The St. Louis Neighborhood Market DrillDown Final Report

7/27/2019 The St. Louis Neighborhood Market DrillDown Final Report

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NEIGHBORHOOD DATA GATEWAY

An ongoing effort to use data to

Inform, Invest and Innovate in St. Louis neighborhoods.

Stay tuned for the launch of the:

The St. Louis Neighborhood Market DrillDown data contained in

the attached report was a community collaboration co-chaired by:

and

Visit drilldownstl.org for more information about the initiative, the collaborators,

and its community impact including an interactive map with key data.

WWW.DRILLDOWNSTL.ORG


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Saint Louis

Neighborhood Market DrillDown

Catalyzing Investment for the Common Good

Copyright 2011 Social Compact Inc.


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FAQp. 34, Glossary & Sourcesp. 90.

St. Louis DrillDown

SocialCompact 2

About Social Compact

Social Compact is a naonal notforprofit corporaon led by a board of business leaders whose mission is to

help strengthen neighborhoods by smulang private market investment in underserved communies. Social

Compact accomplishes this through its Neighborhood Market DrillDown analyc tool, developed to accurately

measure community economic indicators, and provides this informaon as a resource to community

organizaons, government decision makers and the private sector.

Social Compact is at the forefront of idenfying the market potenal of underserved neighborhoods and

promotes publicprivate partnership involving community members and leveraging private investment as the

most sustainable form of community economic development.

Social Compact

218 D Street SE, 2nd Floor

Washington, DC, 20003202.547.2581


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St. Louis DrillDown

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Dear Colleagues

Social Compact connues to change the field of community development through its

Neighborhood Market DrillDown. Our reputaon in the industry comes from pursuing

our mission of strengthening neighborhoods by smulang private investment in

underserved communies. Working collaboravely with city leaders, we have seen a

measurable and posive shi in the way innercity communies are viewed.

Our strength comes from our collaboraon with local government, private sector leaders

and community development organizaons. They are not only the best advocates for

their own neighborhoods and cies, but they are also the key players in finding soluons

and opportunies for the communies they live in. The City and County have been a

tremendous partners through this, our current effort in St. Louis.

Social Compacts DrillDown has been used by cies and organizaons as a foundaon forproviding quality financial services, encouraging property development, and aracng

retail establishments all vital building blocks in prosperous, healthy, and sustainable

neighborhoods and cies.

On behalf of the Social Compact Board of Directors, I congratulate St. Louis on their

successes and look forward to our connued partnership.

Sincerely,

Mary Lee Widener

Interim Chair, Social Compact

Board of Directors

Mary Lee Widener, Interim Chair.Joseph Reppert, Chair,BoardofTrustees;Vice Chair, CoreLogic, Inc.

JoAnn Kane, Treasurer;INVEST Strategic Consultaon Services

Michael R. McGuire, Secretary;

Managing Director, MWA Advisors LLC

Clark Abrahams, Chief Financial Architect,

World Markeng, SAS

Karen Collins, Former President and Chairman;

CoreLogic

Bonnie Kantor, Senior Manager, Deloie Services LP

Margaret Moertl, Senior Vice President,

Community Development Banking, PNC Bank

Dean Schultz, President and CEO,

Federal Home Loan Bank of San Francisco


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St. Louis DrillDown

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Foreword

In connuance of Social Compacts commitment to smulang investment in underserved and undervalued

urban communies, I am proud to present the findings of the St. Louis Neighborhood Market DrillDown. The

DrillDown analysis marks a nuanced approach to economic development iniaves citywide.

These DrillDown findings are undoubtedly strengthened by the local market insight and experse of the Cityand County. Furthermore, I am confident that the strong collaboraon of locally focused instuons and

community and business leaders in the city, will lead to significant impact in St. Louis neighborhoods.

I ancipate that the St. Louis Neighborhood Market DrillDown findings will serve as one way to unify the

diverse efforts of the citys leadership to implement sustainable informaonled development projects that will

reenergize and reinforce the neighborhoods.

Sincerely,

Alyssa LeePresident & CEO


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St. Louis DrillDown

SocialCompact 5

Acknowledgments

Social Compact would like thank the St. Louis City and County and AmerenUE for providing the necessary data

and local insight, and CoreLogic, SAS Instute Inc., and ESRI for their contribuons of data, soware and

experse.

The St. Louis Neighborhood Market DrillDown is a collaboraon cochaired by Regional Housing & CommunityDevelopment Alliance (RHCDA) and Housing and Community Soluons, Inc., in partnership with Social Compact

of Washington, DC. Funding was provided by RHCDA, the PNC Foundaon, Commerce Bank, US Bank, an

anonymous St. Louis family foundaon and St. Louis County. Addional support was provided by the City of St.

Louis and AmerenUE. The Federal Reserve Bank of St. Louis and Congressman Wm. Lacy Clay were the

conveners of the St. Louis Neighborhood Market DrillDown.

Special thanks are due to the City of Ferguson, North County Incorporated, and the Public Policy Research

Center at University of Missouri St. Louis for their early involvement in laying the foundaon for the St. LouisNeighborhood Market DrillDown as well as their connued support of the iniave.

The St. Louis Neighborhood Market DrillDown also would not have been possible without the parcipaon and

advocacy of stakeholders from a variety of sectors: governments, nonprofits, foundaons, universies,

neighborhood residents, and the private sector. Hundreds of local experts generously volunteered their me,

parcipang in meengs, events and providing comments on the report and process.

Finally, many thanks to Social Compacts dedicated Board of Directors for their connued leadership andsupport.


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Innercity neighborhoods represent billions of dollars in untapped buying power and retail

leakage. The ethnic and cultural diversity of urban residents represent a myriad of

opportunies for local entrepreneurs, niche markets and new markets for financial service

providers, grocers, corporate retailers and other commercial investors. Despite this

opportunity, barriers to private investment in underserved neighborhoods persist. As a

result, urban residents lack access to basic goods and services at compeve prices, and

retailers and developers are unable to capitalize on the fundamental assets of inner city,urban communies.

Underserved urban neighborhoods are oen negavely stereotyped and defined by

deficiencies rather than strengths. The reason for this is manifold. First, communies oen

use deficiencybased depicons to demonstrate need for federal subsidies and social service

programs. While these depicons aest to social need, they do lile to highlight

neighborhood strengths and economic opportunity. Second, excessive media coverage ofundesirable characteriscs such as crime, poverty, and blight perpetuate negave

percepons of these innercity neighborhoods. Finally, lack of dependable businessoriented

data on underserved communies expands the informaon gap on market trends, disabling

potenal investors from making informed decisions. Combined, these factors contribute to a

cycle of missed opportunies in underserved urban markets.

