Newark Housing Authority

Financial analysis of NHA RAD IA, LLC (HUD Project No. 031-11148) — FY2025 audited statements (Novogradac & Company LLP, April 2026) and council corpus findings. A financial analysis of NHA RAD IA, LLC (HUD Project No. 031-11148), based on the FY2025 audited statements (Novogradac & Company LLP, April 2026) and findings from council meeting records.

Scope note: This page covers NHA RAD IA, LLC — the subsidiary created to manage two RAD-converted properties (Wynona Lipman Gardens, Riverside Villa). It does not represent the full Housing Authority balance sheet. NHA as a whole operates additional public housing developments, the Section 8 voucher program, and the Path Home transitional units. Scope note: This page covers NHA RAD IA, LLC — the subsidiary created to run two converted properties (Wynona Lipman Gardens and Riverside Villa). It is not the full Housing Authority's books. NHA as a whole also runs other public housing developments, the Section 8 voucher program, and the Path Home transitional units.

495

RAD-converted units (2020)

$4.9M

Federal HAP subsidy (2025)

$38.9M

Total debt outstanding

−$3.1M

Net loss FY2025

2057

HUD mortgage maturity

200

Path Home units (est.)

Findings

RAD Conversion

495 units of public housing privatized to Section 8 via RAD — $31.1M HUD mortgage, matures 2057

NHA formed NHA RAD IA, LLC on February 25, 2020 to own and operate two complexes under HUD’s Rental Assistance Demonstration (RAD) program, converting traditional public housing to Section 8 project-based voucher assistance: Wynona Lipman Gardens (300 units) and Riverside Villa (195 units). The conversion was financed with a $31.1M HUD-insured mortgage at 4.65% from PGIM Real Estate Agency Financing LLC, maturing December 2057. Revenue breakdown for 2025: $2.3M tenant rent (31%), $4.9M federal Housing Assistance Payments (HAP) subsidy (66%), $239K other. Without the federal subsidy, tenant rents alone cover less than 27% of $8.76M in annual operating costs. Source: NHA RAD IA, LLC Financial Statements FY2025 (Novogradac & Company LLP, April 10, 2026) — Note 1, Note 2-O NHA created NHA RAD IA, LLC on February 25, 2020 to own and run two complexes under HUD's RAD program, which converts traditional public housing into Section 8 voucher-funded housing: Wynona Lipman Gardens (300 units) and Riverside Villa (195 units). The conversion was paid for with a $31.1M HUD-insured mortgage at 4.65% interest from PGIM Real Estate Agency Financing LLC, due December 2057. Where the 2025 money came from: $2.3M from tenant rent (31%), $4.9M from federal Housing Assistance Payments subsidy (66%), and $239K other. Without the federal subsidy, tenant rents alone would cover less than 27% of the $8.76M it costs to operate each year. Source: NHA RAD IA, LLC Financial Statements FY2025 (Novogradac & Company LLP, April 10, 2026) — Note 1, Note 2-O

Financial Condition

$3.07M net loss in 2025 — unrestricted net position negative $4.85M

NHA RAD IA ran a $1.28M operating loss before interest, then paid $2.0M in interest expense, for a total net loss of $3,071,320 in 2025. Unrestricted net position stands at −$4,852,365 — the entity is technically insolvent on an unrestricted basis. Net position has declined from $27.3M (start of 2025) to $24.2M as capital depreciates and the entity runs operating deficits. The independent auditor issued a qualified opinion because the NJ PERS and OPEB actuarial reports for 2025 had not yet been issued at the April 2026 audit date — 2024 pension liability figures were carried forward. Management also omitted the required Management Discussion & Analysis (MD&A) from the filing. Source: NHA RAD IA, LLC Financial Statements FY2025 — Statement of Revenues & Expenses, Auditor’s Report pp.1–3 NHA RAD IA lost $1.28M on operations, then paid $2.0M in interest, for a total loss of $3,071,320 in 2025. Its unrestricted net position is −$4,852,365 — on that measure, the entity is technically insolvent. Its overall net worth fell from $27.3M at the start of 2025 to $24.2M as buildings depreciate and deficits pile up. The independent auditor issued a qualified opinion (a formal caveat) because New Jersey's 2025 pension and retiree-benefit reports weren't ready at audit time — 2024 numbers were carried forward. Management also left out the Management Discussion & Analysis section the filing is supposed to include. Source: NHA RAD IA, LLC Financial Statements FY2025 — Statement of Revenues & Expenses, Auditor’s Report pp.1–3

