2025 Most Endangered Places

According to PPS’s records, this 8-bedroom Queen Anne-style home was built by Tobias Burke in 1893, likely remodeled between 1895 and 1908, and moved to its present site in 1928, a block away from Nathanael Greene Middle School. Homeowners over the last hundred years include Anthony Kubelis, a “watchman,” and his wife Margaret (1930-1938), Barney and Ida Buckler (1939-1945), and Alfrede and Civita Tessitore (1945-1969), from Campania, Italy.

For about the last ten years, 11 Higgins has been vacant. The John Hope Settlement House (JHSH) owns the home and operated a group shelter for at-risk young men aged 18-24 there, but closed the shelter and hasn’t established a plan for its future use despite community advocacy. At a 2014 rally outside of the house, Providence activist Kobi Dennis and others called on JHSH to come up with a new plan for the building that benefits the community, but 11 Higgins remains dark.  

JHSH has been a pillar of the Black community in Providence since the late 1920s. Prior to the Civil Rights movement, it was one of the city’s only community centers that catered to people of color, specifically African Americans. However, in the last several years, the organization has faced challenges and has drastically reduced its programming, with some community members suggesting that there has been financial mismanagement. The nonprofit may be on stronger footing this year, however, as a new Executive Director, Dr. Robyn Frye, came onboard in October of 2024. 

“The 11 Higgins property is a very important part of the John Hope Settlement House story and we are being very strategic and intentional in our planning concerning this property,” Dr. Frye said in a statement to PPS. During an interview, she shared plans to restore and renovate both 11 Higgins and the main JHSH building at 7 Thomas P. Whitten Way. Such changes would be welcome news for JHSH and West End and Elmhurst community members, who see potential for this historic home to serve as affordable or transitional housing.  

Restoration of the main JHSH building in the West End, which houses their offices, as well as their daycare and after school programs, is already underway. The organization got started on necessary repairs to the roof last summer, and has continued to renovate their daycare classrooms. But with two buildings to restore and limited funds, it will take an extraordinary effort to get this beautiful 8-bedroom historic home in good enough shape to once again serve the community.