A look at demographics, land use, housing supply and demand, and crime for English Avenue and Vine City in Atlanta.

1. NEIGHBORHOOD SNAPSHOT
WESTSIDE TAD 2000 (CENSUS)1 2010
(CENSUS)1 2014 (EST.)1
Population 6,726 5,111 5,517
Number of Households 2654 2169 2,356
Median Household Income $16,746 $21,890 $18,862
Employment Rate 89% 84% 83%
Housing Units 3,349 3,650 3,908
Owner-Occupied
Housing Units2 495 391 360
Renter-Occupied
Housing Units
2157 1776 1999
Vacant Housing Units 697 1483 1550
Violent Crimes
Recorded (annual)3
860 991
Open Code
Violations4 175
Open Demolition Orders4
12
1. Data Aggregated using Esri Business Analyst
2. 2000 and 2010 homeowner data from US Census, 2014 data from Fulton CountyTax Assessor
3. Crime data provided by Atlanta Police Department
4. Code and demolition data provided by the City of Atlanta Code Enforcement Office.
WestsideTAD Neighborhood Profile Summary English Avenue andVine City

2. WestsideTAD Neighborhood Profile Summary English Avenue andVine City
Demographic Trends
• The total population in the Westside TAD area is estimated to have decreased
by 18% during the years 2000 to 2014.
• The number of households in the Westside TAD study area has decreased by
11% during the years 2000 to 2014.
• The African-American ethnic group represented 89% of the Westside TAD
area’s total population in the 2010 census, while only 6% were Caucasian.
• In 2014, 38% of the households in the Westside TAD area earned an annual
income of $15,000 or less.
• The median household income in the study area has remained over 50% less
than the City of Atlanta at an estimated $18,862 in 2014.
• Employment in the Westside TAD area decreased by 6% from 2000 to 2014.
• According to the U.S. Census, 58% percent of all housing units in the Westside
TAD study area were occupied and 42% vacant in the year 2010. By the year
2017, it is projected that occupied housing units will continue to decrease to
54% without intervention.
• Fulton County data for property owners receiving homestead exemptions
shows that less than 10% of the occupied housing units in the project area are
currently owner occupied in 2014.
• Of the 10% owner-occupied housing units in the Westside TAD area, two
thirds were acquired with a mortgage or loan and one third were purchased
free and clear.
• As of the 2010 census, 30% of Owner-occupied households have lived in their
homes for more than 25 years. 70% of renter-occupied households have lived
in their homes for more than 5 years.
• As of the 2010 census, 54% of the housing stock in the Westside TAD study
area is over 30 years old (built before 1980).
• According to the U.S. Census, over one third of households in the Westside
TAD study area had no access to a vehicle in 2010.
0
1,000
2,000
3,000
4,000
5,000
6,000
7,000
Westside TAD Area
WestsideTAD Area Population
2000 Census
2010 Census
2014 Estimate
17%
34%
49%
Atlanta
Vacant
OwnerOccupied
Renter-Occupied
$0
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
Fulton County Atlanta Westside TAD
Area
Median Household Income
2000 Census
2010 Census
2014 Estimate
ShrinkingPopulationHighVacancyRateVeryLowIncome
42%
9%
49%
WestsideTAD
Vacant
OwnerOccupied
Renter-Occupied
Housing Tenure