EXECUTIVE SUMMARY

INTRODUCTION

STUDY AREA OVERVIEW

MARKET SIZE

Populaon & Households

Populaon Density

Residenal Postal Counts

Populaon Change

MARKET STRENGTH

Neighborhood Income Density

Aggregate Household Income

Neighborhood Informal Economy

Average & Median Income

New Homebuyer Income

MARKET STABILITY

Home OwnershipBusiness Trends

MARKET POTENTIAL

Resident Retail Expenditures

Retail Leakage

Apparel, Restaurant

Financial Services

Nontradional Financial Service Providers

GROCERY GAP

FAQ

DRILLDOWN PROFILE

St. Louis Study Area Snapshot

City of St. Louis Snapshot

North County Study Area Snapshot

Subarea Snapshots

DrillDown Glossary & Sources

The DrillDown: Bridging the Informaon Gap

Contents...p 7

...p 10

...p 12

...p 13

p 16

...p 21

...p 23

..p 28

...p 35

...p 36

...p 38

...p 40

...p 42

...p 98


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St. Louis DrillDown

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> The City of St. Louis and North County Study Area have acombined income density 6.7 mes that of the 8 county metro

area.* The City alone has an income density over 11 mes that

of the metro area. This income density creates unique

opportunies for retailers to capture more demand with a

smaller trade area, or even greater demand with the typical

trade area than they would require in the metropolitan area.

> The City of St. Louis is poised to capture $613 million dollarsspent on retail outside of its boundaries, while it already

captures a proporon of restaurant revenue from the

surrounding areas.

> Overall, food access is limited for many residents in the StudyArea. 45% of residents are underserved, with access to less

than 3 square feet of fullservice grocery store space per capita.

Over 19% of residents live in areas that have limited access to

fullservice grocery and could support the upgrading of limited

service corner stores into fullservice stores or new fullservice

grocery stores.

> Nearly half of residents live closer to a checkcasher, pawnshop orpayday lender than to a bank. The North County Study Area has 75%

more of these nontradional lenders per household than the City.

> One out of three residents do not show a credit record; credit recordsare used to provide access to everything from a house, to a car, to ajob.

> In 9 subareas, the number of households grew between 2008 and2010, according to esmates derived from United States Postal

Service (USPS) delivery points.

> 12 subareas saw an increase in the number of businesses between2008 and 2010.

Execuve Summary

DrillDown Highlights

*The St. Louis metro area is defined here as the 8 county planning region, including St. Charles County, City of St. Louis, St. Louis County, Franklin County, Jefferson County,

Madison County, St. Clair County and Monroe County.


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St. Louis DrillDown

SocialCompact 10

Beginning with the premise that a significant reason for innercity

disinvestment is lack of good market informaon, Social Compact

developed the Neighborhood Market DrillDown to address key

barriers to private investment in and around innercity

neighborhoods. In communies across the country, the

neighborhood market analyses provided to local governments,

community organizaons and businesses have aracted

investment to the benefit of undervalued neighborhoods. Theseanalyses provide alternave assessments of populaon, income

and housing that do not rely on outdated and potenally

inaccurate decennial census data.

The DrillDown was established to provide uptodate profiles of

market strength, stability and opportunity for small, dense, and

rapidly changing urban geographies. The DrillDown builds on

current, finely sieved market informaon drawn from a widespectrum of commercial, proprietary and local government

sources (e.g. tax assessor, building permit, and commercial credit

companies). Rather than relying on any one informaon set,

DrillDown findings surface from a combined body of data. These

findings, tested against supplemental data and the intuive

knowledge of local market leaders, serve as the foundaon for an

objecve, systemac analysis of business aributes.

The St. Louis Neighborhood Market DrillDown offers insights to opportunies to

improve the economic access, health and quality of life.

SETTING THE VISION: A STAKEHOLDERDRIVEN DRILLDOWN

The St. Louis Neighborhood Market DrillDown iniave began in 2007, when the City

of Ferguson, North County Incorporated, and the Public Policy Research Center at

University of Missouri St. Louis contacted Social Compact about the possibility ofconducng a DrillDown analysis for the City of Ferguson and surrounding

communies.

In March 2008, Ma Ashby of the Federal Reserve Community Development Office, at

the request of Congressman Wm. Lacy Clay, convened the first of many stakeholder

meengs around the St. Louis Neighborhood Market DrillDown and the plan for

bringing Social Compact to St. Louis. These meengs eventually resulted in a cross

sector, collaborave effort, cochaired by Regional Housing and CommunityDevelopment Alliance and Housing and Community Soluons, Inc., to conduct a joint

DrillDown of St. Louis City and North St. Louis County.

Introducon


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Introducon

RHCDA611 Olive Street, Suite 1641

St. Louis, MO 63101

314.231.9400

[email protected]

Social Compact218 D Street SE, 2nd Floor

Washington, DC, 20003

202.547.2581

[email protected]

Housing and Community Soluons, Inc.245 Union Blvd., Suite L

St. Louis, MO 63108

314.367.3147

[email protected]

ST LOUIS FEDERAL RESERVE: DATADRIVEN STRATEGIES

In October 2011, the Federal Reserve Bank of St. Louis convened nearly 200 par

cipants to a symposium on neighborhood indicators and datadriven strategies.

Parcipants came together in working sessions to develop a vision, define focus

areas, idenfy barriers, formulate soluons and define next steps in the areas of

financial service access, food access, the business environment and philanthropy.

Guest speakers included Alyssa Lee, Director of Social Compact; Tim Bray, Direc

tor of The Instute for Urban Policy Research at the University of Texas at Dallas;

John Weidman, Deputy Execuve Director of the Food Trust in Philadelphia; and

Trinita Logue, President of IFF in Chicago.

Addional informaon and videos from the 2011 St. Louis Federal Reserve DrillDown conference are available online: hp://www.stlouisfed.org.

COMMUNITY ENGAGEMENT: HARNESSING LOCAL INSIGHT & DEMOCRATIZING

DATA

In December 2011, Social Compact, RHCDA and Housing and Community Solu

ons, Inc. conducted 6 community meengs across St Louis, with the dual pur

pose of collec

ng community input and sharing the DrillDown methodology withcommunity members. The meengs focused on how Social Compact develops

its neighborhood profiles, the methodology behind the neighborhood indicators

and the use of these indicators in community development work.

The North City, South City and North County community meengs focused on

the findings for each of the areas, with parcipaon from organizaons and indi

viduals living and/or working in each area. Two themac meengs were con

ducted, focusing on grocery andfi

nancial service indicators andfi

ndings.


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St. Louis DrillDown

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The St. Louis Neighborhood Market DrillDown Study Area

includes the City of St. Louis and North St. Louis County. The 25

subareas are listed below, and more detailed maps are

provided in the neighborhood snapshots at the end of the

report. The North County Study Area was selected to include

the St. Louis County's Neighborhood Stabilizaon Program

target areas and North County incorporated areas.

NOTE: The St. Louis Neighborhood Market DrillDown study area

neighborhoods are defined by census block group boundaries and may

therefore vary slightly from other more commonly known definions.

St. Louis County

0 5 10Miles

Legend

City of St. Louis

St. Louis County

DrillDown Study Area

MSA Block Groups

City of St Louis

Study Area Overview


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Market Size Indicators

DrillDown Populaon

MARKET SIZE figures indicate a neighborhoods populaon of residenal

consumers, effecvely describing neighborhood mass and density.

