a market conditions and project evaluation summary of - Georgia ...

Allen Wilson Phase III, Decatur, GA; Market Study
The following demand analysis evaluates the potential amount of qualified households, which
the Subject would have a fair chance at capturing. The structure of the analysis is based on the
guidelines provided by DCA.
1. INCOME RESTRICTIONS
LIHTC rents are based upon a percentage of the Area Median Gross Income (“AMI”), adjusted
for household size and utilities. The Georgia Department of Community Affairs (“DCA”) will
estimate the relevant income levels, with annual updates. The rents are calculated assuming that
the maximum net rent a senior household will pay is 35 percent of its household income at the
appropriate AMI level.
According to DCA, household size is assumed to be 1.5 persons per bedroom for LIHTC rent
calculation purposes. For example, the maximum rent for a four-person household in a twobedroom
unit is based on an assumed household size of three persons (1.5 per bedroom).
However, very few senior households have more than two persons. Therefore, we have used a
maximum household size of two persons in our analysis.
To assess the likely number of tenants in the market area eligible to live in the Subject, we use
Census information as provided by ESRI Information Systems, to estimate the number of
potential tenants who would qualify to occupy the Subject as a LIHTC project.
The maximum income levels are based upon information obtained from the Rent and Income
Limits Guidelines Table as accessed from the DCA website.
2. AFFORDABILITY
As discussed above, the maximum income is set by DCA while the minimum is based upon the
minimum income needed to support affordability. This is based upon a standard of 35 percent.
Lower and moderate-income families typically spend greater than 30 percent of their income on
housing. These expenditure amounts can range higher than 50 percent depending upon market
area. However, the 30 to 40 percent range is generally considered a reasonable range of
affordability. DCA guidelines utilize 35 percent for families and 40 percent for seniors. We will
use these guidelines to set the minimum income levels for the demand analysis.
3. DEMAND
The demand for the Subject will be derived from two sources: existing households and new
households. These calculations are illustrated in the following tables.
3A. DEMAND FROM NEW HOUSEHOLDS
The number of new households entering the market is the first level of demand calculated. We
have utilized 2014, the anticipated date of market entry, as the base year for the analysis.
Therefore, 2010 household population estimates are inflated to 2014 by interpolation of the
difference between 2010 estimates and 2015 projections. This change in households is
considered the gross potential demand for the Subject property. This number is adjusted for
income eligibility and renter tenure. In the following tables this calculation is identified as Step
1. This is calculated as an annual demand number. In other words, this calculates the anticipated
new households in 2014. This number takes the overall growth from 2000 to 2014 and applies it
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