1600 wilshire blvd. · angeles county. frontage on wilshire boulevard, one of the busiest...

1600 Wilshire

Blvd.Los Angeles, CA

OFFERING MEMORANDUM: Property For Sale

DISCLAIMERThis confidential Offering Memorandum (this “Memorandum”) is being delivered subject to the terms of the Confidentiality Agreement personally or electronically signed by you (the “Confidentiality Agreement”) and constitutes part of the Evaluation Material (as defined in the Confidentiality Agreement). It is being given to you for the sole purpose of evaluating the possible acquisition of 1600 Wilshire Boulevard, Los Angeles, CA (the “Property”), and is not to be used for any other purpose or made available to any other party without the prior written consent of the “Owner” or Voit Real Estate Services (“Broker”).

This Memorandum was prepared by the Broker based on information supplied by the Owner and the Broker. It contains selected information about the Property and the real estate market but does not contain all the information necessary to evaluate the acquisition of the Property. The financial projections contained herein (or in any other “Evaluation Material”, including any computer diskettes or files distributed to you via email from Broker accessible online through Broker’s website) are for general reference only. They are based on assumptions relating to the general economy and local market, among other factors. Accordingly, actual results may vary materially from such projections. Various documents have been summarized herein to facilitate your review; these summaries are not intended to be a comprehensive statement of the terms or a legal analysis of such documents.

While the information contained in this Memorandum and any other Evaluation Material is believed to be reliable, neither Broker nor Owner guarantees its accuracy or completeness. Because of the foregoing and since the Property will be sold on an “As-Is, Where-Is” basis, a prospective purchaser must make

its own independent investigations, projections and conclusions regarding the acquisition of the Property without reliance on this Memorandum or any other Evaluation Material. Although additional Evaluation Material, which may include engineering, environmental or other reports, may be provided to qualified parties as the marketing progresses, prospective purchasers should seek advice from their own attorneys, accountants, and engineering and environmental experts.

Owner expressly reserves the right, at its sole discretion, to reject any offer to purchase the Property or to terminate any negotiations with any party at any time with or without written notice. Owner shall have no legal commitment or obligations to any prospective purchaser unless and until a written purchase and sale agreement has been fully executed, delivered and approved by Owner and any conditions to Owner’s obligations therein have been satisfied or waived.

Owner has retained Broker as its exclusive broker and will be responsible for any commission due to Broker in connection with a sale of the Property pursuant to a separate agreement. Broker is not authorized to make any representation or agreement on behalf of Owner. Each prospective purchaser will be responsible for any claims for commissions by any other broker in connection with a sale of the Property if such claims arise from acts of such prospective purchaser or its broker.

This Memorandum is the property of the Owner and Broker and may be used only by parties approved by the Owner and Broker. No portion of this Memorandum may be copied or otherwise reproduced or disclosed to anyone except as permitted under the Confidentiality Agreement.

EXCLUSIVELY OFFERED BY:

Licensed as Real Estate Salespersons by the CA Bur of Real Estate. ©2017 Voit Real Estate Services, Inc. All Rights Reserved. License # 01991785.

2400 E. Katella Avenue, Suite 750Anaheim, CA 92806714.978.7880 • 714.978.9431 Fax WWW.VOITCO.COM

COLIN CARTERAssociateLic #[email protected]

STAN KWAKVice PresidentLic #[email protected]

TABLE OF CONTENTS

EXECUTIVE SUMMARY 4 PROJECT

OVERVIEW 7 PROPERTY DESCRIPTION 12 MARKET

OVERVIEW17 AREA OVERVIEW 20 DEMOGRAPHICS 23 RENT ROLL 28

EXECUTIVE SUMMARY

EXECUTIVE SUMMARYVoit Real Estate Services is pleased to offer for sale the fee simple ownership of an approximately 26,820 sf freestanding low-rise office/retail building. Property is centrally located near Downtown Los Angeles and Koreatown, two of the hottest areas in Los Angeles County. Frontage on Wilshire Boulevard, one of the busiest thoroughfares of Los Angeles, provides excellent street frontage with a total traffic count of more than 18,614 cars daily (Costar 2015).