Market size is commonly underesmated in innercity neighborhoods

because measurements at the neighborhood level are o

en outdated orinaccurate. Research has shown that the decennial census is suscepble

to undercounng parcular areas due to incorrect informaon;

unreturned and incomplete surveys; and missed households and

individuals. Populaon undercounts are more likely to occur in low

income, predominantly minority, urban neighborhoods, where a larger

proporon of residents may have language barriers, live in overcrowded

housing, and have greater mistrust of government.

Accurate measurements of market size underpin assessments ofinvestment and business potenal in neighborhoods. Social Compacts

DrillDown uses data sources compiled on an annual basis to build its

profiles. As the basis for populaon and household esmates, the

DrillDown assembles a list of residenal addresses from municipal and

proprietary tax assessment records, municipal building permit records,

ulity hookups and credit bureau records.

703,213 670,437 717,650

DrillDown Census 2010 Census 2000

Study Area Populaon

DrillDown Total Population City of St Louis 9.5%

% Above Census 2010 North County Study Area 0.7%

1 Cherokee 22.4% 14 Jennings 5.5%

2 Florissant Corridor 19.4% 15 Ferguson 5.4%

3 North Grand 18.9% 16 Jamestown 5.2%

4 Manchester 18.6% 17 North Broadway 4.6%

5 Martin Luther King 15.9% 18 North University City 3.6%

6 Euclid 15.9% 19 Spanish Lake CDP 2.5%

7 South Grand 13.8% 20 Halls Ferry/Chambers 2.2%

8 Natural Bridge 12.7% 21 Hampton 1.6%

9 Overland/Ritenour 10.8% 22 Normandy School District 1.3%

10 Kingshighway 9.5%

11 South Broadway 8.4%

12 West Ferguson 6.0%

13 Bellefontaine/Riverview 5.9% . .

Combining diverse datasets, the DrillDown assesses

market size in hardtocount neighborhoods.


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Map 1 Study Area Populaon Density (Persons per Acre)

by Census Block Group

DrillDown Population Density City of St Louis 8.8

(Persons per Acre) North County Study Area 4.0

1 South Grand 15.9 14 Manchester 6.9

2 Kingshighway 14.4 15 Halls Ferry/Chambers 6.7

3 Cherokee 12.8 16 Florissant 67 6.1

4 Euclid 12 17 Normandy School District 5.8

5 South Broadway 11 18 Ferguson 5.7

6 Martin Luther King 9.9 19 West Ferguson 5.6

7 Hampton 9.8 20 Bellefontaine/Riverview 5.3

8 Jennings 8.6 21 Central Business District 5.1

9 Natural Bridge 8.5 22 Florissant Corridor 3.9

10 Central Grand 8.5 23 Jamestown 3.3

11 North Grand 8.4 24 North Broadway 2.7

12 North University City 7.9 25 Spanish Lake CDP 1.7

13 Overland/Ritenour 7.2 . .

Density has long proven a compeve advantage typical to urban markets.

The block groups depicted in darker blue have greater populaon density.The City of St. Louis and North County Study Area have a

combined populaon density nearly 7.8 mes that of the 8

county metro area.


Popula

on Density

Popula

on Density(per acre)

.7 people per acre

8 county region

5.5 people per acre

Study Area South Grand

15.9 people per acre


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Tracking Change over Time

Postal service residenal delivery points provide an alternave benchmark for

market size, with quarterly releases of data since 2008. Postal delivery points

roughly correspond to the tradional definion of a household, and can thus

track market size over me.

Residential Delivery Counts City of St Louis 0.1%

2008 to 2010 North County Study Area 2.1%

1 Central Business District +12.8% 6 South Grand +2.0%

2 Central Grand +3.8% 7 North Broadway +0.5%

3 Cherokee +3.1% 8 Manchester +0.4%

4 Euclid +2.7% 9 North Grand +0.4%

5 South Broadway +2.6%

9subareas grew between 2008 and 2010.

USPS Residenal Delivery Points; 2008 to 2010Map 2

Change in residenal delivery points between 2008 and 2010. Blue colors reflect an

increase over me, while red colors reflect a decrease.


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Market Strength Indicators

Aggregate Income

$ $$8,880 Million $6,448 Million

DrillDown Tradional Esmate

City of St Louis

Aggregate Household Income

DrillDown Aggregate Household Income Ci ty of St Loui s 36.9%

% Above Trad Est 2011 North County Study Area 6.5%

1 Euclid 81.6% 13 Overland/Ritenour 18.5%

2 Florissant Corridor 80.8% 14 Bellefontaine/Riverview 16.9%

3 North Grand 67.7% 15 Jamestown 15.9%


5 Manchester 60.7% 17 Spanish Lake CDP 10.8%

6 South Grand 47.9% 18 Halls Ferry/Chambers 10.8%7 Martin Luther King 44.2% 19 Normandy School District 9.7%

8 Natural Bridge 43.2% 20 West Ferguson 9.2%

9 South Broadway 38.5% 21 Central Grand 6.5%

10 Kingshighway 31.1% 22 Ferguson 5.8%

11 North Broadway 27.4% 23 North University City 5.4%

12 Hampton 20.9%

Map 3 Study Area Income Density (Income per Acre)

by Census Block GroupAggregate household income exceeds the 2011 tradional

market esmate by 36.9% in the City.


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Informal Economy

Informal Economy

Tradional market analysis models used by retailers and financial instuons overlook the sig

nificant buying power generated by the local informal economy and underesmate the market

strength of areas with a vibrant informal economy. Unregulated economic acvity, thought to

be missed by tradional income esmates, may include a range of economic acvies, such as

family businesses employing unpaid family workers, informal enterprises, street vendors, day

laborers, street arsts and home workers.

By weighng the following proxies, the DrillDown esmates the monetary value of unregulated

economic acvity: households with income below $30,000; difference between household in

come and household expenditures; the percentage of households with no credit record; the

number of nontradional financial service providers per household and per acre; the difference

between esmated housing costs and real home values; and the percent foreign born popula

on. The DrillDown average household income esmate is adjusted to include the proporon of

neighborhood income aributed to informal economic acvity; median household income is

not.

DrillDown % Informal Economy City of St Louis 5.5%

North County Study Area 3.3%

1 Florissant Corridor 11.7% 14 Normandy School District 4.4%

2 North Grand 11.5% 15 Hampton 4.3%

3 Central Business District 11.0% 16 Halls Ferry/Chambers 4.2%

4 Manchester 7.8% 17 North University City 4.0%


6 Martin Luther King 7.3% 19 North Broadway 3.9%7 Central Grand 7.2% 20 Ferguson 3.6%

8 Euclid 6.7% 21 West Ferguson 3.4%

9 South Grand 6.0% 22 Florissant 67 2.9%

10 Kingshighway 5.4% 23 Bellefontaine/Riverview 2.3%

11 South Broadway 5.0% 24 Spanish Lake CDP 2.1%

12 Natural Bridge 5.0% 25 Jamestown 1.3%

13 Overland/Ritenour 4.5% . .

Market strength bolstered by an esmated $713

million in informal economic acvity, represenng

4.4% of aggregate income.

