Austin, TX
The Life and Death of a Former East Austin Gang Member
When Arleen Juarez was designing a memorial T-shirt for her son, Dio-
mani, to wear to his father’s funeral, she decided quickly on the image that would go on the front: a photo of father and son, taken from behind as they squatted together on an empty baseball diamond. For the back of the shirt, though, she struggled to find a quote that felt right. Searching the internet, she came across a line from a journal entry by the American poet Anne Sexton: “It doesn’t matter who my father was; it matters who I remember he was.”
Who Josh Rivera was is complicated, but it could probably best be summed up by what his cousin Alexia Aleman told me at the wake: “Josh loved feeling loved.” It was a need he carried with him right up until he was shot to death in a southeast Austin house in October.
Josh hailed from a part of the city far removed from the high-tech, high-rent metropolis that much of Austin has become. He and his friends were among perhaps the last generation to know the city’s East Side as it once was—a primarily Black and Hispanic neighborhood lined with clapboard shotgun houses, where lowriders cruised on Sunday afternoons without prompting noise complaints and cheap tacos and tortas could be found on East Cesar Chavez Street.
Joshua Steven Lopez Rivera was born on November 22, 1994, to eighteen-year-old Henry Rivera Jr. (a.k.a. Little Henry) and twenty-year-old Barbara Ann Lopez into what Josh’s older brother, Henry III (a.k.a. Baby Henry), called “the agony life.” Little Henry, by his own admission, was more focused on “illegal business” than on his sons’ upbringing, and after splitting up with Barbara, he was incarcerated in federal prison on a ten-year sentence for drug trafficking when Josh was five.
Josh and Baby Henry bounced back and forth between their paternal grandmother and their mother, enduring a string of stepfathers who, according to Baby Henry, ranged from tolerable to violently abusive. Baby Henry, two years Josh’s senior, assumed the role of protector, literally shielding his little brother’s body from beer bottles and belt buckles. Ten-year-old Baby Henry would regularly threaten to kill one of his mother’s abusive husbands, and when he grabbed a pocketknife one cold night to make good on his promise, he was shipped off to a camp for troubled boys, where he’d stay for the next three years. That first Christmas without Henry, Josh told his mom he didn’t want to open his presents until his big brother came home. At the end of one off-site visit, during which things briefly felt almost normal, Josh clutched his older brother in a hug and cried, not wanting him to leave again.
With both of his male protectors gone, Josh drew all the more tightly to his mother, even as she dealt with her own instability. “[He was] a true momma’s boy,” Alexia said—so much so that Josh would later have those two words tattooed in inch-high scripted letters along his right jawline.
Baby Henry eventually returned from camp, and the two adolescents, still without a father in their day-to-day lives, found a home in the open arms of Thurgood Avenue, a tight-knit, two-block street in East Austin where Josh and Henry’s paternal grandmother lived in a three-bedroom house and where Baby Henry estimates that 90 percent of the boys “were raised by our grandmothers.” Like so many sons of incarcerated fathers, Josh and Baby Henry found on Thurgood a sense of belonging and protection but also trouble. It wasn’t long before Josh began smoking weed, carrying a gun, and wearing red, associating himself with the Thurgood Bloods, the dominant gang in the area.
When Little Henry got out of prison, in 2008, he tried to connect with thirteen-year-old Josh but found it difficult. “I remember having so much trouble with him,” Henry told me. “He was just so rebellious. He had a lot of anger, like anger towards me.”
One day, suspicious that his sons were involved in the same sorts of illegal activities he had engaged in, Little Henry yelled that the cops were coming. “All kinds of guns came out, drugs came out. And I remember him taking off, and me thinking, ‘Oh my god, what is my boy doing with this?’ ”
It was around this time, in 2009, that I first met Josh, while working on the project that would become a story, “The Boy From Booker T,” that was published in this magazine two years ago. He was a quick-witted fourteen-year-old with a thousand-watt smile, a head bursting with soft black curls, and an unmistakable staccato laugh. He was falling quickly for an older girl, eighteen-year-old Arleen Juarez, who remembers being smitten with his luscious locks and asking during their first conversation if she might run her fingers through them.
The bliss of their teenage romance was soon shattered by the 2010 death of Arleen’s brother Christian in a car accident. Two months later Josh’s mom was killed in a motorcycle crash. That loss sent him into a tailspin of grief from which he would never recover. “She died, and then all hell broke loose,” Josh would later say.
“He wanted true love. Like, he was really that obsessed with what everybody wants—to be loved,” his tía Yvette Rivera told me. “And he didn’t have that. The person that loved him the most was no longer here.”
