PROFESSIONAL MARKET STUDY FOR THE GATEWAY PINES APARTMENTS A PROPOSED LIHTC FAMILY DEVELOPMENT LOCATED IN: HAHIRA, LOWNDES COUNTY, GA PREPARED FOR:

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1 PROFESSIONAL MARKET STUDY FOR THE GATEWAY PINES APARTMENTS A PROPOSED LIHTC FAMILY DEVELOPMENT LOCATED IN: HAHIRA, LOWNDES COUNTY, GA PREPARED FOR: GATEWAY PINES HAHIRA, L.P. VALDOSTA, GEORGIA PREPARED BY: KOONTZ and SALINGER P.O. BOX RALEIGH, NC JULY 2010

2 Table of Contents Page Section A - Executive Summary 3 Section B - Project Description Assignment & Project Description 17 Section C - Site Evaluation Site & Neighborhood Description 19 Summary 30 Section D - Market Area Description Market Area Description 31 Section E - Community Demographic Data Population Trends, Projections, Characteristics 34 Household Characteristics 37 Income Characteristics 40 Section F - Employment Trend Labor Force Trends & Economic Base 43 Summary 48 Section G - Demand Analysis Income Threshold Parameters 53 Rent Reconciliation 56 Demand Analysis - Effective Demand Pool 57 Demand Analysis - Effective Tenant Pool 59 Upcoming Direct Competition 60 Capture Rate Analysis Rent Analysis 65 Negative Impact 66 Section H - Competitive Environment - Supply Analysis Supply Analysis 67 Survey of the Competitive Environment 72 Section I - Absorption & Stabilization Analysis 95 Section J - Interviews 96 Section K - Conclusion & Recommendation 98 Section L - Identity of Interest 99 Appendix A - Data Set 101 2

3 SECTION A EXECUTIVE SUMMARY 1. Project Description:. Brief description of project location including address and/or position relative to the closet cross-street.. The proposed LIHTC apartment development is located off Union Road, approximately.1 mile north of US 41/SR 122 and.2 miles from the intersection of US 41/SR 122 & I- 75. The site is located in the northwestern portion of Hahira, within the city limits.. Construction and occupancy types.. The proposed new construction project design will comprise 9 two-story walk-up, 8-plex dwellings. The project will include a separate community building comprising a managers office, central laundry and community area. The project will provide 125-parking spaces. The proposed Occupancy Type is for the General Population and is not age restricted.. Unit mix including bedrooms, bathrooms, square footage, income targeting rents, utility allowance. Project Mix PROPOSED PROJECT PARAMETERS Bedroom Mix # of Units Unit Size (Heated sf) Unit Size (Gross sf) 1BR/1b 8 Na 828 2BR/2b 24 Na 1,070 3BR/2b 24 Na 1,254 Total 56 Project Rents: The proposed development will target approximately 16% of the units at 50% or below of area median income (AMI), and 84% at 60% AMI. Rent excludes all utilities, yet will include trash removal. 3

4 PROPOSED PROJECT 50% AMI Bedroom Mix # of Units Net Rent Utility Allowance* Gross Rent 1BR/1b 2 $295 $130 $425 2BR/2b 3 $345 $166 $511 3BR/2b 4 $400 $201 $601 PROPOSED PROJECT 60% AMI Bedroom Mix # of Units Net Rent Utility Estimate* Gross Rent 1BR/1b 6 $300 $130 $430 2BR/2b 21 $385 $166 $551 3BR/2b 20 $450 $201 $651 *Provided by developer.. Any additional subsidies available including project based rental assistance (PBRA).. The proposed LIHTC development will not include any additional deep subsidy rental assistance, including PBRA. The proposed LIHTC development will accept deep subsidy Section 8 vouchers.. Brief description of proposed amenities and how they compare to existing properties.. Overall, the subject will be competitive to very competitive with all of the existing program assisted and market rate apartment properties in the market regarding the unit and the development amenity package. 2. Site Description/Evaluation: A brief description of physical features of the site and adjacent parcels. In addition, a brief overview of the neighborhood land composition (residential, commercial, industrial, agricultural). The approximately 7.3-acre, polygon shaped tract is relatively flat and wooded. At present, there are no physical structures on the tract. The overall character of the neighborhood in the immediate vicinity of the site can be defined as a mixture of land use including: single-family residential, commercial and vacant use. Directly north of the site is vacant land use, that is typically in agri-business use. Directly east is vacant land use followed single-family residential 4

