A service of MEAG Power. Upson County-Thomaston, Georgia Market Assessment

Transcription

1 A service of MEAG Power Upson County-Thomaston, Georgia Market Assessment

2 Table of Contents Upson County - Thomaston, Georgia Overview Maps Page 1 Upson County - Thomaston, Georgia Area Labor Profile Page 4 Upson County Thomaston, Georgia Market Assessment Page 11 5, 10, 15 Mile Radii Demographics Overview Page 12 Population Distribution Map 5, 10, 15 Mile Radii 2007 Demographics Population Total Population by Gender Population by Age Population by Race/Ethnicity Educational Attainment Household Statistics Overview Page 14 Household Income Distribution Map 5, 10, 15 Mile Radii Households by Income Household Size and Occupancy Statistics Housing Value & Rental Costs Demographics Overview Charts Page 18 (5, 10, & 15 Mile Radii) Employment Statistics Overview Page 20 Employment by Industry Means of Transportation to Work Occupation Distribution Travel Time To Work Top Twenty Employers High Traffic Count Intersections Residential & Commercial Building Permit Counts Page 24 Page 26 Georgia Incentives Page 28 Tax Incentives Workforce Development

3 City of Thomaston Market Assessment City Of Thomaston Overview Maps Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com Page 1 of 36

4 Upson County Thomaston, Georgia or WIN.IN.GA ( ) Page 2 of 36

5 Legend Thomaston Zoning ZONE CODE R-1 Low Density Residential R-2 Medium Density Residential R-2-C Medium Density Residential-Conditional R-3 Multi-family Residential R-3-C Multi-family Residential-Conditional C-1 Main Commercial C-1-C Main Commercial - Conditional C-2 General Commercial C-2-C General Commercial-Conditional C-3 Neighborhood Commercial P-1 Professional Institutional M-1 Industrial M-2 Light Industrial M-2-C light Industrial (Conditional PUD Planned Use Development Roads Zoning District Map City Of Thomaston, Georgia Gateway District One Downtown Historic District R.E.Lee Institute Historic District Disclaimer: The McIntosh Trail RDC makes no warranty for the fitness of the use for a particular purpose, express or implied, with respect to this map product. The information contained herein is accurate to the best knowledge of its producers. Any user of this production accepts its faults and assumes all responsibility for the use thereof, and further agrees to hold the McIntosh RDC harmless from and against damages, loss, or liability, arising from any use of this map. This product is strictly fro the informational purposes only and, may not be copied or distributed without prior approval of the McIntosh Trail RDC. Miles Page 3 of 36

6 City of Thomaston Market Assessment Upson County - Thomaston, Georgia Area Labor Profile Overview Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com Page 4 of 36

7 Upson County Labor Force Activity Employment Trends 2007 ANNUAL AVERAGES Labor Force Employed Unemployed Rate Upson 12,023 11, % Crawford 6,267 5, % Lamar 8,014 7, % Meriwether 9,890 9, % Monroe 13,146 12, % Pike 8,109 7, % Talbot 3,126 2, % Taylor 3,328 3, % Upson Area 63,903 60,630 3, % Georgia 4,814,831 4,602, , % United States 153,124, ,047,000 7,078, % Unemployment Rate Trends Note: This series reflects the latest information available. Labor Force includes residents of the county who are employed or actively seeking employment. Source: Georgia Department of Labor; U.S. Bureau of Labor Statistics. Population 2000 Census 2007 Rank 2007 Estimate % Change Projected* % Change Upson 27, , , City of 9,411 Thomaston Upson Area 129, , , Georgia 8,186,453 9,544, ,813, United States 281,421, ,621, ,365, Source: Population Division, U.S. Census Bureau, *Governor's Office of Planning and Budget. Page 5 of 36

8 Industry Mix Upson Upson Area NUMBER EMPLOYMENT WEEKLY NUMBER EMPLOYMENT WEEKLY INDUSTRY OF FIRMS NUMBER PERCENT WAGE OF FIRMS NUMBER PERCENT WAGE Goods-Producing 82 1, , Agriculture, Forestry, Fishing and Hunting Mining, Quarrying, and Oil and Gas Extraction Construction , Manufacturing 24 1, , Food 1 * * * Textile Mills 2 * * * Textile Product Mills 2 * * * Wood Product Paper 2 * * * Printing and Related Support Activities 2 * * * 8 * * * Plastics and Rubber Products 2 * * * Fabricated Metal Product Furniture and Related Product 2 * * * Miscellaneous 1 * * * 8 * * * Primary Metal * * * Beverage and Tobacco Product * * * Transportation Equipment * * * Machinery * * * Apparel * * * Nonmetallic Mineral Product Chemical Service-Providing 393 4, ,540 13, Utilities ,348 Wholesale Trade Retail Trade , Transportation and Warehousing Information Finance and Insurance Real Estate and Rental and Leasing * * * Professional, Scientific, and Technical Services Management of Companies and Enterprises * * * Administrative and Support and Waste Management and Remediation Services Educational Services Health Care and Social Assistance 50 1, , Arts, Entertainment, and Recreation Accommodation and Food Services , Other Services (except Public Administration) Unclassified - industry not assigned 5 * * * Total - Private Sector 480 5, ,101 20, Total - Government 38 1, , Federal Government State Government , Local Government 15 1, , ALL INDUSTRIES 518 7, ,359 28, ALL INDUSTRIES - Georgia 274,350 4,076, Note: *Denotes confidential data relating to individual employers and cannot be released. These data use the North American Industrial Classification System(NAICS) categories. Average weekly wage is derived by dividing gross payroll dollars paid to all employees - both hourly and salaried - by the average number of employees who had earnings; average earnings are then divided by the number of weeks in a reporting period to obtain weekly figures. Figures in other columns may not sum accurately due to rounding since all figures represent the Annual Source: Georgia Department of Labor. These data represent jobs that are covered by unemployment insurance laws. Page 6 of 36

