CITY OF MCKEESPORT, PENNSYLVANIA 500 Fifth Avenue, McKeesport, Pennsylvania 15132

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1 CITY OF MCKEESPORT, PENNSYLVANIA 500 Fifth Avenue, McKeesport, Pennsylvania ANALYSIS OF IMPEDIMENTS TO FAIR HOUSING CHOICE UPDATED: FEBRUARY 2011 Regis T. McLaughlin, Honorable Mayor City Council: Michael E. Cherepko Richard Dellapenna Loretta M. Diggs Dale McCall Darryl Segina Alfred Tedesco, Jr. V. Fawn Walker Dennis Pittman, City Administrator Bethany Budd Bauer, CDBG Coordinator Prepared For: Prepared By: City of McKeesport Department of Community Development Urban Design Ventures, LLC 212 East Seventh Avenue Homestead, PA 15120

2 City of McKeesport, Pennsylvania Table of Contents Executive Summary... 2 I. Introduction... 7 II. Background Data... 8 A. Population, Race and Ethnicity... 8 B. Households C. Income and Poverty D. Employment E. Housing Profile F. Financing G. Household Types H. Cost Overburden I. Housing Problems J. Disabled Households III. Review/Update to Original Plan A. Summary of Impediments May 2005: IV. Impediments to Fair Housing A. Fair Housing Complaints B. Public Sector C. Private Sector D. Citizen Participation E. Potential Impediments and Recommendations V. Certification VI. Appendix A. Appendix A Demographic Data B. Appendix B Maps C. Appendix C Home Mortgage Disclosure Act Data D. Appendix D HUD-CHAS Data E. Appendix E Meeting Summaries Analysis of Impediments to Fair Housing Choice 2010 Update Page 1

3 City of McKeesport, Pennsylvania Executive Summary The City of McKeesport, Pennsylvania is an entitlement community under the U.S. Department of Housing and Urban Development s (HUD) Community Development Block Grant Program (CDBG). In accordance with the Housing and Community Development Act of 1974, as amended, each entitlement community must affirmatively further fair housing. In order to affirmatively further fair housing, each entitlement community must conduct a Fair Housing Analysis which identifies any impediments to fair housing choice. The City of McKeesport prepared an Analysis of Impediments to Fair Housing Choice in 1992 and updates in 2001 and The City has prepared this 2010 Update to the Analysis of Impediments to Fair Housing Choice to bring the City into sequence with its FY Five Year Consolidated Plan. This analysis focuses on the status and interaction of six (6) fundamental conditions within the community: The sale or rental of dwellings (public or private); The provision of housing brokerage services; The provision of financial assistance for dwellings; Public policies and actions affecting the approval of sites and other building requirements used in the approval process for the construction of publicly assisted housing; The administrative policies concerning community development and housing activities, which affect opportunities of minority households to select housing inside or outside areas of minority concentration; and Where there is a determination of unlawful segregation or other housing discrimination by a court or a finding of noncompliance by HUD regarding assisted housing in a recipient s jurisdiction, an analysis of the actions which could be taken by the recipient to remedy the discriminatory condition, including actions involving the expenditure of funds made available under 24 CFR Part 570. The Fair Housing Act prohibits discrimination against persons based on their race, color, religion, sex, national origin, disability, or familial status in the sale, rental, and financing of housing. This Analysis of Impediments seeks to identify any discrimination that may occur in the City of McKeesport which consequently could limit housing choice. The methodology employed to undertake this Analysis of Impediments included: Research - A review of the City s Zoning Ordinance, Comprehensive Plan, land use policies and procedures was undertaken Analysis of Impediments to Fair Housing Choice 2010 Update Page 2

4 City of McKeesport, Pennsylvania - Demographic data for the City was analyzed from the U.S. Census and the HUD-CHAS data and tables, and HMDA data - A review of the real estate and mortgage practices was undertaken Interviews & Meetings - Meetings and/or interviews were conducted with the McKeesport Housing Authority, community and social service/advocacy agencies for the disabled, housing providers, the Realtors Association of Metropolitan Pittsburgh, the Pittsburgh Commission on Human Relations, the Fair Housing Partnership of Greater Pittsburgh, and city staff members. - Surveys were sent to the McKeesport Housing Authority, community and social service agencies, banks, and the Realtors Association of Metropolitan Pittsburgh. Follow up phone calls were made when an organization neither returned a survey nor attended a meeting. Analysis of Data - Low- and moderate-income areas were identified - Concentrations of minority populations were identified - Fair housing awareness in the community was evaluated - Distribution of public and assisted housing units was analyzed - The location of CDBG expenditures throughout the City was analyzed Potential Impediments - Public sector policies that may be viewed as impediments were analyzed - Private sector policies that may be viewed as impediments were analyzed The City of McKeesport s 2010 Update to the City s Analysis of Impediments to Fair Housing Choice has identified the following impediments, as well as defined specific goals and strategies to address each impediment. IMPEDIMENT No. 1: FAIR HOUSING EDUCATION, ADVOCACY, MONITORING, AND ENFORCEMENT There is a need for increased awareness of an individual s rights under the Fair Housing Act and a need for continued monitoring and enforcement of the Fair Housing Act. Analysis of Impediments to Fair Housing Choice 2010 Update Page 3

