City of Dothan Affordable Housing Study Community Presentation November 6 th, 2017
Welcome and Introduction Agenda Welcome and Introduction Background Study Goals Process Findings Q & A / Discussion Next Steps 2
Background 3
Background APD Urban Planning and Management 4
Study Goals 5
Study Goals Study Goals Determine current state of priceappropriate housing throughout the City. Determine issues, barriers, and opportunities relative to priceappropriate housing. Convey transparent vision for implementation of price-appropriate housing strategies, particularly for atrisk populations. 6
Process 7
Process Existing Plans Review Inventory Analysis Assessments Market Study Analysis Overview Implementation Existing Conditions Public Engagement & Community Outreach Housing Programs & Initiatives Implementation Strategies & Action Plan Affordable Housing Plan 8
Process Glossary Study Boundaries Greater Dothan City of Dothan Central Dothan 9
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Online Survey Results What is your gender? What is your estimated annual income? 70% Females 30% Males Under $50,000 to 45% 40% 15% $49,999 $99,999 Above $100,000 What ethnic background do you identify with? How much do you pay in rent/mortgage each month? 78% White 15% Black 7% Other 40% Under $601 to 25% 35% $600 $900 Above $901 What age group do you belong to? How do you get to work? 50% 46-64 years old 35% 25-44 years old 15% Other Under 85% 15% $49,999 Above $100,000 Source: APD Urban Planning and Management 11
Online Survey Results Who do you think needs housing the most in the City of Dothan? 37% Single Parent Families 29% Seniors & Retirees 16% Singles & Couples 9% Millennials Respondents = 177 9% Others Source: APD Urban Planning and Management 12
Online Survey Results What do you think is the biggest challenge for providing more affordable housing in Dothan? The biggest issue that I see is that sometimes low income housing is placed in already established neighborhoods...need education and guidance for renters on becoming a homeowner Need more median priced apartments in safe areas for new families moving to Dothan Dothan doesn t require landlords to keep property up to code and with amenities to improve quality of life in urban areas Combination of low income jobs, related to lack of jobs skills, makes it difficult to afford rent or ownership There aren t many affordable homes in decent neighborhoods in which people are comfortable enough to raise their children Lack of developer interest and feasibility of cost associated with development Source: APD Urban Planning and Management 13
Staff & Organizational Assessments Strength Experience Footprint in community Contractor availability Landlord experience Threats Reduction of federal funding Increase cost of labor/supplies Change in consumer wants S W T O Weakness Funding Limited organizational capacity Limited experience Opportunities Land Bank entity Faith-based CDC Financing mechanisms Willingness to expand Source: APD Urban Planning and Management 14
Existing Conditions Central Dothan Identifying Capturing Compiling Analyzing 15
Existing Conditions Central Dothan Land Use Total parcels classified as single family Study area contain single family parcels Total parcels classified as undeveloped lots Source: APD Urban Planning and Management, City of Dothan 16
Existing Conditions Central Dothan Property Tenure Total parcels contain occupied structures Vacant properties are undeveloped lots Total single family properties are vacant Source: APD Urban Planning and Management, City of Dothan 17
Existing Conditions Central Dothan Property Condition Total structures are in good condition Total structures are in fair condition Total structures are in blighted condition Source: APD Urban Planning and Management, City of Dothan 18
Existing Conditions Central Dothan Concentration of Single Family Properties Total properties are owner occupied. Concentrated primarily near circle boundaries. Single family properties located in western area of Central Dothan. High Moderate Low Source: APD Urban Planning and Management, City of Dothan 19
Existing Conditions Central Dothan Concentration of Properties in Good Condition Primarily single family properties. Concentrated primarily near circle boundaries. Structures in good condition located in western area of Central Dothan. High Moderate Low Source: APD Urban Planning and Management, City of Dothan 20
Existing Conditions Central Dothan Concentration of Blighted Properties Properties considered blighted. Highest concentration of dilapidated properties north of Main Street. Deteriorated properties concentrated along Oates Street. High Moderate Low Source: APD Urban Planning and Management, City of Dothan 21