9 Per Capita Income Source: U.S. Bureau of Economic Analysis Upson Industry Mix 2007 Top Employers FIVE LARGEST EMPLOYERS Upson TEN LARGEST EMPLOYERS Upson Area Note: Source: Express Services Inc Quad/graphics Inc Standard Textile Thomaston Inc Upson Regional Medical Center Wal-Mart Associates Inc Represents employment covered by unemployment insurance excluding all government agencies except correctional institutions, state and local hospitals, state colleges and universities. Data shown for the Third Quarter of Employers are listed alphabetically by area, not by the number of employees. Georgia Department of Labor Pyrotechnic Specialties Inc Continental Tire North America Inc Georgia-Pacific Corp Warm Springs Medical Center Georgia Power Company Monroe County State Prison Upson Regional Medical Center Quad/graphics Inc Wal-Mart Associates Inc Standard Textile Thomaston Inc COUNTY Crawford Lamar Meriwether Meriwether Monroe Monroe Upson Upson Upson Upson Commuting Patterns EMPLOYED RESIDENTS OF PERSONS WORKING IN Upson Upson COUNTY WHERE EMPLOYED NUMBER PERCENT OF TOTAL COUNTY OF RESIDENCE NUMBER PERCENT OF TOTAL Upson, GA 8, Spalding, GA Lamar, GA Pike, GA Bibb, GA Meriwether, GA Fayette, GA Fulton, GA Other Total Residents: 11, Note: Other category represents employment from U.S. counties only. Source: U.S. Census Bureau County-To-County Worker Flow Files. Upson, GA 8, Pike, GA Lamar, GA Taylor, GA Meriwether, GA Crawford, GA Spalding, GA Monroe, GA Other Total Residents: 9, Page 7 of 36

10 Some OF 31.0% TOTAL % High 19.4% % 56.3% School % Education of the Labor Force Upson County Note: PERCENT PERCENT DISTRIBUTION BY AGE OF TOTAL Some High School 33.1% 31.0% 19.4% 27.1% 30.3% 56.3% High Scholl Grad/GED 37.4% 38.8% 43.5% 40.9% 38.0% 26.8% Some College 19.1% 28.3% 27.0% 18.8% 18.7% 8.7% Collgege Grad 4 Yr 7.2% 0.8% 8.4% 9.8% 7.7% 6.1% Post Graduate Studie 3.2% 1.1% 1.8% 3.5% 5.3% 2.1% Totals Totals are based on the portion of the labor force between ages Some College category represents the percentage total of workers with either Some College with no degree or an Associate degree. Source: U.S. Census Bureau Decennial Census. High School Graduates PUBLIC SCHOOLS PRIVATE SCHOOLS TOTAL Crawford Lamar Meriwether Monroe Pike Talbot Taylor Upson Upson Area 1, ,112 Note: Source: Public schools include city as well as county schools systems. Some private schools data were not reported. Office of Student Achievement; Georgia Independent School Association. Colleges and Universities Upson Area Crawford Crawford County Center (Satellite campus of Central Georgia Technical College) Monroe Monroe County Center (Satellite campus of Central Georgia Technical College) Upson Flint River Technical College Flint River Technical College (Technical college servicing area) Lamar Gordon College Note: The colleges and universities listed include public and private institutions. This list is updated periodically as information becomes available. Source: Integrated Postsecondary Education Data System (IPEDS). Page 8 of 36

11 Technical College Graduates PROGRAMS TOTAL GRADUATES PERCENT CHANGE Accounting Technology/Technician and Bookkeeping Administrative Assistant and Secretarial Science, General Automobile/Automotive Mechanics Technology/Technician Carpentry/Carpenter Child Care and Support Services Management Civil Engineering Technology/Technician Computer Systems Networking and Telecommunications Cosmetology/Cosmetologist, General Criminal Justice/Safety Studies Customer Service Support/Call Center/Teleservice Operation Data Entry/Microcomputer Applications, General Data Processing and Data Processing Technology/Technician Early Childhood Education and Teaching Electrical/Electronics Equipment Installation and Repair, Ge Graphic and Printing Equipment Operator, General Production Industrial Mechanics and Maintenance Technology Licensed Practical/Vocational Nurse Training Medical Insurance Coding Specialist/Coder Medical Transcription/Transcriptionist Medical/Clinical Assistant Nurse/Nursing Assistant/Aide and Patient Care Assistant Phlebotomy/Phlebotomist Surgical Technology/Technologist Truck and Bus Driver/Commercial Vehicle Operation Welding Technology/Welder Definition: All graduates except those listed as technical certificates are diploma and degree graduates. Diploma and degree programs are one to two years in length. Technical certificates are less than a year in length. Source: Integrated Postsecondary Education Data System Note - The data shown is from Flint River Technical College Page 9 of 36

12 Occupational Profile for Residents of Upson County Upson NUMBER PERCENT Total Civilian Labor Force 12, Management, Business and Financial Workers Science, Engineering and Computer Professionals Healthcare Practitioner Professionals Other Professional Workers Technicians Sales Workers 1, Administrative Support Workers 1, Construction and Extractive Craft Workers Installation, Maintenance and Repair Craft Workers Production Operative Workers 2, Transportation and Material Moving Operative Worke Laborers and Helpers Protective Service Workers Service Workers, except Protective 1, Unemployed, No Civilian Work Experience Since Upson Area NUMBER PERCENT 59, , , , , , , , , , , , , , Source: U.S. Census Bureau Decennial Census.(EEO Data Tools) Active Applicants - Georgia Department of Labor TOTAL Prof., Tech. and Mangerial Clerical and Sales Service Agr., Forestry and Fishing Processing Machine Trades Bench- Work Structural Work Upson Crawford Lamar Meriwether Monroe Pike Talbot Taylor Total Area 2, ,764 Misc. Note: For current applicant data available for a specific occupation, contact the nearest Georgia Department of Labor Career Center. Source: Georgia Department of Labor (active applicants as of May 2008). Georgia Department of Labor Location(s) Career Center(s) 1514 Highway 16 West Griffin GA Phone: (770) Fax: (770) Rehabilitation Center(s) 231-C South 10th Street Griffin, GA Phone: (770) Page 10 of 36