5 City of McKeesport, Pennsylvania GOAL Increase awareness of tenant rights, landlord responsibilities, and work to eliminate any discriminatory practices in the sale or lease of houses through education, advocacy, monitoring, and enforcement, to provide fair housing opportunities to all individuals and families. The Strategies to meet this goal include: - 1-A: Fund and support public education, training, and programs concerning the rights and responsibilities covered by the Fair Housing Act. - 1-B: Evaluate the role of the McKeesport Human Relations Commission in developing, maintaining and supporting efficient and effective fair housing monitoring, education, and enforcement strategies. - 1-C: Support and promote the delivery of housing counseling programs and credit counseling for low-income and minority households. - 1-D: Support and promote the delivery of fair housing services to atrisk groups and victims of housing discrimination. - 1-E: Include fair housing information and contacts on the City website. - 1-F: Continue to raise awareness of fair housing through the creation of an educational brochure and proclaiming Fair Housing Month. IMPEDIMENT No. 2: CONCENTRATION OF LOW-INCOME AND MINORITY GROUPS There are concentrations of low-income and minority households in certain areas of the City. GOAL Promote new affordable housing choices outside areas of lowincome and minority concentration in order to lessen concentrations in impacted areas. The Strategies to meet this goal include: - 2-A: Increase the supply of affordable housing opportunities for lowincome and minority households outside of the areas of concentration. - 2-B: Support opportunities and financial incentives to develop mixedincome housing in areas with high concentration of low-income and minority households. - 2-C: Increase homeownership opportunities for low-income households by providing funds, or causing to provide, for housing counseling, credit counseling, and downpayment assistance. Analysis of Impediments to Fair Housing Choice 2010 Update Page 4

6 City of McKeesport, Pennsylvania IMPEDIMENT No. 3: HOUSING ACCESSIBILITY The supply of accessible, affordable housing that is decent, safe, and sound does not meet the demand, resulting in limited housing options for persons who are physically challenged. GOAL Increase the supply of decent, safe, and sound housing that is both affordable and accessible to low- and moderate-income households who are physically challenged and/or the frail elderly. The Strategies to meet this goal include: - 3-A: Provide financial and technical assistance for homeowners and landlords seeking to rehabilitate housing units to make accessibility improvements to their properties. - 3-B: Increase the number of accessible public housing units, particularly for the elderly. - 3-C: Support applications from non-profit agencies for Federal funds under the HUD Section 811 and 202 Supportive Housing Programs and state funds through PHFA to develop accessible, affordable housing for persons who are physically challenged and the elderly. - 3-D: Support educational programs to inform the public of the need for accessible housing in the City. IMPEDIMENT No. 4: PUBLIC POLICIES The City of McKeesport regulates land use through its Zoning Ordinance, Building Codes, and Code Enforcement program. Some of these policies are outdated and may be too restrictive as they are currently written. GOAL Update the City s policies and procedures to comply with the Fair Housing Act. The Strategies to meet this goal include: - 4-A: The City will review the City s Zoning Ordinance and update restrictive definitions. - 4-B: The City will ensure that the Zoning Ordinance is in accordance with, and makes reference to, the Fair Housing Act, the Americans with Disabilities Act, and other Federal and State laws. - 4-C: Review the City s Zoning Ordinance with regard to the location of shelters, supportive housing and transitional housing in various zoning districts. Analysis of Impediments to Fair Housing Choice 2010 Update Page 5

7 City of McKeesport, Pennsylvania IMPEDIMENT No. 5: PUBLIC TRANSPORTATION Public transportation within the City of McKeesport and between the City and other regional employment centers such as the City of Pittsburgh is limited and there is the threat of additional service cuts. GOAL To maintain current public transportation and advocate for increased service. The Strategies to meet this goal include: - 5-A: Educate the community on how to provide feedback to the Port Authority of Allegheny County to ensure that the Port Authority is aware of the transportation needs in the City of McKeesport. - 5-B: Support transportation services such as ACCESS so that elderly community members may continue to have reliable transportation services. - 5-C: Work with the Port Authority of Allegheny County to ensure that service routes meet the needs of McKeesport Residents. IMPEDIMENT No. 6: ECONOMIC OPPORTUNITIES There is a lack of economic opportunities and jobs in the City of McKeesport, making it difficult for low-income households to maintain or improve their living conditions. GOAL Increase job opportunities to increase household income, allowing for more housing choices. The Strategies to meet this goal include: - 6-A: Support the flyover to the McKeesport Industrial Park. - 6-B: Promote Entrepreneurship and small business development to provide economic opportunities to low-income persons. - 6-C: Support and enhance workforce development and job training to improve job skills for the unemployed and underemployed. Analysis of Impediments to Fair Housing Choice 2010 Update Page 6

