Alabama statewide report 5.3.12

Alabama Statewide Discussion
Market Study

Birmingham, AL
April 30, 2012

METHODOLOGY
• This study was a two part process that
consisted of:
– Part 1: Preliminary online market scan and
NeighborWorks America Alabama Network
meeting feedback in February 2012
– Part 2: Primary and Secondary Data through
phone interviews, reports, publications and online
data sources

Alabama is a state mixed with
urban and rural areas that can be
defined in multiple ways

Population of Alabama has changed in the
last decade with an increase just under 8%
overall. In particular there have heavy
population increases in a portion of the
North and Southwest area, while the other
portion of the North and Southeast have
seen loss of population, as much as 20% in
certain areas

POPULATION GROWTH AND RACE

Source: Census Bureau; socialexplorer.com

POPULATION PER SQUARE MILE
Overall
Alabama’s
population per
square mile
doesn’t exceed
the 50-100
range. There
spots in the
northern and
western portion
of the state
that show
increased
population
density

Quick Demographics
• A little more than 1/3 (~34%) of population is
50 years or older
• A little more than ¼ (~27%) of households
consist of a person living alone
• About 15% of households consist of a female
householder with no husband

Census 2010

Alabama is struggling in key
areas of Assets and
Opportunities
OVERALL GRADE: F

Next several slides with detail the key
areas of concern

FINANCIAL ASSETS & INCOME

CORPORATION FOR ENTERPRISE
DEVELOPMENT, (CFED) 2012

HEALTHCARE


Alabama: Nonelderly Uninsured

Distribution of the Nonelderly Uninsured by Age, states (2009-2010), U.S. (2010)View 50-State Comparison
AL AL US US
# % # %
Children 102,900 14% 7,951,800 16%
Adults 630,200 86% 41,160,200 84%
Total 733,100 100% 49,111,900 100%

Distribution of the Nonelderly Uninsured by Family Work Status, states (2009-2010), U.S. (2010)View 50-State Comparison
AL AL US US
# % # %
At Least 1 Full Time Worker 403,900 55% 29,831,500 61%
Part Time Workers 110,700 15% 7,688,700 16%
Non Workers 218,500 30% 11,591,700 24%
Total 733,100 100% 49,111,900 100%

Distribution of the Nonelderly Uninsured by Federal Poverty Level (FPL), states (2009-2010), U.S. (2010)View 50-State Comparison

AL AL AL US US US
# % % of US Total # % % of US Total

Under 100% 352,100 48% 2% 19,933,800 41% 100%

100-138% 87,700 12% 1% 6,396,300 13% 100%

139-250% 177,800 24% 1% 11,869,700 24% 100%

251-399% 63,200 9% 1% 6,235,200 13% 100%

400%+ NSD NSD NSD 4,676,900 10% 100%

Total 733,100 100% 1% 49,111,900 100% 100%

Alabama healthcare system
needs help with the majority of
individuals in most need walking
around with health insurance i.e.
elderly and low income
individuals


Uninsured Rates for the Nonelderly by Age, states (2009-2010), U.S. (2010)View 50-State Comparison
AL AL US US
# % # %
Children 102,900 9% 7,951,800 10%
Adults 630,200 22% 41,160,200 22%
Total 733,100 18% 49,111,900 18%

Distribution of the Nonelderly Uninsured by Gender, states (2009-2010), U.S. (2010)View 50-State Comparison
AL AL US US
# % # %
Female 337,200 46% 22,596,600 46%
Male 395,800 54% 26,515,400 54%
Total 733,100 100% 49,111,900 100%

Distribution of the Nonelderly Uninsured by Race/Ethnicity, states (2009-2010), U.S. (2010)View 50-State Comparison
AL US
AL AL US US
% of US % of US
# % # %
Total Total
White 448,100 61% 2% 22,796,200 46% 100%
Black 197,400 27% 3% 7,514,400 15% 100%
Hispanic 64,200 9% <1% 15,094,200 31% 100%
Other NSD NSD NSD 3,707,100 8% 100%
Total 733,100 100% 1% 49,111,900 100% 100%