13 City of Thomaston Market Assessment Demographics Overview Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com Page 11 of 36

14 2007 Population Distribution by County: 5,10,15 Mile Radii Above 265, to 265,000 13,750 to 60,000 3,150 to 13,750 Below 3,150 5,10,15 Mile Radii Big City Center Medium City Center Small City Center US Interstate Highway Major Highway Water Bodies Page 12 of 36

15 Upson County-Thomaston, Georgia: 5,10,15 Mile Radii Market Assessment Centroid: 250 E. Lee Street, Thomaston, GA Miles: 10 Miles: 15 Miles: Demographics (2007) Total Population Total Households Female Population % Female Male Population 20,722 8,439 10, % 9,870 28,514 11,448 14, % 13,841 46,045 18,280 23, % 22,530 % Male 47.6% 48.5% 48.9% Population Density (per Sq. Mi.) Age (2007) Age % 5.7% 5.7% Age % 13.3% 13.0% Age % 7.1% 7.4% Age % 6.8% 7.2% Age % 13.6% 13.7% Age % 13.8% 13.8% Age % 14.1% 14.0% Age % 11.3% 11.3% Age % 7.6% 7.6% Age % 4.5% 4.4% Age % 2.1% 2.0% Median Age Race and Ethnicity (2007) American Indian, Eskimo, Aleut. 0.2% 0.2% 0.2% Asian 0.5% 0.4% 0.4% Black 30.8% 26.2% 27.4% Hawaiian/Pacific Islander White 67.5% 72.1% 70.8% Other 0.4% 0.4% 0.4% Multi-Race 0.6% 0.6% 0.7% Hispanic Ethnicity Not of Hispanic Ethnicity 2.2% 97.9% 2.0% 98.1% 1.9% 98.1% Educational Attainment (2007) Total Population Age 25+ Grade K - 8 Grade 9-12 High School Graduate Associates Degree Bachelor's Degree Graduate Degree Some College, No Degree 13, % 19.3% 37.8% 4.5% 9.4% 4.1% 13.7% 19, % 18.6% 39.0% 4.6% 9.0% 4.0% 14.5% 30, % 18.2% 38.8% 4.6% 8.8% 4.1% 15.8% Page 13 of 36 Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com

16 City of Thomaston Market Assessment Household/Housing Statistics Overview Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com Page 14 of 36

17 2007 Average Household Income by County: 5,10,15 Mile Radii Above 70,000 56,000 to 70,000 44,500 to 56,000 35,500 to 44,500 Below 35,500 5,10,15 Mile Radii Big City Center Medium City Center Small City Center US Interstate Highway Major Highway Water Bodies Page 15 of 36

18 Upson County-Thomaston, Georgia: 5,10,15 Mile Radii Market Assessment Centroid: 250 E. Lee Street, Thomaston, GA Miles: 10 Miles: 15 Miles: Households (2007) Household Income Distribution (2007) Income $ 0 - $9,999 Income $ 10,000 - $14,999 Income $ 15,000 - $24,999 Income $ 25,000 - $34,999 Income $ 35,000 - $49,999 Income $ 50,000 - $74,999 Income $ 75,000 - $99,999 Income $100,000 - $124,999 Income $125,000 - $149,999 Income $150, % 7.8% 14.8% 14.0% 15.2% 17.7% 8.6% 4.2% 1.3% 3.1% 12.2% 7.0% 14.0% 13.4% 15.7% 19.2% 9.3% 4.6% 1.6% 3.2% 11.7% 6.5% 13.1% 12.6% 16.0% 20.6% 9.7% 4.6% 1.8% 3.4% Average Household Income Median Household Income Per Capita Income $46,038 $35,129 $19,529 $47,024 $38,140 $19,483 $47,881 $40,499 $19,554 Size of Household (2007) 1 Person Households 2 Person Households 3 Person Households 4 Person Households 5 Person Households 6 Person Households 7+ Person Households 29.4% 33.5% 17.8% 12.0% 4.5% 2.0% 0.8% 27.2% 34.5% 18.1% 12.6% 4.7% 2.0% 0.8% 25.8% 35.7% 18.5% 12.5% 4.8% 2.0% 0.9% Average Household Size Housing Units Total Housing Units (2000): 8,885 11,731 18,256 Owner-Occupied 60.6% 64.8% 65.9% Renter-Occupied 31.9% 27.7% 26.3% Vacant 7.5% 7.6% 7.8% Vacant Housing Units Vacant, For Migrant Workers Vacant, For Rent Vacant, For Sale Only Vacant, For Seasonal, Recreation, or Occ Vacant, Other Vacant, Rented or Sold, Not Occupied % 31.4% 13.4% 6.6% 41.0% 7.5% % 26.9% 12.8% 9.1% 43.1% 8.1% 1, % 24.4% 12.3% 11.3% 41.9% 9.9% Length of Residence (2007) Stability (% In Res 5+ Yrs) Turnover (% Yearly) 41.0% 15.5% 38.3% 15.9% 37.3% 15.4% Page 16 of 36 Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com

