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Prop N Neighborhood Improvement Bond Program Named Midwest Deal of the Year by Bond Buyer
This recognition distinguishes the City of Detroit’s Neighborhood Improvement Bonds as an outstanding achievement in municipal finance in the Midwest Region
The voter-approved $250 Million Proposal N Neighborhood Improvement Bond program designed to remove blight throughout the City has completed 780 demolitions and stabilized 232 salvageable homes
The goal of the bond-funded program is to demolish 8,000 blighted homes and stabilize thousands of more homes
The City of Detroit’s 2021 Neighborhood Improvement Bonds have received the Bond Buyer’s Midwest Deal of the Year Award. Detroit’s 2021 Bonds were distinguished for the innovative financing of urban blight remediation projects and for their “Social Bond” label which attracts ESG (Environmental, Social and Governance) focused investors. This award comes a year after over 70% of Detroit voters approved Proposal N (Neighborhood), a $250 Million comprehensive plan to address vacant houses through preservation and demolition.
“This recognition by Bond Buyer is significant as we continue to transform the City by removing blight from neighborhoods. We appreciate the honor as it highlights the uniqueness of our Neighborhood Improvement Bond program and its tremendous impact that will be felt for years to come,” says Jay Rising, City of Detroit, Chief Financial Officer.
Detroit’s Neighborhood Improvement Bond program is groundbreaking because after completing the demolition of over 15,000 blighted properties with Federal Hardest Hit Fund (HHF) dollars, the City innovatively pursued municipal bonds to continue funding urban blight removal. This is one of the very few examples—if any—of municipal bonds being used for blight remediation. As a result, the City is now able to reach every neighborhood, whereas the HHF dollars could only be used within the HHF-defined boundaries. The goal is to demolish an additional 8,000 blighted homes and stabilize thousands for future renovation and sale, improving the safety, value, and health of our neighborhoods.
Moreover, the City’s Neighborhood Bond projects are expected to benefit certain targeted populations including minorities and marginalized communities. Of $70 million of bond proceeds awarded thus far under the City’s procurement, 90 percent have gone to qualified Detroit-based companies and 50 percent to black-owned Detroit-based companies.
Since the passage of Proposal N, Detroit’s Demolition Department has completed 780 demolitions, has 2,200 more under contract, and more than 900 in the demolition pipeline. Meanwhile, the stabilization of 232 salvageable homes has been completed, with another 1,800 under contract.
With this recognition, Detroit’s Bond program is among the 10 finalists for Bond Buyer’s “Deal of the Year Award” announced on December 16. Bond Buyer is an independent municipal finance publication that features news, analysis, and data through its website, e-newsletters, alerts, and daily print edition.
DETROIT - On September 15, the City of Detroit held its regular biannual Revenue Estimating Conference to receive an update to the Detroit Economic Outlook for 2020-2026 and approve revised economic and revenue forecasts for the remainder of fiscal year 2022 and for fiscal year 2023 through fiscal year 2026. State law requires the City to hold independent revenue conferences in September and February each fiscal year to set the total amount available to be budgeted for the next four years.
The Detroit Economic Outlook for 2020-2026, which was previously released in August, reports that Detroit’s employment recovery from COVID is exceeding expectations. The forecast is prepared by the City of Detroit University Economic Analysis Partnership, which is a collaboration of economic researchers at Wayne State University, Michigan State University, and the Research Seminar in Quantitative Economics (RSQE) at the University of Michigan.
Revenue Outlook Improving
The City’s revenue outlook is improving following two challenging fiscal years of revenues losses driven by the economic impact of the pandemic, nonresidents working remotely, and casino closures and capacity restrictions.
The increase is significantly related to the addition of new internet gaming and sports betting taxes, which were launched in late January. These gains will help offset the expected continuation of reductions in City income tax revenues from nonresidents continuing to work remotely through hybrid work models or full-time remote work. Without the new gaming revenue, the City’s revenue forecast would still be below pre-pandemic levels.
The ongoing pandemic and its lasting effects remain substantial risks to the economic and revenue forecasts approved today. However, the City’s ongoing efforts to attract major employers and provide Detroiters with opportunities for good-paying jobs provide potential revenue upside to the forecast as well.