Debt Load

$38.9M total debt — $74.5M to service through 2057; $16.7M in rehab cash locked by HUD

Three loans as of December 31, 2025:

Instrument	Balance	Rate	Maturity
HUD Multifamily Mortgage (PGIM)	$30.2M	4.65%	Dec 2057
Equipment Lease-Purchase (EPC Phase 2)	$8.1M	3.92%	Oct 2031
Public Finance Promissory Note (Series 2013)	$612K	3.48%	Apr 2028

Total debt service through 2057: $74.5M ($38.9M principal + $35.6M interest). Of the $23.1M in restricted cash, $16.7M are “other reserves” — debt proceeds restricted for rehabilitation pending HUD approval to release. HUD requires monthly deposits of $24,900 to a replacement reserve account. Source: NHA RAD IA, LLC Financial Statements FY2025 — Note 3 (Restricted Deposits), Note 6 (Loans Payable)

Governance

$493K/year management fee paid to NHA’s own affiliate — Newark Affordable Housing Coalition Inc.

The management of Wynona Lipman Gardens and Riverside Villa is contracted to Newark Affordable Housing Coalition Inc., described in the financial statements as “wholly controlled by the Authority.” The fee is 5% of residential and miscellaneous income collected. For 2025, management fees totaled $493,020. NHA effectively collects a management fee from itself through this subsidiary chain — the LLC pays the fee, which flows back to NHA’s own controlled entity. Additionally, the Authority paid $95,055 in salaries and operating expenses on behalf of the LLC that remained outstanding (related party payable) as of December 31, 2025. Source: NHA RAD IA, LLC Financial Statements FY2025 — Note 5 (Related Party Transactions) Management of Wynona Lipman Gardens and Riverside Villa is contracted to Newark Affordable Housing Coalition Inc., which the financial statements describe as “wholly controlled by the Authority.” The fee is 5% of income collected — $493,020 in 2025. In effect, NHA pays a management fee to itself: the LLC pays the fee, and the money flows back to NHA's own controlled entity. On top of that, the Authority paid $95,055 in salaries and expenses on the LLC's behalf that was still unpaid back (a related-party debt) as of December 31, 2025. Source: NHA RAD IA, LLC Financial Statements FY2025 — Note 5 (Related Party Transactions)

Path Home

200 NHA units converted for chronically homeless — council testimony: “taken off the stock from our low income families”

Mayor Baraka launched the Path Home program in December 2022 with a goal of addressing chronic homelessness within three years. NHA contributed 200 units to transitional housing as part of the strategy. At the September 2025 council meeting, a resident testified: “the city that’s given the developers a dream deal has also taken 200 apartments for the Path Home from our low income families off of the housing authority stock. So now we’re getting sliced because we have to put the homeless in.” Council sessions from 2024–2026 show ongoing bond ordinances, emergency furnishing contracts, and management agreements tied to Path Home renovations at multiple sites. Combined with 495 RAD-converted units, over 695 NHA units have exited traditional public housing stock since 2020. Source: Council corpus (Sep 2025, Dec 2024, Oct 2024, Mar 2025, Apr 2025, Oct 2025, Dec 2025) — Path Home program thread Mayor Baraka launched the Path Home program in December 2022, aiming to end chronic homelessness within three years. NHA contributed 200 apartments as transitional housing. At the September 2025 council meeting, a resident testified: “the city that’s given the developers a dream deal has also taken 200 apartments for the Path Home from our low income families off of the housing authority stock. So now we’re getting sliced because we have to put the homeless in.” Council sessions from 2024–2026 show a steady stream of bond ordinances, emergency furnishing contracts, and management agreements tied to Path Home renovations. Counting the 495 RAD-converted units, more than 695 NHA units have left traditional public housing since 2020. Source: Council corpus (Sep 2025, Dec 2024, Oct 2024, Mar 2025, Apr 2025, Oct 2025, Dec 2025) — Path Home program thread