19 Upson County-Thomaston, Georgia: 5,10,15 Mile Radii Market Assessment Centroid: 250 E. Lee Street, Thomaston, GA Miles: 10 Miles: 15 Miles: Owner Occupied Home Value (2000) $ 0 - $24,999 $ 25,000 - $34,999 $ 35,000 - $49,999 $ 50,000 - $79,999 $ 80,000 - $99,999 $100,000 - $149,999 $150,000 - $199,999 $200,000 - $299,999 $300,000 - $399,999 $400,000 - $499,999 $500,000 - $749,999 $750,000 - $999,999 $1,000,000 or more 8.7% 7.6% 20.3% 33.7% 12.1% 10.5% 3.5% 2.7% 0.3% 0.4% 0.2% 9.1% 7.1% 18.8% 30.9% 12.7% 11.7% 4.9% 3.7% 0.5% 0.1% 0.4% 0.2% 8.8% 7.1% 15.7% 29.3% 13.9% 12.9% 6.3% 4.0% 0.9% 0.4% 0.5% 0.2% Median Home Value $65,246 $66,960 $70,535 Contract Rent (2000) $ 0 - $ % 4.7% 5.8% $ $ % 15.6% 14.2% $ $ % 26.8% 25.0% $ $ % 23.1% 24.9% $ $ % 13.9% 12.3% $ $ % 3.0% 3.4% $ $ % 2.3% 2.5% $ $ % 0.4% 0.6% $ $ % 0.6% 0.5% $ $ % $1,000 - $1, % 0.2% $1,250 - $1,499 $1,500 - $1,999 $2,000 or more 0.2% No Cash Rent 8.4% 9.6% 10.4% Average Contract Rent $292 $293 $298 Page 17 of 36 Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com

20 City of Thomaston Market Assessment Demographics Overview Charts Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com Page 18 of 36

21 Upson County-Thomaston, Georgia: 5,10,15 Mile Radii Market Assessment Centroid: 250 E. Lee Street, Thomaston, GA Demographic Charts Page 19 of 36 Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com

22 City of Thomaston Market Assessment Employment Statistics Overview Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com Page 20 of 36

23 Upson County-Thomaston, Georgia: 5,10,15 Mile Radii Market Assessment Centroid: 250 E. Lee Street, Thomaston, GA Miles: 10 Miles: 15 Miles: US Census Employment Statistics (2000) Occupation & Employment (2000) Not in Labor Force In Labor Force Employed Unemployed In Armed Forces 6,969 9, % 7.5% 9,034 12, % 6.9% 14,440 20, % 6.4% 0.1% Employment by Industry (2000) Accommodation and food services Administrative, support & waste management service Agriculture forestry fishing and hunting Arts entertainment and recreation Construction 6.6% 7.5% 8.3% Educational services Finance and insurance Health care and social assistance Information 1.0% 1.3% 1.5% Management of companies and enterprises Manufacturing Mining Other services (except public administration) Professional scientific and technical services Public administration Real estate and rental and leasing Retail trade 10.5% 10.7% 11.2% Transportation and warehousing Utilities 1.3% 1.4% 1.3% Wholesale trade 3.9% 2.1% 1.2% 0.8% 6.6% 2.3% 11.5% 0.3% 34.8% 4.2% 2.0% 4.4% 0.5% 3.3% 2.8% 3.9% 2.3% 1.5% 0.7% 6.8% 2.3% 10.8% 0.2% 32.4% 4.1% 2.2% 4.9% 0.6% 3.5% 3.0% 4.3% 2.7% 1.6% 0.6% 7.2% 2.5% 9.9% 0.2% 28.5% 4.6% 2.2% 5.8% 0.7% 3.9% 2.8% Means of Transportation to Work (2000) Workers Age 16+ 8,465 11,735 19,128 Bicycle Bus or trolley bus Carpooled 15.7% 16.0% 15.8% Drove alone Ferryboat Motorcycle 0.1% 0.1% 0.1% Other means Railroad Streetcar or trolley car Subway or elevated Taxicab 1.4% 1.0% 0.7% Walked 2.5% 2.1% 1.9% Worked at home 76.5% 1.8% 2.0% 0.1% 76.9% 1.8% 1.9% 0.2% 77.7% 1.8% 1.8% Business & Employment (2007) Number of Employees Number of Establishments 8, , ,786 1,375 Page 21 of 36 Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com

24 Upson County-Thomaston, Georgia: 5,10,15 Mile Radii Market Assessment Centroid: 250 E. Lee Street, Thomaston, GA Miles: 10 Miles: 15 Miles: Occupation Distribution (2000) Aircraft and traffic control occupations 0.1% 0.1% 0.2% Architects surveyors cartographers and engineers 1.1% 1.0% 0.8% Arts design entertainment sports and media occupations 0.3% 0.5% 0.7% Building and grounds cleaning and maintenance occupations 3.3% 3.2% 3.2% Business operations specialists 1.4% 1.2% 1.0% Community and social services occupations 1.5% 1.5% 1.4% Computer and mathematical occupations 0.3% 0.4% 0.4% Construction trades workers 4.4% 5.2% 5.8% Drafters engineering and mapping technicians 0.6% 0.6% 0.7% Education training and library occupations 5.0% 5.1% 5.3% Extraction workers 0.1% 0.1% 0.1% Farmers and farm managers 0.3% 0.5% 0.7% Farming fishing and forestry occupations 0.7% 0.8% 0.8% Financial specialists 1.1% 1.3% 1.3% Fire fighting prevention and law enforcement workers 1.4% 1.7% 2.1% Food preparation and serving related occupations 3.1% 2.9% 3.4% Health diagnosing and treating practitioners and tech 2.8% 2.7% 2.3% Health technologists and technicians 1.3% 1.4% 1.7% Healthcare support occupations 2.6% 2.5% 2.2% Installation maintenance and repair occupations 5.1% 5.4% 5.6% Legal occupations 0.6% 0.5% 0.4% Life physical and social science occupations 0.6% 0.6% 0.6% Management occupations except farmers and farm managers 6.1% 6.1% 5.6% Material moving workers 5.5% 4.8% 4.5% Motor vehicle operators 3.8% 3.9% 4.2% Office and administrative support occupations 12.9% 13.1% 13.2% Personal care and service occupations 2.6% 2.4% 2.4% Production 20.7% % Protective Service Occupations 0.6% 0.7% 0.7% Rail water and other transportation occupations 0.1% 0.1% 0.2% Sales and related occupations 9.4% 9.2% 9.5% Supervisors construction and extraction workers 0.7% 0.8% 0.9% Supervisors transportation and material moving worker 0.1% % in Blue Collar Occupations 54.8% 54.4% 54.5% % in White Collar Occupations 45.2% 45.6% 45.5% Travel Time to Work (2000) Median Travel Time To Work in Minutes to 5 3.6% 3.4% 3.9% 5 to % 15.2% 13.8% 10 to % 24.6% 19.4% 15 to % 16.3% 14.7% 20 to % 7.1% 9.5% 25 to % 2.7% 4.5% 30 to % 7.8% 8.7% 35 to % 2.8% 2.8% 40 to % 2.3% 2.7% 45 to % 6.1% 7.5% 60 to % 5.3% 6.3% 90 or more 4.7% 4.7% 4.5% Worked at home 2.0% 1.9% 1.8% Page 22 of 36