Existing Conditions Central Dothan Concentration of Undeveloped Lots Undeveloped lots located in eastern area of Central Dothan. Central Dothan area are undeveloped lots. Largest undeveloped lots located in northeast area of Central Dothan. High Moderate Low Source: APD Urban Planning and Management, City of Dothan 22
Existing Conditions Central Dothan Flow Accumulation Risk Map Levels of exposure to sitting water. Based on terrain and land formation. High Exposure High to Moderate Exposure Moderate Exposure Source: APD Urban Planning and Management, City of Dothan 23
Existing Conditions Central Dothan Nearly half of properties surveyed in Central Dothan are in good condition, most of which are single family properties. Most vacant properties are undeveloped lots, primarily located in northeastern section of Central Dothan. Vacant single family properties are primarily located near the downtown area. Less than 5% of properties surveyed are considered to be in a blighted condition. Presence of blighted properties have strong relationship to crime incidents. Roughly 5% of properties surveyed are considered multifamily properties. Source: APD Urban Planning and Management, City of Dothan 24
Market Study Greater Dothan C D A E B G F Source: RKG Associates 26
Market Study Greater Dothan 50% Household Incomes (2015) 40% 30% 20% 10% 0% <$15,000 $15,000 - $24,999 $25,000 - $49,999 $50,000 - $99,999 $100,000+ Submarket Submarket Submarket Submarket Submarket Submarket Submarket City of Houston A B C D E F G Dothan County <$15,000 48.4% 30.7% 20.5% 10.0% 21.3% 14.1% 15.5% 16.9% 16.7% $15,000 - $24,999 20.8% 20.7% 15.5% 8.8% 18.9% 13.5% 13.0% 13.6% 13.2% $25,000 - $49,999 19.1% 27.0% 33.3% 22.6% 31.8% 27.9% 32.7% 26.6% 28.1% $50,000 - $99,999 9.9% 16.4% 22.9% 32.0% 24.0% 30.5% 27.8% 26.6% 27.3% 26 $100,000+ 1.9% 5.2% 7.9% 26.7% 4.1% 14.0% 11.0% 16.3% 14.8% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% Source: RKG Associates
Market Study Greater Dothan 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Housing Tenure (2015) 14.6% 10.7% 15.5% 14.2% 15.8% 13.5% 15.0% 24.6% 24.9% 27.5% 27.8% 22.7% 35.3% 30.0% 41.5% 41.3% 34.5% 54.7% 61.8% 58.1% 61.5% 40.6% 43.9% 43.2% 51.2% 55.0% 20.8% Owner-Occupied Renter-Occupied Vacant Source: RKG Associates 27
Market Study Greater Dothan HOUSING INVENTORY- Greater Dothan Unit Types - Greater Dothan 1% 1% 4% Single Family Duplex Year Housing Built 1940 1960 1980 2000 2010 Apartment Density 30% 10+ Unit Apartments 94% Condo Apartment Manufactured House Owned: 1960-1979 Rent: 1960-1979 40% 5-9 Unit Apartments 30% 3-4 Unit Apartments Home Sales 2014-2017 Housing Tenure and Vacancy Trends $50,000 or less Owner- Occupied Renter- Occupied Vacant $50,000-$150,000 $150,000-$250,000 $250,000-$500,000 Over $500,000 0 50 100 150 Source: APD Urban Planning and Management, RKG Associates 28
Market Study Greater Dothan Age of Housing Stock Owner-occupied - Greater than Dothan Avg. - Less than Dothan Avg. Year-build Range A B C D E F G Dothan Houston County 2010 or later 4.1% 0.3% 0.4% 1.5% 2.4% 2.8% 2.6% 1.6% 2.0% 2000 to 2009 5.2% 28.8% 9.7% 23.0% 2.7% 31.3% 21.1% 19.1% 19.1% 1980 to 1999 7.4% 12.4% 31.7% 38.4% 12.8% 34.2% 32.3% 30.7% 33.6% 1960 to 1979 33.6% 31.9% 48.1% 25.0% 52.8% 26.4% 31.2% 34.1% 31.9% 1940 to 1959 35.3% 19.5% 7.7% 8.9% 26.9% 4.3% 10.4% 12.1% 10.3% 1939 or earlier 14.4% 7.1% 2.4% 3.2% 2.5% 0.9% 2.5% 2.3% 2.9% Renter-occupied Year-build Range A B C D E F G Dothan Houston County 2010 or later 0.3% 1.0% 0.1% 5.7% 0.9% 1.0% 4.0% 2.1% 2.4% 2000 to 2009 2.9% 11.9% 11.9% 19.3% 2.4% 18.8% 12.1% 11.5% 11.9% 1980 to 1999 17.7% 9.9% 28.8% 33.0% 26.9% 47.8% 45.3% 29.8% 33.6% 1960 to 1979 35.5% 24.3% 42.7% 30.7% 47.7% 28.5% 27.3% 36.8% 33.8% 1940 to 1959 34.3% 43.9% 13.9% 9.3% 20.7% 2.7% 6.8% 16.7% 15.0% 1939 or earlier 9.3% 8.9% 2.6% 1.9% 1.3% 1.2% 4.6% 3.1% 3.2% Source: RKG Associates 29
Market Study Greater Dothan 4,000 3,500 3,000 2,500 2,000 1,500 1,000 500 0 Housing Values (2015) <$50,000 <$50,000 $50,000-$99,999 $100,000-$199,999 $200,000-$499,999 $500,000+ $500,000+ Source: RKG Associates 30
Market Study Greater Dothan Home Sales Price C D A B F E G Source: RKG Associates 31
Market Study Greater Dothan Buyers Household Income by Submarket C D A B F E G Source: RKG Associates 32
Market Study Greater Dothan Apartment Rent Levels Greater Dothan and City of Dothan (2015) A B C D E F G Dothan Less than $300 24.6% 9.3% 5.1% 2.1% 3.6% 3.3% 4.3% 5.9% $300 - $499 29.4% 33.7% 24.6% 9.6% 13.5% 14.1% 13.1% 15.9% $500 - $749 32.0% 32.2% 46.2% 32.1% 39.3% 41.9% 43.1% 36.6% $750 - $999 10.1% 16.5% 17.9% 32.1% 34.9% 29.8% 29.8% 27.5% $1,000 or more 4.0% 8.4% 6.1% 24.0% 8.6% 10.9% 9.7% 14.2% Source: RKG Associates 33