$713 M

$458 M

$255 M

Study Area

City of St. Louis

North County

Study Area


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Comparison with Tradional Esmates

DrillDown Median Household Income Ci ty of St Loui s 23.3%


1 Euclid 55.0% 10 Manchester 19.5%

2 North Grand 41.8% 11 Kingshighway 18.6%

3 Martin Luther King 35.9% 12 Central Grand 17.5%

4 North Broadway 31.6% 13 Hampton 12.8%

5 Florissant Corridor 31.3% 14 Spanish Lake CDP 2.9%6 Cherokee 31.2% 15 Bellefontaine/Riverview 2.4%

7 South Broadway 29.2% 16 Jennings 2.1%

8 South Grand 27.0% 17 Normandy School District 1.6%

9 Natural Bridge 22.9%

DrillDown Average Household Income Ci ty of St Loui s 23.7%


1 Euclid 57.0% 13 Central Grand 14.8%2 Florissant Corridor 38.9% 14 Normandy School District 9.1%

3 Manchester 37.7% 15 Halls Ferry/Chambers 8.4%

4 Cherokee 35.7% 16 Jamestown 8.2%

5 North Grand 35.1% 17 Bellefontaine/Riverview 7.9%

6 South Grand 31.9% 18 Overland/Ritenour 6.6%

7 South Broadway 30.3% 19 Jennings 5.3%

8 Natural Bridge 22.7% 20 Florissant 67 5.0%

9 North Broadway 20.8% 21 Spanish Lake CDP 4.7%

10 Hampton 20.3% 22 West Ferguson 3.4%


12 Kingshighway 19.4% 24 Ferguson 0.7%

True incomes may be substanally higher than

tradional market studies indicate. Tradional

income esmates can underesmate incomes in

parcular communies. The DrillDown esmates

income using credit bureau income esmates, based

on transaconal data, augmented by the informal

economy esmate.


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St. Louis DrillDown

SocialCompact 21

Market Stability Indicators

Home Ownership

MARKET STABILITY/RISK indicators further gauge the viability of business investment in a neighborhood; assessing

the presence of community stakeholders and demonstrang trends in real estate property values. Through an

esmaon of owner occupied units and buildings, the DrillDown assesses homeownership, a factor widely

thought to increase individual investment in a community. Since a greater proporon of urban housing stock is

mulunit or mulfamily, when compared to suburban housing, Social Compact assesses owner occupancy by

building and in so doing reveals a greater number of neighborhood stakeholders. For example, a resident who

owns a three unit building may live in one unit while renng out the other two; owner occupancy measured by

unit is 33 percent; whereas occupancy by building is 100 percent.

DrillDown Owner Occupancy Ci ty of St Loui s 62.0% 32.2%

by Building and Unit North County Study Area 76.3% 66.6%

1 Jamestown 89.6% 76.4% 14 South Grand 63.2% 38.2%

2 Florissant 67 86.6% 76.0% 15 Jennings 62.8% 31.0%

3 Hampton 80.1% 72.3% 16 Euclid 61.3% 30.4%

4 Spanish Lake CDP 79.1% 68.5% 17 Central Bus iness District 56.6% 30.3%

5 North University City 76.0% 68.2% 18 South Broadway 55.6% 26.1%6 Overland/Ritenour 75.2% 65.6% 19 Natural Bridge 52.3% 25.0%

7 Ferguson 73.9% 62.4% 20 Manchester 52.0% 21.6%

8 Bellefontaine/Riverview 72.3% 62.2% 21 Central Grand 48.3% 19.5%

9 West Ferguson 71.9% 62.0% 22 Martin Luther King 47.6% 19.1%

10 Kingshighway 69.6% 60.0% 23 Cherokee 42.4% 12.0%

11 Normandy School District 64.9% 58.2% 24 North Grand 41.3% 8.7%

12 Halls Ferry/Chambers 64.2% 55.7% 25 Florissant Corridor 41.1% 5.7%

13 North Broadway 63.9% 44.8% . .

An alternave lens on ownership for

neighborhoods with mulfamily dwell

ings shows greater market stability.

Study Area Home Ownership

47%

70%

DRILLDOWN

ESTIMATE

(BY BUILDING)

Small building occupied by

one or more owners

Or, 50% ownership in largebuildings

TRADITIONAL

ESTIMATE

(BY UNIT)


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Market Stability Indicators

Business Trends

12 subareas saw the number of businesses growbetween 2008 and 2010.

Business Delivery Counts City of St Louis 1.1%

2008 to 2010 North County Study Area 5.3%

1 Central Grand 8.2% 13 Jennings0.4%

2 South Broadway 6.2% 14 South Grand 1.1%

3 Central Business District 6.1% 15 West Ferguson 1.4%

4 Euclid 3.9% 16 Normandy School District 2.2%

5 Spanish Lake CDP 3.2% 17 Martin Luther King 2.6%

6 North Broadway 2.3% 18 Natural Bridge 3.2%

7 Cherokee 2.1% 19 Bell efontaine/Riverview 3.4%

8 Ferguson 2.1% 20 Manchester 4.0%

9 Halls Ferry/Chambers 0.9% 21 Florissant 674.0%

10 North Grand 0.9% 22 Hampton 4.1%

11 Kingshighway 0.5% 23 Jamestown 6.5%

12 Florissant Corridor 0.2% 24 North University City 7.7%

25 Overland/Ritenour 13.4%

The U.S. Postal Service Administraon business delivery counts track changes in the number

of businesses quarterly. Overall, the number of businesses In the City of St. Louis is esmat

ed to have increased over the twoyear period, while the number of businesses in the North

County Study Area has decreased.

Change in the number of businesses between 2008 to 2010 for select

areas.


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Market Potenal Indicators

Retail Spending

MARKET POTENTIAL is characterized by market anomalies such as high incomes coupled with

inadequate financial services and unmet retail demand. While these anomalies may be

known intuively by business leaders in a community, Social Compacts DrillDown data

provides a more accurate foundaon for devising business aracon strategies. Access to

tradional financial services and fresh food are essenal components of comprehensive

community development, yet many mainstream financial instuons and supermarkets tend

not to invest in the inner city as they are largely unaware of the economic potenal. As a

result, many inner city neighborhoods have fewer tradional financial instuons and

grocery stores per capita when compared to suburban neighborhoods.

Challenging percepons

Tradional esmates of market potenal, which rely on median household income,

undervalue many areas that have higher retail spending density. The table below illustrates

this by including a comparave ranking of the subareas by median household income (lower

rank indicates lower median household income). Several subareas with lower median

household incomes, have higher spending power.