25 Top Twenty Employers For The City Of Thomaston, Georgia RANK NAME ADDRESS CITY STATE ZIP CODE COUNTY OPERATIONS / NAICS CODE DESCRIPTION EMPLOYEES SALES 1 Upson Regional Medical Center 801 W Gordon St Thomaston GA Upson General Medical & Surgical Hospitals 600 $50 to $100 Million 2 Wal-Mart Supercenter 855 N Church St Thomaston GA Upson Department Stores, Except Discount 350 $50 to $100 Million 3 Standard Textile Company Inc. 1 Peerless Rd Thomaston GA Upson All Other Durable Goods Merchant Whols. 200 $100 to $500 Million 4 Upson Lee South Elementary School 172 Knight Trl Thomaston GA Upson Elementary & Secondary Schools 178 Not Applicable 5 Oracle Packaging Company Of GA 600 Poplar Dr Thomaston GA Upson Paper, Except Newsprint, Mills 160 $100 to $500 Million 6 Flint River Technical College 1533 Highway 19 S Thomaston GA Upson Junior Colleges 150 Not Applicable 7 Upson Lee Middle School 101 Holston Dr Thomaston GA Upson Elementary & Secondary Schools 145 Not Applicable 8 Inno Ware Plastic Inc 2260 Delray Rd Thomaston GA Upson Plastics Materials Merchant Whols 135 $100 to $500 Million 9 Upson-Lee High School 268 Knight Trl Thomaston GA Upson Elementary & Secondary Schools 130 Not Applicable 10 Transportation Department 715 Andrews Dr Thomaston GA Upson Transportation Program Administration 102 Not Applicable 11 Clearview Nursing Home 310 Avenue F Thomaston GA Upson Offices Of Misc Health Practitioners 100 $10 to $20 Million 12 Home Depot 1025 Highway 19 N Thomaston GA Upson Home Centers 100 $20 to $50 Million 13 Providence Health Care 1011 S Green St Thomaston GA Upson Nursing Care Facilities 100 $2.5 to $5 Million 14 Thomaston Health & Rehabilitation 310 Avenue F Thomaston GA Upson Nursing Care Facilities 100 $5 to $10 Million 15 Keadle Lumber Enterprises Inc 889 Railroad St Thomaston GA Upson Lumber & Wood Merchant Whols 92 $20 to $50 Million 16 Upson-Lee North Elementary School 334 Knight Trl Thomaston GA Upson Elementary & Secondary Schools 90 Not Applicable 17 Chili's Grill & Bar 947 N Church St Thomaston GA Upson Full-Service Restaurants 85 $2.5 to $5 Million 18 Ingles Market 730 N Church St Thomaston GA Upson Supermarkets & Other Grocery Stores 85 $20 to $50 Million 19 Riverside Nursing Center 101 Old Talbotton Rd Thomaston GA Upson Nursing Care Facilities 77 $5 to $10 Million Mills 904 N Hightower St Thomaston GA Upson Floor Covering Stores 75 $20 to $50 Million Source: Reference USA Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com Page 23 of 36

26 City of Thomaston Market Assessment High Traffic Count Intersections Overview Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com Page 24 of 36

27 High Traffic Count Intersections For The City Of Thomaston Street United States Highway 19 Cross Street N Church St Traffic Count 23,230 Type of Count** Dist.* Dir.* AADT 1.32 N United States Highway 19 E Lee St 23,000 AADT 0.84 S N Church St W Walker St 21,170 AADT 0.45 S N Center St W Main St 20,410 AADT 0.72 S N Church St 6th Ave 20,130 AADT 0.39 N S Church St W Gordon St 17,640 AADT 0.77 S Main St Harrison St 17,100 AADT N Main St Jackson St 16,560 AADT N Griffin St Jackson St 16,550 AADT N Meansville Rd Harrison St 16,300 AADT N United States Highway 19 Roquemore St 16,200 AADT 1.03 S United States Highway 19 Franklindale Rd 14,550 AADT 3.03 N United States Highway 341 Grove St 12,550 AADT NE Main St Woodland Dr 12,470 AADT N E Main St S Green St 11,870 AADT 0.77 S Forsyth St College Dr 11,050 AADT NE Forsyth St McKoy Ln 11,030 AADT NE United States Highway 19 Springdale Dr 10,810 AADT 1.57 S Note: Distance and direction are from the radius/drive time center point. 'ADDT' Definition: Average Annual Daily Traffic. Traffic counts are seasonally adjusted to represent the average day of the year. AADT counts represent counts taken Sunday Saturday. The table above reflects the latest available traffic counts for the City of Thomaston (circa 2005). Source: DataMetrix Page 25 of 36 Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com