Uninsured Rates for the Nonelderly by Federal Poverty Level (FPL), states (2009-2010), U.S. (2010)
View 50-State Comparison
AL AL US US
# % # %
Under 100% 352,100 36% 19,933,800 34%
Under 139% 439,800 33% 26,330,200 34%
139-250% 177,800 21% 11,869,700 24%
251-399% 63,200 9% 6,235,200 12%
400%+ NSD NSD 4,676,900 5%
Total 733,100 18% 49,111,900 18%

Uninsured Rates for the Nonelderly by Family Work Status, states (2009-2010), U.S. (2010)
View 50-State Comparison
AL AL US US
# % # %
At Least 1 Full Time Worker 403,900 14% 29,831,500 15%
Part Time Workers 110,700 32% 7,688,700 31%
Non Workers 218,500 30% 11,591,700 29%
Total 733,100 18% 49,111,900 18%

Uninsured Rates for the Nonelderly by Gender, states (2009-2010), U.S. (2010)View 50-State Comparison
AL AL US US
# % # %
Female 337,200 16% 22,596,600 17%
Male 395,800 20% 26,515,400 20%
Total 733,100 18% 49,111,900 18%

Uninsured Rates for the Nonelderly by Race/Ethnicity, states (2009-2010), U.S. (2010)View 50-State Comparison
AL AL US US
# % # %
White 448,100 17% 22,796,200 14%
Black 197,400 18% 7,514,400 22%
Hispanic 64,200 39% 15,094,200 32%
Other NSD NSD 3,707,100 19%
Total 733,100 18% 49,111,900 18%

What is Alabama’s Health
Ranking? Rating?

The figure below depicts the structure of the Rankings model; those
having high ranks (e.g., 1 or 2) are estimated to be the “healthiest.”

The Next Couple of Slides Will Illustrate How Alabama Counties Rank in both
Health Outcomes and Health Factors

Southeast Northeast
Alabama has a Alabama has a
concentration small cluster
of poorly of poorly
ranked ranked
counties in counties in
terms of health terms of
outcomes health
outcomes

Health Ratings/Rankings have to
do with health outcomes, health
indicators and even access to
healthy foods

Southeast
Alabama has a Southwest
concentration Alabama has a
of poorly small cluster
ranked of poorly
counties in ranked
terms of health counties in
factors terms of
health factors

ALABAMA
30+ Food Deserts = Healthy Food Access Problem

STATE OF ECONOMIC
DEVELOPMENT

Alabama’s Business and Job
outlook is not measuring up to
national average in terms of low
wage jobs, business value by
race and by gender

BUSINESSES AND JOBS


Alabama

It is evident
there are
clusters of
jobs in the
northern end
of the state
while the
southern,
eastern and
even some
areas of the
western
portion jobs
are scarce

Census LEHD

Source: US. Census Bureau, Center for Economic Studies

Upcoming map shows Alabama
Workforce Investment areas
(WIAs)
The slides that follow the map detail
the exact labor profile for the various
WIAs

WORKFORCE DEVELOPMENT AREAS (WIA) OF ALABAMA

Source: US. Census Bureau, Center for
Economic Studies

2010 Inflow/Outflow Analysis Alabama

Alabama is the nation’s third poorest state.
Nearly 19 percent of Alabamians – and more
than 27 percent of children – live below the
poverty line.

Source: Alabama Poverty Project

QUALITY OF LIFE STATS

Source: Census Bureau, 2010

Quality of Life Indicators Signal a Vulnerable
Population Struggling to Meet Basic Needs

FACTS ABOUT ALABAMA

•More than 1 in 6 Alabamians live in poverty
•17.5 percent of Alabamians live below the federal poverty line, which is $21,954 in
household earnings for a family of four. US Census Bureau, Small Area Income & Poverty
Estimates

•1 in 4 children in Alabama live in poverty.
•24.6 percent of children live in households below the federal poverty line. US Census
B
Bureau, Small Area Income & Poverty Estimates
•2nd largest income gap
•The gap between Alabama’s richest and poorest is the second largest in the
nation. Center on Budget and Policy Priorities

