14490 full.pdf - Georgia Department of Community Affairs

Our demand analysis for the proposed market-rate units considers only those
households within the market with incomes between $24,000 and $44,400.
3. DEMAND ANALYSIS
Georgia Department of Community Affairs requires that each market study submitted
for their review include a demand analysis derived from the following sources:
• New units required in the market area due to projected household growth
should be determined. This should be determined using 2000 Census data and
projecting forward to the anticipated placed in service date of the project (within
2 years) using a growth rate established from a reputable source such as Claritas or
the State Data Center. The projected population must be limited to the age and
income group and the demand for each income group targeted must be shown
separately. In instances where a significant number (more than 20%) of proposed
units are comprised of three- and four-bedroom units, please refine the analysis by
factoring in number of large household (generally 4+ persons). A demand analysis
that does not take this into account may overestimate demand. Population and
Household growth trends and projections for the Site EMA are detailed in Section
E: Community Demographic Data of this report.
• Demand from existing households should be determined by using 2000
Census data and extrapolating the population that rents from the total
number of existing households. This population projected must be limited to
the age and income group and the demand for each group targeted (i.e. 50% of
median income) must be shown separately.
• Rent over-burdened households, if any, within the age group, income
cohorts and tenure (renters) targeted for the proposed development. This
calculation must exclude households that would be rent over-burdened (i.e.
paying more than 35% of their income toward rent) in the proposed project.
Based on the 1990 Census, a total of 5,298 (32.9%) renter households were rent
overburdened (paying 35% or more of income towards rent).
• Households living in substandard housing (units that lack complete
plumbing or that are overcrowded). Households in substandard housing
should be adjusted for age, income band, and tenure that apply. Substandard
housing is generally considered to be units lacking complete plumbing facilities,
and units that are overcrowded (containing more than one person per room).
Within Dougherty County in 1990, only 274 (0.7%) of the 34,163 occupied
housing units lacked complete plumbing facilities. Overcrowded rental housing
units totaled 1,822, 11.2% of the total rental housing units. A total of 2,096 (6.1%)
of all households were living in substandard housing in 1990.
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