Turning to harder drugs to cope, Josh was arrested twice for assaulting Arleen. Amid their struggles they welcomed Diomani in 2012 and a daughter, Hailee, two years later, but they split up for good in 2016. After assaulting another woman in 2018, he was incarcerated in Pam Lychner State Jail, in Humble, just outside Houston, where I visited him in 2020.
Sitting in a plastic chair by a window, Josh spent a half hour with me, discussing his regrets but also his hopes for the future. “I hope for a lot, a lot of difference,” he told me of his eventual release. “I hope to one day be again with their mom, so we can be a family, and I can be there with my kids every day; you know, same mom, same dad, same household, same family; you know, tuck my kids in, wake ’em up, brush their teeth, take ’em to school. I hope to have that again one day.” It was a sentiment I heard frequently from the young men I interviewed for “The Boy From Booker T”—the desire to be the kind of present, involved fathers they had lacked.
When Josh was released, in October 2022, he and Baby Henry once again shared a tearful embrace. “It was the best version of him that I’ve ever seen,” his big brother recalled. He was eating healthily, Henry says, strictly avoiding pork and sodas, and “just had this glow.” He got a job as a trash collector for the City of Austin, waking up before 5 a.m. each day to stop by his cousin Alexia’s to grab the chicken, veggies, and black coffee she’d prepare for him. He’d shout “I love you, Lex!” on the way out the door, and later he would send her a few bucks to cover the coffee.
He also tried to make up for lost time with Diomani and Hailee, now ten and eight, taking them for staycations at local hotels and for daylong movie marathons. Proud to finally be earning his own money legally, he’d splurge on the kids, once spending $80 on snacks at the movie theater.
Even Arleen, though resolved to never get back together with him, felt optimistic about the changes she saw in her children’s father. “He put structure into their lives,” calling every night at 7:45 to remind them to brush their teeth. “He knew the kind of father he wanted to be,” she said. “It hurts to know Dio and Hailee will never have Josh to call on as adults.”
The rain was running heavily down Baby Henry’s windshield on October 24, 2023, when he began to worry. Josh always answered his phone or at least called right back. On that Tuesday afternoon, four hours had passed without any response. The next morning, after several more unanswered calls and texts, Josh’s phone went straight to voicemail. “He gotta be in jail,” Baby Henry figured, as he checked in with his dad, or perhaps Josh had been in a car accident.
As the family made frantic calls to area jails and hospitals, someone hesitantly suggested the morgue. An employee there directed Josh’s dad to an Austin Police Department homicide detective. “I was by myself at the house,” Baby Henry said, when he got the call from his dad, “and I just screamed so loud. I just couldn’t believe it. I just started yelling. I was like, ‘No! Not my little brother, man! No, not my brother!’ ”
The exact truth of what happened in the southeast Austin house where Josh was allegedly murdered by his new girlfriend’s stepfather may never be known. The lurid stories reported in the local news draw only from the alleged shooter’s testimony given to police after his arrest. In his affidavit, 46-year-old Joshua Trezaratti states that, angered by unwanted sexual advances he claimed Josh made toward his wife, he shot Josh at least five times—once or twice after Josh was already lying on the ground, because Trezaratti “wanted to make sure he was —- dead.” Trezaratti also said that Josh had physically abused his stepdaughter and threatened the family previously. Josh’s family believes he was lured to the home and ambushed.
Coming from Thurgood, where the police are generally viewed with suspicion, and with three felonies of his own, Baby Henry is not accustomed to looking to the legal system for help. “I ain’t never liked the police,” he said. “And for me to be like, ‘I want justice for my brother,’ is even crazy for me to say.” But he’s determined to not “do something stupid” that would cause his father more heartache. As Baby Henry yearned for revenge, his dad reminded him, “We’re gonna leave it in God’s hands. We’re gonna let justice take care of it.”
At the visitation, held on November 1, el Día de los Muertos, “Mexican
Heaven” by SPM, Josh’s favorite rapper, and Eric Clapton’s “Tears in Heaven” played on repeat as more than one hundred people, many of them dressed in Josh’s favorite color, red, filed into Mission Funeral Home on East Cesar Chavez to pay their respects. Nine-year-old Hailee hung close to Arleen while her brother, Diomani, wearing his custom T-shirt and red Converse All Stars (his father’s favorite shoe), leaned against the wall next to an old grandfather clock, watching videos on his phone and pausing just long enough to receive sympathetic hugs from teary-eyed aunts and grandmothers. Josh’s friends from Thurgood stepped in and out of the cool night air, sharing memories and cigarettes.