1600 Wilshire is located just west of Downtown Los Angeles in the Westlake district minutes from Staples Center, L.A. Live and the Los Angeles Convention Center. The Central Los Angeles office market is strong for owners as lease rates continue to rise and vacancy continues to fall. The project also offers immediate access to three major freeways including the Harbor (110), Santa Monica (10) and Hollywood (101) Freeways as well as convenient access to the Westlake/MacArthur Park Metro Station and Los Angeles International Airport.

5

PROPERTY OVERVIEW

PROPERTY OVERVIEW

• Excellent opportunity for Owner/User to occupy entire second and third floors.

• The project has undergone extensive interior renovations including new restrooms on the second and third floors.

• Diverse mix of office and retail use.

• Desirable on-site parking.

• Located directly on Wilshire Boulevard, which provides excellent signage, street identity, vehicle circulation and access to many restaurants and retail.

7

Parking6,090 SF

Suite 1001,250 SF

Suite 120410 SF

Suite 1101,200 SF

Suite 130 & 150500 SF

Ste 140250 SF

Utility/Power720 SF

RR

RR

FLOOR PLAN - 1ST FLOOR 8

Suite 205233 SF

Suite 200A680 SF

Suite 200B520 SF

Suite 260750 SF

Suite 210B155 SF

Suite 210C155 SF

Suite 210D140 SFSuite 210E

300 SF

Ste 210A100 SF

Ste 220550 SF

Suite 230800 SF

Suite 2501,216 SF

Roof Deck3,776 SF

Ste 240720 SF

FLOOR PLAN - 2ND FLOOR 9

Suite 340715 SF

Suite 350521 SF

Suite 3001,350 SF

Suite 3001,250 SF

Suite 300946 SF

Suite 3001,787 SF

Suite 300306 SF

Suite 300154 SF

Suite 310798 SF

Suite 320757 SF

Suite 3301,093 SF

RR RR

FLOOR PLAN - 3RD FLOOR 10

AERIAL 11

1600 Wilshire

Blvd.

PROPERTY DESCRIPTION

PROPERTY DESCRIPTIONThe project features office/retail consisting of three (3) stories and 20 units with flexible sizes ranging from 410 to 3,240 square feet and a 2:1 parking ratio.

Address: 1600 Wilshire Boulevard, Los Angeles, CA 90017

Total Building Area: Approximately 26,830 SF

Parcel Size: Approximately 0.28 Acres for entire project

Year Built: 1962

Total Units: 20 units, including office and retail

Zoning: C4-2 (Commercial)

Parking Ratio: 2:1,000

Assessor Parcel #: 5142-012-024

Unit Size Range: 410 SF to 3,240 SF

13

MARKET OVERVIEW

MARKET OVERVIEW

LOS ANGELES1600 Wilshire consists of a three (3) story, elevator serviced office/retail building located in the Central Los Angeles submarket of Westlake. Presently, the property is in good condition with no apparent deferred maintenance relating to improvements or common areas. Built in 1962, the subject consists of an approximately 26,830 SF, 3-story elevator served office building. The first floor offers ±3,610 SF of retail/office space with ±6,090 SF of parking. The second floor offers ±6,319 SF of office space (with a ±3,776 SF roof deck) and the third offers ±9,677 SF. All three floors are easily divisible to multiple tenants.

1600 Wilshire is located in the residential and commercial neighborhood of Westlake in Central Los Angeles. The project is centrally located at the epicenter of Los Angeles, only 1.2 miles from Staples Center/L.A. Live and 2.6 miles from historic Dodger Stadium. Westlake sits on the outskirts of Koreatown to the West and the downtown financial district to the East. With over 120,000 residents in the 2.72-square-mile neighborhood, Westlake boasts the second-highest density of any community in Los Angeles County, after Koreatown.

Current office inventory in Central Los Angeles is approximately 14,139,700 SF while the entire Greater LA market has 303,594,000 SF for buildings 25,000 SF or larger. Net absorption for the Greater LA office market remains positive for the 11th straight quarter at 3,534,000 SF for 2016. The average asking leasing rate is $2.65 per sf in Central Los Angeles. Current office construction in Central LA is at 610,400 SF while Greater LA has 5,416,400 SF currently under construction.