"This increase in our revenue base is evidence of a resilient economy in Detroit. As we implement our plan to invest federal pandemic recovery funds to bolster Detroit’s future and as we maintain financial responsibility for our budget, the City will strengthen its structurally balanced four-year financial plan,” said City of Detroit Chief Financial Officer, Jay Rising.
Revenue Estimating Conference Results
The Revenue Conference reported FY2022 General Fund revenues projected at $1.106 billion for the current fiscal year ending June 30, up to $111 million (11.2%) from the previous conference estimate in February 2021 but up only $10.5 million (1.0%) from pre-pandemic estimates from February 2020.
General Fund revenues for FY2023, which begins next July 1, are now forecasted at $1.118 billion, an increase of $11.7 million (1.1%) over the revised FY2022 estimates. The conservative General Fund revenue forecasts for FY2024 through FY2026 show continued modest revenue growth of around 1.3% per year.
The City will use the estimates approved today to begin developing the City’s FY2023 Budget and FY2023 through FY2026 Four-Year Financial Plan. The conference will meet again to approve revised revenue estimates in February 2022. The voting conference principals included Jay B. Rising, the City’s Chief Financial Officer; Eric Bussis, Chief Economist, Michigan Department of Treasury; and George A. Fulton, PhD, Director Emeritus, Research Seminar in Quantitative Economics, University of Michigan.
To review past Revenue Estimating Conference Reports visit Financial Reports under Revenue Estimating Conference Reports section.
On February 16, the City held its regular February Revenue Estimating Conference to receive an update to the Detroit Economic Outlook for 2020-2025 and approve economic and revenue forecasts for the remainder of fiscal year 2021 and for fiscal year 2022 through fiscal year 2025. State law requires the City to hold independent revenue conferences in September and February each fiscal year to set the total amount available to be budgeted for the next four years.
The Detroit Economic Outlook Update for 2020-2025 was prepared by the City of Detroit University Economic Analysis Partnership, which is a collaboration of economic researchers at Wayne State University, Michigan State University, and the Research Seminar in Quantitative Economics (RSQE) at the University of Michigan. The Update noted that “[t]he COVID-19 recession will have a deep and long-lasting impact on the city of Detroit.”
In its presentation, RSQE noted the dramatic economic impact of COVID-19 upon the City, which saw unemployment rates rise from 8.8% in 2019 to 20% in calendar year 2020. RSQE also noted that this rate has declined in 2021 to a projected 14.3%, but that a return to pre-COVID levels could take until 2025.
“The challenging revenue and economic outlook will require the City to focus on controlling costs, while making targeted one-time investments to protect City residents and support the City’s future,” said Acting CFO Jay Rising. “Detroit and its residents were disproportionately impacted by COVID-19, both personally and economically. What we heard today underscores the need for fiscal relief from Washington to help our residents, businesses, and Detroit weather the remaining life of this pandemic.”
While unemployment rate recovery may be protracted, the City’s total payroll job count and the payroll jobs held by Detroit residents is projected to recover more quickly with pre-COVID 19 levels of total payroll employment returning by 2022 and of Detroit resident employment by 2023.
Despite the pandemic’s impact on Detroit’s economy, RSQE projects a stronger recovery for the city than the state overall because many long-term projects in the city remain underway. These include the Hudson’s Site downtown, Michigan Central Station in Corktown, the FCA assembly complex, the Amazon distribution center at the State Fairgrounds, and the Gordie Howe International Bridge. The City’s conservative revenue estimates exclude the new jobs and investment from these projects, which will provide revenue upside compared to the forecast.
The Revenue Conference reported FY2021 General Fund (GF) and GF-Impact revenues projected at $931.1 million for the fiscal year ending June 30, down $58.5 million (5.9%) from the FY2021 Adopted Budget in April 2020 and down $252.6 million (21.3%) from pre-pandemic estimates in February 2020. Revenue losses are driven by the economic impact of the pandemic, nonresidents working remotely, and casino closures and capacity restrictions imposed in response to COVID-19.
General Fund and GF-Impact revenue for FY2022, which begins July 1, is now forecasted at $1.092 billion, an increase of $161.2 million (17.3%) over the revised FY2021 but still down $103 million (8.6%) from pre-pandemic FY2022 estimates. This FY2022 forecast assumes nonresidents who work in the City will gradually begin returning to City workplaces and casino operations begin normalizing through this summer and fall.
The General Fund revenue forecast for FY2023 increases 5.1% over FY2022 as peak pandemic effects on nonresident remote work and casinos wear off. The conservative forecasts for FY2024 and FY2025 show modest revenue growth around 1.5%. In total, the City’s recurring revenues do not recover to FY2019 levels until FY2024.
The estimates approved today set the revenues for the City’s FY2022 Budget and FY2022 through FY2025 Four-Year Financial Plan. The voting conference principals included Jay B. Rising, the City’s Acting Chief Financial Officer; Eric Bussis, Chief Economist, Michigan Department of Treasury; and George A. Fulton, PhD, Director Emeritus, Research Seminar in Quantitative Economics, University of Michigan.
To review past Revenue Estimating Conference Reports visit Financial Reports under Revenue Estimating Conference Reports section.
The City of Detroit’s ambitious project to rehab 8,000 vacant homes and demolish another 8,000 got its first infusion of funds today as the City of Detroit sold the first $175 million in bonds of a planned $250 million neighborhood improvement effort. In November, more than 70% of Detroit voters approved letting the city sell the bonds.
The bond funds will allow the city to begin the process of stabilizing and securing thousands of vacant Land Bank properties until they can be sold for rehab and demolishing houses that can’t be saved. The city plans to go to the market again next year to sell additional Prop N bonds.
Interest among investors was so strong in this series of Detroit Prop N bonds that they could have been sold 20 times over. Specifically, for this $175 million bond sale, there were over $3.4 billion in orders.
“The incredibly strong interest in these bonds is a direct reflection of investor’s confidence in Detroit’s strong financial management and that starts with our Office of Chief Financial Officer,” said Mayor Mike Duggan. “CFO Jay Rising, Chief Deputy CFOs Tanya Stoudemire and John Naglick, and their entire team have done a tremendous job managing the city’s finances to put us in a strong position, now and for the future.”
Currently, contracts for the first 1,380 demolition properties are before City Council awaiting approval. All seven companies selected through the city’s procurement process to perform the work are Detroit headquartered and five of those companies are black owned. More than 51% of the employees doing the demolition work for all seven companies will be verified residents of the city of Detroit.
Strong demand means lower interest rate
The City issued a mix of taxable and tax-exempt bonds that will be immediately spent as the first installment on Proposal N programs. More than 60 institutional investors placed orders on the bonds on Thursday, many of which were repeat investors that purchased the City’s 2020 and 2018 bonds demonstrating their continued support and interest in the City, according to CFO Rising.
That overwhelming level of interest allowed the City to achieve a much lower interest rate than it had initially expected and will translate to much lower repayment costs over time for Detroit taxpayers.
“Investors took notice of Detroit’s steady progress in building financial strength and swiftly responding to the pandemic driven revenue shortfalls. They saw that while the COVID-19 crisis may have slowed this positive trend, it did not reverse it,” said Rising.
The strong market and demand for Detroit bonds allowed the City to secure a 3.36% interest rate, significantly less than city officials had initially anticipated and 1.28 percentage points less than the interest rate received by the City on its last general obligation bond issue in October, 2020. Detroit marketed these bonds with the “Social Bond” designation to attract Environmental, Social, and Governance (ESG) focused investors that are interested in financing socially beneficial projects.
Recent S&P Upgrade set the stage
In bringing Detroit’s outlook to “Stable” two weeks ago, Standard & Poors referenced the City’s strong fiscal management and the vision behind Proposal N: “We view the passage [of the $250 million Proposal N] as significant in that it will further a key component of the administration's long-term vision for strengthening the tax base and do so with a dedicated debt millage as opposed to funding through reserves or the operating budget.”
This is the third time since 2018 that Detroit sold municipal bonds backed solely on the City’s ability to repay. During the prior 20 years, the City could only sell bonds that were either backed by the state of Michigan or with insurance to the bondholder, which greatly added to the cost for the City.