8 City of McKeesport, Pennsylvania I. Introduction The City of McKeesport is an entitlement community under the U.S. Department of Housing and Urban Development s Community Development Block Grant Program. In accordance with the Housing and Community Development Act of 1974, as amended, each entitlement community must affirmatively further fair housing. In order to affirmatively further fair housing the community must conduct a Fair Housing Analysis which identifies any impediments to fair housing choice. HUD defines fair housing choice as: The ability of persons, regardless of race, color, religion, sex, national origin, familial status, or handicap, of similar income levels to have available to them the same housing choices. The Fair Housing Analysis consists of the following six (6) conditions: The sale or rental of dwellings (public or private); The provision of housing brokerage services; The provision of financial assistance for dwellings; Public policies and actions affecting the approval of sites and other building requirements used in the approval process for the construction of publicly assisted housing; The administrative policies concerning community development and housing activities, which affect opportunities of minority households to select housing inside or outside areas of minority concentration; and Where there is a determination of unlawful segregation or other housing discrimination by a court or a finding of noncompliance by HUD regarding assisted housing in a recipient s jurisdiction, an analysis of the actions which could be taken by the recipient to remedy the discriminatory condition, including actions involving the expenditure of funds made available under 24 CFR Part 570. The City of McKeesport prepared an Analysis of Impediments to Fair Housing Choice in May 2005 and has prepared this 2010 Update to the City s Analysis of Impediments to Fair Housing Choice. This 2010 Update will outline progress that has been made since the previous Analysis of Impediments in May 2005, explore the continuation of these impediments where necessary, and identify any new impediments to fair housing choice. Furthermore, this Analysis of Impediments will bring the City into the same time sequence as the City s FY Five Year Consolidated Plan. The document is designed to act as a planning tool, providing the City of McKeesport with the necessary framework to strategically reduce the identified impediments to fair housing choice over the next five (5) years. Analysis of Impediments to Fair Housing Choice 2010 Update Page 7

9 City of McKeesport, Pennsylvania II. Background Data In order to perform an analysis of fair housing in the City of McKeesport, the demographic and socio-economic characteristics of the City were evaluated as a basis for determining and identifying any existing impediments to fair housing choice. The City of McKeesport has a rich history as a port at the confluence of the Monongahela and Youghiogheny Rivers settled in 1795 by John McKee. McKeesport became a booming steel town and at its peak, the City was home to approximately 55,000 residents in Until the 1980 s, McKeesport was an industrial city like many formidable manufacturing areas in the Mon Valley. Much like many other industrial cities, the City of McKeesport has suffered from a decreasing number of available jobs and a shrinking population resulting from declining industry. McKeesport is also the home of the original G.C. Murphy Variety Store. Based on the size of the City of McKeesport, the information from the 2000 U.S. Census is the most recently complete set of data available. However, the American Community Survey offers recent estimations of general demographics of the City of McKeesport. This Census data, along with other databases such as the CHAS Data, have been used to evaluate the City of McKeesport s demographic and socio-economic characteristics, as well as other conditions affecting fair housing choice. Appendix A of this report contains extensive demographic data that is summarized and/or illustrated in the following sections. A. Population, Race and Ethnicity: At the time of the 1990 Census, the City of McKeesport had a population of 26,016. The total population for the City of McKeesport at the time of the 2000 census was 24,040. The U.S. Census Bureau estimates that the City of McKeesport s total population in 2009 was 22,076. The City saw a population decrease of 1,976 people between 1990 and 2000, or a decrease of 7.6%. Between 2000 and 2009, the City had an estimated population loss of 1,964 people, or a decrease of 8.2%. Since 1990, the City has had a total population loss of more than 15%. Table II-1 below illustrates that White alone (72.4%) was the largest racial cohort and Black or African American alone (24.5%) was the largest minority cohort. All other races, and persons of two or more races, comprised only 3.1% of the population. Table II-1 Race Statistics Items No. of Persons Percentage Total 24, % One race 23, % White alone 17, % Analysis of Impediments to Fair Housing Choice 2010 Update Page 8

10 City of McKeesport, Pennsylvania Black or African American alone 5, % American Indian and Alaska Native alone % Asian alone % Native Hawaiian and Other Pacific Islander alone 2 0.0% Some other race alone % Two or more races % Source: 2000 U.S. Census Data The City of McKeesport s total percentage of minority population (non-white alone) was 27.6% in This was an increase from the 1990 U.S. Census when the City of McKeesport had a minority population of 18.1%. The American Community Survey estimates that the minority population in the City of McKeesport has continued to increase to approximately 30.8%. Census Tracts 5513, 5524, and a portion of Census Tracts 5512, 5519, and 5522 have the greatest percentage of white population in the City of McKeesport. As indicated in the maps below, the darker block groups in the center of the city, particularly along the rivers, have the lowest percentage of white population. On the other hand, the center portion of the City has the highest concentration of minority population. The maps support the fact that the population of the City of McKeesport is disproportionately distributed across census tracts and block groups by race. However, many affordable public housing developments built more than sixty years ago are located in the areas of high minority population. The locations of these developments likely compound the demographics of race and income in the block groups. Additionally, Harrison Village Building 16 a public housing high rise demolished several years ago. The residents of White Population Minority Population this building were allowed to select the location of the replacement units. These residents chose the downtown portion of the City as the site for approximately new units to be constructed. The City has made efforts to diversify neighborhoods, but Analysis of Impediments to Fair Housing Choice 2010 Update Page 9

