Housing Needs Assessment of the Southeast Quadrant of Fort Wayne, Indiana 2014
Housing Needs Assessment Primary Work Elements Analyzed more than 100 demographic & economic metrics • Conducted 20+ community stakeholder interviews • Surveyed 108 rental properties in Fort Wayne (19,000+ units) • Evaluated Fort Wayne’s for-sale data on 13,226 units (1,143 • listed/12,083 sold) Completed a housing gap analysis by tenure and affordability • for the Southeast Quadrant (PSA) Evaluated various “other housing factors” affecting the PSA • housing market (i.e. community services, crime, education, city housing policies/programs, mobility patterns, etc.) Identified vacant land and buildings as potential candidates for • future residential development Evaluated site suitability for Renaissance Pointe Neighborhood • and former McMillen Apartments Site Provided recommendations to address housing needs •
Geographic Study Areas Remaining City (Secondary Study Area) Southeast Quadrant (Primary Study Area) Includes Renaissance Pointe & McMillen Sites
Demographic Highlights Demographic Composition Education Poverty E d u cation al A ttain m en t (2000) P op u lation b y P over ty S tatu s (2006-2010) 4 0 .0 % 1 0 0 .0 % 9 0 .0 % 3 5 .0 % 8 0 .0 % 3 0 .0 % PSA 7 0 .0 % 2 5 .0 % 6 8 .7 % Shar SSA 6 0 .0 % 2 0 .0 % 8 5 .0 % 8 6 .4 % 8 8 .4 % Shar Incom e above poverty Fort W ayne 5 0 .0 % 1 5 .0 % Incom e below poverty Indiana 4 0 .0 % 1 0 .0 % 3 0 .0 % 5 .0 % 2 0 .0 % 0 .0 % 3 1 .3 % 1 0 .0 % N o H igh H igh S chool S om e A ssociate B achelor's G raduate 1 5 .0 % 1 3 .6 % 1 1 .6 % S chool G raduate C ollege, N o D egree D egree D egree 0 .0 % D iplom a D egree P S A S S A F ort W ayne Indiana E d ucation L evel L ocation Tenure Size H ou seh old s b y T en u r e (2013) Persons per Renter Household (2013) 1 0 0 .0 % 50.0% 9 0 .0 % 45.0% 3 1 .4 % 3 4 .9 % 3 8 .1 % 8 0 .0 % 40.0% 5 4 .6 % 7 0 .0 % 35.0% PSA 6 0 .0 % 30.0% Shar R enter-O ccupied Share SSA 5 0 .0 % 25.0% O wner-O ccupied Fort Wayne 4 0 .0 % 20.0% 6 8 .6 % Indiana 6 5 .1 % 6 1 .9 % 3 0 .0 % 15.0% 4 5 .4 % 2 0 .0 % 10.0% 1 0 .0 % 5.0% 0 .0 % 0.0% 1-Person 2-Person 3-Person 4-Person 5-Person P S A S S A F ort W ayne Indiana Household Size L ocation
Demographic Highlights Population Trends PSA POP declined (-5.0%) from 2000 to 2010 (SSA grew) Almost no projected PSA POP growth (0.1%) from 2010 to 2018 (much less than SSA) Largest share of PSA POP age <25 years Smallest share of PSA POP age 75+ years PSA projected greatest share decline (-2.2%) age < 25 years PSA projected greatest share growth (24.5%) age 65-74 years PSA median age (30 years) much lower than SSA (36 years) Population Trends Population by Age (2013) 8.0% 45.0% 6.6% 40.0% 6.0% 35.0% 3.3% 4.0% 3.2% Percent Change 2.8% 30.0% PSA 2.5% Share 25.0% SSA 2.0% 1.0% 2000-2010 0.1% 20.0% Fort Wayne 2010-2018 0.0% Indiana 15.0% PSA SSA Fort Wayne Indiana -2.0% 10.0% 5.0% -4.0% 0.0% -5.0% -6.0% <25 25 - 34 35 - 44 45 - 54 55 - 64 65 - 74 75+ Location Age Range
Demographic Highlights Household Trends PSA HHs declined (-9.5%) from 2000 to 2010 (SSA grew) Minimal projected PSA HH decline (-0.3%) from 2010 to 2018 (SSA expected to grow) Largest share of HHs in PSA ages 45-54 years; smallest <25 years Largest HH growth in PSA b/w 2013-18 ages 65-74 (380, 21.6%) Largest HH decline in PSA b/w 2013-18 ages 45-54 (-288, -8.6%) H ou seh old T r en d s H ou seh old H ead s b y A ge (2013) 7 .1 % 8 .0 % 2 0 .0 % 6 .0 % 3 .7 % 3 .6 % 3 .1 % 3 .4 % 4 .0 % 1 5 .0 % PSA Percent Chan 1 .2 % 2 .0 % -0 .3 % Shar SSA 0 .0 % 2000-2010 1 0 .0 % P SA SSA F ort W ayne Ind iana Fort W ayne 2010-2018 -2 .0 % Indiana -4 .0 % 5 .0 % -6 .0 % -8 .0 % 0 .0 % < 2 5 2 5 - 3 4 3 5 - 4 4 4 5 - 5 4 5 5 - 6 4 6 5 - 7 4 7 5 + -1 0 .0 % -9 .5 % A ge R ange L ocation