With 35.8 million square feet, amounting to 18.1% of the total metro inventory, the Downtown submarket is the largest of the twenty-one distinct geographic concentrations that form the Los Angeles office market. Total employment in the Los Angeles metropolitan area increased by 14,100 jobs during the 4th quarter of 2016, while in the dominant office-using industries, employment grew by 7,300. Rental rates in this market have consistently increased for the 12th consecutive quarter with a 6% annual rent growth for the past three years. 15

OFFICE SUBMARKET SNAPSHOT

LOS ANGELES - ALL SIZESLocated on the southern coast of California, Los Angeles County covers 4,084 square miles and includes San Clemente and Santa Catalina islands. The county is comprised of approximately 88 vibrant and diverse cities hosting more than 244,000 business establishments—the highest concentration in the state.

Throughout recent decades, Los Angeles County developed a diverse economic base, supported by a number of Fortune 500companies with headquarters in the area, including Walt Disney, Dole Food Company, Health Net, DirecTV Group, Mattel and many others.

The city’s expansive metropolitan area is the second-largest inthe country, with over 18 million people spread over a land area the size of Maine. Thirty of LA’s suburbs have populations of 80,000 or more. Los Angeles is very diverse, with people from over 140 countries and the largest Latin-American and Asian-American populations of any US city.

(449,833)

1,760,132

(302,137)

1,904,909

789,372

1,459,312 1,463,819

887,421

(1,978,035)

5,680,882

6,726,6256,742,6566,807,9316,597,0757,067,7427,164,509

6,909,282

5,198,913

-4,000,000

-2,000,000

0

2,000,000

4,000,000

6,000,000

8,000,000

1Q15 2Q15 3Q15 4Q15 1Q16 2Q16 3Q16 4Q16 1Q17

Net Absorption Gross Absorption

$2.49 $2.55

$2.57 $2.62

$2.66 $2.67 $2.72

$2.75 $2.77

$2.00

$2.10

$2.20

$2.30

$2.40

$2.50

$2.60

$2.70

$2.80

$2.90

1Q15 2Q15 3Q15 4Q15 1Q16 2Q16 3Q16 4Q16 1Q17

11.23% 10.94% 11.07%10.76% 10.68%

10.37% 10.26% 10.09%10.61%

14.93% 14.76%14.59% 14.52% 14.50% 14.26% 14.01% 13.85% 13.77%

6.0%

7.0%

8.0%

9.0%

10.0%

11.0%

12.0%

13.0%

14.0%

15.0%

16.0%

1Q15 2Q15 3Q15 4Q15 1Q16 2Q16 3Q16 4Q16 1Q17YTD

Vacancy Availability

Vacancy & Availability Rates

Absorption

Rental Rates

Triple Net (NNN) Average Asking Rates per Month per Sq. Ft.

# of Buildings 17,631

Market Size (Sq. Ft) 430,872,703

Vacancy Rate 10.61%

SF Vacant 45,701,995

Availability Rate 13.77%

SF Available 59,336,007

SF Under Construction 4,637,094

SF Delivered in Last 4 Quarters 1,719,507

Los Angeles – Located on the southern coast of California, Los

Angeles County covers 4,084 square miles and includes San

Clemente and Santa Catalina islands. The county is comprised of

approximately 88 vibrant and diverse cities hosting more than

244,000 business establishments—the highest concentration in

the state.

Throughout recent decades, Los Angeles County developed a

diverse economic base, supported by a number of Fortune 500

companies with headquarters in the area, including Walt Disney,

Dole Food Company, Health Net, DirecTV Group, Mattel and

many others.

The city’s expansive metropolitan area is the second-largest in

the country, with over 18 million people spread over a land area

the size of Maine. Thirty of LA’s suburbs have populations of

80,000 or more. Los Angeles is very diverse, with people from

over 140 countries and the largest Latin-American and Asian-

American populations of any US city.