5 development, including the relatively new Waters Edge subdivision and Laurelwood Estates mobile home park. Directly west of the tract is the Hahira Nursery (commercial agri-business), followed by the I-75 transportation corridor. Directly south of the tract is low density single-family development located along Stanfill Road. Further south is vacant wooded land use, followed by the US 41/ SR 122 corridor. A discussion of site access and visibility.. Access to the site is available off Union Road. Union Road is a residential connector which connects the site with nearby US 41/SR 122, as well as nearby I-75. It is a very low density traveled road, with a speed limit of 45 miles per hour in the immediate vicinity of the site. Also, the location of the site off Union Road does not present problems of egress and ingress to the site. The site in relation to the subject and the surrounding roads is very agreeable to signage, in particular to passing traffic along Union Road and to a lesser degree nearby Stanfill Road. Any significant positive or negative aspects of the subject site. Overall, the field research revealed the following strengths and weaknesses of the subject in relation to subject marketability. SITE/SUBJECT ATTRIBUTES: STRENGTHS WEAKNESSES Good accessibility to services, trade, health care and area major employment nodes Good linkages to area road system Nearby road speed and noise are acceptable Surrounding land uses are acceptable A brief summary of the site s proximity to neighborhood services including shopping, medical care, employment concentrations, public transportation, etc... Ready access is available from the site to the following: major retail trade and service areas, employment opportunities, local health care providers, and area churches. All major facilities within Lake Park can be accessed within a 5-minute drive. At the time of the market study, no significant infrastructure development was in progress within the vicinity of the site. 5

6 An overall conclusion of the site s appropriateness for the proposed development. The site location is considered to be very marketable. In the opinion of the analyst the proposed site location offers attributes that will enhance the rentup process of the proposed development. 3. Market Area Definition: A brief definition of the primary market area including boundaries of the market area and their approximate distance from the subject property. The Primary Market Area (PMA) for the proposed multifamily development consists of the northern portion of Lowndes County. The PMA, comprises census tracts: to and 109 to in Lowndes County. The PMA is located in the extreme north-central portion of Georgia. Hahira is located in the north-central portion of the PMA, about 10-miles north of Valdosta and 14.5-miles north of the Valdosta Downtown. For the most part, Hahira functions as a bedroom community to Valdosta. The PMA is bounded as follows: Direction Boundary Distance from Subject North Berrien County 2 miles East Eastern portion of Lowndes County & Moody AFB miles South Southern portion of Valdosta & US miles West Brooks County 4.5 miles 4. Community Demographic Data: Current and projected household and population counts for the primary market area. For senior reports, data should be presented for both overall and senior households and populations/households. Total population and household gains over the next several years, ( ) are forecasted for the PMA at an increased rate of growth, represented by a rate of change approximating 1.5% per year. In the PMA, in 2000, the total population count was 46,894 versus 56,114 in In the PMA, in 2000, the total household count was 17,439 versus 21,430 in An increase of almost 1.5% per year. 6

7 Households by tenure including any trends in rental rates. The 2000 to 2014 tenure trend revealed an increase in both owner-occupied and renter-occupied tenure in the PMA. At a rate of growth approximately 1.25% to 1.35% per year. Households by income level. It is projected that in 2013, approximately 21.5% of the renter-occupied households in the PMA were in the subject s 50% AMI LIHTC target income group of $14,570 to $26,100. It is projected that in 2013, approximately 31% of the renter-occupied households in the PMA were in the subject s 60% AMI LIHTC target income group of $14,745 to $31,320. In order to adjust for income overlap between the targeted income segments, the following adjustment was made. The 60% income segment estimate was reduced in order to account for overlap with the 50% AMI income target group, but only moderately, given fact that only 9-units will target renters at 50% AMI. It is estimated that approximately 12% of the overall income qualified range will target households at the 50% AMI segment, and 19% will target households at the 60% AMI segment. Impact of foreclosed, abandoned and vacant, single and multi-family homes, and commercial properties in the PMA of the proposed development should be discussed. The foreclosure problem is still very much evident Nationwide, Statewide, and to a lesser degree in Lowndes County. ForeclosureListings.com is a nationwide data base with around 2 million listings (25% foreclosures, 27% pre-foreclosures, 25% auctions, and 23% brokers listings). As of 7/6/10, there were 21 listings in Lowndes County, of which, 1 was a listing located in Hahira. In the Hahira PMA, the relationship between the local area foreclosure market and existing LIHTC supply is not crystal clear. However, at the time of the survey, the five LIHTC (family) developments located in Valdosta had an overall vacancy rate of approximately 5% versus 3% in April Three of the LIHTC family properties that maintain a waiting list were 100% occupied. For the most part, the on-site managers stated that demand was strong and if there was competition from foreclosed properties that have become rentals, the competition has not overtly negatively impact their respective property. 7