•41.4 percent high school dropout rate
•Alabama ranks 42nd in the nation in per capita income. Nearly 60 percent of that wage
gap can be attributed to our high school drop out rate, which was 41.4 percent in
2007. Southern Education Foundation

•2nd most obese, 4th most diabetic state
•Alabama is the second most obese state in the country and has the fourth highest rate of
diabetes among adults. Trust for America’s Health; CDC

•2nd hungriest state in the nation
•25 percent of Alabamians experienced food hardship in 2010. Food Research and Action
Center
Source: Alabama Poverty Project

EDUCATION


HOUSING & HOMEOWNERSHIP


Source: American Community Survey, 2010

Quality Affordable Housing is
Scarce

Quality Affordable Housing is
Scarce because

~50% of Alabama housing stock was built between
1970-1999—3 decades..very few new homes built in
the last 10 years; This phenomenon speaks to the need
for rehabilitation services and dilapidation that plagues
the area

Source: American Community
Survey, 2010

With a large portion of the
Alabamanians being elderly
and/or extremely low income,
housing burdens and difficulty
locating “ affordable” housing is
evitable, regardless of tenure

HOUSING BURDEN BY TENURE
Homeowners
Housing units
with a mortgage
769,331 PERCENT
Less than 20.0
percent 313,529 40.80%
20.0 to 24.9
percent 117,330 15.30%
25.0 to 29.9
percent 86,584 11.30%
30.0 to 34.9
percent 58,183 7.60%
35.0 percent or
more 193,705 25.20% Renters
Occupied units paying
rent
468,359 PERCENT
Less than 15.0 percent 55,155 11.80%
15.0 to 19.9 percent 55,439 11.80%
20.0 to 24.9 percent 54,070 11.50%
25.0 to 29.9 percent 50,548 10.80%
30.0 to 34.9 percent 42,869 9.20%
35.0 percent or more 210,278 44.90%

Source: American Community Survey, 2010

Why is Affordable Housing in Rural
Areas Difficult?
• Not as scalable as urban or suburban
development
• Operating and construction costs are higher
• Given the first two bullets hard to keep rents
and leases low and affordable

HOUSING PERMIT ISSUANCE IS
STILL TAKING PLACE PRIMARILY
FOR SINGLE FAMILY AND MULTI-
FAMILY UNITS
Are units being built in the areas in
most need and for those in the
greatest need?

Occupied/Occupiable Housing
Stock is being lost to Foreclosure

Homeowners Are Underwater
•According to a recent report from CoreLogic Alabama residents with
mortgages are still suffering. Report provides the following statistics:

•About 12 percent of Alabama properties with a mortgage were in
negative equity – or underwater – in the fourth quarter.

•The report said the state had 43,431 negative equity mortgages in the
quarter.

•Another 20,768 or 5.7 percent were near negative equity.

•At the national level, 22.8 percent of mortgages were underwater for the
quarter.

Source: Birmingham Business Journal, March 2012

There are about 36,000* tax
delinquent properties for sale in
Alabama

Source: Alabama Department of Revenue, April 26, 2012

According to CoreLogic the number of
Alabama homes in foreclosure is low and
getting lower, but is still a problem

Birmingham Business Journal-March 29, 2012

AREAS WHERE FORECLOSURES ARE FOR SALE

Source: RealtyStore

However, foreclosure Heat Maps
show that from January to
March 2012 the number of
foreclosures increased from
1,489 to 1,647

January 2012 Foreclosure Rate Heat Map

RealtyTrac, 2012

March 2012 Foreclosure Rate Heat Map

RealtyTrac, 2012

Next few slides illustrate
relationships between
foreclosure filings and different
variables as well as fluctuation in
auctions and Real Estate Owned
(REOs)

Foreclosures and Home Price Appreciation
Key spikes in total
foreclosure filings
occurred a little
before May 2011,
July 2011 and
September 2011;
Incremental
growth seen from
January 2012 to
March 2012