LOS ANGELES OFFICE SUBMARKET SNAPSHOT

Percent

Asking Rate

Square Feet

Vacancy

Market Statistics vs. Previous Year

Lease Rates

Net Absorption

(449,833)

1,760,132

(302,137)

1,904,909

789,372

1,459,312 1,463,819

887,421

(1,978,035)

5,680,882

6,726,6256,742,6566,807,9316,597,0757,067,7427,164,509

6,909,282

5,198,913

-4,000,000

-2,000,000

0

2,000,000

4,000,000

6,000,000

8,000,000

1Q15 2Q15 3Q15 4Q15 1Q16 2Q16 3Q16 4Q16 1Q17

Net Absorption Gross Absorption

$2.49 $2.55

$2.57 $2.62

$2.66 $2.67 $2.72

$2.75 $2.77

$2.00

$2.10

$2.20

$2.30

$2.40

$2.50

$2.60

$2.70

$2.80

$2.90

1Q15 2Q15 3Q15 4Q15 1Q16 2Q16 3Q16 4Q16 1Q17

11.23% 10.94% 11.07%10.76% 10.68%

10.37% 10.26% 10.09%10.61%

14.93% 14.76%14.59% 14.52% 14.50% 14.26% 14.01% 13.85% 13.77%

6.0%

7.0%

8.0%

9.0%

10.0%

11.0%

12.0%

13.0%

14.0%

15.0%

16.0%

1Q15 2Q15 3Q15 4Q15 1Q16 2Q16 3Q16 4Q16 1Q17YTD

Vacancy Availability

Vacancy & Availability Rates

Absorption

Rental Rates

Triple Net (NNN) Average Asking Rates per Month per Sq. Ft.

# of Buildings 17,631

Market Size (Sq. Ft) 430,872,703

Vacancy Rate 10.61%

SF Vacant 45,701,995

Availability Rate 13.77%

SF Available 59,336,007

SF Under Construction 4,637,094

SF Delivered in Last 4 Quarters 1,719,507

Los Angeles – Located on the southern coast of California, Los

Angeles County covers 4,084 square miles and includes San

Clemente and Santa Catalina islands. The county is comprised of

approximately 88 vibrant and diverse cities hosting more than

244,000 business establishments—the highest concentration in

the state.

Throughout recent decades, Los Angeles County developed a

diverse economic base, supported by a number of Fortune 500

companies with headquarters in the area, including Walt Disney,

Dole Food Company, Health Net, DirecTV Group, Mattel and

many others.

The city’s expansive metropolitan area is the second-largest in

the country, with over 18 million people spread over a land area

the size of Maine. Thirty of LA’s suburbs have populations of

80,000 or more. Los Angeles is very diverse, with people from

over 140 countries and the largest Latin-American and Asian-

American populations of any US city.

LOS ANGELES OFFICE SUBMARKET SNAPSHOT

Percent

Asking Rate

Square Feet

Vacancy

Market Statistics vs. Previous Year

Lease Rates

Net Absorption

RENTAL RATES VACANCY & AVAILABILITY RATES

16

AREA OVERVIEW

AREA OVERVIEW

DOWNTOWN LOS ANGELESDowntown Los Angeles is the central business district of Los Angeles, California. The downtown district is home to over 500,000 jobs. In 1999, the Los Angeles City Council passed an adaptive reuse ordinance, making it easier for developers to convert outmoded, vacant office and commercial buildings into renovated lofts and luxury apartment/condo complexes. The office market downtown has recently migrated west towards Bunker Hill and the Financial District where many corporate skyscrapers, hotels, banks, law firms and real estate firms have resided. Downtown is home to many historic landmarks and event centers including Staples Center, L.A. Live, the Microsoft Theatre, Walt Disney Concert Hall, Union Station and the Grand Central Market.

KOREA TOWNKoreatown is located in Central Los Angeles, near Eight Street and Western Avenue. Known for its high density Korean population, the neighborhood began when the immigrant population from Korea spiked in the 1960s. Named for its residents’ heritage, many Koreans found housing in the area and began opening businesses. Today, the neighborhood is home to many historic Art Deco buildings with terra cotta facades which have been preserved and still remain

economically viable. It is the most densely populated district by population in Los Angeles County, with some 120,000 residents in 2.7 square miles. The community is highly diverse and known for its restaurants and nightlife including the world famous Wiltern Theatre on the corner of Wilshire and Western.

