social
worker Sister of Charity of Nazareth Janice Richards, and they pay those
who do have them perhaps $10 a day to get them to and from work. But the cars
poor people drive break down, folks dont show up for work and soon
theyre jobless again.
And doubling up again in substandard housing.
Everything to do with low-income housing is getting worse. Those
who are trying to make inroads work cooperatively. Whether the project is
for-sale or rental housing, its invariably a cooperative effort funded by
multiple sources.
The Hernando West Side Hills project began because the city itself
condemned shacks, bulldozed deteriorated structures and allocated federal
funds, in the form of a $250,000 Community Development Block Grant for the
planning stage. Sacred Heart Southern Missions was invited in to make it happen
because of its track record with Dehon Village.
With the site map for Hernando Phase II propped up against her
office window, Sr. Betty Adams described the plan: more new two-bath,
three-bedroom houses for sale, new rental accommodations (two-year maximum
stay) for people seeking to move into permanent housing, plus a community
center staffed by Southern Missions.
Catholics be warned. With $1.2 million in hand, Adams is only
halfway there. And hunting.
National Catholic Reporter, September 22,
2000
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