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Westside TAD Neighborhood Summary 09.08.15

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A look at demographics, land use, housing supply and demand, and crime for English Avenue and Vine City in Atlanta.

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Westside TAD Neighborhood Summary 09.08.15

  1. 1. NEIGHBORHOOD SNAPSHOT WESTSIDE TAD 2000 (CENSUS)1 2010 (CENSUS)1 2014 (EST.)1 Population 6,726 5,111 5,517 Number of Households 2654 2169 2,356 Median Household Income $16,746 $21,890 $18,862 Employment Rate 89% 84% 83% Housing Units 3,349 3,650 3,908 Owner-Occupied Housing Units2 495 391 360 Renter-Occupied Housing Units 2157 1776 1999 Vacant Housing Units 697 1483 1550 Violent Crimes Recorded (annual)3 860 991 Open Code Violations4 175 Open Demolition Orders4 12 1. Data Aggregated using Esri Business Analyst 2. 2000 and 2010 homeowner data from US Census, 2014 data from Fulton CountyTax Assessor 3. Crime data provided by Atlanta Police Department 4. Code and demolition data provided by the City of Atlanta Code Enforcement Office. WestsideTAD Neighborhood Profile Summary English Avenue andVine City
  2. 2. WestsideTAD Neighborhood Profile Summary English Avenue andVine City Demographic Trends • The total population in the Westside TAD area is estimated to have decreased by 18% during the years 2000 to 2014. • The number of households in the Westside TAD study area has decreased by 11% during the years 2000 to 2014. • The African-American ethnic group represented 89% of the Westside TAD area’s total population in the 2010 census, while only 6% were Caucasian. • In 2014, 38% of the households in the Westside TAD area earned an annual income of $15,000 or less. • The median household income in the study area has remained over 50% less than the City of Atlanta at an estimated $18,862 in 2014. • Employment in the Westside TAD area decreased by 6% from 2000 to 2014. • According to the U.S. Census, 58% percent of all housing units in the Westside TAD study area were occupied and 42% vacant in the year 2010. By the year 2017, it is projected that occupied housing units will continue to decrease to 54% without intervention. • Fulton County data for property owners receiving homestead exemptions shows that less than 10% of the occupied housing units in the project area are currently owner occupied in 2014. • Of the 10% owner-occupied housing units in the Westside TAD area, two thirds were acquired with a mortgage or loan and one third were purchased free and clear. • As of the 2010 census, 30% of Owner-occupied households have lived in their homes for more than 25 years. 70% of renter-occupied households have lived in their homes for more than 5 years. • As of the 2010 census, 54% of the housing stock in the Westside TAD study area is over 30 years old (built before 1980). • According to the U.S. Census, over one third of households in the Westside TAD study area had no access to a vehicle in 2010. 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 Westside TAD Area WestsideTAD Area Population 2000 Census 2010 Census 2014 Estimate 17% 34% 49% Atlanta Vacant OwnerOccupied Renter-Occupied $0 $10,000 $20,000 $30,000 $40,000 $50,000 $60,000 Fulton County Atlanta Westside TAD Area Median Household Income 2000 Census 2010 Census 2014 Estimate ShrinkingPopulationHighVacancyRateVeryLowIncome 42% 9% 49% WestsideTAD Vacant OwnerOccupied Renter-Occupied Housing Tenure
  3. 3. WestsideTAD Neighborhood Profile Summary English Avenue andVine City Land Use • The Westside TAD Neighborhoods of English Avenue and Vine City consist of approximately 630 acres and 2700 parcels. • Building Conditions: A windshield survey was conducted for the residential parcels located in the Vine City and English Avenue neighborhoods in early 2015. Properties that are in good condition represented 16% (412) of the parcels surveyed and 12% (332) were in fair condition. Properties in poor condition represented 13% (342) of the parcels, while another 13% (368) were in deteriorated condition and 7% (177) were in dilapidated condition in need of extensive rehabilitation or demolition.5 • Building Occupancy: 40% of the properties surveyed were occupied buildings, 21% were unoccupied, while 39% were vacant lots. 5 • 850 property owners owe back taxes on their property within English Avenue and Vine City. 692 owe more than $1000. 