LOS ANGELES COUNTYWith a population of more than eighteen million people, it is the most populous county in the United States, and larger than that of 42 individual U.S. states. It consists of 88 incorporated cities. The county is comprised of over 244,000 businesses which is the highest concentration in the state. Today, metro Los Angeles is the nation’s largest manufacturing area and the top international trade center in the country. The ports of Los Angeles and Long Beach are the main distribution hub of the west coast and a gateway to Asia. Los Angeles county’s 37 departments and $24.2 billion budget provide extensive business opportunities to the private sector, both in contracts for goods and services. Los Angeles County has a Gross Domestic Product (GDP) of approximately $544 billion, placing it among the top 20 economies in the world – higher than Switzerland, Sweden and Saudi Arabia.

18

RETAIL SITE PLAN 19

DEMOGRAPHICS

Demographic and Income Profile1600 Wilshire Blvd, Los Angeles, CA 90017 Prepared by Esri1600 Wilshire Blvd, Los Angeles, California, 90017 Latitude: 34.05539Ring: 1 mile radius Longitude: -118.27026

AreaStateUSA

Trends 2016-2021Trends 2016-2021

Ann

ual R

ate

(in

perc

ent)

2.5

2

1.5

1

0.5

0Population Households Families Owner HHs Median HH Income

20162021

Population by AgePopulation by Age

Perc

ent

20181614121086420

0-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84 85+

2016 Household Income 2016 Household Income

<$15K27.6%

$15K - $24K19.3%

$25K - $34K14.2%

$35K - $49K14.4%

$50K - $74K11.0%

$75K - $99K5.0%

$100K - $149K5.0%

$150K - $199K1.8%

$200K+1.8%

2016 Population by Race2016 Population by Race

Perc

ent

40

35

30

25

20

15

10

5

0White Black Am. Ind. Asian Pacific Other Two+

2016 Percent Hispanic Origin: 71.7%

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2016 and 2021.

February 13, 2017

©2016 Esri Page 2 of 6

DEMOGRAPHICS Demographic and Income Profile1600 Wilshire Blvd, Los Angeles, CA 90017 Prepared by Esri1600 Wilshire Blvd, Los Angeles, California, 90017 Latitude: 34.05539Ring: 1 mile radius Longitude: -118.27026

Summary Census 2010 2016 2021Population 103,857 107,319 111,072Households 36,698 38,028 39,434Families 20,628 21,170 21,848Average Household Size 2.77 2.76 2.76Owner Occupied Housing Units 2,239 2,263 2,375Renter Occupied Housing Units 34,459 35,765 37,059Median Age 30.6 31.6 32.4

Trends: 2016 - 2021 Annual Rate Area State NationalPopulation 0.69% 0.87% 0.84%Households 0.73% 0.79% 0.79%Families 0.63% 0.79% 0.72%Owner HHs 0.97% 0.69% 0.73%Median Household Income 0.42% 2.73% 1.89%

2016 2021 Households by Income Number Percent Number Percent

<$15,000 10,487 27.6% 11,333 28.7%$15,000 - $24,999 7,352 19.3% 6,911 17.5%$25,000 - $34,999 5,404 14.2% 5,225 13.2%$35,000 - $49,999 5,471 14.4% 6,058 15.4%$50,000 - $74,999 4,168 11.0% 3,784 9.6%$75,000 - $99,999 1,913 5.0% 2,207 5.6%$100,000 - $149,999 1,888 5.0% 2,215 5.6%$150,000 - $199,999 673 1.8% 867 2.2%$200,000+ 672 1.8% 833 2.1%

Median Household Income $26,673 $27,234Average Household Income $42,513 $45,794Per Capita Income $15,818 $16,983

Census 2010 2016 2021 Population by Age Number Percent Number Percent Number Percent

0 - 4 7,771 7.5% 7,743 7.2% 8,253 7.4%5 - 9 6,420 6.2% 6,729 6.3% 6,915 6.2%10 - 14 6,325 6.1% 6,082 5.7% 6,158 5.5%15 - 19 7,755 7.5% 6,926 6.5% 6,302 5.7%20 - 24 10,921 10.5% 10,789 10.1% 9,787 8.8%25 - 34 21,459 20.7% 22,730 21.2% 23,983 21.6%35 - 44 15,304 14.7% 15,880 14.8% 17,012 15.3%45 - 54 11,405 11.0% 11,615 10.8% 12,062 10.9%55 - 64 7,646 7.4% 8,604 8.0% 9,282 8.4%65 - 74 4,625 4.5% 5,669 5.3% 6,407 5.8%75 - 84 2,966 2.9% 3,188 3.0% 3,468 3.1%