RealtyTrac, 2012

Foreclosures and Interest Rates
Despite the
fluctuations in
foreclosure
activity we see a
steady decrease
in interest rates
from April 2011
to March 2012

RealtyTrac, 2012

Auction and Real Estate Owned Properties

Spikes in Auction properties seen in October 2011
and March 2012; Greatest number REOs seen
October 2011 and between January-February 2012
RealtyTrac, 2012

Occupied/Occupiable Housing
Stock is being lost to Natural
Disaster

APRIL 2011 TORNADOES CHANGED
PEOPLE’S LIVES FOREVER
• THERE WERE A TOTAL OF 139 DEATHS DIRECTLY RELATED TO THE
TORNADOES IN CENTRAL ALABAMA ON APRIL 27TH.
• OF THOSE 139 DEATHS ON APRIL 27TH, 86 PEOPLE WERE KILLED IN
PERMANENT STRUCTURES, SUCH AS A HOME, FACTORY OR CHURCH. 46
WERE KILLED WHILE IN MANUFACTURED HOMES. 2 FATALITIES
OCCURRED WHILE PEOPLE WERE STILL IN THEIR VEHICLES AND 2 OTHERS
WHILE OUTDOORS.
• APRIL 27TH SAW 5 OF THE 10 LONGEST TORNADO TRACKS IN RECORDED
HISTORY.
• THERE WERE 247 DEATHS IN THE STATE OF ALABAMA ON APRIL 27TH.
THIS RANKS AS THE SECOND DEADLIEST DAY IN ALABAMA BEHIND THE
MARCH 1932 OUTBREAK WHEN 270 DIED.

Source: National Weather Service of
Birmingham, August 2011

More Tornado Statistics
• Impacted 64% of Alabama counties; Tuscaloosa County and
City of Tuscaloosa were severely impacted
• Older housing stock primarily built 1950 to 1970-single family
homes, small to medium apartments and off campus student
housing
• Approximately 5,144 housing units, 12.6% of the City’s total
housing inventory of 40,872, were impacted by disaster.
• A preliminary estimate to repair damaged (3,904 units) and
replace destroyed homes (1,240 units) is $224,319,552 or
$43,608 per unit.

Source: Alabama Center for Real Estate-
University of Alabama; August 2011

MASSIVE DEVASTATION: ENTIRE COMMUNITIES WERE WIPED OUT

NEIGHBORWORKS ALABAMA
NETWORK PROFILE

Health Factors and Indicators for
Alabama show that there specific
counties which rank poorly in
these areas

The Quality of Life for Alabama
residents by county shows that
there are key pockets of poverty
and low income areas; Children,
one of the most defenseless
portions of the population are
suffering

Housing Characteristics
• Extremely old housing stock that needs
extensive repairs or in some cases needs to be
demolished altogether
• Homeownership is still high, but in light of
economic downturn and disasters trending
towards increased renters
• Households are severely burdened regardless
of tenure
• Occupancy

BEYOND HOMES IN DESPERATE NEED OF
REHABILITATION SOME HOMES
PARTICULARLY IN RURAL AREAS ARE
SUBSTANDARD I.E. NO PLUMBING AND
JUST DEPLORABLE LIVING CONDITIONS

County outlook on foreclosures
shows that between January-
March 2012 there was change in
the propensity of foreclosure as
well as the counties most
impacted

TORNADOES HAD A RIPPLE EFFECT. APRIL 2011 WAS
DEVASTATING BUT THE IMPACT WAS FURTHER
COMPOUNDED BY MARCH 2012 FOR SOME PEOPLE WITH
HOMES RECENTLY REBUILT BEING DESTROYED AGAIN OR
THOSE NOT PREVIOUSLY IMPACTED BECOMING A VICTIM

TORNADOES (April 2011-March
2012) & NWOS
• CPS-Town Sumter county, Geiger got hit on April 15th-40% of homes
were destroyed, large portion were trailers. Unfortunately they were not
at that point declared a disaster area so residents in that were unable to
get money from FEMA

