Pages from VSI – Bruton Market Study
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Market Feasibility Analysis of Bruton Road Apartments 9415 Bruton Road Dallas, Dallas County, Texas 75217 for Texas Department of Housing & Community Affairs 211 East 11th Street Austin, Texas 78701 Commissioned By: Ms. Ana Padilla The NRP Group, LLC 5309 Transportation Boulevard Cleveland, Ohio 44125 Effective Date November 11, 2013 Job Reference Number 9347JT The Dallas Police Department has a station 4.3 miles southeast of the site. Southeast Dallas Health Center is 2.5 miles south of the site. The local fire station is 0.1 miles south of the site along St. Augustine Road. 5. Overall Site Evaluation The proposed site is located directly northwest of two moderately to heavily traveled arterial routes in southeast Dallas, St. Augustine Road and Bruton Road. This location should enhance the marketability of the site due to the excellent visibility and significant exposure that the location affords. Numerous residential land uses are in proximity to the site, including two existing LIHTC properties, St. Augustine Estates and Crestshire Village, both of which are in excellent condition. The surrounding land uses will have a positive impact on the marketability of the site. The site is within proximity to shopping, employment, recreation, entertainment and education opportunities. Public safety services are within 4.3 miles of the site. Schools for all grade levels, parks, a grocery store, discount stores, specialty retailers and restaurants are less than 1.5 miles from the site. The site has convenient access to major highways. Overall, we consider the site’s location and proximity to community services to have a positive impact on its marketability. 6. Crime Risk The primary source for Crime Risk data is the FBI Uniform Crime Report (UCR). The FBI collects data from each of roughly 16,000 separate law enforcement jurisdictions across the country and compiles this data into the UCR. The most recent update showed an overall coverage rate of 95% of all jurisdictions nationwide with a coverage rate of 97% of all jurisdictions in metropolitan areas. Applied Geographic Solutions uses the UCR at the jurisdictional level to model each of the seven crime types at other levels of geography. Risk indexes are standardized based on the national average. A Risk Index value of 100 for a particular risk indicates that, for the area, the relative probability of the risk is consistent with the average probability of that risk across the United States. It should be noted that aggregate indexes for total crime, personal crime and property crime are not weighted indexes, in that a murder is weighted no more heavily than petty theft. Thus caution should be used when using the aggregate indexes. IV-5 Total crime risk (277) for the Site PMA is well above the national average with an overall personal crime index of 270 and a property crime index of 262. Total crime risk (212) for Dallas County is also above the national average with indexes for personal and property crime of 193 and 214, respectively. Crime Risk Index Site PMA Dallas County Total Crime 277 212 Personal Crime 270 193 Murder 234 194 Rape 217 152 Robbery 378 248 Assault 268 188 Property Crime 262 214 Burglary 216 190 Larceny 229 195 Motor Vehicle Theft 297 223 Source: Applied Geographic Solutions Clearly, the subject project is located