85+ 1,260 1.2% 1,363 1.3% 1,444 1.3%Census 2010 2016 2021

Race and Ethnicity Number Percent Number Percent Number PercentWhite Alone 33,314 32.1% 33,872 31.6% 35,132 31.6%Black Alone 5,011 4.8% 4,855 4.5% 4,728 4.3%American Indian Alone 1,725 1.7% 1,718 1.6% 1,723 1.6%Asian Alone 16,367 15.8% 17,896 16.7% 19,337 17.4%Pacific Islander Alone 175 0.2% 189 0.2% 196 0.2%Some Other Race Alone 41,796 40.2% 43,107 40.2% 44,121 39.7%Two or More Races 5,469 5.3% 5,681 5.3% 5,835 5.3%

Hispanic Origin (Any Race) 74,734 72.0% 76,989 71.7% 79,655 71.7%Data Note: Income is expressed in current dollars.


February 13, 2017


1 MILE RADIUS





<$15,000 10,487 27.6% 11,333 28.7%$15,000 - $24,999 7,352 19.3% 6,911 17.5%$25,000 - $34,999 5,404 14.2% 5,225 13.2%$35,000 - $49,999 5,471 14.4% 6,058 15.4%$50,000 - $74,999 4,168 11.0% 3,784 9.6%$75,000 - $99,999 1,913 5.0% 2,207 5.6%$100,000 - $149,999 1,888 5.0% 2,215 5.6%$150,000 - $199,999 673 1.8% 867 2.2%$200,000+ 672 1.8% 833 2.1%



0 - 4 7,771 7.5% 7,743 7.2% 8,253 7.4%5 - 9 6,420 6.2% 6,729 6.3% 6,915 6.2%10 - 14 6,325 6.1% 6,082 5.7% 6,158 5.5%15 - 19 7,755 7.5% 6,926 6.5% 6,302 5.7%20 - 24 10,921 10.5% 10,789 10.1% 9,787 8.8%25 - 34 21,459 20.7% 22,730 21.2% 23,983 21.6%35 - 44 15,304 14.7% 15,880 14.8% 17,012 15.3%45 - 54 11,405 11.0% 11,615 10.8% 12,062 10.9%55 - 64 7,646 7.4% 8,604 8.0% 9,282 8.4%65 - 74 4,625 4.5% 5,669 5.3% 6,407 5.8%75 - 84 2,966 2.9% 3,188 3.0% 3,468 3.1%

85+ 1,260 1.2% 1,363 1.3% 1,444 1.3%Census 2010 2016 2021




February 13, 2017


21





<$15,000 50,890 25.2% 55,922 26.6%$15,000 - $24,999 32,449 16.1% 31,883 15.2%$25,000 - $34,999 26,787 13.3% 25,741 12.2%$35,000 - $49,999 28,459 14.1% 28,384 13.5%$50,000 - $74,999 26,127 12.9% 23,407 11.1%$75,000 - $99,999 14,534 7.2% 17,204 8.2%$100,000 - $149,999 12,859 6.4% 15,984 7.6%$150,000 - $199,999 4,914 2.4% 6,201 2.9%$200,000+ 4,779 2.4% 5,668 2.7%



0 - 4 33,910 6.2% 34,139 6.0% 36,129 6.1%5 - 9 29,762 5.4% 31,060 5.4% 30,974 5.2%10 - 14 30,332 5.5% 29,820 5.2% 29,667 5.0%15 - 19 39,931 7.3% 38,143 6.7% 35,153 5.9%20 - 24 56,511 10.3% 58,170 10.2% 55,393 9.3%25 - 34 106,685 19.5% 110,623 19.3% 116,723 19.6%35 - 44 85,126 15.5% 86,733 15.2% 91,421 15.4%45 - 54 68,861 12.6% 71,473 12.5% 72,844 12.2%55 - 64 47,906 8.7% 54,571 9.5% 59,539 10.0%65 - 74 26,346 4.8% 33,195 5.8% 39,479 6.6%75 - 84 15,852 2.9% 17,129 3.0% 19,975 3.4%