Map 5 Resident Retail Spending per Acre

Resident Retail Spending per Acre City of St Louis $53,814

(Median Household Income Rank) North County Study Area $22,209

1 Euclid $118,371 (10) 14 Central Grand $36,047 (20)

2 South Grand $99,164 (14) 15 Florissant 67 $35,802 (2)

3 Kingshighway $88,720 (12) 16 North Grand $34,641 (25)

4 Hampton $74,760 (3) 17 Ha ll s Ferry/Cha mbers $30,483 (11)

5 Cherokee $58,341 (22) 18 Normandy School District $30,155 (15)

6 South Broadway $56,925 (19) 19 West Ferguson $29,688 (5)

7 Manchester $45,598 (16) 20 Ferguson $28,083 (8)

8 Martin Luther King $45,379 (23) 21 Bellefontaine/Riverview $27,828 (6)

9 North Uni vers ity Ci ty $43,930 (7) 22 Jamestown $20,988 (1)

10 Jennings $42,267 (17) 23 Florissant Corridor $17,913 (24)

11 Natural Bridge $41,893 (21) 24 North Broadway $12,701 (18)

12 Overland/Ritenour $40,530 (9) 25 Spanish Lake CDP $9,403 (4)

13 Central Business District $37,589 (13) .


25/96


26/96


St. Louis DrillDown

SocialCompact 25


Restaurant and Apparel Leakage

14subareas have unmet demand forrestaurants

$123 million is spent outside the

Study Area on apparel

Apparel Leakage City of St Louis $125.1 M

% of Spending Unmet North County Study Area $1.7 M

1 Overland/Ritenour $21.1 M 97% 14 Cherokee $4.0 M 44%

2 Martin Luther King $14.1 M 96% 15 Manchester $3.1 M 41%

3 Normandy School District $12.9 M 94% 16 Florissant Corridor $2.8 M 40%

4 Hampton $10.9 M 92% 17 Central Grand $2.7 M 36%

5 South Broadway $10.8 M 91% 18 Florissant 67 $2.7 M 33%

6 Bellefontaine/Riverview $10.3 M 84% 19 Jennings $2.6 M 30%

7 Spanish Lake CDP $10.2 M 75% 20 North University City $2.4 M 18%

8 South Grand $9.2 M 69% 21 Natural Bridge $1.7 M 8%

9 Jamestown $8.9 M 69% 22 Halls Ferry/Chambers $1.0 M

10 West Ferguson $7.4 M 66% 23 North Grand $2.9 M

11 Euclid $7.2 M 63% 24 Central Business District $6.5 M

12 Kingshighway $4.5 M 63% 25 Ferguson $9.0 M

13 North Broadway $4.2 M 48% . .

$$$1 out of 3 dollars spenton apparel is uncaptured

Restaurant Leakage City of St Louis $110.2 M


1 Jamestown $21.3 M 70% 15 Halls Ferry/Chambers $.2 M

2 Martin Luther King $19.7 M 66% 16 North University City $1.8 M

3 Normandy School District $15.1 M 63% 17 Kingshighway $1.9 M

4 Bellefontaine/Riverview $12.2 M 55% 18 Ferguson $5.1 M

5 South Grand $8.6 M 53% 19 Overland/Ritenour $5.6 M

6 Jennings $8.5 M 52% 20 Manchester $11.1 M

7 Spanish Lake CDP $7.8 M 40% 21 Central Grand $16.6 M

8 South Broadway $5.6 M 39% 22 Eucl id $19.2 M

9 North Broadway $4.3 M 36% 23 Hampton $22.5 M

10 Cherokee $4.2 M 29% 24 Florissant 67 $62.9 M

11 West Ferguson $4.0 M 28% 25 Central Business District $117.7 M

12 Florissant Corridor $2.4 M 26%

13 North Grand $1.3 M 19% . .

14 Natural Bridge $.2 M 1.3%


27/96


St. Louis DrillDown

SocialCompact 26


Financial Services

Map 10 Banks

Barr, M. (2004). Banking the Poor: Policies to Bring LowIncome Americans Into the Financial

Mainstream. The Brookings Instuon: Washington, DC.

King, U., Parrish, L. & Tanik, O. (November 2006). Financial Quicksand: Payday lending sinks

borrowers in debt with $4.2 billion in predatory fees every year. Center for Responsible Lending:

Durham, NC.

Limited access to tradional banking and financial services has long been a

barrier to wealth creaon in marginalized communies. This lack of access

oen translates to higher costs for basic financial transacons. Communies

faced with a high presence of check cashing instuons, payday loan centers

and other predatory financial services providers fall vicm to higher

transaconal fees; one study found that borrowers pay $4.2 billion every

year in excessive payday lending fees.

47% of residents live closer to a nontradionallender than a bank.

The North County Study Area has 75% more nontradional

lenders per household than the City.

Locaons per 10,000 households: Banks NontradionalLenders


28/96


St. Louis DrillDown

SocialCompact 27

Map 11


Financial Services

Nontradional Financial Service Providers

(Pawnshops, Payday Lenders, Check Cashers)

Map depicts nontradional financial service instuons (pawnshops, payday lenders

and check cashing establishments) in the study area only. Points may be overlapping.

1 out of 3 households lack a credit record.

% of Households Lacking Credit Histories Ci ty of St Loui s 43.7%

North County Study Area 25.1%

1 Euclid 65.1% 14 Ferguson 31.6%

2 Central Grand 63.0% 15 Hampton 31.1%

3 Central Business District 61.6% 16 North Broadway 29.6%

4 Manchester 50.5% 17 Normandy School District 28.7%

5 Cherokee 49.1% 18 Spanish Lake CDP 28.7%

6 Florissant Corridor 48.1% 19 Jamestown 25.7%

7 North Grand 45.8% 20 West Ferguson 24.8%

8 South Grand 45.7% 21 Jennings 24.0%

9 Kingshighway 43.9% 22 Bellefontaine/Riverview 23.5%


11 South Broadway 41.7% 24 Halls Ferry/Chambers 22.3%

12 Natural Bridge 35.8% 25 Florissant 67 14.6%

13 Overland/Ritenour 32.1% . .

In some cases, the lack of a credit record ed to a residence may indicate a new resident,

rather than a lack of a credit history. Therefore, areas with an substanal influx of new

residents may show a larger percentage of households without an associated credit record.


29/96

Saint Louis Grocery Gap


30/96

S L i D illD


31/96


St. Louis DrillDown

SocialCompact 30

Map 6 Average Distance to Grocer

* Transitdependent: esmated number of households

without a car. Walking distance is defined as a 1/2 mile.

Average distance (by census block group) residents must

travel to reach the nearest full service grocer. The areas

depicted in dark blue are those where residents must travel

a greater distance to reach a full service grocer.

33,638 transitdependent households are not within walking

distance of a fullservice grocer.*

North County Study AreaCity of St Louis

1.16 miles.5 miles

How far do residents travel to the nearest fullservice grocery store?