After the mourners murmured through a litany of Hail Marys and Our Fathers, Josh’s father moved to the front. He leaned his hulking frame on the lectern, his bright red button-up shirt matching the carpet and the lavish array of flowers surrounding his son’s casket. Breathing heavily, with eyes hidden behind dark sunglasses, he spoke slowly. “I was proud of him, and I shoulda told him, but I didn’t,” he admitted. “I wanna break down. I wanna cry. Tell my boy I’m so sorry. I’m so sorry, mijo. I know I didn’t show you love. Sometimes I treated you more like a friend. It was just so hard to get through to you.”
When Little Henry met with the APD investigators for the first time, he brought his son’s baby picture. “I know my son, you look at him as a little gangbanger, tattoos everywhere; to you it’s another hoodlum off the street, another less worry for society,” he told them. “But that’s not the case. That’s my little boy. . . . He was somebody. He was loved. A lot of people see someone like him, and they don’t think of him as a person. They think of him as trash. But they’re wrong. My boy ain’t trash.”
Jeffrey McWhorter is a photojournalist who lives in Dallas.
This article originally appeared in the February 2024 issue of Texas Monthly with the headline “My Boy Ain’t Trash.” Subscribe today.
Austin, TX
Safehold backs 336-unit Austin housing project due in 2028
“We’re thrilled to expand our relationship with the team at NRP and our focus on the Affordable Housing market in
The transaction represents Safehold’s second transaction with NRP in
Safehold established a dedicated Affordable Housing team in 2025 and has continued to expand its investment into the sector. Additional information is available at www.safeholdaffordablehousing.com.
About Safehold:
Safehold Inc. (NYSE: SAFE) is revolutionizing real estate ownership by providing a new and better way for owners to unlock the value of the land beneath their buildings. Having created the modern ground lease industry in 2017, Safehold continues to help owners of high quality multifamily, affordable housing, office, industrial, hospitality, student housing, life science and mixed-use properties generate higher returns with less risk. The Company, which is taxed as a real estate investment trust (REIT), seeks to deliver safe, growing income and long-term capital appreciation to its shareholders. Additional information on Safehold is available on its website at www.safeholdinc.com.
About The NRP Group:
The NRP Group is a vertically integrated developer, owner, builder, and manager of best-in-class multifamily housing with a mission to create exceptional rental housing communities for individuals and families, regardless of income. Since its founding in 1994, NRP has developed more than 62,000 apartment homes and currently manages over 30,000 residential units. Through its disciplined approach to vetting opportunities, NRP has established a track record of delivering impressive returns for investors. The company’s formidable size and depth of talent provide the experience and infrastructure necessary to execute developments of varying degrees of complexity and scope in both urban-infill and suburban locations, including market-rate, affordable, mixed-income, and senior housing. The NRP Group has been consistently named a largest developer and builder in the U.S. on the NMHC “Top 50” lists, the Top 5 on the Multi-Housing News’ “Top Multifamily Developers” list, named a Top Affordable Housing Developer by Affordable Housing Finance, and has won three NAHB Pillar awards since 2020 for Development, Construction and Ones to Watch. The NRP Group has become the top multifamily developer in the U.S. that creates both affordable and market-rate housing at a national scale. Based on over 30 years of experience and expertise, NRP provides construction and property management services to outside owners and developers. For additional information, visit www.nrpgroup.com.
View original content to download multimedia:https://www.prnewswire.com/news-releases/safehold-closes-second-affordable-housing-ground-lease-in-texas-302809796.html
SOURCE Safehold
Austin, TX
Texas insurance costs surge 79% in six years as lawmakers question AI impact on rates
AUSTIN (Nexstar) – During a Texas Senate Business and Commerce hearing Wednesday, lawmakers heard invited testimony examining soaring property and casualty insurance costs. Testimony focused on the need for more affordable options and the need to address the role of AI.
Increased costs
Amanda Crawford, the Commissioner of Insurance at the Texas Department of Insurance (TDI), acknowledged the reality of rising insurance costs for everyday Texans.
“The past few years have been very, very difficult. The average annual homeowner premium in Texas has increased from under $2,000 in 2020 to over $3,500 today. It’s a 79% increase in six years. That is a tremendous burden for Texans, especially for a necessary product like home insurance,” Crawford told lawmakers Wednesday.
Crawford went on to clarify that this increase can be attributed to increases in home values and claim costs related to severe weather.
“Annual homeowners’ losses averaged 5.5 billion from 2015 to 2020, rising to 9.1 billion from 2021 to 2025.” Crawford went on to say that “Last year alone, the National Weather Service recorded 902 hailstorms in Texas. The next closest state, Kansas, had 375.”
Holding insurance companies accountable
Crawford clarified that the TDI requires insurance companies to elaborate on their filings to ensure that Texans are not subject to unfair practices and prices.