6 • 321 property owners owe taxes that exceed the assessed value of their property. 6 16% 12% 13% 13%7% 39% Building Condition Good Fair Poor Deteriorated Dilapidated Vacant Lot 5. Data Source: APD Urban Planning and ManagementWestsideWindshield Survey 6. Data Source: Fulton CountyTax Commissioner 7. Data Source: Atlanta Police Department. Crimes/thousand calculations use 2014 population estimates for theWestsideTAD Neighborhoods and the City of Atlanta from the Atlanta Regional Council. CRIME SNAPSHOT7 2014 WESTSIDE TAD NEIGHBORHOODS CITY OF ATLANTA Part I Personal Crimes 115 2991 Part I Personal Crimes/1000 158.78 70.36 Part I Property Crimes 876 30038 Part I Property Crimes/1000 20.84 7.01 TOTAL Part I Crimes 991 33029 TOTAL Part I Crimes/1000 179.62 77.37 40% 21% 39% Tenure/Occupancy OccupiedStructure Vacant Structure Vacant Lot
  4. 4. Housing Supply (2007-2012) • From 2007 through 2012, an average of 63 residential units were sold annually in the Westside TAD. The average size of single family detached homes sold ranged from 1,400 to 1,500 square feet. • Thelargestproportionofhomesalesfallintothe$75,000to$150,000range, with an even distribution of sales in the $75K-$100K and $100K-$150K ranges. About 13% of the sales since 2007 were above $150,000, with no sales exceeding $250,000. • Since 2007, approximately 276 residential properties transferred through an asset liquidation process. This number of foreclosure sales accounted for roughly 46% of all residential sales activity in theWestsideTAD between 2007 and 2012. • The study area contains a low proportion of single family dwellings (25%) and much larger proportion of apartments (64%) compared to other areas of the City of Atlanta where apartment proportions have a smaller range from 28% to 41%. Housing Demand • The Westside TAD has the potential to absorb an additional 50 or more units annually through proactive revitalization and strategic target market positioning. • Apartments account for over half of the Westside TAD’s current residential inventory. Redevelopment emphasis should be on homeownership opportunities to encourage economic diversification. • Apartment vacancy rates are projected to remain below 9% which should support modest absorption of 200 to 400 units annually over the next five years. Retail Demand • The retail market potential analysis for the Westside TAD indicate a lack of retail offerings in the primary study area. Aside from surpluses in the supermarkets, specialty foods, and limited service restaurants (fast food) categories, the area shows gaps in all other categories including drug stores and general merchandise. single family stock sold. Historic Westside Village is located at the southwest corner of the Westside TAD, at Martin Luther King Jr. Drive and Mayson Turner. In 2010, a single investor bought 22 of the new townhouses (not accounted for in Table 2) at Westside Village, most probably to hold and rent. The Historic Westside Village development introduced urban density condominiums to Ivy City, of which 23 out of a total of 146 have sold from 2009 to 2012, at prices ranging from $100,000 to $134,000. The largest proportion of home sales in the Westside TAD fall into the $75,000 to $150,000 range, with an even distribution of sales in the $75K-$100K and $100K-$150K ranges. About 13% of the sales since 2007 were above $150,000, with no sales exceeding $250,000 (Table 3). Sales of townhouses and condominiums in the Historic Westside Village contributed to higher Table 2 Home Sales by Type Westside TAD YTD 2012 2011 2010 2009 2008 2007 Single Family Detached Sales 80 26 48 50 64 45 Avg. SF 1,417 1,351 1,478 1,506 1,409 1,403 Average Sales Value $113,128 $120,517 $115,313 $125,474 $114,551 $98,964 Townhouse Sales 8 2 4 3 2 0 Avg. SF 1,890 1,527 1,890 1,890 1,895 0 Average Sales Value $192,136 $159,241 $229,893 $218,336 $208,710 $0 Duplex Sales 14 6 14 8 8 12 Avg. SF 1,208 1,484 1,554 1,547 1,531 1,096 Average Sales