85+ 6,507 1.2% 7,202 1.3% 7,761 1.3%Census 2010 2016 2021




February 13, 2017


3 MILE RADIUS





<$15,000 50,890 25.2% 55,922 26.6%$15,000 - $24,999 32,449 16.1% 31,883 15.2%$25,000 - $34,999 26,787 13.3% 25,741 12.2%$35,000 - $49,999 28,459 14.1% 28,384 13.5%$50,000 - $74,999 26,127 12.9% 23,407 11.1%$75,000 - $99,999 14,534 7.2% 17,204 8.2%$100,000 - $149,999 12,859 6.4% 15,984 7.6%$150,000 - $199,999 4,914 2.4% 6,201 2.9%$200,000+ 4,779 2.4% 5,668 2.7%



0 - 4 33,910 6.2% 34,139 6.0% 36,129 6.1%5 - 9 29,762 5.4% 31,060 5.4% 30,974 5.2%10 - 14 30,332 5.5% 29,820 5.2% 29,667 5.0%15 - 19 39,931 7.3% 38,143 6.7% 35,153 5.9%20 - 24 56,511 10.3% 58,170 10.2% 55,393 9.3%25 - 34 106,685 19.5% 110,623 19.3% 116,723 19.6%35 - 44 85,126 15.5% 86,733 15.2% 91,421 15.4%45 - 54 68,861 12.6% 71,473 12.5% 72,844 12.2%55 - 64 47,906 8.7% 54,571 9.5% 59,539 10.0%65 - 74 26,346 4.8% 33,195 5.8% 39,479 6.6%75 - 84 15,852 2.9% 17,129 3.0% 19,975 3.4%

85+ 6,507 1.2% 7,202 1.3% 7,761 1.3%Census 2010 2016 2021




February 13, 2017



AreaStateUSA

Trends 2016-2021Trends 2016-2021

Ann

ual R

ate

(in

perc

ent)

2.5

2

1.5

1

0.5


20162021


Perc

ent

18

16

14

12

10

8

6

4

2

00-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84 85+


<$15K25.2%

$15K - $24K16.1%

$25K - $34K13.3%

$35K - $49K14.1%

$50K - $74K12.9%

$75K - $99K7.2%

$100K - $149K6.4%

$150K - $199K2.4%

$200K+2.4%


Perc

ent

30

25

20

15

10

5




February 13, 2017


22


Summary Census 2010 2016 2021Population 1,207,467 1,255,440 1,301,708Households 407,686 422,703 438,041Families 238,758 246,462 254,823Average Household Size 2.86 2.87 2.87Owner Occupied Housing Units 84,085 82,152 84,208Renter Occupied Housing Units 323,601 340,551 353,833Median Age 32.6 33.3 34.4



<$15,000 93,243 22.1% 101,685 23.2%$15,000 - $24,999 62,904 14.9% 62,086 14.2%$25,000 - $34,999 53,632 12.7% 51,036 11.7%$35,000 - $49,999 58,163 13.8% 54,701 12.5%$50,000 - $74,999 60,298 14.3% 56,433 12.9%$75,000 - $99,999 34,416 8.1% 39,668 9.1%$100,000 - $149,999 33,673 8.0% 40,750 9.3%$150,000 - $199,999 12,472 3.0% 15,594 3.6%$200,000+ 13,900 3.3% 16,087 3.7%



0 - 4 81,999 6.8% 82,615 6.6% 86,122 6.6%5 - 9 73,985 6.1% 76,646 6.1% 74,969 5.8%10 - 14 75,694 6.3% 74,677 5.9% 74,298 5.7%15 - 19 90,574 7.5% 85,311 6.8% 78,793 6.1%20 - 24 110,190 9.1% 114,802 9.1% 106,770 8.2%25 - 34 221,758 18.4% 231,556 18.4% 244,906 18.8%35 - 44 185,654 15.4% 186,332 14.8% 196,934 15.1%45 - 54 151,489 12.5% 155,108 12.4% 158,367 12.2%55 - 64 106,770 8.8% 121,464 9.7% 131,743 10.1%65 - 74 58,734 4.9% 73,433 5.8% 88,041 6.8%75 - 84 35,508 2.9% 37,207 3.0% 43,382 3.3%