3. WestsideTAD Neighborhood Profile Summary English Avenue andVine City
Land Use
• The Westside TAD Neighborhoods of English Avenue and Vine City consist of
approximately 630 acres and 2700 parcels.
• Building Conditions: A windshield survey was conducted for the
residential parcels located in the Vine City and English Avenue
neighborhoods in early 2015. Properties that are in good condition
represented 16% (412) of the parcels surveyed and 12% (332) were in
fair condition. Properties in poor condition represented 13% (342) of
the parcels, while another 13% (368) were in deteriorated condition
and 7% (177) were in dilapidated condition in need of extensive
rehabilitation or demolition.5
• Building Occupancy: 40% of the properties surveyed were occupied
buildings, 21% were unoccupied, while 39% were vacant lots. 5
• 850 property owners owe back taxes on their property within English
Avenue and Vine City. 692 owe more than $1000. 6
• 321 property owners owe taxes that exceed the assessed value of their
property. 6
16%
12%
13%
13%7%
39%
Building Condition
Good
Fair
Poor
Deteriorated
Dilapidated
Vacant Lot
5. Data Source: APD Urban Planning and ManagementWestsideWindshield Survey
6. Data Source: Fulton CountyTax Commissioner
7. Data Source: Atlanta Police Department. Crimes/thousand calculations use 2014 population estimates
for theWestsideTAD Neighborhoods and the City of Atlanta from the Atlanta Regional Council.
CRIME SNAPSHOT7
2014
WESTSIDE TAD
NEIGHBORHOODS
CITY OF ATLANTA
Part I Personal Crimes 115 2991
Part I Personal Crimes/1000 158.78 70.36
Part I Property Crimes 876 30038
Part I Property Crimes/1000 20.84 7.01
TOTAL Part I Crimes 991 33029
TOTAL Part I Crimes/1000 179.62 77.37
40%
21%
39%
Tenure/Occupancy
OccupiedStructure
Vacant Structure
Vacant Lot

4. Housing Supply (2007-2012)
• From 2007 through 2012, an average of 63 residential units were sold
annually in the Westside TAD. The average size of single family detached
homes sold ranged from 1,400 to 1,500 square feet.
• Thelargestproportionofhomesalesfallintothe$75,000to$150,000range,
with an even distribution of sales in the $75K-$100K and $100K-$150K
ranges. About 13% of the sales since 2007 were above $150,000, with no
sales exceeding $250,000.
• Since 2007, approximately 276 residential properties transferred through
an asset liquidation process. This number of foreclosure sales accounted
for roughly 46% of all residential sales activity in theWestsideTAD between
2007 and 2012.
• The study area contains a low proportion of single family dwellings (25%)
and much larger proportion of apartments (64%) compared to other areas
of the City of Atlanta where apartment proportions have a smaller range
from 28% to 41%.
Housing Demand
• The Westside TAD has the potential to absorb an additional 50 or more
units annually through proactive revitalization and strategic target market
positioning.
• Apartments account for over half of the Westside TAD’s current residential
inventory. Redevelopment emphasis should be on homeownership
opportunities to encourage economic diversification.
• Apartment vacancy rates are projected to remain below 9% which should
support modest absorption of 200 to 400 units annually over the next five
years.
Retail Demand
• The retail market potential analysis for the Westside TAD indicate a lack
of retail offerings in the primary study area. Aside from surpluses in the
supermarkets, specialty foods, and limited service restaurants (fast food)
categories, the area shows gaps in all other categories including drug
stores and general merchandise.
single family stock sold. Historic Westside
Village is located at the southwest corner of the
Westside TAD, at Martin Luther King Jr. Drive
and Mayson Turner. In 2010, a single investor bought 22 of the new townhouses (not accounted for in
Table 2) at Westside Village, most probably to hold and rent. The Historic Westside Village development
introduced urban density
condominiums to Ivy City, of which 23
out of a total of 146 have sold from
2009 to 2012, at prices ranging
from $100,000 to $134,000.
The largest proportion of home sales
in the Westside TAD fall into the
$75,000 to $150,000 range, with an
even distribution of sales in the
$75K-$100K and $100K-$150K
ranges. About 13% of the sales since
2007 were above $150,000, with no
sales exceeding $250,000 (Table 3).
Sales of townhouses and
condominiums in the Historic Westside
Village contributed to higher
Table 2
Home Sales by Type
Westside TAD
YTD 2012 2011 2010 2009 2008 2007
Single Family Detached
Sales 80 26 48 50 64 45
Avg. SF 1,417 1,351 1,478 1,506 1,409 1,403
Average Sales Value $113,128 $120,517 $115,313 $125,474 $114,551 $98,964
Townhouse
Sales 8 2 4 3 2 0
Avg. SF 1,890 1,527 1,890 1,890 1,895 0
Average Sales Value $192,136 $159,241 $229,893 $218,336 $208,710 $0
Duplex
Sales 14 6 14 8 8 12
Avg. SF 1,208 1,484 1,554 1,547 1,531 1,096
Average Sales Value $75,000 $78,527 $76,957 $70,100 $71,462 $45,978
Historic Westside Village Condos
Sales 8 13 7 1 0 0
Avg. SF 950 1,082 1,085 862 0 0
Average Transaction Value $93,450 $109,583 $119,994 $94,106 $0 $0
TOTAL 110 47 73 62 74 57
Source: Fulton County; RKG Associates 2013
5 | P a g e
Technical Memorandum
Westside TAD Sector Based Real Estate Market Assessment July, 2013
The findings of the retail market potential analysis for the Westside TAD indicate a lack of retail offerings
in the primary study area, which is confirmed by the competitive supply analysis that follows this section of
the report. Aside from surpluses in the supermarkets, specialty foods, and limited service restaurants (fast
food) categories, the area shows gaps in all other categories including drug stores and general
merchandise. In the three-mile radius however, a different picture emerges with surpluses in all categories
except three.
It should be noted however, that the Westside TAD comprises a land area of approximately 1.4 square
miles, whereas the area within a three mile radius encompasses approximately 28 square miles. Within this
geographic area, RKG identified fourteen (14) shopping centers of 100,000 square feet and higher
(which excludes convenience centers, retail corridor store fronts, and free-standing stores not within a
shopping center) described below.
D. Competitive Supply
The fourteen shopping centers identified in this analysis range in size from 100,000 square feet to
Table 17
Retail Market Potential
Category Westside TAD 3-Mile Radius
DAILY NEEDS
Supermarkets $3,222,574 $121,997,277
Specialty food stores $93,341 $1,939,372
Pharmacies & drug stores ($2,345,617) $142,766,190
GENERAL MERCHANDISE, APPAREL, FURNITURE, OFFICE (GAFO)
General Merchandise ($6,422,089) ($51,278,280)
Clothing and clothing accessories ($1,976,795) $43,477,751
Furniture and home furnishing stores ($106,671) $30,594,836
Electronic and appliance stores ($1,091,707) ($10,934,495)
Sporting goods, hobby, book, and music stores ($821,242) $234,224
Office supplies, stationary, gift stores ($185,015) $14,815,222
Bldg materials, garden equip & supply stores ($679,284) ($17,745,057)
FOOD SERVICE
Full-service restaurants ($1,642,875) $137,058,433
Limited service eating places $11,397,119 $108,481,483
Source: ESRI Business Information Solutions; RKG Asociates
WestsideTAD Neighborhood Profile Summary English Avenue andVine City