• CAPNA Service Area-took out housing stock, displaced residences
requiring some to migrate 40-50 miles to find housing; pre-storm
affordable housing supply at 300 and post storm added additional 300
making the total shortage 600

• NHS-Obliterated Centerpoint Elementary School along with 400
homes

NeighborWorks Alabama
Network

Strengths

•Housing counseling

•Foreclosure mitigation

•Home maintenance

•Developer side-largest in the state.
assessing areas of needs and making •Economic Loss
homeownership or creating a development • Population Drift
that provides a pathway to affordable
housing. • Unemployment Higher than Usual

• Median Income is dropping
•Services Would Like to Offer

• Broader scale homeownership initiative

•Single family housing development

•Rural housing initiative

•Capital lending-making mortgages

Homeownership & Home
Purchases
• Home Ownership support
– 40% occupants are house burden; 35% home owners and 5% renters
– Average Mortgage is $255; median mortgage is $200 and high is
$2,700
– Morgan county accounts for most of the mortgage foreclosures
• Home Purchases
– Climbing for Morgan and Cullman County; slight decline in Lawrence
County
– Affordable housing deficit for Morgan and Cullman County; median
house cost ~$105,000

Source: CAPNA October 2011
Market Analysis

•Pickens County-Weatherizatioin
services
• Greene County-2008 33, single
family detached homes and health
facility plus weatherization &
foreclosure prevention
• Selma-Dallas County-contracted
someone to manage housing
development

Strengths

•Good Reputation in the Community

•Political Connections

•Community Building and Organizing

Services Would Like to Offer

Prisoner Re-Entry

CDFI Status

Resources and Education for Minority
Contractors

Unique about the service area, richest
counties though, then have 2nd poorest
county which is Greene county.

*Though one county is the
service area, technically the
coverage area is the entire
state

Strengths
•Only homeownership center in the state
• Counseling and education
•Foreclosure prevention to a greater number of
clients than any other places in the state.
• Incredibly skilled staff
•Licensed contractor and attorney.
•Been around 40 years.
•Staple in our community

Economic Loss in Service Area
Services Would Like to Offer
Financial Institution Mass Layoffs
Housing Development
Debt Crisis and Sewer Issues &
Lending Bankruptcy

Jefferson County job loss ~1,000+

Organizations Aspire to Offer More Services
Such as Those Below, But Need More
Capacity
• Housing Development
• Lending-CDFI
• Small Business development
• Homeownership Counseling
• Resources for Rural Affordable Housing; Rural
Housing Initiative
• Capital Lending

What is the Ideal Alabama In Terms of
Affordable Housing?
• “we have a cohesive program policies around housing, trust fund that will
identify affordable housing in Alabama. identifying the gaps especially
with the elderly. they have a safe place to live. transcends across the state
and we have eradicated the substandard housing.”
• “would have an affordable housing clearinghouse that included wrap
around services.”
• “any family that wanted to own their home could approach a community
based organization that could help them from beginning to end. they will
realize the dream of homeownership. wouldn’t have to go through layer
after layer.”
• “development of smaller affordable housing properties in rural areas that
are not serviced by anyone right now.”