8 Note: Recent anecdotal news information points to the fact that in Georgia the majority of the foreclosure problem is concentrated in the Atlanta Metro Region more so than in rural markets within the State. Still, there are other metro housing markets in the State, as well as some rural housing markets that are severely impacted by a significant amount of foreclosures. Based on available data at the time of the survey, the Valdosta/Lowndes County metro area does not appear to be one of other metro markets in the State that has been placed in jeopardy due to the current foreclosure phenomenon. 5. Economic Data: Trends in employment for the county and/or region. Employment should be based on the number of jobs in the county (i.e., covered employment). Between 2000 and 2008, the average increase in covered employment in Lowndes County was approximately +715 workers or approximately +1.5% per year. The rate of covered employment loss between 2008 and 2009, was significant at around -4.5%, representing a net decrease of almost -2,200 workers. The rate of covered employment change into 2010, is forecasted to remain negative, albeit at a reduced rate of decline. It is estimated that presently, the majority of the firms in continuing operations in the county are operating with a workforce size that is appropriate to levels of current production demand. Employment by sector for the county and/or region. The top four employment sectors in Lowndes County are: manufacturing, trade, government and service. The forecast for 2010, is for manufacturing to decline and the trade and service sector to stabilize or increase. Unemployment trends for the county and/or region for the past 5 years. Average annual unemployment rates between 2005 and 2007 ranged between 3.8% to 3.9%. The average annual rate increased in 2008 to 5.4% and again in 2009 to 8.1%. Monthly unemployment rates in 2009 were among the highest exhibited in over 10-years in Lowndes County, ranging between 7.2% and 8.5%. These rates of unemployment for the local economy are reflective of Lowndes County participating in the recent State, National, and Global recession and continuing period of slow to very slow recovery growth. 8

9 A brief discussion of any recent or planned major employment contractions or expansions. The Valdosta-Lowndes County local economy is very well diversified, with the major sectors of economy comprised of: (1) manufacturing, (2) local government and education, (3) a sizable service and trade sector, (4) the located of the Moody Air Force Base, and (5) the location of Valdosta State University. Valdosta functions as the regional trade center for Lowndes County and portions of seven surrounding counties, particularly in the area of healthcare services, professional services, retail trade and job creation. The local economy benefits greatly owing to its location along the I-75 corridor as a mid point destination between south and central Florida and several northern states, in terms of business and leisure travel. It also serves as a mid point for industrial plant and distribution center location. Valdosta greatly benefits from the location of the nearby Moody Air Force Base. Moody employs around 3,200 civilian workers, as well as, 3,400+ military employees (and supports 4,900+ military family members). In addition, about 15,000 military retirees and families have located in the area, owing to Moody. An overall conclusion regarding the stability of the county s overall economic environment. This conclusion should include an opinion if the current economic environment will negatively impact the demand for additional or renovated rental housing. 2009, State and National economic indicators were not overly positive for Lowndes County or that matter the Valdosta MSA as a whole, owing to the current negative economic and employment environment. However, once the recession passes, very likely in early to mid-2010, Hahira and Lowndes County are well positioned to benefit from an expanding economy. Very recent employment data in 2010, point to an expansion in employment levels in the county. Also, recent development news provided by the Valdosta-Lowndes County Industrial Authority suggest several significant development projects are in various stages of the overall development process, which in turn could lead to additional employment gains in 2010 to In summary, the local economy benefits greatly owing to its location along the I-75 corridor as a mid point destination between south and central Florida and several northern states, as well as attractive quality of life factors. Employment growth has been exhibited in the health care service and retail trade and local government sectors of the local economy over the last several years, primarily due to increased population. 9