Demographic Highlights Household Income Trends H ou seh old In com e (2013) 4 0 .0 % 3 5 .0 % PSA has highest 3 0 .0 % P SA 2 5 .0 % share of lower-income Shar S SA 2 0 .0 % Fort W ayne (<$20K) HHs, but lowest 1 5 .0 % Indiana 1 0 .0 % share of higher-income 5 .0 % 0 .0 % ($60k+) HHs in 2013 < $ 2 0 K $ 2 0 K - $ 4 0 K $ 4 0 K - $ 6 0 K $ 6 0 K - $ 1 0 0 K $ 1 0 0 K + H ou sehold Incom e M ed ian H ou seh old In com e $ 5 0 ,0 0 0 PSA has a $ 4 5 ,0 0 0 $ 4 0 ,0 0 0 significantly lower $ 3 5 ,0 0 0 edian Inco 2000 $ 3 0 ,0 0 0 2010 median HH income than $ 2 5 ,0 0 0 2013 M $ 2 0 ,0 0 0 2018 SSA, Fort Wayne and $ 1 5 ,0 0 0 $ 1 0 ,0 0 0 Indiana (about half) $ 5 ,0 0 0 $ 0 P S A S S A F ort W ayne Indiana L ocation
Demographic Highlights PSA versus SSA PSA residents are younger, more often non-white, more often • unmarried, less educated, more often living in poverty, more transient, and residing in more densely-populated neighborhoods than SSA counterparts PSA households are more often renters, larger in size, and • earning less income than SSA counterparts Number of PSA residents and households decreased • significantly from 2000 to 2013, but decrease is projected to stop and stabilize by 2018 SSA experienced positive growth in residents and households • from 2000 to 2013, and should continue to grow over the next five years SSA has a history of expanding its population and households, • while PSA does not DEMOGRAPHIC TRENDS IN SOUTHEAST QUADRANT (PSA) OF FORT WAYNE SHOULD INCREASE HOUSING DEMAND
Pop. Age 55+ Renter Share Demographic Highlights Theme Maps Pop. Age 18-34 Owner Share
Pop. Density Education Demographic Highlights Theme Maps Median Income Poverty Status
Economic Highlights Fort Wayne employment is concentrated in Retail Trade (13.7%), Manufacturing • (12.7%) and Healthcare/Social Assistance (10.1%) job sectors PSA employment is concentrated in Public Administration (18.8%), Manufacturing • (15.1%) and Education Services (11.6%) job sectors Fort Wayne and PSA adversely affected by national recession (2008 to 2010). In 2009, • Allen County employment base declined by 10,000 people, while unemployment rate increased to 10.5% By November 2013, county unemployment rate had dropped to 7.9% (continual • decline since 2009) Job loss has stopped, but current employment base still 11,000 less than 2008 • Total Employment Unemployment Rates
Economic Highlights Public & Private Sector Economic Development Multi-million dollar medical facility expansions • underway Other private and public investment pending • Fort Wayne poised for an economic rebound • Economic growth yields employment, employment • growth yields additional population, households and income, and additional population, households and income yield demand for additional housing Large portion of current employment and anticipated • economic growth is located outside PSA PSA still benefits from city-wide economic gains • ECONOMIC GROWTH WILL INCREASE JOB GROWTH & HOUSING DEMAND
Housing Supply – Existing Challenges Overcrowded and Cost-Burdened Housing P er cen t of O ver cr ow d ed H ou seh old s Nearly 600 (3.6%) PSA 4 .0 % 3 .5 % 3.6% households live in 3 .0 % 2 .5 % overcrowded* housing n e c r 2 .0 % e P 2.2% 1 .5 % 1.7% *More than one person per room 1 .0 % 0 .5 % 0 .0 % P S A S S A F ort W ayne L ocation R en ter -O ccu p ied H ou sin g b y P er cen t of In com e P a id T ow a r d s R en t Nearly half (47.9%) of 47.9% 5 0 .0 % all PSA renter- 40.2% 37.7% 4 0 .0 % ouseh 34.2% households are cost 31.0% Percent of H 3 0 .0 % 23.7% 22.8% burdened * 22.5% 21.4% 2 0 .0 % *Pay over 30% of income 7.1% 1 0 .0 % 6.0% 5.7% towards housing costs 0 .0 % P S A S S A F ort W ayne L ocation (29.3% of owner-households) < 20% 20% -30% 30% + U nknown
Housing Supply – Rental (Apartments) Overall Fort Wayne rental housing market is strong , 96.1% • occupied One-third of surveyed units are in Southeast Quadrant • PSA (SE Quadrant) has rental occupancy rate of 96.6% - • slightly better than balance of Fort Wayne (96.0%) Overall Market Performance by Area Rental Housing PSA SSA Total Projects 34 74 108 Total Units 4,645 14,497 19,142 Vacant Units 158 587 745 Occupancy Rate 96.6% 96.0% 96.1%
Housing Supply – Rental (Apartments)
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