Accountability

No tenant association; $459K in tenant bad debt; fraud allegation at Georgia King Village

As of December 2024, public testimony at the city council confirmed there is no functioning tenant association at NHA properties. The 2025 financial statements show an allowance for doubtful accounts of $459,710 — rents owed by tenants that NHA does not expect to collect, including amounts from tenants who vacated. At the August 2025 council meeting, a resident testified that she was placed in a subsidized unit at Georgia King Village despite it being unavailable for market rent, was overcharged, and was owed $4,779.32 including her security deposit. She called it “fraud” and “mismanagement.” NHA’s board consists of seven commissioners serving five-year terms, responsible to HUD and the NJ Department of Community Affairs. The Authority’s executive director is appointed by the board. Source: Council corpus (Aug 2025, Dec 2024) — public testimony; NHA RAD IA Financial Statements FY2025 — Note 2-E As of December 2024, public testimony at the city council confirmed there is no working tenant association at NHA properties. The 2025 financial statements set aside $459,710 for rent NHA doesn't expect to ever collect, including from tenants who already moved out. At the August 2025 council meeting, a resident testified that she was placed in a subsidized unit at Georgia King Village even though it wasn't available at market rent, was overcharged, and was owed $4,779.32 including her security deposit. She called it “fraud” and “mismanagement.” NHA's board has seven commissioners serving five-year terms, answerable to HUD and the NJ Department of Community Affairs. The board appoints the executive director. Source: Council corpus (Aug 2025, Dec 2024) — public testimony; NHA RAD IA Financial Statements FY2025 — Note 2-E

From Board Meeting Minutes

Verbatim from certified court reporter transcripts of public NHA board meetings, January 27 (reorganization) and March 26, 2026 (regular meeting), 500 Broad Street.

Re-acquisition

NHA votes to re-acquire City View Family, City View Senior & Montgomery from private partner Pennrose

Resolution H-26-17-03-01, passed unanimously on March 26, 2026, authorizes and ratifies execution of all actions to re-acquire NHA’s ownership stake in three properties managed by Pennrose — City View Family, City View Senior, and Montgomery. Spicer described it as “the Housing Authority buying back its ownership stake in what we call the Pennrose properties.” Pennrose remains the property manager. This reverses a prior arrangement in which NHA had ceded ownership interest to a private partner. Special Purpose Entities (SPEs) may be created to complete the acquisition. Source: NHA Board Regular Meeting, March 26, 2026 — Resolution H-26-17-03-01 Resolution H-26-17-03-01, passed unanimously on March 26, 2026, lets NHA buy back its ownership stake in three properties managed by Pennrose — City View Family, City View Senior, and Montgomery. Spicer described it as “the Housing Authority buying back its ownership stake in what we call the Pennrose properties.” Pennrose stays on as property manager. This reverses an earlier deal in which NHA gave up ownership to a private partner. Special-purpose companies (SPEs) may be created to complete the purchase. Source: NHA Board Regular Meeting, March 26, 2026 — Resolution H-26-17-03-01

Tabled

Third-party property management contracts tabled — Winn Management, Pratum, Dorchester

Resolution H-26-17-03-02 would have awarded third-party property management service contracts to three firms selected through competitive procurement: Winn Management Company LLC, Pratum Companies, and Dorchester Management. Commissioner Council moved to table; Commissioner Carter seconded; all voted in favor of tabling. The resolution was deferred without an explanation stated on the record. Outsourcing management to private firms has been a point of contention in the RAD conversion narrative. Source: NHA Board Regular Meeting, March 26, 2026 — Resolution H-26-17-03-02 Resolution H-26-17-03-02 would have hired three private firms — Winn Management Company LLC, Pratum Companies, and Dorchester Management — to manage NHA properties. The firms were chosen through a competitive process. But Commissioner Council moved to table the resolution (put it on hold), Commissioner Carter seconded, and everyone voted yes — with no explanation given on the record. Handing management to private companies has been a sore point throughout the RAD conversion story. Source: NHA Board Regular Meeting, March 26, 2026 — Resolution H-26-17-03-02