11 City of McKeesport, Pennsylvania the location of these units were based on the residents desired location. Included at in Appendix B are maps that illustrate the total population by block group, the percentage of the population by block group that is white, and the percentage of the population by block group that is a minority. Table II-2 below highlights the ethnicities of McKeesport residents at the time of the 2000 U.S. Census. Estimations of the ethnicities of McKeesport residents from the American Community Survey are also included in the table below. Table II-2 Ethnicity and Ancestry ANCESTRY 2000 U.S. Census American Community Survey Number Percent Number Percent Total population 24, % 19, % American 1, % % Arab % 0 0.0% Czech % % Danish 8 0.0% 0 0.0% Dutch % % English 1, % 1, % French (except Basque) % % French Canadian % 0 0.0% German 3, % 3, % Greek % % Hungarian % % Irish 3, % 2, % Italian 2, % 2, % Lithuanian % % Norwegian 5 0.0% 0 0.0% Polish 1, % 1, % Portuguese % 0 0.0% Russian % % Scotch-Irish % % Scottish % % Slovak 1, % 1, % Sub-Saharan African % % Swedish % % Swiss % 0 0.0% Ukrainian % % Welsh % % West Indian (excluding Hispanic origin groups) % % Other ancestries 7, % Analysis of Impediments to Fair Housing Choice 2010 Update Page 10

12 City of McKeesport, Pennsylvania The most common ethnicities in the City of McKeesport include German, Irish, and Italian. English, Slovak, and American descendents are also common in the City. Between 2000 and 2008, there was some fluctuation in the makeup of the City, but the most common ethnicities remain in the same proportion, despite some increases and decreases in the population of each. The most noteworthy population decreases are of residents of Arab, Czech, Dutch, Russian, Swedish, Welsh, and West Indian. The ethnicities with the most notable increases in population between 2000 and the estimate include English, Italian, Lithuanian, and Slovak. These estimated trends may indicate a shift in the ethnic demographics of the City. Chart II-1 below illustrates age distribution within the City at the time of the 2000 U.S. Census. Children under five years of age represented 6.9% of the population; 27.7% of the City s population was under 20 years of age; and 20.9% was 65 years of age or older. Chart II-1 Age of Population Source: 2000 U.S. Census Data The median age in the City of McKeesport at the time of the 2000 U.S. Census was 39.7 years. The median age in Allegheny County was similar at 39.6 years, and the median age in the Commonwealth of Pennsylvania was 38 years. The Census Bureau estimated during the American Community Survey that the median age in the City of McKeesport decreased slightly to 38.8 years. During this same period, it is estimated that the median age in Allegheny County and the Commonwealth increased to 41.8 years and 39.7 years, respectively. The median age in the City of McKeesport does not appear to be increasing as quickly as the County or the Commonwealth. However, a significant portion of the population is over the age of 65, indicating that there is still a need for housing and services for the aging population. Included in Appendix B is a map highlighting the percentage of the population in the City of McKeesport that is over the age of 65. Census Tract 5521, Block Group 2 has the Analysis of Impediments to Fair Housing Choice 2010 Update Page 11

13 City of McKeesport, Pennsylvania highest population over the age of 65, as a percentage of the total population of that Block Group. Note: This Block Group also has 38% of its residents who are white, and 62% of its residents who are minority. The high percentage of elderly is as a result of the Isbir Manor which contains 73 units of elderly housing. This project is owned and operated by the McKeesport Housing Authority. Analysis of Impediments to Fair Housing Choice 2010 Update Page 12

14 City of McKeesport, Pennsylvania B. Households: Household Tenure According to the U.S. Census for 2000, there were 9,655 households in the City of McKeesport. Of these households, 60% were owner occupied and 40% were renter occupied. The American Community Survey estimates that the percentage of owner-occupied units had decreased to 54.6% and the percentage of renter-occupied units had increased to 45.4%. In 2000, the average size of the owner-occupied households was 2.42 persons and the average renter household was 2.25 persons. Chart II-2 illustrates household size breakdown for owner and renter households. Chart II-2 Household Tenure by Size Source: 2000 U.S. Census Included in Appendix B is a map of the total number of housing units by block group in the City of McKeesport. Also, there are two maps illustrating the distribution of renter and homeowner occupied housing units across the City at the time of the 2000 U.S. Census. As shown in the maps below, the areas of the City with the greatest renter occupied population are located largely along the rivers, as indicated by the darker blue shade in the Block Groups. Conversely, the block groups with the highest owneroccupied population are located in the southern portion of the City. The areas in the City with the highest rates of renter-occupied housing also have the greatest percentage of minority population. The Block Groups along the rivers and in the center of the City have the greatest portion of renter-occupied housing. Census Tract 5519 Block Group 2, Census Tract 5521 Block Group 2, and Census Tract 5512 Block Group 1 have the highest percentage of renter-occupied housing. Many of the assisted housing developments and high rises are located in the areas of the City that have the highest Analysis of Impediments to Fair Housing Choice 2010 Update Page 13

