October 10, 2014 allegheny river towns enterprise zone housing study TABLE OF CONTENTS EXECUTIVE SUMMARY .................................................................................................................................. I A. Introduction ....................................................................................................................................................................... i B. Key Issues: Demographic Profile .................................................................................................................................. i C. Key Issues: Residential Market Analysis ..................................................................................................................... ii D. Key Recommendations ..................................................................................................................................................iv II. DEMOGRAPHIC & ECONOMIC BASE ANALYSIS ................................................................................ 1 A. Study Area ..................................................................................................................................................................... 1 B. Population Characteristics ............................................................................................................................................ 2 Population History ................................................................................................................................................. 2 Population Age ...................................................................................................................................................... 2 Race and Ethnicity ................................................................................................................................................. 3 Geographic Mobility ............................................................................................................................................. 4 C. Household Characteristics ............................................................................................................................................ 5 Households and Tenure ......................................................................................................................................... 5 Household Types .................................................................................................................................................... 6 Age of Householders ............................................................................................................................................ 8 Income and Poverty .............................................................................................................................................. 8 Household and Group Quarters Populations ................................................................................................... 10 D. Housing Problems of Existing Households in the Study Area ............................................................................... 10 E. Labor Force & Employment .......................................................................................................................................12 Labor Force and Unemployment ........................................................................................................................ 12 Local Employment ................................................................................................................................................15 III. RESIDENTIAL MARKET ANALYSIS ....................................................................................................17 A. Housing Supply and Tenure Trends ..........................................................................................................................17 Housing Growth and Change: Study Area and EZ ......................................................................................... 17 Vacant Housing ................................................................................................................................................... 18 New Housing Production ....................................................................................................................................19 Housing in 2012 and Housing by Period Built ................................................................................................ 20 Housing by Type of Structure ............................................................................................................................20 Conclusion ............................................................................................................................................................22 B. Homeowner Household Characteristics .................................................................................................................... 23 Owner Households by Move-in Year ................................................................................................................24 Conclusions ........................................................................................................................................................... 24 C. For-Sale Market Conditions .......................................................................................................................................25 Sales Activity and Sales Prices ..........................................................................................................................25 Conclusions ........................................................................................................................................................... 26 D. Renter Household Characteristics ............................................................................................................................. 27 Renter Households by Move-in Year ................................................................................................................. 28 Conclusion ............................................................................................................................................................28 E. Rental Market Conditions ...........................................................................................................................................29 ARTEZ Housing Study October 2014 Comparative Rental Data................................................................................................................................... 29 Listings at Newer, Modern Projects .................................................................................................................. 32 Craig’s List and Other Sources ..........................................................................................................................32 Rental Conclusions ............................................................................................................................................... 33 F. Forecasted Annual Household Demand (2013-2018) ..........................................................................................34 Blawnox ................................................................................................................................................................ 34 Etna .......................................................................................................................................................................36 Millvale ................................................................................................................................................................. 38 Sharpsburg ........................................................................................................................................................... 41 IV. DEVELOPMENT OPPORTUNITIES AND CONSTRAINTS ....................................................................44 A. SITE CONSTRAINTS .................................................................................................................................................... 44 Flood Zone ........................................................................................................................................................... 44 Land Slope ........................................................................................................................................................... 44 Zoning Classification .......................................................................................................................................... 45 Redevelopment Activities ....................................................................................................................................45 B. New Flood Maps and Cost of Flood Insurance ...................................................................................................... 45 Background ..........................................................................................................................................................45 Impact on ARTEZ Communities ..........................................................................................................................48 C. ARTEZ Identified Parcels ...........................................................................................................................................