Displacement

Bradley Court: 123 families being relocated — 1942 buildings can’t support heat or electrical load

Executive Director Spicer reported NHA is relocating all remaining 123 families from Bradley Court because the buildings, constructed in 1942, cannot support modern electrical load or gas delivery. “Each bedroom has one electrical outlet. Which means we are adding an extension cord, adding a circuit breaker to the electric outlet.” Gas lines are described as failing and “a potential of an explosion.” NHA had already condensed 10 buildings down to 5 to consolidate families, but those 5 also experienced heat and cooking gas failures in winter 2026. Morning, afternoon, and evening community meetings were scheduled for the week of March 30 to inform residents. Hyatt Court and Seth Boyden were separately described as having no relocation needs (Hyatt has space to build around existing residents; Seth Boyden is already vacant). Source: NHA Board Regular Meeting, March 26, 2026 — Executive Director report Executive Director Spicer reported NHA is relocating all remaining 123 families from Bradley Court because the buildings, built in 1942, can't handle modern electrical loads or gas delivery. “Each bedroom has one electrical outlet. Which means we are adding an extension cord, adding a circuit breaker to the electric outlet.” Gas lines are described as failing and “a potential of an explosion.” NHA had already consolidated families from 10 buildings into 5 — but those 5 also lost heat and cooking gas in winter 2026. Community meetings (morning, afternoon, and evening) were scheduled for the week of March 30 to inform residents. Hyatt Court and Seth Boyden were described as needing no relocations (Hyatt has room to build around current residents; Seth Boyden is already vacant). Source: NHA Board Regular Meeting, March 26, 2026 — Executive Director report

Revenue

$2.6M in non-federal PBV revenue: “no regulatory entity to tell us how we can or can’t spend that money”

Spicer reported that project-based voucher awards approved the previous month will generate $2.6 million in non-federal revenue when those projects reach closing. He emphasized: “That is non-Federal so we don’t have any regulatory entity to tell us how we can or can’t spend that money.” He cited social workers as a possible use. NHA also broke ground on West Side Villas, where it is a 50/50 partner on the development fee and operating income for the next 20 years — part of NHA’s strategy to act as a developer of its own assets, not just a manager. NHA held a developer outreach event March 31 to attract partners for upcoming RFPs and RFQs. Source: NHA Board Regular Meeting, March 26, 2026 — Executive Director report Executive Director Spicer reported that voucher awards approved the previous month will bring in $2.6 million in non-federal money once those projects close. He stressed: “That is non-Federal so we don’t have any regulatory entity to tell us how we can or can’t spend that money.” He mentioned social workers as one possible use. NHA also broke ground on West Side Villas, where it is a 50/50 partner on the developer fee and operating income for the next 20 years — part of NHA's strategy to develop its own properties instead of just managing them. NHA held an outreach event March 31 to attract development partners for upcoming bids. Source: NHA Board Regular Meeting, March 26, 2026 — Executive Director report

Governance

Tenant association elections confirmed for April–May 2026; board videos missing since September 2025

Spicer confirmed he would deliver Tenant Association election protocols to Dr. Richmond the following day (March 27), with elections expected in 30–45 days (i.e., late April to early May 2026). Commissioner Washington had raised the TA question at prior meetings. Separately, Commissioner Washington noted that NHA board meeting videos had not been posted to YouTube since September 2025, leaving six months of meetings (Oct–Feb) without a public video record. Spicer acknowledged the gap and committed to catching up. Board leadership confirmed for 2026 at the January 27 reorganization meeting: Brian Logan (Chair), Imam Daud Haqq (Vice Chair), Patrick Council (Treasurer). Source: NHA Board Regular Meeting, March 26, 2026; NHA Reorganization Meeting, January 27, 2026 Spicer confirmed he would hand Tenant Association election rules to Dr. Richmond the next day (March 27), with elections expected in 30–45 days — late April to early May 2026. Commissioner Washington had pushed the tenant-association question at earlier meetings. Separately, Washington noted that NHA board meeting videos hadn't been posted to YouTube since September 2025 — six months of meetings (Oct–Feb) with no public video record. Spicer acknowledged the gap and promised to catch up. Board leadership for 2026, confirmed at the January 27 reorganization meeting: Brian Logan (Chair), Imam Daud Haqq (Vice Chair), Patrick Council (Treasurer). Source: NHA Board Regular Meeting, March 26, 2026; NHA Reorganization Meeting, January 27, 2026