Value $75,000 $78,527 $76,957 $70,100 $71,462 $45,978 Historic Westside Village Condos Sales 8 13 7 1 0 0 Avg. SF 950 1,082 1,085 862 0 0 Average Transaction Value $93,450 $109,583 $119,994 $94,106 $0 $0 TOTAL 110 47 73 62 74 57 Source: Fulton County; RKG Associates 2013 5 | P a g e Technical Memorandum Westside TAD Sector Based Real Estate Market Assessment July, 2013 The findings of the retail market potential analysis for the Westside TAD indicate a lack of retail offerings in the primary study area, which is confirmed by the competitive supply analysis that follows this section of the report. Aside from surpluses in the supermarkets, specialty foods, and limited service restaurants (fast food) categories, the area shows gaps in all other categories including drug stores and general merchandise. In the three-mile radius however, a different picture emerges with surpluses in all categories except three. It should be noted however, that the Westside TAD comprises a land area of approximately 1.4 square miles, whereas the area within a three mile radius encompasses approximately 28 square miles. Within this geographic area, RKG identified fourteen (14) shopping centers of 100,000 square feet and higher (which excludes convenience centers, retail corridor store fronts, and free-standing stores not within a shopping center) described below. D. Competitive Supply The fourteen shopping centers identified in this analysis range in size from 100,000 square feet to Table 17 Retail Market Potential Category Westside TAD 3-Mile Radius DAILY NEEDS Supermarkets $3,222,574 $121,997,277 Specialty food stores $93,341 $1,939,372 Pharmacies & drug stores ($2,345,617) $142,766,190 GENERAL MERCHANDISE, APPAREL, FURNITURE, OFFICE (GAFO) General Merchandise ($6,422,089) ($51,278,280) Clothing and clothing accessories ($1,976,795) $43,477,751 Furniture and home furnishing stores ($106,671) $30,594,836 Electronic and appliance stores ($1,091,707) ($10,934,495) Sporting goods, hobby, book, and music stores ($821,242) $234,224 Office supplies, stationary, gift stores ($185,015) $14,815,222 Bldg materials, garden equip & supply stores ($679,284) ($17,745,057) FOOD SERVICE Full-service restaurants ($1,642,875) $137,058,433 Limited service eating places $11,397,119 $108,481,483 Source: ESRI Business Information Solutions; RKG Asociates WestsideTAD Neighborhood Profile Summary English Avenue andVine City
  5. 5. WestsideTAD Neighborhood Profile Summary English Avenue andVine City Multifamily Buildings • There are 160 multifamily buildings (4 units or more) within Vine City and English Avenue. The majority of the multifamily buildings (113) are in the English Avenue neighborhood. • Within the 78 occupied multifamily buildings 50% are in good and fair condition and 23% are in deteriorated and dilapidated condition. • Within the 82 vacant multifamily buildings 88% are deteriorated and dilapidated, with only 5% being in good and fair condition. • VINE CITY: In Vine City over half of the multifamily buildings (57%) are occupied. Of the unoccupied buildings the majority (80%) are in deteriorated and dilapidated condition. • ENGLISH AVENUE: In English Avenue over half(55%) of the multifamily buildings are vacant. The majority of the multifamily buildings in English Avenue that are vacant are in deteriorated and dilapidated condition (91%). • Zoning regulations, especially in English Avenue, do not allow multifamily uses in R-4 zoning to be redeveloped if they have been vacant for more than 12 months. Redevelopment of these buildings would require a zoning change or special exception. 15% 13% 16% 35% 21% Multifamily Building Condition Good Fair Poor Deteriorated Dilapidated ENGLISH AVENUE VINE CITY Occupied Buildings Vacant Buildings Occupied Buildings Vacant Buildings Tenure and Condition # % # % # % # % Good 11 22% 1 2% 9 33% 2 10% Fair 12 24% 2 3% 7 26% 0 0% Poor 14 27% 3 5% 7 26% 2 10% Deteriorated 13 25% 31 50% 4 15% 8 40% Dilapidated 1 2% 25 40% 0 0% 8 40% Total 51 100% 62 100% 27 100% 20 100% 26% 24%27% 22% 1% Occupied Buildings Good Fair Poor Deteriorated Dilapidated 4% 2% 6% 48% 40% Vacant Buildings

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