85+ 15,111 1.3% 16,290 1.3% 17,386 1.3%Census 2010 2016 2021

Race and Ethnicity Number Percent Number Percent Number PercentWhite Alone 463,956 38.4% 473,182 37.7% 489,284 37.6%Black Alone 128,146 10.6% 126,205 10.1% 124,329 9.6%American Indian Alone 11,680 1.0% 11,741 0.9% 11,866 0.9%Asian Alone 173,250 14.3% 189,148 15.1% 203,871 15.7%Pacific Islander Alone 1,161 0.1% 1,233 0.1% 1,262 0.1%Some Other Race Alone 375,600 31.1% 396,240 31.6% 410,730 31.6%Two or More Races 53,674 4.4% 57,692 4.6% 60,366 4.6%



February 13, 2017


5 MILE RADIUS


Summary Census 2010 2016 2021Population 1,207,467 1,255,440 1,301,708Households 407,686 422,703 438,041Families 238,758 246,462 254,823Average Household Size 2.86 2.87 2.87Owner Occupied Housing Units 84,085 82,152 84,208Renter Occupied Housing Units 323,601 340,551 353,833Median Age 32.6 33.3 34.4



<$15,000 93,243 22.1% 101,685 23.2%$15,000 - $24,999 62,904 14.9% 62,086 14.2%$25,000 - $34,999 53,632 12.7% 51,036 11.7%$35,000 - $49,999 58,163 13.8% 54,701 12.5%$50,000 - $74,999 60,298 14.3% 56,433 12.9%$75,000 - $99,999 34,416 8.1% 39,668 9.1%$100,000 - $149,999 33,673 8.0% 40,750 9.3%$150,000 - $199,999 12,472 3.0% 15,594 3.6%$200,000+ 13,900 3.3% 16,087 3.7%



0 - 4 81,999 6.8% 82,615 6.6% 86,122 6.6%5 - 9 73,985 6.1% 76,646 6.1% 74,969 5.8%10 - 14 75,694 6.3% 74,677 5.9% 74,298 5.7%15 - 19 90,574 7.5% 85,311 6.8% 78,793 6.1%20 - 24 110,190 9.1% 114,802 9.1% 106,770 8.2%25 - 34 221,758 18.4% 231,556 18.4% 244,906 18.8%35 - 44 185,654 15.4% 186,332 14.8% 196,934 15.1%45 - 54 151,489 12.5% 155,108 12.4% 158,367 12.2%55 - 64 106,770 8.8% 121,464 9.7% 131,743 10.1%65 - 74 58,734 4.9% 73,433 5.8% 88,041 6.8%75 - 84 35,508 2.9% 37,207 3.0% 43,382 3.3%

85+ 15,111 1.3% 16,290 1.3% 17,386 1.3%Census 2010 2016 2021

Race and Ethnicity Number Percent Number Percent Number PercentWhite Alone 463,956 38.4% 473,182 37.7% 489,284 37.6%Black Alone 128,146 10.6% 126,205 10.1% 124,329 9.6%American Indian Alone 11,680 1.0% 11,741 0.9% 11,866 0.9%Asian Alone 173,250 14.3% 189,148 15.1% 203,871 15.7%Pacific Islander Alone 1,161 0.1% 1,233 0.1% 1,262 0.1%Some Other Race Alone 375,600 31.1% 396,240 31.6% 410,730 31.6%Two or More Races 53,674 4.4% 57,692 4.6% 60,366 4.6%



February 13, 2017



AreaStateUSA

Trends 2016-2021Trends 2016-2021

Ann

ual R

ate

(in

perc

ent)

2.5

2

1.5

1

0.5


20162021


Perc

ent

18

16

14

12

10

8

6

4

2

0-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84 85+


<$15K22.1%

$15K - $24K14.9%

$25K - $34K12.7%

$35K - $49K13.8%

$50K - $74K14.3%

$75K - $99K8.1%

$100K - $149K8.0%

$150K - $199K3.0%

$200K+3.3%


Perc

ent

35

30

25

20

15

10

5




February 13, 2017


23

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