With an opportunity for renting or purchasing the houses in this area, Negroes began to move in, first in small numbers and soon in larger numbers. They naturally sought to abandon the generally and often extremely dilapidated houses west of State Street.
III. DEPRECIATION AFTER THE COMING OF NEGROES
Buildings twenty to thirty years old deteriorate rapidly unless expensive repairs are made. As Negroes were often unable to make such repairs while paying for the property, the depreciation continued.
Widespread buying of property in this district by Negroes began during the period of the migration. Many home-owning Negroes, having sold their property in the South and brought the money to Chicago, found it easier to buy a house here on a first payment of $200 to $500, and on monthly instalments thereafter, than to pay the rents demanded. Few, however, knew anything of city property values; they were often exploited by agents or assumed larger obligations than they could easily handle.
Many Negroes purchased fairly substantial dwellings on the long-time instalment plan without providing for repairs and maintenance. Usually the monthly payment to cover interest, taxes, and instalment on principal was about all the Negro and his family could carry, even though his wife's wages supplemented his. Thus nothing was left for upkeep.
Real estate agents before the Commission agreed that Negroes meet these obligations with reasonable regularity. One white real-estate broker said: "Those of us who have dealings with Negroes find that they make very fair clients on the whole, pay their way, and ask no favors that any other human being would not ask."
Another referred to Negroes as "wonderful instalment buyers" who have a "tendency to invest in a home earlier than whites," and said that in fifteen years' experience his firm had never foreclosed on a Negro home buyer; and in only two cases, due to exceptional circumstances, had contracts been forfeited. Two Negro real estate dealers said:
A colored man usually feels that he will go without food rather than not meet his obligations. That is one reason why sometimes his home is run down, because he has spent every dollar he can get to meet the payments on that property. He cannot spare the money sometimes to buy a lawn mower or sprinkling hose.
A colored man who buys a piece of property in a neighborhood has no financial connections. He meets his obligations promptly for three reasons: first, he wants a home; second, he knows they may squeeze him; third, that mortgage is coming due and he doesn't know where to go to get it renewed. We have no organization of our own to back him. If the fence is to be fixed or the house is to be painted, and a year from that date the mortgage is due, and he has $500 in the bank, he will not paint his house for the simple reason that, if he did, when the mortgage is due he will not be able to meet it. He saves, and when the mortgage comes due he has $500, $600, or $700 set aside to meet it.
Frequently Negroes overreach themselves in purchasing property. Charles Duke, a Negro, in a pamphlet on Negro housing in Chicago remarked: