How to Eradicate the Neighborhood Drug Dealer?

Question

I have a great rental property.  Its a 3/2 that I paid $40,000 cash for and rents for $800 per month.  It's worth about $70-75K.  The problem is that my property is on a corner and on the other corner is the neighborhood drug dealer that has run off my third tenant.  This is not a 'war zone' neighborhood, but its not the best either.  Any suggestions about how to get rid of the drug dealer that is running off my tenants?

Jennifer Hollstein · Answer

advertise for tenants at the local police station

Troy Sheets · Answer

Good info in the linked-to post above. Being the squeaky wheel by calling the police as well as installing security cameras, even fake ones, is a great idea. You need to get neighbors on board with calling the police often. We live in an area that is changing for the better but we still have the occasional disturbance; not only do my wife and I call separately from our cell phones but we text neighbors and tenants to call the police at the same time too. Many times when we call, the dispatcher will say "yep, we've gotten several calls about this and we've got officers on the way". The more calls that come in, the better. Maybe tough to do if you don't live there though!

Michael Boyer · Answer

I am guessing this is a club that quite a few landlords belong to. It is a societal problem and really drags down property values and rental marketability.

My situation is similar--no movie style drive by's or gangster rap scenes, just lots  of traffic next door, walk ups, drive ups, all stay a few minutes. One winter it looked like the McD's drive thru there. Then you have all the debris out front, constant new cars, then I ran public records checks on the owners--pretty clear picture emerged. A Walter White style home business no doubt...

The house was even given to them by a local housing agency....So no good deed goes unpunished I guess...

My best advice is to try your confidential (this is key) reporting services to the local police or even regional drug task  force. Rinse and repeat. I would not confront them or even act outwardly like you know anything (your property is too vulnerable as are you).

These online reporting systems allow you to give great detail, which you can collect just from observations (be it license plates, numbers, times, etc).

While I have not totally solved anything (yes, they have younger trainees in waiting), I know one action took place ( one of two bad actors was arrested, slowing traffic by 1/2) and also it got them on the radar screen of authorities. I even volunteered to let them place cameras on my place.

The police say they are "well aware" of everything going on....So I can just check the headlines for when the dealers screw up or the police get enough to book me all (which may or may not be the end, see below)....

I know I will get a big spike in property values when that property changes hands...

For now, I have a full size fence blocking them off, I have no parking signs (their traffic bled over) and I keep up the reporting (even think about trying city enforcement for codes and things if applicable). I also do disclose the facts to any prospective tenants as I know them, and the amount of traffic.

I guess it is like (IPM) Integrated Pest Management for me... I can't  totally eradicate the infestation with one bug bomb,  but I think I am doing all I can legally and will have the colony eventually wiped out if I can keep the slow steady pressure on. Patience... I wish I had an easy, one stop, quick solution to this tricky and even dangerous social problem as it relates to landlords... I suppose if it is a major detriment (I am still able to rent without problems due to demand), you could sell....

Ed W. · Answer

https://www.biggerpockets.com/forums/52/topics/183...

There are also lots of ideas found via google

Patrick Scifres · Answer

@Jennifer Hollstein Excellent idea.  I'm walking next door to the property management side of the company to see if we offer discounts to first responders.  Again, a great idea to help clean up a neighborhood.

-PS

Jennifer Hollstein · Answer

Yes - preferable to get a detective level or above as your tenant

Kevin Harrison · Answer

Yeah just make sure they are the cops and not the guys getting booked.

How to Eradicate the Neighborhood Drug Dealer?

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