5. WestsideTAD Neighborhood Profile Summary English Avenue andVine City
Multifamily Buildings
• There are 160 multifamily buildings (4 units or more) within Vine City and
English Avenue. The majority of the multifamily buildings (113) are in the
English Avenue neighborhood.
• Within the 78 occupied multifamily buildings 50% are in good and fair
condition and 23% are in deteriorated and dilapidated condition.
• Within the 82 vacant multifamily buildings 88% are deteriorated and
dilapidated, with only 5% being in good and fair condition.
• VINE CITY: In Vine City over half of the multifamily buildings (57%) are
occupied. Of the unoccupied buildings the majority (80%) are in deteriorated
and dilapidated condition.
• ENGLISH AVENUE: In English Avenue over half(55%) of the multifamily
buildings are vacant. The majority of the multifamily buildings in English
Avenue that are vacant are in deteriorated and dilapidated condition (91%).
• Zoning regulations, especially in English Avenue, do not allow multifamily
uses in R-4 zoning to be redeveloped if they have been vacant for more
than 12 months. Redevelopment of these buildings would require a zoning
change or special exception.
15%
13%
16%
35%
21%
Multifamily Building Condition
Good
Fair
Poor
Deteriorated
Dilapidated
ENGLISH AVENUE VINE CITY
Occupied
Buildings
Vacant Buildings
Occupied
Buildings
Vacant
Buildings
Tenure and
Condition
# % # % # % # %
Good 11 22% 1 2% 9 33% 2 10%
Fair 12 24% 2 3% 7 26% 0 0%
Poor 14 27% 3 5% 7 26% 2 10%
Deteriorated 13 25% 31 50% 4 15% 8 40%
Dilapidated 1 2% 25 40% 0 0% 8 40%
Total 51 100% 62 100% 27 100% 20 100%
26%
24%27%
22%
1%
Occupied Buildings
Good
Fair
Poor
Deteriorated
Dilapidated
4%
2%
6%
48%
40%
Vacant Buildings