Market Study Greater Dothan Ownership Housing Affordability by Household Income Level (2017) HUD Income Limits for Affordable Price Range Income Range 3-Person Household Conventional Lending FHA Lending 30% AMI and Below $0 - $20,420 $0 - $100,371 $0 - $80,188 30% - 50% AMI $20,421 - $22,850 $100,372 - $112,298 $80,189 - $89,717 50% - 80% AMI $22,851 - $36,500 $112,299 - $179,376 $89,718 - $143,307 80% - 100% AMI $36,501 - $45,700 $179,377 - $224,580 $143,308 - $179,422 100% - 120% AMI $45,701 - $54,840 $224,581 - $269,490 $179,423 - $215,301 Above 120% AMI Over $54,840 Over $269,490 Over $215,301 Source: U.S. Census, RKG Associates, Inc., 2017 Area Median Income: $45,701 (3-person household) Source: RKG Associates 34
Market Study Greater Dothan Rental Affordability by Household Income Level (2017) HUD Income Limits for Income Range 30% AMI and Below 2-Person Household $0 - $16,240 Affordable Rent Range $0 - $406 30% - 50% AMI $16,241 - $20,300 $407 - $508 50% - 80% AMI $20,301 - $32,450 $509 - $811 80% - 100% AMI $32,451 - $40,600 $812 - $1,015 100% - 120% AMI $40,601 - $48,720 $1,016 - $1,218 Above 120% AMI Over $48,720 Over $1,218 Total Source: U.S. Census, RKG Associates, Inc., 2017 Area Median Income: $40,601 (2-person household) Source: RKG Associates 35
Market Study Greater Dothan Affordability Profiles - Greater Dothan Source: APD Urban Planning and Management, RKG Associates, City of Dothan 36
Market Study City of Dothan Housing Gap City of Dothan Housing Available: The City of Dothan s housing stock consists of homes that are affordable to people at 30-100% of Area Median Income. This includes rental housing available for $407-$1,015 per month. A gap exists in the rental housing stock of the City of Dothan for household with incomes <30% of Area Median Income with rents less than $406/month. There is also a deficit of price-appropriate rental and homeownership units at higher price points for households with incomes higher than 100% of Area Median Income. Housing Needed: Source: APD Urban Planning and Management, RKG Associates, City of Dothan 37
Market Study City of Dothan Housing Unit Gap by Income Level City of Dothan Less than 30% AMI Between 30% to 50% AMI Between 50% to 80% AMI Between 80% to 100% AMI Between 100% to 120% AMI More than 120% AMI Gap of 2,214 Surplus of 135 Surplus of 2,362 Surplus of 1,078 Gap of 84 Gap of 1,929 Rental Units Surplus of 2,841 Surplus of 459 Surplus of 2,407 Surplus of 191 Gap of 117 Gap of 5,781 Homeownership Units Source: APD Urban Planning and Management, RKG Associates, City of Dothan 38
Market Study Greater Dothan Market Findings Central neighborhoods struggling with high vacancy and condition issues in some locations. Demand for housing is very low in these areas but the housing stock is affordable Housing rehabilitation needed to bring back central neighborhoods 48.5% of owner-occupied and 56.6% of renter-occupied housing units were built before 1960. Roughly 15-20% constructed since 2000 Roughly 30% of renters live in single family homes due to a lack of quality apartment options Dothan has a surplus of ownership housing units at the lower price points but a shortage at the high end of the market In the rental market, there is a shortage of units at the lower rent levels as well as the higher rent levels Source: APD Urban Planning and Management, RKG Associates, City of Dothan 39
Q & A / Discussion 40
Q & A / Discussion Ground Rules 1 Everyone can and will have a voice in the discussion. 2 All ideas are good No criticism of ideas or people. 3 Respect everyone s time Be considerate. 4 Listen and allow others the opportunity to speak when its is their turn one conversation at a time 5 Silence cell phones. 41
Survey Results What do you think is the biggest challenge for providing more affordable housing in Dothan? The biggest issue that I see is that sometimes low income housing is placed in already established neighborhoods...need education and guidance for renters on becoming a homeowner Need more median priced apartments in safe areas for new families moving to Dothan Dothan doesn t require landlords to keep property up to code and with amenities to improve quality of life in urban areas Combination of low income jobs, related to lack of jobs skills, makes it difficult to afford rent or ownership There aren t many affordable homes in decent neighborhoods in which people are comfortable enough to raise their children Lack of developer interest and feasibility of cost associated with development Source: APD Urban Planning and Management 42
Q & A / Discussion Community Champions 1 Sponsor events, activities, & initiatives 2 Volunteer Committed to advancing affordable housing policies. Committed to making the community better. 3 Financial commitment 4 Advocate 43
Q & A / Discussion Other Comments Other comments or questions? 44
Next Steps 45
Next Steps Strategies, Actions, and Policies Implementation Report 46
Thank You 47