.74 miles

Walking

Distance

Grocery Gap

Distance to the Nearest Grocer

Average Distance to Nearest Full Service Grocer (mi) City of St Louis 0.74 24%

(% Transit Dependent) North County Study Area 1.16 9%

1 Spanish Lake CDP 1.58 7% 14 Martin Luther King 0.76 37%

2 Jamestown 1.57 5% 15 South Broadway 0.75 26%

3 Normandy School District 1.28 14% 16 North Broadway 0.72 25%

4 Halls Ferry/Chambers 1.19 12% 17 Hampton 0.70 11%

5 Manchester 1.10 22% 18 Natural Bridge 0.67 31%

6 Overland/Ritenour 1.01 10% 19 Florissant Corridor 0.67 38%

7 Ferguson 0.99 9% 20 Kingshighway 0.63 19%

8 Bellefontaine/Riverview 0.94 18% 21 North University City 0.55 12%

9 Jennings 0.94 5% 22 North Grand 0.44 46%

10 Florissant 67 0.90 8% 23 South Grand 0.43 22%

11 Central Grand 0.90 39% 24 Euclid 0.42 28%

12 West Ferguson 0.89 8% 25 Cherokee 0.42 37%

13 Central Business District 0.82 36% .

St L i D illD


32/96


St. Louis DrillDown

SocialCompact 31

Map 7 Grocery Square Feet per Capita

Currently, full service grocers in the St. Louis Study Area provide an average of 3.23 sq. .

of grocery retail space per person within a ten minute drive.

A 2008 survey of naonal retailers, conducted by Social Compact in partnership with the Internaonal Coun

cil of Shopping Centers (ICSC)1, revealed that a trade area may be considered underserved when the grocery

store space servicing one person is less than 3 square feet.

Social Compact looks at the available full service grocer square footage within a ten minute driveme.

Grocery Gap

Grocery Square Footage per Person

3.0

45% of St. Louis residents have less than 3 sq of grocery per person

3 sq per person in a 10 minute drive

is a good benchmark for access3 SQ FT

3.4

North County3.1

City

square feet per person

Fullservice grocery square feet within a 10 minute drive.

The areas depicted in red and orange are those where the

available sq. . per person is less and may be considered

underserved.

1Social Compact (2008). Inside Site Selecon: Retailers search for strategic business locaons. ICSCResearchReview.

Grocery Square Feet per Person City of St Louis 2.8

(10 minute drive) North County Study Area 3.3

1 Florissant Corridor 1.1 7 North Broadway 2.2

2 North Grand 1.5 8 Bellefontaine/Riverview 2.3

3 Natural Bridge 1.8 9 Cherokee 2.3

4 Central Business District 1.8 10 South Broadway 2.5

5 Spanish Lake CDP 1.9 11 Jamestown 2.7

6 Martin Luther King 2.0 12 Euclid 2.9

1.1

Florissant Corridor

St Louis DrillDown


33/96


St. Louis DrillDown

SocialCompact 32

Map 8 Grocery Expenditure Leakage

The map to the le

depicts the grocery leakage in a 10 minute drive from the blockgroup center. Leakage ischaracterized as the poron of residents grocery expenditures not captured by full service grocersand

thus represents missed market opportunity.

Yellow indicates those block groups with no grocery leakagemeaning that grocery retailers aract customer

spending from within as well as beyond the immediate area. Areas in blue are those where residents gro

cery expenditures exceed full service grocers revenues. Darker blue indicates greater leakage.

The seven subareas listed below demonstrate unmet demand, with expenditures exceeding revenues within

the 10 minute trade area. These areas do not necessarily represent grocery trade areas, but serve as a tool

to focus discussion about food access at the local level.

Residents spend $941 million on groceries.

Grocery Gap

Resident Spending

Grocery Leakage City of St Louis $75.3 M


1 Spanish Lake CDP $9.2 M 35%

2 Central Business District $7.2 M 31%

3 Martin Luther King $6.2 M 29%

4 Bellefontaine/Riverview $4.7 M 19%5 South Broadway $4.7 M 18%

6 Florissant Corridor $2.5 M 17%

7 Normandy School District $2.4 M 16%

8 Natural Bridge $1.7 M 12%

9 North Broadway $1.5 M 8%

10 North Grand $1.1 M 8%

11 Cherokee $1.1 M 8%

12 Jamestown $.4 M 5%

Grocery trade area:Leakage is calculated within 10

minute drive of each blockgroup.

10 min drive

12 subareas have unmet grocery demand.

St Louis DrillDown


34/96


St. Louis DrillDown

SocialCompact 33

Map 9 Populaon Density of

Crical Food Access Areas

The map on the le depicts blockgroups where two access indicators converge, highlighng block groups

where:

(1) the average square feet of available grocery retail space per person is below the study area average; and

(2) residents travel a distance greater than the study area average to reach a fullservice grocer.

Characterized as food opportunity areas, these block groups are considered underserved and repre

sent areas where food retail strategies may be necessary.

Grocery Gap

Crical Food Access Areas

24% of St Louis residents live in , areasconsidered underserved when compared to the Study Area as a whole.

St Louis DrillDown


35/96


St. Louis DrillDown

SocialCompact 34

Map 10 Populaon Density of Food Market

Opportunity Areas19% of St. Louis residents reside in areas considered underserved,yet demonstrate market potenal to support addional grocery retail

development. These areas are characterized as

.

The map on the le depicts blockgroups where all three of Social Compacts grocery gap indicators

converge, highlighng block groups that are underserved (as defined on the previous page) and haveunmet grocery expenditures

These areas are not only considered underserved when compared to the study area as a whole, but also

demonstrate demand for food retail and market potenal (signaled by grocery leakage) to support

addional grocery store development. It is important, however, that food retail strategies be tailored to

the specific condions of each neighborhood and align with the citys longterm land use vision.

Community Focus on Food: Choice, Availability and Sustainability

Connecng the local loop: linking urban residents, businesses, schools and instuons to rural farm

ers and local producers.

Supporng grocers: helping corner stores to carry fresh produce; aracng larger fullservice gro

cers into high need areas.

Supporng residents: encouraging residents to make healthy food choices.

Reenvision land use and zoning: formulang policies to support local growers, producers, grocers

and communies to sustainably improve food access across the region.

Innovaon: creang new models of food access with urban gardens, mobile refrigerated grocer

trucks, grocery delivery to reach highneed residents, etc.

Summarized from the October 2011 Federal Reserve DrillDown Grocery Session

Grocery Gap

Crical Food Market Opportunity Areas


36/96

Study Area


37/96

TotalPopulation 703,213 670,437 717,650 4.9%

PopulationperAcre 5.5 5.2 5.6

TotalHouseholds 295,962 281,278 330,086 5.2%

USPSResidentialDeliveryAddr.'10 288,373

AverageHouseholdIncome $57,051 $50,247 $37,735 13.5%

MedianHouseholdIncome $42,062 $37,965 10.8%

AggregateNeighborhoodIncome $16,884.9Million $14,015.4Million $12,456.0Million 20.5%

AggregateIncomeperAcre $131,851 (6.7timesthemetropolitanareaincomeperacre*)

%InformalEconomy 4.4%

%OwnerOccupancy Unit 47% 55% 52%

%OwnerOccupancy Bldg 70%

MedianHomeSaleValue $94,878 $88,551 7.1%

ResNewConsPermits2000 2010** 6,850

ResRehabPermits2000 2010** 62,622

2006 2010 AllAddresses 1.9% 2008 $62,012 64%

2008 2010 Residential 1.0% 2009 $56,250 49%

2008 2010 Commercial 1.4% 2010 $60,460 60%

StudyAreaDrillDownMarketOverview SocialCompact

MARKETSIZE 2011DRILLDOWN

2010

Census

2000Census

Comparison

DrillDown/Trad.Est.