“My expectations are that every rate filing submitted to TDI gets a careful review. We examine every statutory filing for statutory compliance. We verify the math, we scrutinize assumptions, we make them show their work”
According to the Texas Insurance Code, the rate review process conducted by the TDI does not explicitly focus on affordability.
“There is not a purpose in there around affordability. It is about driving market competition. It’s about making sure they’re not excessive, but then they’re also adequate. And it’s about having market forces drive the rates that are filed. So I think that’s an interesting perspective when you look at it, because that really frames the whole rate review process as it has been put into law.”
Insurance company officials say they are also focused on affordable costs.
“Our industry is not just saying, hey, legislators go fix all this. We are working all the time to bring down costs. It’s a good business decision because it helps us be more competitive,” said Scot Kibbe, the Vice President for State Government Relations at the American Property College for Insurance Association.
Concerns of price surveillance
Senator Nathan Johnson, D-Dallas, questioned whether insurance companies may be using technological advances, such as AI, to participate in price surveillance, a tactic to maximize profits.
“It sounds like, to some extent, every industry, with the advent of technological advantages we didn’t use to have, is able to create a special price just for you to find out your breaking point,” Johnson said.
David Bolduc with the Office of Public Insurance Counsel noted that there are protections in statute against companies charging different prices for the same coverage. But he added that the practice can be difficult to detect.
“I don’t know that TDI has the ability to monitor that. I mean, we hear about it,” Bolduc said in response to Johnson. “I think, if you could do something in statute that would allow us to report it, or would allow TDI to take action about it, that might be useful in terms of monitoring it,” Bolduc added.
Earlier this month, the TDI released a “use of artificial intelligence” bulletin to set expectations on how “regulated entities will govern the development, acquisition, and the use of AI technologies in their operations.”
Crawford says this bulletin will help address price surveillance concerns by reminding companies of Texas Insurance codes related to unfair discrimination and deceptive practices.
“That’s one of the reasons for putting out the AI bulletin, the expectations and the consumer protection around the use of that data, and what they are using that for,” Crawford said.
Potential solutions
Bolduc called on lawmakers to reexamine AI’s role in the industry. He also asked lawmakers to look into making coverage changes more transparent.
“It might be useful to continue looking for ways to be transparent about coverage changes. Notices of material change don’t seem to be working particularly well in the sense that we get a lot of phone calls from people saying they don’t understand what happened to them,” Bolduc said Wednesday.
Billy Crocker, Senior Vice President of Alliant Insurance Services, says the best way to fix pricing is to drive up competition between insurance companies.
“I think creating a lot of competition is the best way to drive this down, both for personal and business lines,” Crocker told lawmakers. “And then that brings the opportunity for access.”
Austin, TX
Forman Capital Provides $28.2 Million Lot Development Loan for a 253-Acre Mixed-Use Project Near Austin, Texas
Forman Capital, a leading private direct commercial real estate lender, has closed a $28,204,026 lot development loan for The Highlands, a planned 253-acre mixed-use community located along Manzano Mile at FM 1431 in Marble Falls, Texas, located on the edge of the broader Austin MSA. The borrower and developer is Rockspring, a Texas-based real estate firm with more than three decades of experience across the state’s most dynamic growth markets.
The Highlands stretches along Manzano Mile, encompassing single-family homes, rental apartments, and retail commercial uses on undeveloped land. The Forman Capital loan will fund horizontal development in advance of vertical construction, which will be performed by other developers and builders, and is expected to start in the fall.
The Forman Capital team that worked on the transaction includes Scott Mehlman, Ty Regnier, Brett Forman and Ben Jacobson.
“Forman Capital has always been drawn to developers who are doing something meaningful — not just building but genuinely adding real value to a community. The Highlands does exactly that, bringing much-needed housing and amenities to a city that has grown faster than its supply could keep pace with. We are proud to support Rockspring’s vision here,” said Brett Forman, Forman Capital Managing Partner.
“Marble Falls and the 71 Highway corridor are benefiting from the same powerful tailwinds driving growth across Texas, with the added advantage of a quality-of-life profile that is attracting both residents and businesses,” said Scott Mehlman, Forman Capital Partner and Chief Investment Officer. “The Highlands is exceptionally well-positioned to meet that demand, and we look forward to seeing this community take shape.”
About Forman Capital
Delray Beach, Florida-based Forman Capital provides private commercial real estate debt and equity financing for transactions ranging from $10 million to $100 million. The firm focuses on short-term construction financing, mezzanine debt, and preferred equity across various real estate asset classes and geographies. Company principals Brett Forman and Ben Jacobson have closed more than $3 billion in commercial real estate transactions since 2004. For more information, visit www.formancap.com.
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