15 City of McKeesport, Pennsylvania rate of renter-occupied housing. Similarly, the block groups that have the highest homeownership rates also have the greatest white populations. The greatest percentage of owner-occupied housing in the City of McKeesport can be found in the southeastern portion of the City, particularly Census Tract 5513, Census Tract 5524 Block Groups 1 and 2, Census Tract 5520 Block Group 3, and Census Tract 5512 Block Group 2. Owner Occupied Housing Renter Occupied Housing There are additional maps in Appendix B that illustrate the Section 8 Voucher distribution and locations of HUD assisted housing relative to housing tenure and minority population. Table II-3 compares homeowners and renters by race. This table shows that White households represent the largest percentage of homeownership (91.8%) with Black or African American households comprising only 6.5% of the total homeowners. Cohort Table II-3 Household Tenure by Race 2000 U.S. Census Owner (60%) Renter (40%) American Community Survey Owner (54.6%) Renter (45.4%) Householder who is White alone 5,011 2,366 3,742 2,008 Householder who is Black or African American alone Householder who is American Indian and Alaska Native alone 730 1, , Householder who is Asian alone Householder who is Native Hawaiian and Other Pacific Islander alone Householder who is some other race alone Householder who is two or more races Analysis of Impediments to Fair Housing Choice 2010 Update Page 14

16 City of McKeesport, Pennsylvania Of the total number of White households at the time of the 2000 U.S. Census, 68% are homeowners and 32% are renters. In comparison, of all Black and African American households, 34.6% are homeowners and 65.4% are renters. The Census Bureau also estimates household tenure by race as part of the American Community Survey. The Census Bureau estimates that the City has experienced a further decrease in homeownership city-wide: for White only households, approximately 65% are estimated to be homeowners, and 35% are estimated to be renters; of households that are Black or African American alone, approximately 31% are estimated to be homeowners and an estimated 69% are renters. While the American Community Survey, the U.S. Census Bureau estimates that the number of renteroccupied households is increasing and the number of owner-occupied households is decreasing on a citywide level, the disaggregated data by race shows slightly different trends. It is estimated that there has been a decrease in both the number of White householders who are homeowners and renters. The Census Bureau estimates an increase in Black or African American households who are renters and homeowners. HUD Assisted Housing Low Income Housing Tax Credit (LIHTC) projects and other HUD assisted housing developments are located, for the most part, in the areas of the City with the highest renter-occupied housing the areas nearest to the downtown area. Section 8 Voucher use is distributed throughout the middle section of the City in areas of both renter and owner occupied housing units. The areas of greatest Section 8 Voucher usage are not areas of the lowest income or greatest minority concentration. While many of the HUD Assisted and LIHTC developments are located in low- and moderate-income areas of the City, or areas of high minority concentration, it is important to note that the most recent developments have been built outside of these areas of concentration. Maps highlighting the LIHTC locations, HUD Assisted Housing locations, and Section 8 Voucher use across the City can be found in Appendix B. The McKeesport Housing Authority has continued to pursue additional LIHTC funds, but their recent applications have not been selected for funding. Families In 2000, families comprised 61.9% of households in the City; 28.6% of which included children less than 18 years of age. At the time of the American Community Survey, it was estimate that the number of percentage of families decreased to 52.1% of all households in the City, with 26.4% having children under the age of eighteen. Twenty-one percent (21.0%) of families were female-headed households at the time of the 2000 U.S. Census. Chart II-3 illustrates characteristics of the 1,762 female-headed households in McKeesport at the time of the 2000 U.S. Census. Analysis of Impediments to Fair Housing Choice 2010 Update Page 15

17 City of McKeesport, Pennsylvania Chart II-3 Female-Headed Households Of the female-headed households in the City of McKeesport at the time of the 2000 U.S. Census, approximately one third (37%) have related children under the age of 18. The American Community Survey estimates that the portion of households that are female-headed households increased to 39.8% since the 2000 Census. Of these households, an estimated 47.2% have children under the age of 18 years old. The increase of female-headed households, particularly those with children under the age of 18, is a noteworthy trend. Social service and housing agencies should pay close attention to this trend and prepare to provide the necessary services. The McKeesport Housing Authority, recognizing the increasing number of families with children living in poverty, has increased the construction of housing for families. Currently, approximately two-thirds of their housing stock is for eligible families. Analysis of Impediments to Fair Housing Choice 2010 Update Page 16

18 City of McKeesport, Pennsylvania C. Income and Poverty: The 2000 Census reported that the per capita income in the City was $13,242 in The median household income for the City of McKeesport was $23,715, compared to $38,329 for Allegheny County, and $40,106 for the Commonwealth of Pennsylvania. Table II-4 highlights an overview of household income in Table II-4 Household Income in 1999 Items Number of Households Percentage Total Households 9,634 - Less than $10,000 1, % $10,000 to $14, % $15,000 to $24,999 2, % $25,000 to $34,999 1, % $35,000 to $49,999 1, % $50,000 to $74,999 1, % $75,000 to $99, % $100,000 to $149, % $150,000 to $199, % $200,000 or more % Household Income $23,715 Source: 2000 U.S. Census Data According to the American Community Survey, the Household Income in 2008 dollars increased to $25,005, meaning that 50% of households earn less than $25,005 each year. Allegheny County and the Commonwealth of Pennsylvania saw greater increases in Household Income to $47,851 and $50,272 respectively. Table II-5 below identifies the Section 8 Income Limits in the Pittsburgh, PA HUD Metro Fair Market Rent Area based on household size for FY Analysis of Impediments to Fair Housing Choice 2010 Update Page 17