Moody’s has raised the City of Detroit’s credit outlook to ‘positive’ in a report issued today, a move the ratings agency said reflects the improving and strengthening of the city’s financial position.
Detroit last saw an upgrade from Moody’s in 2018, when Detroit was upgraded to Ba3 with an outlook of ‘stable’. Today, the new outlook of ‘positive’, represents that the City has continued moving in the right direction towards financial stability.
“The city's conservative budgeting practices, growing revenues and reduced fixed costs achieved through bankruptcy have led to a rapid rise in financial reserves,” The Moody’s report said, while noting that “social considerations are also material. The city has been able to improve its provision of basic city services to a population that is primarily low income.”
The report also highlights the City’s strengthening job growth and its positive impact on the City’s thriving economy. “The employment trajectory of Detroit is fundamentally improved,” the report noted. “Even before the 2007-09 recession, both Detroit and the State of Michigan continued to lose jobs while the rest of the nation expanded. The story has been different during the current economic expansion, with Detroit and Michigan initially growing jobs at faster paces than the nation.”
Some factors that led to the rating improvement, according to Moody’s:
The Moody’s report also cited the City’s recurring expenses in comparison to revenue over the next six years. “The city projects that recurring expenses will begin to exceed recurring revenue in fiscal 2026. However, we recognize that long-range forecasts typically produce budget gaps and we expect the city can close these gaps with moderate budgetary adjustments,” the report noted.
“It’s gratifying to see Moody’s recognize the fiscal responsibility of City Council and the administration,” said Chief Financial Officer David Massaron. “While we’re making extensive progress, we have to continue to plan for financial contractions and set-aside funds for our pension obligations while making investments that improve quality of life in the City.”
As referenced in the report, “Continuation of positive revenue trends and maintenance of ample reserves will be critical in improving the city's capacity to absorb a scheduled spike in pension contributions in fiscal 2024 and to finance needed capital investments.”
Moody’s rating is based upon economic and demographics measures, as well as possible notching factors as defined by the US Local Government General Obligation Debt methodology. The full report can be found below.
On February 19, 2020, the voting principals of the City’s Revenue Estimating Conference approved economic and revenue forecasts for the remainder of fiscal year 2020 and for fiscal year 2021 through fiscal year 2024. State law requires the City to hold independent revenue conferences in September and February each fiscal year to set the total amount available to be budgeted for the next four years.
The Revenue Conference reports recurring General Fund revenue projected at $1.073 billion for the fiscal year ending June 30, up $15 million (1.4%) from the FY 2020 Adopted Budget. The increase is driven by a larger than expected Income Tax base following the final FY 2019 results and by increases in State Revenue Sharing.
Recurring General Fund revenue for FY 2021, which begins July 1, is now forecasted at $1.085 billion, an increase of $12 million (1.1%) over FY 2020. The Income Tax forecast, which accounts for most of the increase, assumes national economic growth slows in FY 2021 and FY 2022, consistent with independent economic forecasts. Overall, modest increases are projected from FY 2021 through FY 2024 across the City’s major taxes and other revenues.
Earlier this month, the City of Detroit, in partnership with the University of Michigan, released its first economic forecast for Detroit, which showed ongoing gains in household income, employment, and labor force participation through 2024.
The Detroit economic outlook is strong and property values are rising. Income Taxes are showing growth, but other major taxes are more restrained. Property Taxes are limited by the State Constitution, which protects homeowners by capping increases at inflation. Detroit’s State Revenue Sharing is largely set by the annual State Budget. Wagering Taxes show steady but only modest annual growth.
The conservative revenue estimates approved require the City to focus on controlling costs over the next four years to keep the four-year plan balanced and fund legacy pension contributions that resume in FY 2024.
“While it’s great that the economy continues to grow over the next four years, the City has to do more with less,” says Chief Financial Officer David Massaron. “Economic growth in the City does not directly translate to growth in City revenues. Our relatively flat revenue growth means that the Mayor and City Council must budget responsibly to ensure a balanced four year plan.”
“Now that revenues have been determined, I look forward to working with the Administration and City Council on the approval of our budget and four year financial plan,” says Deputy Chief Financial Officer and Budget Director Tanya Stoudemire.