28 City of Thomaston Market Assessment City Of Thomaston Residential & Commercial Building Permits: Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com Page 26 of 36

29 City Of Thomaston Residential & Commercial Building Permits: Commercial Residential Source: Building and Zoning Department, City of Thomaston. Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com Page 27 of 36

30 City of Thomaston Market Assessment Georgia Taxation and Labor Incentives Location Georgia - MEAG Power / 75 Fifth Street, N.W. Atlanta, GA / Phone: (800) / info@locationgeorgia.com Page 28 of 36

31 Georgia Job Tax Credit Tiers Catoosa Fannin Towns Dade Union Rabun * * Murray Walker Whitfield * * Gilmer White 75 Habersham * Lumpkin * Stephens Chattooga Gordon Pickens Gainesville * * Dawson Franklin Hall Banks Hart Rome Floyd Cherokee Forsyth Bartow Jackson Elbert South Carolina 575 Madison 85 Polk Athens Cobb Gwinnett Barrow Clarke Paulding 285 Oglethorpe Haralson Atlanta Oconee Walton Wilkes DeKalb Lincoln 20 Douglas Fulton Rockdale Carroll Morgan Greene Clayton Newton Taliaferro 20 McDuffie Columbia Henry 85 Fayette Augusta Heard Coweta Warren Jasper Putnam Butts Richmond Spalding Hancock Glascock Pike Lamar Baldwin Jones Jefferson Troup Meriwether Monroe Washington 185 Upson Macon Bibb Wilkinson Harris Talbot Crawford Twiggs Johnson Columbus Alabama Muscogee Marion Stewart Webster Laurens Bleckley Crisp Wilcox Quitman Terrell * Randolph Lee Ben Hill Turner * Albany Clay Worth Irwin Calhoun Dougherty * Tift Early Baker Miller Seminole Decatur Taylor Chattahoochee Schley * * Sumter * Peach Houston Macon 75 Pulaski Dodge Dooly Burke Jenkins Screven Emanuel Treutlen Candler Bulloch Effingham Montgomery Wheeler Toombs Telfair Jeff Davis Appling Coffee Bacon Wayne Evans Savannah Tattnall Bryan Chatham Liberty Long Pierce Berrien Atkinson Mitchell Brunswick Glynn Colquitt Cook Brantley Lanier Ware Valdosta Camden Grady Thomas Brooks Clinch Charlton Lowndes Echols 16 Major Cities 95 McIntosh Job Tax Tier Credits 1 $3,500 2 $2,500 3 $1,250 Jobs Created Use of Credits 100% of tax liability 100% of tax liability 50% of tax liability 50% of tax liability -Excess to withholding tax up to $3,500 Forward 10 Years 10 Years 10 Years 10 Years 4 $750 Georgia counties that are memebers of a JDA (Joint Development Authority) qualify for a $500 tax credit bonus. Those counties that are not members of a JDA, are denoted by the ( ). * Source: Georgia Department of Community Affairs, January 1, Page 29 of 36 Location Georgia 75 5th St. NW Suite 850 Atlanta, Georgia info@locationgeorgia.com Created by: Location Georgia, 2008

32 Georgia Tax Credits The statutory incentives described in these pages are available to new and existing businesses that qualify. Often, the most advantageous incentives are available at the local level. Be sure to investigate local incentives when evaluating sites for your business. The term tier, as used in this document, refers to the economic wellbeing of a county. Of the 4 tiers, Tier 4 is the most developed. Tier 1 is the least developed but offers the highest tax credits. To identify the tier of any Georgia county, please see the Georgia Tiers map. Job Tax Credits are available to a business (or to its headquarters) engaged in any of the following: Manufacturing, Research & Development, Telecommunications, Processing (data, information, and software), Warehouse Distribution, or Tourism. Job tax credits range from $750 to $4,000 per job each year for five years. For each of the four tiers, there are a certain minimum number of jobs required to claim the job tax credits (see Georgia Tiers map). Job tax credits in tier 1 or tier 2 counties can be used against 100% of income tax liability. The excess (over 100%) is credited to Georgia withholding tax in tier 1 counties only. Tier 3 & 4 counties are limited to 50% of the tax liability in a given year. Unused job tax credits may be carried forward ten years. Note, average wages for any new jobs must be higher than the average wages of any county in the state. Also note that employers must make health insurance available to employees filling the new full-time jobs. Employers are not, however, required to pay all or part of the cost of such insurance unless this benefit is provided to existing employees. Port Job Tax Credit Bonus: $1,250 per job bonus for taxpayers with large increases in shipments into and out of a Georgia port. Joint Development Authority Bonus: $500 bonus in counties involved in a joint development authority. Investment Tax Credits generally range from 1% to 5% of qualified capital investment (see Georgia Tiers map). Credits are available to an existing manufacturing or telecommunications business that has operated a facility in Georgia for three years prior to the application for credit and invests $50,000 or more. Higher level credits range from 3% to 8% for investment in recycled equipment and for the conversion of a defense plant to manufacturing of a new product. The recycle, pollution control, and defense conversion options are available only for manufacturing plants. Credits can be used against 50% of income tax liability in a given year. Unused credits may be carried forward ten years WIN.IN.GA ( ) or locationgeorgia@meagpower.org Page 30 of 36

