A better deep dive into this kind of thing is the book White Flight/Black Flight: The Dynamics of Racial Change in an American Neighborhood. It steps over the progressive framework of redlinning and gets into real problems. The short version is that a nice white community will initially see aspirational blacks move in that want to assimilate, then ghetto blacks will start moving in that wreck the place, which causes both the whites and the aspirational blacks to flee as property values plummet.