19 City of McKeesport, Pennsylvania Table II-5 Section 8 Income Limits for 2010 Income Category 1 Person 2 Persons 3 Persons 4 Persons 5 Persons 6 Persons 7 Persons 8 Persons Extremely Low (30%) Income Limits Very Low (50%) Income Limits $13,250 $15,150 $17,050 $18,900 $20,450 $21,950 $23,450 $24,950 $22,050 $25,200 $28,350 $31,500 $34,050 $36,550 $39,100 $41,600 Low (80%) Income Limits $35,300 $40,350 $45,400 $50,400 $54,450 $58,500 $62,500 $66,550 Data obtained from Note: The Family Household Income for a family of 4 living in the Pittsburgh HUD Metro Fair Market Rent Area is $63,000, compared to a median income of $25,005 for the City of McKeesport. This difference in median income of $38,000 highlights the stark income disparities that exist between the City of McKeesport and Allegheny County and the great need for assistance in the City. Table II-6 below highlights the current low- and moderate-income population in the City of McKeesport. The block groups that have a population of more than 51% low- and moderate-income are indicated in bold. Table II-6 Low- and Moderate-Income Population in 2010 TRACT BLKGRP POP100 HU100 LOWMOD LOWMODUNIV LOWMODPCT , % , , % , ,456 1, % , , % , , % , , % , , % % % % % % % % % Analysis of Impediments to Fair Housing Choice 2010 Update Page 18

20 City of McKeesport, Pennsylvania , , % , , % % % % % , % , , % City of McKeesport Total: 24,040 11,124 13,924 22, % Source: hud.gov Approximately sixty-one percent (61.3%) of residents of the City of McKeesport are considered low- to moderate-income. The low- and moderate-income map for the City McKeesport is included in Appendix B. The areas of the City with the lowest income are those in the center of the City and along the rivers. The City s poverty statistics for families with children are significant. At the time of the 2000 U.S. Census, the percentage of some families with children living below the poverty level was as outlined in Table II-7 below. Table II-7 Percentage of Families with Children Living Below the Poverty Level Families with Related Children Under the Age of 18 Families with Related Children Under the Age of 5 Female-headed Households with Related Children Under the Age of 18 Female-headed Households with Related Children Under the Age of U.S. Census American Community Survey 29.6% 40.3% 35.4% 40.4% 48.9% 47.2% 53.5% 51.1% Source: 2000 U.S. Census Data It is important to note that while the American Community Survey only presents an estimate, it is expected that the percentage of families with children living under the poverty level has increased since the previous Census. Analysis of Impediments to Fair Housing Choice 2010 Update Page 19

21 City of McKeesport, Pennsylvania D. Employment: In 2000, 52.3% of the City s residents 16 years of age and over were considered a part of the labor force. The American Community Survey estimates that approximately 51.2% of the population is currently in the labor force. Chart II-4 and Chart II-5 below illustrate the classes of workers and the occupations. Most workers in McKeesport hold service, management, and sales positions. Chart II-4 McKeesport Occupations Source: 2000 U.S. Census Data Chart II-5 Class of Workers in McKeesport Source: 2000 U.S. Census Data Analysis of Impediments to Fair Housing Choice 2010 Update Page 20

22 City of McKeesport, Pennsylvania Chart II-6 illustrates the unemployment rate trends for the City of McKeesport from January 2000 through May 2010 from the Bureau of Labor ( Chart II-6 City of McKeesport Unemployment Rate Source: The City of McKeesport has experienced a fluctuating unemployment rate, but the overall trend is an increasing unemployment rate since early In August 2010, the City of McKeesport s unemployment rate of 12.2% exceeded that of Allegheny County (8.1%), the Commonwealth of Pennsylvania (9.2%), and the national average (9.6%). The high unemployment rate in the City of McKeesport suggests that there is a lack of jobs to support the City s population. The City of McKeesport has experienced company closings over the past few years that have likely contributed to the City s high unemployment rate. Most recently, Dish Network closed its McKeesport facility in March 2010, effectively eliminating 600 jobs in the City. Additionally, in the previous spring, Precoat Metals eliminated 180 jobs. City officials reached out to Dish Network and Precoat Metals to offer assistance in an effort to encourage these companies to remain in the City. At that time, the City was informed that the decision to close these locations came from corporate headquarters and could not be changed. To date, the City and County have been unsuccessful in recruiting new large employers to the City to replace these lost jobs. The City continues to recruit small businesses. Analysis of Impediments to Fair Housing Choice 2010 Update Page 21

23 City of McKeesport, Pennsylvania E. Housing Profile: Based on the 2000 Census Data, the City of McKeesport s housing stock can be considered older since 49.2%, or almost fifty percent of it was constructed prior to 1939 and another 33.6% was constructed between 1940 and Therefore, over three quarters of the City s housing stock (82.8%) was built prior to 1960 which is now 50 years ago. Chart II-7 illustrates the year that housing structures were built in the City of McKeesport based on the 2000 U.S. Census Data. Chart II-7 Year Structure Built Source: 2000 U.S. Census Data In 2000, the City s housing stock primarily consisted of single-family detached (67.8/%) and single-family attached (4.0%). In 2000, multi-family units in the City of McKeesport consisted of two units (7.7%), three to four units (5.4%), five to nine units (4.6%), ten to nineteen units (4.3%) and twenty units or more (6.0%). Mobile homes made up 0.2% of the housing stock. The median value of owner-occupied homes in the City of McKeesport in 2000 was $37,800 compared to $84,200 for Allegheny County and $97,000 for the Commonwealth of Pennsylvania. The American Community Survey estimates that the median value of owner-occupied homes in the City of McKeesport has increased to approximately $46,000 (122% of median value in 2000), as compared to $112,800 (134% of median value in 2000) in Allegheny County and $155,400 (160% of median value in 2000) in the Commonwealth of Pennsylvania. The Pittsburgh Metro Area has seen an overall decrease in the number of housing starts over the last seven (7) years. Table II-8 outlines the number of new construction projects annually in the Pittsburgh Metro Area from 2003 through In 2006, the area saw an increase in the construction of multi-family units as well as residential buildings containing five or more units. Analysis of Impediments to Fair Housing Choice 2010 Update Page 22