33 Port Investment Bonus: Available to taxpayers with large increases of shipments in or out of a Georgia port. The port bonus increases the investment tax credit to 5% regardless of the tier level. The 5% is in lieu of the investment tax credit. Optional Investment tax credits: Credits range from 6% to 10% of qualified capital investment and can be taken in lieu of the investment tax credit. This credit is available to taxpayers that qualify for investment tax credits. The requirements are the same, except for the minimum investment ranging from $5 to $20 million. A taxpayer can use the credits against 100% of its tax liability for a given year. Excess credits can be carried forward ten years. Optional Investment Tax Credits equal 90% of the difference between (1) the taxpayer's Georgia income tax liability for the current year and (2) the taxpayer's 3 year base tax liability. The taxpayer receives a credit equal to 90% of the increase in tax liability over the base. The base is the average income tax liability for the three previous years prior to the application (see Georgia Tiers map). * Taxpayers may choose between job tax credits or investment tax credits. Headquarters Tax Credits are used in lieu of Job or Investment tax credit. Companies establishing or relocating their headquarters [principal central administrative offices] in a Georgia community are eligible to receive an income tax credit of $5,000 per job, per year for five years if the new jobs pay twice the county average wage rate. The $5,000 credit is available in all counties regardless of tier level. A $2,500 tax credit is available if the wages are greater than the county average. Each tier has a separate wage requirement (see Georgia Tiers map). The tax credit is available to taxpayers that (1) establish or relocate their headquarters in Georgia, (2) create 100 or more jobs, (3) invest $1 million, and (4) pay wages that exceed the county average wage rate. Credits can be used against 100% of tax liability regardless of where the taxpayer locates the headquarters. Credits not applied to income tax liability may be used to reduce withholding tax. Research Development Tax Credits can be used in conjunction with other tax credits. It is a flat 10% of the additional R&D expense over a base amount. The base is computed from the previous three years' taxable income and research expenses. Credits are available to a business engaged in one of the following to which the job tax credits are available: Manufacturing, Research & Development, Telecommunications, Processing (data, information, and software), Warehouse Distribution, or Tourism. Taxpayer must have positive net income for the previous three years. Taxpayer must qualify for a research credit under Section 41 of the 1986 IRS code to be eligible for the Georgia credit. R&D credits can be used against 50% of income tax liability. Unused credits may be carried forward ten years WIN.IN.GA ( ) or locationgeorgia@meagpower.org Page 31 of 36

34 Retraining Tax Credits can be also be used in conjunction with other tax credits. This tax credit is one-half the employer's approved direct retraining cost up to $500 per employee. The credit is available to all business categories. Before taxpayer applies for the credits, its retraining program must be approved by the Georgia Department of Technical & Adult Education. The retraining program must be for new equipment, a new technology, or a new operating system. Credits can be used against 50% of taxpayer's income tax liability in a given year to reduce or eliminate Georgia income tax liability. Unused credits can be carried forward ten years. Child Care Credits range from 75% to 100% of costs. Employers who purchase or build qualified child care facilities are eligible to receive Georgia income tax credits equal to 100% of the cost of construction. Employers who provide or sponsor child care for employees are eligible for a credit against Georgia income tax equal to 75% of employers' direct costs. Credits are available to all businesses in the state; however, the child care program must be licensed by the state. All child care credits can be used against 50% of taxpayer's income tax liability in a given year. Unused credits from the purchase or construction of a child care facility can be carried forward three years. The credit for the cost of construction may be spread over 10 years [10% each year]. Credits are related to the operating cost of the facility may be carried forward five years. Small Business [fast growth] Tax Credits can be added to the other tax credits. Georgia income tax credits are available to a small business having Georgia net taxable income growth of 20% or more each year for three consecutive years. The credit in year 3 is the difference in the net taxable income of year 3 and year 2. Credits are available to a business engaged in one of the following to which the job tax credits are available: Manufacturing, Research & Development, Telecommunications, Warehouse Distribution, or Tourism. Processing and Retail businesses are not eligible. Credits can be used against 50% of its Georgia income tax liability in a give year. There is no carry forward provision. The process can continue until the taxpayer's Georgia income tax liability exceeds $1.5 million, at which time the taxpayer would no longer be considered a small business WIN.IN.GA ( ) or locationgeorgia@meagpower.org Page 32 of 36

35 Tax Code Changes Single Factor Apportionment Georgia's "Single Factor Gross Receipts" corporate income tax apportionment formula is a critical tax incentive for Georgia-based companies with a significant employee base and substantial capital investment in the state. The existing formula uses weighted factors for: property, payroll and gross receipts within Georgia (Figure 1). The single-factor apportionment only applies to the sales factor (gross receipts) (Figure 2). Removing the property and payroll factors allows for financial freedom from the burden of corporate taxes on already purchased goods and services. The result is significantly lower taxable income for Georgia-based companies that do a substantial level of sales outside of Georgia. By lowering taxable income, the single-factor apportionment formula effectively lowers the overall corporate income tax rate. The "Single Factor Gross Receipts" formula was phased in over a three year period, beginning on January 1, During the 2006 tax year, gross receipts represented 80% of the apportionment fraction. In 2007, it increased to 90%, while in 2008 it increased again to represent 100% of the apportionment fraction. Georgia is the first southeastern state to adopt the Single Factor Gross Receipts formula. When combined with existing Georgia legislation regarding the "Marketplace" source rule and the seldom-use of the "Throw Back Rule", the single-factor apportionment can provide substantial income tax savings to companies headquartered in Georgia. Three-Factor Apportionment Formula Apportionment Fraction = Property Factor + Payroll Factor + Sales Factor (gross receipts) Property Factor = ((Property in Georgia / Total Property)*0.25) Payroll Factor = ((Payroll in Georgia / Total Payroll) * 0.25) Sales Factor = ((Gross Receipts in Georgia / Total Gross Receipts) * 0.50) Single Factor Gross Receipts Formula Apportionment Fraction =Sales Factor (gross receipts) Sales Factor = ((Gross Receipts in Georgia/Total Gross Receipts) * 0.25 Sources: Georgia Department of Revenue & the Georgia Department of Economic Development. Page 33 of 36