in a region with high crime risks relative to both the national average and Dallas County. While crime risks in the area are high, this has not adversely impacted the marketability of nearby Tax Credit rental alternatives within 0.5 miles of the site, including the senior-restricted St. Augustine Estate (Map ID 11) and the family/general occupancy Crestshire Village (Map ID 23), as demonstrated by their high occupancy (see Section VI Rental Housing Analysis of this report). According to the managers at the aforementioned properties, loitering and illegal activity occur at the car wash facility located southeast of the site at the corner of Bruton and St. Augustine roads. The managers noted that the Dallas Police Department patrols the area often throughout the day. The subject project will offer well lighted property grounds and will have perimeter fencing and security gates at each entrance, which will comparable the residents’ perception of safety at the site. It is important to note that all residents within the defined Site PMA are exposed to the same crime risks. Therefore, a resident within the Site PMA is accustomed to this risk. Nonetheless, perceived crime risk may be an issue in marketing the non-subsidized Tax Credit units at the project. Management should be aware of the high crime risks within the region and be prepared to address this issue when marketing the project. Maps illustrating the location of community services and area crime risk by Census Tract follow. IV-6 Dallas, TX Legend Neighborhood Community Services Project Site high school child care library 0 0.5 Miles convenience store middle school elementary school park Joe Hawn fire Ukiah Dr Park pharmacy Altacrest Dr Belinda Ln fitness center Lapanto Ln StKirven Sand Springs Ave Aspen DrAspen restaurant CypressAve gas Woodleaf Dr Bruton Springs Dr Jennie Lee Ln Oak Terraceshopping Cir Sandstone Dr grocery Mossglen Dr Hillhouse Ln Highfield Dr Summit Ln Terra Alta Cir Reva St Ave Lewiston Edgecreek Dr EDWARD TITCHE ELEMENTARY Ridge Oak St Creekglen Dr N Masters Dr Jennie Lee Ln Oak Branch Ln Bluffcreek Dr Eastern Oaks Dr Gulf Palms Dr Blackjack Oaks Dr Crestshire Dr White Oak Dr Fairhaven Ln Castle Bay Dr Carolina Oaks Dr N Masters Dr Castlefield Dr Shelburne Dr Riverway Dr Olde Towne Row Ave Koonce Blanton St Blanton Biloxi Dr Whitingham Dr Shelburne Ct SAVE-A-LOT Havencove Dr Olde Village Ct McKim Dr ZUMBA FITNESS PHILLIPS 66 SITE Bruton Rd Ave Lewiston BLACKJACK PIZZA 7-ELEVEN ADAMS FOOD STORE Hustead St J.P. HAWN PARK Nantucket Village Dr Donnybrook Ln RONNIE'S CATFISH & MORE DALLAS FIRE DEPT-STATION 5 DOLLAR GENERAL FAMILY DOLLAR STORE W W SAMUELL HIGH SCHOOL Acuna St Palisade Dr Tamworth Dr Chelmsford Dr Greendale DrGreendale Seaway Dr Mountain Bend Cir Naira Dr Naira Samuell High Leroy Rd Corvette Dr Corvette Ekukpe Dr Brockton Dr School Dallas County Dallas Limestone Dr Limestone Dr Dallas Hymie Cir Limestone Dr New Haven Dr Tonawanda Dr E Shore Cir Shayna Dr Glengreen Dr Reinthal Ct Jim Rockledge Dr Riverway Pl Dale Glade Dr Oak Gate Ln Leroy St Leroy Rosecliff Dr Frostwood St Cradlerock Dr Red Cloud Dr Shorelark Dr Florence Middle Undercliff Dr Dr Allentown School Faircloud Dr FRED F FLORENCE MIDDLE SCHOOL Checota Dr Checota Dr N Saint AugustineNSaint Dr Eldon Dr Danville Dr Dr Shore E Algonquin Dr Blue Meadow St Meadow Blue Riverway Bend Cir Elkwood Dr Mesita Dr Springhaven Dr NPrairie