Public Testimony

Jessica Mills: evicted Aug 2025 from 89 7th Ave, furniture thrown out, 4 children still homeless

Jessica Mills testified at the March 26 board meeting that she was illegally evicted from 89 7th Avenue. She went to court in July 2025, requested a payment plan on a $5,000 balance, and said NHA’s representative (Manilda) required all money on a fixed date. Mills could not pay because of her father’s illness and a DYFS matter; she says DYFS would have paid the remainder if given a letter. She vacated August 6; when she returned August 10, the door was locked and her furniture had been thrown out — she had until August 20 per the court order. She and her four children remain homeless as of March 2026 and say they now have the money owed. She also raised a conflict-of-interest concern: she works as a DPW court liaison representing the city against NHA in court. Spicer deferred to general counsel, citing courts having upheld the eviction. Also at public comment: Section 8 recertification portal (Rent Cafe / Bob.AI) described as broken by two Resident Advisory Board members, with seniors unable to complete digital recertification and risk losing housing vouchers. Source: NHA Board Regular Meeting, March 26, 2026 — Public participation Jessica Mills testified at the March 26 board meeting that she was illegally evicted from 89 7th Avenue. She went to court in July 2025 and asked for a payment plan on a $5,000 balance, but says NHA's representative (Manilda) demanded all the money by a fixed date. She couldn't pay because of her father's illness and a DYFS (child services) matter — and says DYFS would have covered the rest if given a letter. She moved out August 6; when she came back August 10, the locks were changed and her furniture had been thrown out — even though the court order gave her until August 20. She and her four children are still homeless as of March 2026, and she says they now have the money owed. She also raised a possible conflict of interest: she works as a city court liaison, representing the city against NHA in court. Executive Director Spicer passed the question to the agency's lawyer, saying courts had upheld the eviction. Also during public comment: two Resident Advisory Board members described the Section 8 online recertification portal (Rent Cafe / Bob.AI) as broken, with seniors unable to finish the digital paperwork and at risk of losing their housing vouchers. Source: NHA Board Regular Meeting, March 26, 2026 — Public participation

Special Meeting — Oct 2025

Emergency HUD deadline session: $11M capital plan approved 2 days before cutoff — with EPA fine history and a public notice that never reached residentsAn emergency session driven by a HUD deadline: an $11M capital plan approved just 2 days before the cutoff — with a history of EPA fines and a public notice that never reached residents.

On October 16, 2025, NHA called a special meeting with two days remaining before HUD’s October 18 deadline to submit the FY2026 Annual Plan. Chairman Logan was absent; Vice Chairman Haqq presided. The board voted 4–0 to authorize submission. The public comment period had run August 13–September 29, yet the board had never convened to act on it — forcing the last-minute session.

The capital plan presented: $11M total in the HUD 1480 account, including $5.2M for vacant unit townhouse rehab (roofs have rotted through to the subfloor — “the subflooring is falling in”), $1M for major plumbing (replacing original boilers and shower diverters running 365 days a year since construction), and elevator modernization at 31–35 Van Vechten and 130 Dayton Street scheduled through 2029.

Public notice failure: Commissioner Linda Washington — a sitting NHA commissioner and building captain at three NHA properties — said the annual plan public comment flier was never posted by building elevators as required. She learned of the comment period only because she is on the board. Staff acknowledged the lapse and pledged to fix it the following year.