10 6. Project-Specific Affordability and Demand Analysis: Number of renter households income qualified for the proposed development given the proposed unit mix, income targeting, and rents. For senior projects, this should be age and income qualified renter households. The forecasted number of income qualified renter households for the proposed LIHTC family development is 1,916. Overall estimate of demand based on DCA s demand methodology. The overall forecasted number of income qualified renter households for the proposed LIHTC family development taking into consideration like-kind competitive supply introduced into the market since 2000 is 1,807. Capture Rates including: Overall, LIHTC, by AMI. Proposed Project Capture Rate All Units 3.1% Proposed Project Capture Rate LIHTC Units 3.1% Proposed Project Capture Rate LIHTC 50% AMI 1.2% Proposed Project Capture Rate LIHTC 60% AMI 4.4% Proposed Project Capture Rate Market Rate Units Na A conclusion regarding the achievability of the above Capture Rates. The above capture rates all well below the GA-DCA thresholds. They are considered to be a reliable quantitative indicator of market support for the proposed subject development. 7. Competitive Rental Analysis: An analysis of the competitive properties in the PMA. At the time of the survey the overall estimated vacancy rate at the program assisted apartment properties was approximately 4.6% versus 2.5% in April The overall vacancy rate at the three elderly program assisted properties was 0% and all three elderly properties reported a waiting list. One LIHTC (elderly) development is located in Valdosta. At the time of the survey, Ashton Meadows was 100% occupied and maintained a sizable waiting list with approximately 150-applicants. Note: In 2009, GA-DCA made an award for a LIHTC elderly development in Valdosta. This property is not considered to be 10

11 comparable with the proposed subject LIHTC-family development. Five LIHTC (family) developments are located in Valdosta. At the time of the survey, the overall vacancy rate at these properties was approximately 5% versus 3% in April Three of the LIHTC family properties that maintain a waiting list were 100% occupied (Ashton Park and Heron Lakes I & II). With the exception of Hyde Park I & II (LIHTC-fm) the typical annual occupancy rate reported at the 12 properties ranged between 95+ and 100 percent. At the time of the survey both the family and elderly subsidized apartment markets were considered to be a tight. At the time of the survey the overall estimated vacancy rate at the non subsidized, market rate apartment properties was estimated at 3%. This rate is reflective of a healthy rental market, albeit, one still reliant upon rent and discount concessions. Number of properties. Seven program assisted properties, representing 606 units, were surveyed in Hahira and Valdosta, in partial to complete detail. Six properties are LIHTC developments (1 elderly and 5 family), and one is a USDA-RD Section 515 family development. Ten non-subsidized, that is, conventional properties were surveyed in partial to complete detail, representing 1,704 units. Rent bands for each bedroom type proposed. Bedroom type Rent Band (Subject) Rent Band (Market Rate) 1BR/1b $295-$300 $495 - $738 2BR/1b Na Na 2BR/2b $345-$385 $595 - $954 3BR/2b $400-$450 $680-$1,015 Average Market rents. Bedroom type Average Market Rent 1BR/1b $609 2BR/1b $592 2BR/2b $765 3BR/2b $824 11

12 8. Absorption/Stabilization Estimate: An estimate of the number of units to be leased at the subject property, on average. The forecasted rent-up scenario suggests an average of 14-units being leased per month. Number of units expected to be leased by AMI Targeting. AMI Target Group Number of units Expected to be Leased* 50% AMI 9 60% AMI 47 * at the end of the 1 to 4-month absorption period Number of months required for the project to reach stabilization of 93% occupancy. A 93% occupancy rate is forecasted to occur within 4- months of the placed in service date. Stabilized occupancy, subsequent to initial lease-up is expected to be 93% or higher up to but no later than a three month period, beyond the absorption period. The absorption rate should coincide with other key conclusions. For example, insufficient demand or unachievable rents should be reflected in the absorption rate. A reconciliation of the proposed LIHTC net rents by bedroom type with current average market rate net rents by bedroom type are supportive of the forecasted absorption and stabilization periods. 12

13 9. Overall Conclusion: A narrative detailing the key conclusions of the report including the analyst s opinion regarding the potential for success of the proposed development. Based upon the analysis and the conclusions of each of the report sections, it is recommended that the proposed application proceed forward based on market findings, as presently configured. Total population and household growth is significant to very significant, with annual growth rates approximating 1.25% per year. At present, the existing supply of LIHTC family developments are operating with an overall occupancy rate of approximately 95%. One of the LIHTC family developments has a reported waiting list with approximately 40 applicants and another has a reported waiting list with approximately 100-applicants. In the area of unit size, by bedroom type, the subject will offer a competitive unit size, based on the proposed floor plans. The subject will be comparable with the existing LIHTC family program assisted properties, regarding design, bedroom mix and net rents. The subject will be very competitive with the majority of the traditional market rate apartment properties in the market regarding proposed net rents by bedroom type. The proposed subject 1BR net rent at 50% AMI is approximately 52% less and at 60% AMI is approximately 51% less than the competitive 1BR market rate median net rent. The proposed subject 2BR/2b net rent at 50% AMI is approximately 54% less and at 60% AMI is approximately 49% less than the comparable/competitive 2BR/2b market rate median net rent. The proposed subject 3BR/2b net rent at 50% AMI is approximately 52% less and at 60% AMI is approximately 46% less than the comparable/competitive 3BR/2b market rate median net rent. The subject bedroom mix is considered to be appropriate. In the opinion of the analyst, the market is in need of larger bedroom sizes, both in terms of square footage and number of bedrooms. This is demonstrated by the demand for 2BR and 3BR units at the existing LIHTC family properties currently in Lowndes County. 13