CreekRd Musgrave Dr Muskogee Dr Elsa Ln Eloise St Gardenside Dr Oak Hill Cir Oak Grovecrest Dr ST. AUGUSTINE PARK Eloise St Neosho Dr Muskogee Cir Comer Dr Cymbal Dr Craige Dr Tokowa Dr Adell Dr Craige Dr Memory Ln NPrairie CreekRd Oakridge DrWoodcastle Dr MINYARD FOOD STORES Cy Blackburn CirBlackburn Cy Glencliff Ct Amity Ln Claudia LnClaudia PRAIRIE CREEK LIBRARY MINYARD FOOD STORES Lake June Rd Glencliff Dr Glencliff McGregor St McGregor Macomba Ct Briley Rd Lufkin StLufkin McElree StMcElree Barredo St Algonquin Dr Elf St Quinn St Ladonia Dr Quinn1:15,928 St Dallas, TX Legend 2012 Crime Risk Project Site PMA 0 0.5 1 1.5 2 2.5 3 3.5 4 4.5 5 Miles Block Groups 2012 TotalCrest Crime Park Dr 30 Samuell Blvd Samuell Blvd 80 80 < 50 Osborn Rd Eastover Dr 635 Towneast Blvd 51 - 100 Jane St Jane 101 - 150 South Pky Everglade Rd Big Town Blvd 151 - 200 Freestone Cir 201 - 300 Catron Dr Chase Rd Emrose Ter Forney Rd Gross Rd 301+Ridgeview St Chariot Dr Lee St Hillcrest St Moberly Ln Sybil Dr Urban Ave Lucille Dr Gross Rd Lovett Ave Forney Rd Forney Rd N Peachtree Rd Cascade St N Sam Houston Rd Toland St Military Pky Hoyle Ave Carr St 12 SR Lasca St Military Pky Mesquite Spiceberry Ln Military Pky Day St Lyndon B Johnson Fwy Hollis Ave Military Pky Peachtree Rd Wofford Ave Military Pky Scarsdale Ln S Town East Blvd Town S N Prairie Creek Rd Delafield Ln Delafield Pruitt Ave Pruitt Walnut Dr Mcneil St SR 12 SR Kerrville St SR 352 Glenridge Dr SR 352 Fleet Cir 352 Prichard Ln Etta Dr Piedmont Dr Briggs St Blossom Ln Woodleaf Dr S Sam Houston Rd Powell Rd Picadilly Blvd New Market Rd Jennie Lee Ln Ave Lewiston Lolita DrLolita Ravehill Ln Rodeo Center Blvd Santa Cruz Dr Kim Ln N Prairie Creek Creek Rd Prairie N Ervin Ln Ervin Utica DrUtica Aspen Dr Aspen SITE Magnolia Dr Bruton Rd W Bruton Rd W Bruton Rd Oak Hill Cir Acuna St Tillman St Limestone Dr Glengreen Dr 635 Oak Gate Ln Umphress Rd Prichard Ln Danville Dr Riverway Dr Checota Dr Avis St Seco Blvd Charles Ct Dallas County Tackett St N Masters Dr Narobi Pl Narobi Craige Dr Dr Crystal Lake June Rd Conner Dr Mission Hill Ln Lake June Rd Cheyenne Rd SR 12 SR S Peachtree S Rd Amity Ln Sheilah Dr Sheilah Quinn St St Dean Jills DrJills Dallas Hickory Rd Tree BalchSpringsRd 175 NJim Miller Rd Glencliff Dr Rosemont Rd Gardenview Dr Algonquin Dr Tandem Trl Crystal Dr Red Bud Ln C F Hawn Fwy AugustineN Saint Dr Quail Dr N Masters Dr Pleasant Vista Dr Hillburn Dr Hillburn Odeneal St Pleasant Pleasant Dr Rhoda Ln Holcomb Rd Holcomb Hodde St 12 SR Hickory Garden Dr Purdue Dr Elam Rd Elam Rd Southgate Ln Southgate Balch Springs Ella Ave Pleasant Hills Dr Atha Dr Antoinette St Wood Oak Dr Wood Freddie St Freddie Pleasant Pleasant Dr Buttercup Ln Grady Ln Carter Rd Rd Woodbury Shepherd Ln Apache Dr Bambi St Gayglen Dr Murdock Rd Central Ln Iris Dr Ambassador Way Fairport Rd 175 Old Seagoville Rd Seagoville Rd S MastersS Dr Seagoville Rd Legacy Legacy Dr Old Mill Ln Deepwood St Toro Dr S Prairie Creek Rd Creek Prairie S Lockport Ln S Saint AugustineSaint S Dr MurdockRd Arrowdell Rd Rylie Crest Dr Lawton Dr Fireside Dr Bradfield Rd Cory St Riverwood Rd Riverwood Dowdy Ferry Rd 20 Garden Grove Dr Grove Garden Tumbleweed Dr Gause Ln Gause Shepherd Ln Portnoma Ln Murdock Rd Murdock Rylie Rd Ravenview Rd T r i AugustineSaint S Dr n i Phelps Dr Kleberg Rd t Leon Dr y C F Hawn Fwy R Plainview Dr Sewell Dr i v e Sandyland Blvd 20 1:64,550 r.