MARKETSTABILITY 2009DRILLDOWN 2011CensusEst 2000Census ComparisonDrillDown/Trad.Est.

MARKETSTRENGTH 2011DRILLDOWN 2011CensusEst 2000Census ComparisonDrillDown/Trad.Est.

FormoreinformationontheDrillDownindicators,dataandsourcespleaseseeSocialCompact'sDrillDownGlossary&Sources

orplease

visit

our

website

at:

www.socialcompact.org.

2Feb12

MARKETCHANGEUSPSDeliveryAddresses %Change

NewHomeBuyers'

AverageHouseholdIncome

%Changefrom

Census2000

Notes:*St.Louis 8countyregionalplanningarea

**Parcelswithpermitactivity

Study Area


38/96

AllGrocers 433 14.6 $940.8million

FullServiceGrocersOnly 84 2.8 3.1 0.92mi $144.8million

Banks&CreditUnions 159 5.4 %ofhouseholdslackingcredithistories=35%

BanksOnly 114 3.9 0.86mi

NontraditionalLenders 145 4.9 0.86mi

RelativeDistance BankstoNontraditionalLenders=1.39

AllRetail $4,243.3Million $147.1Million AllRetail $4,096.3Million

Apparel $272.7Million $123.4Million 363,447 Apparel $396.1Million

Grocery (withintheareaboundary) $999.5Million Grocery $940.8Million

Restaurants $875.7Million $186.7Million HomeAppliances $87.4Million

HomeFurnishings&Dcor $525.1Million

HousekeepingSupplies $171.7Million

Music,Radio,Television $272.6Million

AllBusinesses 19,948 $49,433.7Million 337,927 PersonalCare&Drug $301.4Million

MicroBusinesses(1 5Empl.) 12,324 $5,866.4Million 33,230 Pets,Toys,Hobbies $168.9Million

SmallBusinesses

(6

50

Empl.) 6,356 $16,945.4

Million 100,794 Reading $27.1

Million

Medium&LargeBusinesses(>50Empl.) 1,009 $26,621.9Million 203,903 Restaurants $688.9Million

USPSCommercialDeliveryAddr.'09 17,400 PublicTransportation $124.3Million

ResidentRetailSpendingperAcre $31,987

StudyAreaDrillDownMarketOverview SocialCompact

GROCERYDEMAND Total# Total#per10KHH Sq.Ft.perCapita(10min) AverageDistance ResidentExpenditures EstLeakage(10min) Sq.Ft.Potential

RETAILDEMAND EstimatedRevenue

Estimated

Leakage

Sq.Ft.Potential

RETAILDEMAND ResidentExpenditures

FINANCIALSERVICES Total# #per10KHH AverageDistance

2Feb12

BUSINESSENVIRONMENT Total# EstimatedRevenue

Total

Employees

Note:Businesssizecategoriesmaynottotalthesumofallbusinesses;"AllBusinesses"includesbusinessestablishmentsreporting"0"ornoemployees.


orplease

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at:


City of St Louis


39/96















2006 2010 AllAddresses 1.2% 2008 $71,856 130%

2008 2010 Residential 0.1% 2009 $65,789 111%

2008 2010 Commercial 1.1% 2010 $72,513 132%

CityofStLouisDrillDownMarketOverview SocialCompact


2010

Census

2000Census

Comparison

DrillDown/Trad.Est.

MARKETSTABILITY2009

DRILLDOWN

2011

CensusEst2000Census

Comparison

DrillDown/Trad.Est.



orplease

visit

our

website

at:


2Feb12


NewHomeBuyers'


%Changefrom

Census2000



City of St Louis


40/96








Apparel $81.5Million $125.1Million 368,437 Apparel $206.6Million








SmallBusinesses

(6

50

Empl.) 3,673 $10,744.0


Million

Medium&LargeBusinesses(>50Empl.) 607 $14,938.4Million 143,899 Restaurants $357.4Million



CityofStLouisDrillDownMarketOverview SocialCompact



Estimated

Leakage

Sq.Ft.Potential



2Feb12


Total

Employees



orplease

visit

our

website

at:


North County Study Area


41/96















2006 2010 AllAddresses 2.7% 2008 $50,758 12%

2008 2010 Residential 2.1% 2009 $45,642 1%

2008 2010 Commercial 5.3% 2010 $46,903 4%

NorthCountyStudyAreaDrillDownMarketOverview SocialCompact


2010

Census

2000Census

Comparison

DrillDown/Trad.Est.

MARKETSTABILITY2009

DRILLDOWN

2011

CensusEst2000Census

Comparison

DrillDown/Trad.Est.



orplease

visit

our

website

at:


2Feb12


NewHomeBuyers'


%Changefrom

Census2000



NorthCountyStudyArea


42/96








Apparel $191.2Million

$1.7

Million

Apparel $189.5

Million








SmallBusinesses

(6

50

Empl.) 2,683 $6,201.4


Million




y yDrillDownMarketOverview SocialCompact



Estimated

Leakage

Sq.Ft.Potential



2Feb12


Total

Employees



orplease

visit

our

website

at:


Bellefontaine/Riverview


43/96







AggregateNeighborhoodIncome $443.1Million $379.2Million $361.1Million 16.9%






ResNewConsPermits2000 2010** 74


2006 2010 AllAddresses 1.3% 2008 $40,555 5%

2008 2010 Residential 1.5% 2009 $37,012 13%

2008 2010 Commercial 3.4% 2010 $35,498 17%

/DrillDownMarketOverview SocialCompact


2010

Census

2000Census

Comparison

DrillDown/Trad.Est.

MARKETSTABILITY2009

DRILLDOWN

2011

CensusEst2000Census

Comparison

DrillDown/Trad.Est.



orplease

visit

our

website

at:


2Feb12


NewHomeBuyers'


%Changefrom

Census2000



Bellefontaine/Riverview


44/96


FullServiceGrocersOnly 3 3.7 2.3 0.94mi $4.7million 13,566





AllRetail $56.3Million $54.5Million AllRetail $110.8Million

Apparel $0.3Million $10.3

Million 30,411 Apparel $10.6

Million


Restaurants $6.4Million $12.2Million 52,230 HomeAppliances $2.4Million




AllBusinesses 205 $355.8Million 3,894 PersonalCare&Drug $8.2Million

MicroBusinesses(1 5Empl.) 127 $53.6Million 349 Pets,Toys,Hobbies $4.5Million

SmallBusinesses

(6

50

Empl.) 64 $137.7


Million

Medium&LargeBusinesses(>50Empl.) 13 $164.5Million 2,328 Restaurants $18.6Million

USPSCommercialDeliveryAddr.'09 163 PublicTransportation $3.2Million


DrillDownMarketOverview SocialCompact



Estimated

Leakage

Sq.Ft.Potential



2Feb12


Total

Employees



orplease

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our

website

at:


CentralBusinessDistrict


45/96














ResRehabPermits2000 2010** 726

2006 2010 AllAddresses 23.5% 2008 $108,055 388%

2008 2010 Residential 12.8% 2009 $79,393 259%

2008 2010 Commercial 6.1% 2010 $82,390 272%



2010

Census

2000Census

Comparison

DrillDown/Trad.Est.