OBSTACLES TO THE IDEAL ALABAMA
• LACK OF RESOURCES

• LACK OF POLITICAL WILL

• LACK OF HOUSING POLICY; HOUSING TRUST FUND BILL GETTING PASSED

• OBTAINING CLEAR TITLES

• LAND ACQUISITION-AIR PROPERTY

• LACK OF A COHESIVE PLAN

• NEED FOR MORE PUBLIC PRIVATE PARTNERSHIPS WITH “ON THE
GROUND” ORGANIZATIONS

CONCLUSIONS & RECOMMENDATIONS
• MANY AREAS WITHIN THE ALABAMA NETWORK WOULD CONSTITUTE
“UNDERSERVED”
• ALABAMA IS STRUGGLING SOCIO ECONOMICALLY AND ALL OF THE CDCS SEE
OPPORTUNITIES FOR HOW THEY CAN INCREASE THEIR CAPACITY AND THUS EXPAND
THEIR SERVICES TO THEIR CLIENTS. GIVEN THE SHRINKING RESOURCE AVAILABILITY
AND THE TREMENDOUS ALABAMA CDC STRENGTH, ESTABLISHING A STRATEGIC
COLLABORATIVE THAT INCLUDES THE ALABAMA NEIGHBORWORKS NETWORK AS
WELL AS THE OTHER CDCS WOULD HELP EXPEDITE AND STRENGTHEN ANY INITIATIVE
AROUND IMPROVING THE AFFORDABLE HOUSING SCARCITY
• RURAL AFFORDABLE HOUSING IS AN AREA THAT REQUIRES A SIGNIFICANT AMOUNT
OF ATTENTION. LEVERAGE NEIGHBORWORKS NETWORK INTELLIGENCE FROM OTHER
STATES COULD BE ONE OF MANY WAYS TO ADDRESS THIS PROBLEM
• ORGANIZING A STATE MEETING WITH PUBLIC OFFICIALS AND THE KEY
INTERMEDIARIES AND FOUNDATIONS IN ALABAMA WOULD HELP DRIVE A STATE
AGENDA AROUND AFFORDABLE HOUSING. SUCH AN EFFORT MAY ALSO AID IN THE
PASSING OF SOME HOUSING POLICY THAT WOULD IMPROVE CURRENT
UNCONSCIONABLE LIVING CONDITIONS MANY ALABAMANIANS ARE EXPERIENCING

CONCLUSIONS & RECOMMENDATIONS
• FAHE’S BACK OFFICE SERVICES WOULD BE A GREAT ASSET TO ALABAMA
ESPECIALLY GIVEN SOME OF THE CHALLENGES AROUND CLEAR TITLE AND
LENDING THAT WERE EXPRESSED BY PRACTITIONERS
• ESTABLISHING AN ALABAMA COLLABORATIVE WOULD BENEFIT THE STATE
AND CURRENT CHALLENGES OF THE AFFORDABLE HOUSING. WHILE ALL
PARTIES SEEM OPEN TO AN COLLABORATIVE IT IS CLEAR THAT IN ORDER FOR
SUCH AN COLLABORATIVE TO BE EFFECTIVE CLEAR TERMS NEED TO BE LAID
OUT. THE COLLABORATIVE MUST INCLUDE MOUS AND ENSURE THAT THE
ARRANGEMENT IS NOT ONLY BENEFICIAL TO THE STATE BUT THAT
COLLABORATIVE PARTIES ARE ABLE TO LEVERAGE THEIR ORGANIZIATIONAL
STRENGTHS WITHOUT FEELING LIKE THEY ARE “GIVING AWAY THEIR CLIENTS
TO A COMPETITOR”
• BEYOND THE AGREEMENT THE COLLABORATIVE SHOULD HAVE A
DOCUMENT DETAILING HOW THE COLLECTIVE GROUP WILL WORK
TOGETHER. A GOOD INFORMATION SHARING MODEL TO CONSIDER IS
FAHE’S CAUCAUSES WHICH AFFORDS MEMBERS TO ROUTINELY SHARE
INFORMATION AND LEVERAGE EACH OTHER’S CAPACITY TO MAKE AN

CONCLUSIONS AND
RECOMMENDATIONS
• OTHER OPPORTUNITIES FOR IMPROVING THE
AFFORDABILITY SCARCITY WOULD BE
– COMMUNITY LAND TRUSTS-SOME INDIVIDUALS
ARE MEMBERS OF OR IN CONVERSATION WITH
THE NATIONAL COMMUNITY LAND TRUST
COLLABORATIVE
– LAND BANKING

Additional Resources
• Food Desert Locator. http://www.ers.usda.gov/data/
• National Community Land Trust.
http://www.cltnetwork.org/index.php?fuseaction=M
• Land Bank Authorities.
http://www.lisc.org/content/publications/detail/793
• Real Estate and Housing Data. http://www.acre.cba.u

Alabama statewide report 5.3.12

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Alabama statewide report 5.3.12

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