14 Summary Table Development Name: Gateway Pines Total Number of Units: 56 Location: Hahira, GA (Lowndes Co) # LIHTC Units: 56 PMA Boundary: North 2 miles; East 5 to 7.5 miles South miles; West 4.5 miles Farthest Boundary Distance to Subject: 13.5 miles Rental Housing Stock (found on pages 72-93) Type # Properties Total Units Vacant Units Avg Occupancy All Rental Housing 17 2, % Market Rate Housing 10 1, % Assisted/Subsidized Housing Ex LIHTC % LIHTC elderly % LIHTC family % Stabilized Comps % Properties in Lease Up Na Na Na Na Subject Development Average Market Rent Highest Unadjusted Comp Rent Number Units Number Bedrooms # Baths Size (SF) Proposed Rent Per Unit Per SF Adv (%) Per Unit Per SF $295-$300 $609 $ % $478 $ $345-$385 $765 $ % $546 $ $400-$450 $824 $ % $674 $.54 Demographic Data (found on pages 38 & 62) Renter Households 8, % 9, % 10, % Income-Qualified Renter HHs (LIHTC) 1, % 1, % 1, % Income-Qualified Renter HHs (MR) (if applicable) Na % Na % Na % 14

15 Targeted Income Qualified Renter Household Demand (found on pages 57-62) Type of Demand 30% 50% 60% MR Other Overall Renter Household Growth Existing Households ,381 Homeowner Conversion (Seniors) Na Na Na Secondary Market Demand 0% Less Comparable Supply Net Income-Qualified Renter HHs 742 1,065 1,807 Capture Rates (found on page 64) Targeted Population 30% 50% 60% MR Other Overall Capture Rate 1.2% 4.4% 3.1% 15

16 MARKET STUDY FOLLOWS 16

17 SECTION B PROPOSED PROJECT DESCRIPTION The proposed Low Income Housing Tax Credit (LIHTC) multi-family development will target the general population in Hahira, North Valdosta and Lowndes County, Georgia. The subject property is located off Union Road, within the Hahira city limits. The market study assignment was to ascertain market demand for a proposed multi-family development to be known as the Gateway Pines Apartments, for the Gateway Pines Hahira, L.P., under the following scenario: Project Description PROPOSED PROJECT PARAMETERS Bedroom Mix # of Units Unit Size (Heated sf) Unit Size (Gross sf) 1BR/1b 8 Na 828 2BR/2b 24 Na 1,070 3BR/2b 24 Na 1,254 Total 56 The proposed new construction project design will comprise 9 two-story walk-up, 8-plex dwellings. The project will include a separate community building comprising a managers office, central laundry and community area. The project will provide 125-parking spaces. The proposed Occupancy Type is for the General Population and is not age restricted. Project Rents: The proposed development will target approximately 16% of the units at 50% or below of area median income (AMI), and 84% at 60% AMI. Rent excludes all utilities, yet will include trash removal. PROPOSED PROJECT 50% AMI Bedroom Mix # of Units Net Rent Utility Allowance* Gross Rent 1BR/1b 2 $295 $130 $425 2BR/2b 3 $345 $166 $511 3BR/2b 4 $400 $201 $601 *Provided by developer. 17

18 PROPOSED PROJECT 60% AMI Bedroom Mix # of Units Net Rent Utility Estimate* Gross Rent 1BR/1b 6 $300 $130 $430 2BR/2b 21 $385 $166 $551 3BR/2b 20 $450 $201 $651 *Provided by developer. The proposed development will not have any project base rental assistant, nor private rental assistance. Amenity Package The development will include the following amenity package: Unit Amenities - range - refrigerator - microwave - dishwasher - central air - cable ready - smoke alarms - washer/dryer hook-ups - carpet - mini-blinds - patio/balcony Development Amenities - managers office - community room - central laundry - picnic/grill - equipped playground - equipped computer center - gazebo The estimated projected year that the Gateway Pines Apartment development will be placed in service is mid to late The first full year of occupancy is forecasted to be in Note: The 2010 GA QAP states that the placed in service date can extend to December,