The estimates approved set the revenues for the City’s FY 2021 Budget and FY 2021 through FY 2024 Four-Year Financial Plan. The voting conference principals included David Massaron, City’s Chief Financial Officer; Eric Bussis, Chief Economist, Michigan Department of Treasury; and George Fulton, PhD, Director Emeritus, Research Seminar in Quantitative Economics, University of Michigan.
As with any economic and revenue forecasts, there are potential risks to the estimates agreed to today, including national economic trends, international economic issues, and significant changes in federal and state policy.
Today, the City of Detroit in partnership with the University of Michigan released its first forecast for Detroit, which showed ongoing gains in household income, employment and labor force participation through 2024. The forecast reports a 1.7% growth rate in employment for 2019, exceeding the 1.0% growth rate of household employment in Michigan overall in that time.
University of Michigan economist Donald Grimes said that labor force participation is expected to rise from 47.3% to 48.5% between 2018 and 2024 as new job opportunities are created from developments such as the FCA Mack Avenue plant and Gordie Howe
“Bringing new jobs to Detroit and filling them with Detroiters has been a cornerstone of the Mayor’s economic development strategy,” said David Massaron, Chief Financial Officer for the City of Detroit. “This independent forecast validates that strategy as we work to ensure Detroiters have opportunities for good jobs.”
According to the forecast, the city's unemployment rate will continue to fall from 18.7% in July 2013, when the City filed for bankruptcy, to 8.6% in 2019, and to 7.9% by 2023 and 2024, improving faster than the statewide measure.
The forecast was produced by economists at the University of Michigan's Research Seminar in Quantitative Economics, who are part of the partnership with the City of Detroit and economists at Michigan State and Wayne State universities.
While the economic forecast supports positive trends for the City’s income tax revenue, many of the City’s major revenue streams, including property tax and state revenue
sharing, will have constrained growth due to state laws.
"We expect Detroit's ongoing recovery to form a key component of Michigan's economic growth through 2024," said Gabriel Ehrlich, director of RSQE.
"This difference in untapped labor should allow the city to benefit more than the state as
labor markets continue to tighten," said U-M economist Aditi Thapar.
By developing Detroit-specific data, the city government and community stakeholders can quantify local economic conditions and to plan, design, finance and evaluate programs to improve economic opportunities for Detroiters.
"Detroit has vastly improved its financial position and prepared for any future financial hiccups by doubling its rainy day fund," said U-M economist Daniil Manaenkov.
"Despite that progress, Detroit's economy continues to face well-known challenges, including an elevated poverty rate and relatively low educational attainment among its residents."
Among the forecast highlights:
Most of the public economic data used in the first Detroit forecast is only available at the county or regional level. The city’s Office of the Chief Financial Officer and its University Economic Analysis Partnership are working with the State of Michigan’s Bureau of Labor Market Information and Strategic Initiatives to produce detailed payroll employment and wage estimates for the city of Detroit. This effort will provide new insights into the local economy not previously available for use in future forecasts.
The Next Step: Detroit Aims to be Free of Residential Blight by 2024
Detroit GO Rating Raised to 'BB-' As Finances Stabilize; Priority-Lien Ratings Lowered To 'BB+' on Criteria Application
New York, May 22, 2018 -- Moody's Investors Service has upgraded the City of Detroit, MI's issuer rating to Ba3 from B1. Concurrently, Moody's has revised the outlook to stable from positive in light of the upgrade. This issuer rating is equivalent to the general obligation unlimited tax (GOULT) rating we would assign to GOULT debt of the issuer, but does not apply to any of the city's $1.9 billion of debt outstanding.
CHICAGO (S&P Global Ratings) April 25, 2018--S&P Global Ratings has resolved its CreditWatch on various Michigan Finance Authority revenue sharing bonds, and on one series of Authority local project bonds (issued for Dearborn Heights), by raising the ratings to 'A+' from 'A'. The outlook is positive. The bonds were all issued on behalf of one or multiple local governments (LGs).
The 'A+' ratings are based on our State Credit Enhancement (SCE) criteria, and reflect the benefit each LG receives from strong Authority (and state of Michigan) oversight as well as the strength and availability of distributable state aid (DSA), which would be diverted to the Authority if a LG cannot make its full and timely debt service payment.