24 City of McKeesport, Pennsylvania Table II-8 Annual Housing Starts in the Pittsburgh Metro Area Total Single Multi- Family Family 5+ Units ,513 5,292 1, ,856 5,548 1, ,601 4, ,633 4,367 1,266 1, ,680 3, ,774 3, ,033 2, Source: From , there were 102 residential building permits issued in the City of McKeesport. Analysis of Impediments to Fair Housing Choice 2010 Update Page 23

25 City of McKeesport, Pennsylvania F. Financing: Owner Costs The median mortgage expense in the City of McKeesport for 2000 was $682. Table II-9 illustrates mortgage status and selected monthly owner costs. Almost half (49.4%) of all owner-occupied houses in McKeesport do not have mortgages. This could be a result of an aging population that has completely paid their mortgages. The chart below outlines the monthly owner costs of owner-occupied housing units in the City of McKeesport at the time of the 2000 U.S. Census. Table II-9 Mortgage Status and Selected Monthly Owner Costs Number of Monthly Owner Cost Percentage Housing Units Houses with a mortgage 2, % Less than $ % $300 to $ % $500 to $ % $700 to $ % $1,000 to $1, % $1,500 to $1, % $2,000 or more % $ Houses without a mortgage 2, % $ Source: 2000 U.S. Census Data Monthly housing costs of 23.9% of all owner-occupied households exceeded 30% of their monthly income in 2000, indicating a relatively high percentage of owners whose housing is not considered affordable. The American Community Survey estimates that this value has increased to approximately 30.3% of all owner-occupied households whose housing costs exceed 30% of their monthly income. Table II-10 illustrates housing costs for owner-households. Table II-10 Selected Monthly Owner Costs as a Percentage of Household Income (1999) Owner Costs as a % of Income Number of Housing Units Percentage Less than 15 percent % 15 to 19 percent % 20 to 24 percent % 25 to 29 percent % 30 to 34 percent % Analysis of Impediments to Fair Housing Choice 2010 Update Page 24

26 City of McKeesport, Pennsylvania 35 percent or more % Not computed % Source: 2000 U.S. Census Data As of November 2010, RealtyTrac indicated that the City of McKeesport experienced the greatest decrease in home sales prices over the previous two calendar quarters as compared to other communities in the area. McKeesport homes saw a 35.78% decrease in the average sales price of homes, bringing the average price down to $46,428. Home Sales In December 2010, the Pittsburgh Post-Gazette published an article titled Buying Here: Duquesne. This article included an overview of the home sales in Duquesne and ten other neighboring communities in 2009 and The Post-Gazette ran a similar article in March 2010 titled Buying Here: McKeesport that reviewed home sales data in 2008 and Table II-11 below includes the home sales data for these eleven communities from 2008 through This data was obtained from RealSTATs. Table II-11 Home Sales Data Community Highest Highest Highest Sales Sales Sales Price Price Price Price Price Price Duquesne 106 $14,500 $85, $12,000 $85, $14,129 $68,000 East McKeesport 35 $35,900 $112, $73,500 $110, $31,000 $106,900 East Pittsburgh 43 $15,100 $80, $13,000 $138, $15,100 $87,000 McKeesport 339 $15,500 $158, $15,750 $199, $13,000 $190,000 North Versailles 126 $65,000 $190, $60,000 $252, $62,000 $239,000 Trafford 55 $123,500 $293, $121,900 $301, $90,000 $295,000 Turtle Creek 62 $26,500 $103, $24,900 $134, $16,500 $131,510 Versailles 14 $25,000 $85, $22,000 $117, $47,000 $109,000 Wall 5 $20,000 $56, $29,000 $69, $9,000 $60,000 White Oak 102 $89,700 $275, $78,000 $185, $86,000 $185,500 Wilmerding 19 $29,625 $79, $25,000 $86, $18,000 $89,900 Source: The home sales data for the City of McKeesport is shaded in light blue. Over the last three years, the City of McKeesport has seen a decline in the number of sales and an overall decline in the median sales price. In 2010, the only community in this grouping to have a lower median sales price than the City of McKeesport was the Borough of Wall. Analysis of Impediments to Fair Housing Choice 2010 Update Page 25