19 SECTION C SITE & NEIGHBORHOOD EVALUATION The site of the proposed LIHTC apartment development is located off Union Road, approximately.1 mile north of US 41/SR 122 and.2 miles from the intersection of US 41/SR 122 & I-75. The site is located in the northwestern portion of Hahira, within the city limits. Specifically, the site is located in Census Tract , Census Block Group 1, and Census Block Note: The site is not located within a Qualified Census Tract (QCT). Street and highway accessibility are very good relative to the site. Ready access is available from the site to the following: major retail trade and service areas, employment opportunities, local health care providers, and area churches. All major facilities within Hahira can be accessed within a 5-minute drive. At the time of the market study, no significant infrastructure development was in progress within the vicinity of the site. Site Characteristics The approximately 7.3-acre, polygon shaped tract is relatively flat and wooded. At present, there are no physical structures on the tract. The site is considered to be very marketable and buildable. However, this assessment is subject to both environmental and engineering studies. All public utility services are available to the tract and excess capacity exists. The site is not located within a flood plain and appears to drain well. The site is zoned R-6M, which allows multi-family development. The surrounding land uses around the site are detailed below: Direction Existing Land Use North East South West Vacant Vacant, followed by residential Single-family Commercial, followed by Interstate Highway 19

20 Neighborhood Description / Characteristics The overall character of the neighborhood in the immediate vicinity of the site can be defined as a mixture of land use including: single-family residential, commercial and vacant use. Directly north of the site is vacant land use, that is typically in agri-business use. Directly east is vacant land use followed single-family residential development, including the relatively new Waters Edge subdivision and Laurelwood Estates mobile home park. Directly west of the tract is the Hahira Nursery (commercial agri-business), followed by the I-75 transportation corridor. Directly south of the tract is low density single-family development located along Stanfill Road. Further south is vacant wooded land use, followed by the US 41/ SR 122 corridor. The pictures on the following pages are of the site and surrounding land uses within the immediate vicinity of the site. 20

21 (1) - Site off Union Road, west to east. (2) - Site to the right, off Union Road, south to north. 21

22 (3) - Site to the left, off Union Road, north to south. (4) - Hahira Nursing from site, se to nw. 22

23 (5) - Site from corner of Union and Stanfill Roads. (6) - I-75,.1 mile from site. 23

24 (7) - Typical single-family dwelling in vicinity of site. (8) - Hahira Nursery, off Union Road,.1 mile from site. 24

25 25

26 Access to Services The subject is accessible to major employers, shopping, healthcare services, retail and social services, recreational areas, and the local and regional highway system. (See Site and Facilities Map, next page.) Distances from the site to community services are exhibited below: Points of Interest Distance From Site Access to US 41.1 Access to I-75.2 Health Center.8 Hahira Business Park.8 Post Office 1.0 Downtown 1.1 Fire Station 1.2 Doctors Office 1.3 Library 1.4 Middle School 1.4 Elementary School 2.2 North Valdosta Hospital 8.2 Moody AFB 13.5 Downtown Valdosta 14.5 Note: Distance from subject is in tenths of miles and are approximated. 26

27 27

28 Program Assisted Apartments in Lowndes County At present there are 13 existing program assisted apartment complexes in Hahira, Lake Park and Valdosta. A map (on the next page) exhibits the program assisted properties within Lowndes County in relation to the site. Project Name Street Address Program Type Number of Units Distance from Site Ashton Meadows Commons of Valdosta 2611 Bemiss Road LIHTC-el St Augustine Rd LIHTC-fm Ashton Park 1315 River St LIHTC-fm Heron Lakes I 1800 Eastwind LIHTC-fm Heron Lakes II 1800 Eastwind LIHTC-fm Hyde Park I & II 1553 Weaver LIHTC-fm Arbor Trace I Rolling Pine Drive USDA-RD fm Arbor Trace II Rolling Pine USDA-RD el Brookhaven Rolling Pine USDA-RD fm Francis Lake I & II 939 Lake Blvd USDA-RD fm Hillmont Lake Blvd USDA-RD el Lake Park 805 Lane Rd USDA/HUD el Meadow Brook 530 Lawson USDA-RD fm

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