EPA enforcement history: Commissioner Council pressed for a lead paint testing strategy, warning: “HUD is going to say y’all did that so we have to have a strategy.” Spicer confirmed testing was already underway, and Council’s reference to “another fine from the EPA” confirms prior enforcement. Lead abatement inspections at Pennington Court and Hyatt Court were scheduled to complete by late October and November 5, 2025 respectively. Council also flagged federal funding uncertainty: “we don’t know from time to time what may be happening on a Federal Government level” — an on-record acknowledgment of DOGE-era HUD cut risk. Source: NHA Special Meeting Transcript, October 16, 2025 — Resolution H25-23-10-05 On October 16, 2025, NHA called a special meeting with two days left before HUD's October 18 deadline to submit the FY2026 Annual Plan. Chairman Logan was absent; Vice Chairman Haqq ran the meeting. The board voted 4–0 to submit. The public comment period had run August 13–September 29, but the board never met to act on it — forcing the last-minute session.

The capital plan: $11M total, including $5.2M to rehab vacant townhouses (roofs have rotted through to the subfloor — “the subflooring is falling in”), $1M for major plumbing (replacing original boilers and shower parts that have run every day since the buildings went up), and elevator modernization at 31–35 Van Vechten and 130 Dayton Street scheduled through 2029.

The public notice failure: Commissioner Linda Washington — a sitting NHA commissioner and building captain at three NHA properties — said the flier announcing the public comment period was never posted by building elevators as required. She only knew about it because she's on the board. Staff admitted the lapse and promised to fix it next year.

EPA fine history: Commissioner Council pressed for a lead paint testing strategy, warning: “HUD is going to say y’all did that so we have to have a strategy.” Spicer confirmed testing was underway, and Council's mention of “another fine from the EPA” confirms the agency has been fined before. Lead abatement inspections at Pennington Court and Hyatt Court were scheduled to finish by late October and November 5, 2025. Council also flagged federal funding uncertainty: “we don’t know from time to time what may be happening on a Federal Government level” — an on-the-record nod to the risk of HUD cuts. Source: NHA Special Meeting Transcript, October 16, 2025 — Resolution H25-23-10-05

What is RAD? The Rental Assistance Demonstration program allows housing authorities to convert traditional public housing (funded by annual HUD appropriations) into Section 8 project-based voucher assistance. The theory: private financing can be levered against the voucher income stream to fund rehabilitation without relying on appropriations. The risk: the properties now carry mortgage debt and are dependent on federal subsidy remaining stable — HUD rule changes or funding cuts directly affect viability. What is RAD? The Rental Assistance Demonstration program lets housing authorities convert traditional public housing (funded by yearly HUD budgets) into Section 8 voucher-funded housing. The theory: private loans can be raised against the steady voucher income to pay for repairs, without waiting on Congress. The risk: the properties now carry mortgage debt and depend on the federal subsidy staying stable — HUD rule changes or funding cuts hit their viability directly.

2026 update: the 21st Century ROAD to Housing Act (H.R. 6644, which became law July 11, 2026) made RAD permanent and raised its national conversion cap from 455,000 to 555,000 units — more headroom for NHA conversions like the two on this page. The same section adds oversight that didn’t exist before: HUD must publish an annual assessment of how conversions affect tenants, their rights, and whether pre-conversion residents return, and it can now impose civil penalties for material violations. The dependence risk described above shrinks but doesn’t disappear — Congress still funds the underlying vouchers year to year. A 2026 update: the new federal housing law (H.R. 6644, which became law on July 11, 2026) made RAD permanent and raised the national limit on conversions from 455,000 to 555,000 apartments — more room for Newark's housing authority to do deals like the two on this page. It also adds oversight that did not exist before: HUD must publish a yearly report on how conversions affect tenants, their rights, and whether the original residents come back, and HUD can now fine violators. The risk described above gets smaller but does not go away — Congress still has to fund the vouchers every year.

Central Ward — The Demolition Era

Newark’s Central Ward was the epicenter of the city’s mid-century urban renewal program — and of its collapse. Beginning in the 1950s, large-scale public housing tower complexes replaced the ward’s existing Black residential neighborhoods, concentrating poverty in high-rise developments while dispersing the communities that had been there. The 1967 Newark rebellion, which began in the Central Ward, was directly connected to this displacement: the immediate trigger was the proposed seizure of 150 acres of Central Ward housing for a medical school expansion. By the early 2000s federal policy had reversed course, and the towers themselves were demolished under HOPE VI and successor programs — leaving large portions of the ward as vacant land. Newark's Central Ward was the center of the city's mid-century “urban renewal” program — and of its collapse. Starting in the 1950s, huge public housing tower complexes replaced the ward's existing Black neighborhoods, concentrating poverty in high-rises while scattering the communities that had lived there. The 1967 Newark rebellion, which began in the Central Ward, was directly connected to this displacement: the immediate trigger was a plan to seize 150 acres of Central Ward housing for a medical school expansion. By the early 2000s federal policy had reversed, and the towers themselves were demolished under HOPE VI and later programs — leaving much of the ward as vacant land.