MARKETSTABILITY2009

DRILLDOWN

2011

CensusEst2000Census

Comparison

DrillDown/Trad.Est.

MARKETSTRENGTH2011

DRILLDOWN

2011

CensusEst2000Census

Comparison

DrillDown/Trad.Est.


or

please

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2Feb12


NewHomeBuyers'


%Changefrom

Census2000



CentralBusinessDistrict


46/96








Apparel $14.3Million

$6.5

Million

Apparel $7.8

Million







MicroBusinesses(1 5Empl.) 1,319 $606.2Million 3,635 Pets,Toys,Hobbies $3.2Million

SmallBusinesses

(6

50

Empl.) 824 $2,009.5


Million







Estimated

Leakage

Sq.Ft.Potential



2Feb12


Total

Employees



orplease

visit

our

website

at:


CentralGrand


47/96















2006 2010 AllAddresses 10.3% 2008 $92,881 360%

2008 2010 Residential 3.8% 2009 $75,541 274%

2008 2010 Commercial 8.2% 2010 $62,306 209%



2010

Census

2000Census

Comparison

DrillDown/Trad.Est.

MARKETSTABILITY2009

DRILLDOWN

2011

CensusEst2000Census

Comparison

DrillDown/Trad.Est.

MARKETSTRENGTH2011

DRILLDOWN

2011

CensusEst2000Census

Comparison

DrillDown/Trad.Est.


or

please

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our

website

at:


2Feb12


NewHomeBuyers'


%Changefrom

Census2000



CentralGrand


48/96




BanksOnly 1 2.8 0.68

mi






Million






AllBusinesses 704 $1,754.0Million 19,381 PersonalCare&Drug $3.2Million

MicroBusinesses(1 5Empl.) 398 $196.0Million 1,182 Pets,Toys,Hobbies $1.7Million

SmallBusinesses

(6

50

Empl.) 244 $614.4


Million







Estimated

Leakage

Sq.Ft.Potential



2Feb12


Total

Employees



orplease

visit

our

website

at:


Cherokee


49/96















2006 2010 AllAddresses 0.9% 2008 $57,549 175%

2008 2010 Residential 3.1% 2009 $50,278 140%

2008 2010 Commercial 2.1% 2010 $50,049 139%



2010

Census

2000Census

Comparison

DrillDown/Trad.Est.

MARKETSTABILITY

2009

DRILLDOWN

2011

CensusEst2000Census

Comparison

DrillDown/Trad.Est.

MARKETSTRENGTH2011

DRILLDOWN

2011

CensusEst2000Census

Comparison

DrillDown/Trad.Est.


or

please

visit

our

website

at:


2Feb12


NewHomeBuyers'


%Changefrom

Census2000



Cherokee


50/96





mi






Million






AllBusinesses 334 $688.0Million 9,844 PersonalCare&Drug $4.9Million


SmallBusinesses

(6

50

Empl.) 85 $403.6


Million







Estimated

Leakage

Sq.Ft.Potential



2Feb12


Total

Employees



or

please

visit

our

website

at:


FlorissantCorridor


51/96















2006 2010 AllAddresses 0.3% 2008 $55,279 251%

2008 2010 Residential 4.4% 2009 $51,000 224%

2008 2010 Commercial 0.2% 2010 $55,000 249%



2010

Census

2000Census

Comparison

DrillDown/Trad.Est.

MARKETSTABILITY

2009

DRILLDOWN

2011

CensusEst2000Census

Comparison

DrillDown/Trad.Est.

MARKETSTRENGTH2011

DRILLDOWN

2011

CensusEst2000Census

Comparison

DrillDown/Trad.Est.


orpleasevisitourwebsiteat:www.socialcompact.org.

2Feb12


NewHomeBuyers'


%Changefrom

Census2000



FlorissantCorridor


52/96





mi






Million






AllBusinesses 412 $2,159.0Million 7,139 PersonalCare&Drug $3.2Million


SmallBusinesses

(6

50

Empl.) 160 $800.6


Million







Estimated

Leakage

Sq.Ft.Potential



2Feb12


Total

Employees



or

please

visit

our

website

at:


Euclidll k


53/96















2006 2010 AllAddresses 1.3% 2008 $131,560 208%

2008 2010 Residential 2.7% 2009 $126,846 197%

2008 2010 Commercial 3.9% 2010 $176,038 312%



2010

Census

2000Census

Comparison

DrillDown/Trad.Est.

MARKETSTABILITY

2009

DRILLDOWN

2011

CensusEst2000Census

Comparison

DrillDown/Trad.Est.

MARKETSTRENGTH2011

DRILLDOWN

2011

CensusEst2000Census

Comparison

DrillDown/Trad.Est.



2Feb12


NewHomeBuyers'


%Changefrom

Census2000



EuclidD illD M k t O i S i lC t


54/96





mi






Million







MicroBusinesses(1 5Empl.) 948 $469.6Million 2,694 Pets,Toys,Hobbies $7.0Million

SmallBusinesses

(6

50

Empl.) 332 $788.7


Million







Estimated

Leakage

Sq.Ft.Potential



2Feb12


Total

Employees



or

please

visit

our

website

at:



55/96


56/96

Florissant67DrillDown Market Overview SocialCompact


57/96












MedianHomeSaleValue $101,716



2006 2010 AllAddresses 3.1% 2008 $49,054 3%

2008 2010 Residential 2.1% 2009 $45,675 9%

2008 2010 Commercial 4.0% 2010 $44,103 13%



2010

Census

2000Census

Comparison

DrillDown/Trad.Est.

MARKETSTABILITY 2009DRILLDOWN

2011

CensusEst2000Census

Comparison

DrillDown/Trad.Est.

MARKETSTRENGTH

2011

DRILLDOWN

2011

CensusEst2000Census

Comparison

DrillDown/Trad.Est.



2Feb12


NewHomeBuyers'


%Changefrom

Census2000

Notes:*St.Louis 8countyregionalplanningarea**Parcelswithpermitactivity

Florissant67DrillDown Market Overview SocialCompact


58/96





mi






Million







MicroBusinesses(1 5Empl.) 1,092 $511.6Million 2,962 Pets,Toys,Hobbies $13.9Million

The St. Louis Neighborhood Market DrillDown Final Report

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Transcript of The St. Louis Neighborhood Market DrillDown Final Report