27 City of McKeesport, Pennsylvania Foreclosures As part of the Neighborhood Stabilization Program (NSP) in 2008, HUD Risk Scores were developed using Average Income below 120%, change in average home sale price, vacancy rate, unemployment rate, population density, and a predicated foreclosure rate. Of the 130 cities, boroughs, and municipalities in Allegheny County, the City of McKeesport was one of eighteen (18) local jurisdictions that had a HUD Risk Score of 10, indicating the greatest risk of foreclosure. Table II-12 below highlights the HUD Risk Scores for each Census Tract and Block Group in the City of McKeesport. Table II-12 HUD Foreclosure Risk Score by Block Group Census Tract Block Group HUD Risk Score The map below highlights the areas of Allegheny County with the greatest risk of foreclosure and abandonment according to the HUD Risk Score. Communities like the City of McKeesport with the greatest risk of foreclosure are orange and red in color, and are predominately located in the southeastern portion of the County. Analysis of Impediments to Fair Housing Choice 2010 Update Page 26

28 City of McKeesport, Pennsylvania According to RealtyTrac, the City of McKeesport had 15 homes in foreclosure, a foreclosure rate of 1 in 825 housing units (or 0.12%) in October This foreclosure rate of 0.12% was the same as the rate in Allegheny County, and close to Pennsylvania s rate of 0.11%. This foreclosure rate is below the national foreclosure rate of 0.26%. Chart II-8 below illustrates the foreclosures in the City of McKeesport since November Analysis of Impediments to Fair Housing Choice 2010 Update Page 27

29 City of McKeesport, Pennsylvania Chart II-8 Number of Foreclosures Source: When reporting foreclosure trends for McKeesport, PA, RealtyTrac includes surrounding zip codes 15131, 15133, and As a result, the chart above includes foreclosures for these additional zip codes, as well as the City. The McKeesport area had the greatest number of foreclosures in April 2010 when forty-eight (48) homes received foreclosure notices. City staff interviewed for the Analysis of Impediments to Fair Housing Choice indicated that abandonment of houses is a notable problem in the City. The City is unable to accurately quantify the number of houses that have been abandoned in recent years. Renter Costs The median monthly rent in 2000 was $383; and $522 during the American Community Survey. Table II-13 illustrates rental rates within the City at the time of the 2000 U.S. Census and the American Community Survey. Table II-13 Gross Monthly Rent 2000 U.S. Census American Community Survey Rental Rates Number of Housing Units Percentage Number of Housing Units Percentage Less than $ % % $200 to $ % % $300 to $499 1, % % $500 to $ % 1, % $750 to $ % % Analysis of Impediments to Fair Housing Choice 2010 Update Page 28

30 City of McKeesport, Pennsylvania $1,000 to $1, % % $1,500 or more 0 0.0% 0 0.0% No cash rent % $ $ Source: 2000 U.S. Census Data and American Community Survey The monthly housing costs for 38.4% of all renter-occupied households exceeded 30% of monthly income in 2000, indicating an even higher percentage of renters than owners whose housing is not considered affordable. The Census Bureau predicts that the percentage of households for which rent exceeds 30% of their income has grown to an estimated 55.3%. Table II-14 illustrates the housing cost for renter-households in 1999 and at the time of the American Community Survey. Rental Cost as a % of Income Table II-14 Gross Rent as a Percentage of Household Income 2000 U.S. Census Number of Housing Units Percentage American Community Survey Number of Housing Units Percentage Less than 15 percent % % 15 to 19 percent % % 20 to 24 percent % % 25 to 29 percent % % 30 to 34 percent % % 35 percent or more % % Not computed % Source: 2000 U.S. Census Data and American Community Survey The table above shows an increase of 18% from the 2000 Census to the American Community Survey in the number of households spending 35% or more of their income on rent. The 2010 Fair Market Rents for the Pittsburgh, PA HUD Metro Fair Market Rent Area are shown in Table II-15 below. Final FY2010 FMR Table II-15 Final FY 2010 FMRs by Unit Bedrooms Efficiency One- Bedroom Two- Bedroom Three- Bedroom Four- Bedroom $556 $610 $730 $907 $980 Source: Analysis of Impediments to Fair Housing Choice 2010 Update Page 29

31 City of McKeesport, Pennsylvania G. Household Types: Based on the HUD Comprehensive Housing Affordability Strategy (CHAS) data in Appendix C, the following statistics were found based on Low/Mod Income (LMI) housing types: Total number of renter households with incomes less than 30% of median family income is 1, % are elderly (1 & 2 persons), 457 households % are small families (2 to 4 persons), 515 households - 7.9% are large families (5 or more persons), 124 households % are other renter households, 483 households Total number of renter households with incomes greater than 30% but less than 50% of median family income is % are elderly (1 & 2 persons), 213 households % are small families (2 to 4 persons), 304 households - 6.1% are large families (5 or more persons), 44 households % are other renter households, 160 households Total number of renter households with incomes greater than 50% but less than 80% of median family income is % are elderly (1 & 2 persons), 94 households % are small families (2 to 4 persons), 345 households % are large families (5 or more persons), 95 households % are other renter households, 280 households Total number of owner households with incomes less than 30% of median family income is % are elderly (1 & 2 persons), 262 households % are small families (2 to 4 persons), 155 households - 4.8% are large families (5 or more persons), 29 households % are other owner households, 154 households Total number of owner households with incomes greater than 30% but less than 50% of median family income is % are elderly (1 & 2 persons), 524 households % are small families (2 to 4 persons), 169 households Analysis of Impediments to Fair Housing Choice 2010 Update Page 30

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