Major tower complexes demolished, 1994–2010

932

Central Ward lead-pipe properties replaced — lowest of all 5 wards

16%

Central Ward lead prevalence vs. 38–53% in every other ward

333

Units in Kawaida Towers now under construction (2025–2026)

Complex	Built	Demolished	Note
Columbus Homes	1955	1994	First of the major Central Ward tower demolitions; HOPE VI program
Stella Wright Homes	1965	2003–2007	Residents relocated; prolonged vacancy followed
Scudder Homes	1963	~2010	15 high-rise towers; among the largest complexes
Hayes Homes	1953	~2010	Site on Fabyan Place; cleared and largely remains vacant

The lead-pipe data confirms the depopulation. Newark’s lead service line replacement program tracks every property in the city’s water system. Central Ward has 932 lead-replaced properties — against 3,328 in the North Ward, 3,466 in the South, 3,911 in the West, and 2,652 in the East. This is not because Central Ward escaped lead pipes: it’s because the pre-war residential stock that would have had them was demolished. The 3,779 “non-lead verified” properties in Central Ward — the highest of any ward by far — are overwhelmingly the concrete tower replacements and new construction built after demolition. The ward’s physical housing history is legible in the pipe-by-pipe inventory.

The downstream effect reaches the school system: fewer residential properties means fewer school-age children living in the ward. Schools like Barringer High and Central High now draw students from across the city rather than from a dense local population — which is why Central Ward schools appear in the BOE corpus primarily as venues for competitions and achievements, not as sites of overcrowding or building-condition complaints. See school building analysis → The lead-pipe data confirms the depopulation. Newark's lead pipe replacement program tracks every property in the water system. The Central Ward has 932 lead-replaced properties — compared to 3,328 in the North Ward, 3,466 in the South, 3,911 in the West, and 2,652 in the East. That's not because the Central Ward escaped lead pipes: it's because the older housing that would have had them was torn down. The ward's 3,779 “non-lead verified” properties — by far the most of any ward — are mostly the concrete towers and new construction built after the demolitions. You can read the ward's housing history pipe by pipe.

The ripple effect reaches the schools: fewer homes means fewer school-age kids living in the ward. Schools like Barringer High and Central High now draw students from across the city instead of a dense local neighborhood — which is why Central Ward schools show up in school board records mostly as venues for competitions and award ceremonies, not in complaints about overcrowding or building conditions. See school building analysis →

Kawaida Towers — the name returns. The council corpus contains multiple 2025–2026 resolutions approving a new “Kawaida Towers” development at 17 Halsey Street — 333 units, all-affordable. The name is not incidental. The original Kawaida Towers was proposed in 1972 by Amiri Baraka and the Committee for a Unified Newark as a Black-led, community-controlled housing development on the same site. It was blocked by organized opposition from the North Ward led by Anthony Imperiale in one of the sharpest racial conflicts in post-riots Newark, preventing construction for years. The revived project, approved by the current council without notable opposition, represents the first major residential construction on or near that site in over five decades. Kawaida Towers — the name returns. Council records from 2025–2026 approve a new “Kawaida Towers” development at 17 Halsey Street — 333 units, all affordable. The name carries history. The original Kawaida Towers was proposed in 1972 by the poet and activist Amiri Baraka and the Committee for a Unified Newark as a Black-led, community-controlled housing project on the same site. Organized opposition from the North Ward, led by Anthony Imperiale, blocked it — one of the sharpest racial conflicts in Newark after the 1967 riots — and construction never happened. The revived project, approved by today's council without notable opposition, is the first major housing built on or near that site in more than fifty years.