36 Georgia Trends: Georgia s Tax Burden Compared To The U.S. State Average Georgia State-Local Tax Burden Compared to U.S. Average: ( ) 35.0% % 32.0% 31.1% 31.3% 32.5% 31.8% 33.2% 32.5% 33.3% 32.5% 34.0% 33.0% 33.0% 31.9% 30.3% 29.1% 29.5% 28.3% 29.7% 28.6% 31.5% 29.9% 32.3% 30.6% 25.0% % 1 5.0% Year Georgia U.S. Avg. Source: Tax Foundation calculations based on data from the Bureau of Economic Analysis, Department of Commerce - April 4, WIN.IN.GA ( ) or locationgeorgia@meagpower.org Page 34 of 36

37 Georgia Trends: Georgia s Tax Burden Compared To The U.S. State Average Calculation of Tax Burden: Counting out-of-state tax payments in the state of residence instead of the state of collection, and dividing total tax payments by total income to calculate the "burden." Year GA State-Local Tax Burden Avg. State-Local Tax Burden GA Federal Tax Burden Avg. U.S. Federal Tax Burden GA's Total Tax Burden* Avg. U.S. Total Tax Burden* GA v U.S. Tax Burden Ratio % 10.5% 20.8% 21.0% 31.1% 31.6% % 10.5% 21.1% 21.5% 31.3% 32.0% % 10.4% 21.7% 22.1% 31.8% 32.5% % 10.5% 22.2% 22.7% 32.5% 33.2% % 10.5% 22.1% 22.9% 32.5% 33.3% % 10.5% 22.4% 23.5% 33.0% 34.0% % 10.5% 21.4% 22.5% 31.9% 33.0% % 19.1% 19.9% 29.1% 30.3% % 10.4% 18.3% 19.1% 28.3% 29.5% % 10.6% 18.5% 19.1% 28.6% 29.7% % 10.9% 19.7% 20.6% 29.9% 31.5% % 10.8% 20.5% 21.5% 30.6% 32.3% 0.95 Source: Tax Foundation calculations based on data from the Bureau of Economic Analysis, Department of Commerce - April 4, WIN.IN.GA ( ) or locationgeorgia@meagpower.org Page 35 of 36

38 the benefits are priceless, the training is free The Georgia Quick Start Program The Georgia Quick Start Program is one of the most valuable and innovative resources within the state's technical education system. Quick Start is a state-funded economic development incentive for companies to locate or expand in Georgia. Quick Start, a business unit of the Georgia Department of Technical and Adult Education, is internationally recognized for providing high-quality training services to new and expanding Georgia businesses. Through its customized, comprehensive training programs, Quick Start helps ensure that existing and prospective businesses in Georgia have ready access to the skilled workforce required for rapid business success and sustained prosperity. Last year, Quick Start provided state-of-the-art training for 315 new and expanding companies and more than 40,000 trainees. Since 1967, more than 4,000 companies and 430,000 people have benefited from Quick Start's training services. Quick Start's staff of business and training experts are uniquely equipped to support the development of all types of manufacturing industries, including those that produce electronic components and products, air-craft, industrial equipment, textiles, plastics, and more. Our industry professionals also support development of highly automated warehouse and distribution centers and service / technology operations that include e-business enterprises, customer-contact and consolidated shared-services centers, and regional, national, and international company headquarters. For qualified new, expanding and existing Georgia businesses, Quick Start bridges the gap between present production techniques and new technologies. Quick Start identifies, develops, and delivers performance-based training, realistic job-simulations, and performance assessment programs to equip workers with the right knowledge-base, technology skills, and interpersonal effectiveness to achieve the high productivity and quality levels required in today's competitive business environment. Through training and performance consulting services in areas such as Lean Manufacturing practices, Statistical Process Control (SPC), programmable logic controllers (PLCs), ISO 9000/14,000, QS 9000, Total Productive Maintenance (TPM), high performance leadership, and team skills, Quick Start supports each company's organizational and cultural development. Quick Start offers a comprehensive range of services. Pre-employment training programs develop core skills and complete the company's employee selection process. A state-of-the-art maintenance assessment and training program ensures effective and efficient plant operations. Training in computers and software applications support automated manufacturing and all types of business operations, including the rapidly expanding e- businesses. A wide array of human resource development workshops taught by industry professionals develop skills in critical areas such as communications, problem-solving, decision making, conflict resolution, customer service, positive work ethic, leadership, coaching, call monitoring, and workplace diversity. Quick Start training utilizes leading-edge training and performance support methodologies that include multimedia training delivered in both a classroom and an e-learning environment; on-line job aids and references, realistic job simulations and assessments, training and orientation videos, and interactive classroom training programs. Each Quick Start project begins with a job analysis to determine the training program content and scope, performance assessment strategies, and delivery processes and timelines. Quick Start provides a direct link to Georgia's statewide system of technical colleges. The Economic Development Programs divisions of Georgia's 34 technical colleges provide a wide range of customized training programs for Georgia's existing business and industry on a cost-recovery basis. Quick Start's rigorous 18 month Certified Economic Development Trainer (CEDT) program provides value-added services to business and industry by strengthening Georgia's infrastructure for delivery of consistent and high quality training services. Utilizing Quick Start's research and development component, the agency collaborates with business and industry in the incubation of statewide workforce development programs to meet the needs of Georgia's workforce. Programs such as Certified Manufacturing Specialist and Certified Customer Service Specialist address requirements of today's high-tech, high-performance work culture. Already, over 12,000 participants have become certified through these two programs alone. More information is available at the Georgia Quick Start web site: Revised October 30, 2002 Page 36 of 36