Analysis Answers The Central 710 Corridor An Asset

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Analysis. Answers The Central 710 Corridor: An Asset Based Analysis Christopher Thornberg Founding Partner,

Analysis. Answers The Central 710 Corridor: An Asset Based Analysis Christopher Thornberg Founding Partner, Beacon Economics, LLC Analysis. Answers. October 2016

The 710 Corridor Analysis. Answers. 2

The 710 Corridor Analysis. Answers. 2

Human Assets: Population Indexed Population 116 114 Index (1990 = 100) 800 700 600

Human Assets: Population Indexed Population 116 114 Index (1990 = 100) 800 700 600 500 400 300 200 100 0 112 110 108 106 104 102 Incorporated Unincorporated* Source: The Census Bureau *Unincorporated figures are Beacon estimates Analysis. Answers. Study Area 2014 2012 2010 2008 2006 2004 2002 2000 1998 1996 1994 1992 1990 9 19 2 9 19 4 9 19 6 9 20 8 0 20 0 0 20 2 0 20 4 0 20 6 0 20 8 1 20 0 1 20 2 14 100 19 Thousands Population of Incorporated and Unincorporated Areas Los Angeles Source: CA Department of Finance and Beacon Economics, LLC 3

Human Assets: Population Racial Identification Age Distribution 1% 1% 8% 55 to 64 years

Human Assets: Population Racial Identification Age Distribution 1% 1% 8% 55 to 64 years White 35 to 44 years Black 25 to 34 years Asian 15 to 24 years Source: The American Community Survey Analysis. Answers. LA County % 30 % 25 % 20 % 15 % LA County Hispanic: 48% Under 15 years 10 Other 88% 45 to 54 years 5% Hispanic 0% 2% 65 years and over Study Area 4

Human Assets: Population Percentage of Residents that are Undocumented Source: Public Policy Institute of

Human Assets: Population Percentage of Residents that are Undocumented Source: Public Policy Institute of California Analysis. Answers. 5

Human Assets: Workforce Median HH Income* County Median Income $65, 000 $60, 000 $55,

Human Assets: Workforce Median HH Income* County Median Income $65, 000 $60, 000 $55, 000 $50, 000 $45, 000 $40, 000 $35, 000 $30, 000 2011 2012 2013 Source: American Community Survey *Population weighted city and CDP level statistics Analysis. Answers. 2014 $30, 000 2011 2012 2013 2014 2015

Human Assets: Educational Attainment by Age Group, 2014 Age Group (%) Educational Attainment Level

Human Assets: Educational Attainment by Age Group, 2014 Age Group (%) Educational Attainment Level 25 to 34 35 to 44 45 to 64 Study Area 65+ (25+ years) Less than 9 th grade 13. 9 26. 2 41. 3 53. 7 9 th to 12 th grade, no diploma 19. 8 23. 1 17. 2 12. 1 High school graduate or GED 30. 6 26. 4 19. 9 17. 5 Some college, no degree 22. 2 14. 5 12. 5 9. 3 Associate's degree 5. 5 4. 3 3. 8 2. 9 Bachelor's degree 6. 6 4. 1 2. 9 Graduate or professional degree 1. 5 1. 4 1. 3 1. 6 LA County (25+ years) 26. 7 19. 3 13. 6 9. 6 25. 5 19. 1 4. 0 4. 3 1. 2 20. 5 19. 5 6. 8 19. 5 10. 4 Source: The American Community Survey Analysis. Answers. 7

Challenges: Lack of Post-Secondary Education Establishments Lynwood 20 to 49 Bell Gardens 10 to

Challenges: Lack of Post-Secondary Education Establishments Lynwood 20 to 49 Bell Gardens 10 to 19 Commerce 10 to 19 ICDC College Huntington Park 10 to 19 American College of Healthcare Huntington Park 10 to 19 Paramount 10 to 19 Lynwood 10 to 19 Huntington Park 10 to 19 CIT Nursing College National Polytechnic College Infotech Career College American Career College A Technical College Source: America’s Labor Market Information System (ALMIS) Analysis. Answers. 8 2014 St Francis Career College 2012 20 to 49 2010 Compton 2008 Yuin University 2006 20 to 49 2004 Los Angeles Chong Hua Tien Tao University 70, 000 65, 000 60, 000 55, 000 50, 000 45, 000 40, 000 35, 000 30, 000 25, 000 2002 50 to 99 2000 Huntington Park Uei College 1998 250 to 499 1996 Compton El Camino College Compton Ctr LA County Employment: Private Colleges, Universities & Professional Schools 1994 Employment 1992 City 1990 Name

Human Assets: Workforce Civilian Employment by Industry, 2014 Civilian Employment 299 Industry Thousands 294

Human Assets: Workforce Civilian Employment by Industry, 2014 Civilian Employment 299 Industry Thousands 294 289 284 279 274 2010 2011 2012 2013 2014 Manufacturing Education and Health Care Retail Trade Leisure and Hospitality Professional and Business Transport and Warehousing Construction Other Services Wholesale Trade Finance, Insurance, and Real Estate Public Administration Information NR and Mining EEs 51, 774 46, 268 37, 486 24, 712 24, 300 23, 473 21, 304 19, 545 15, 763 8, 490 6, 687 3, 303 2, 586 Location Quotient 1. 7 0. 8 1. 2 0. 8 0. 7 1. 6 1. 3 1. 1 1. 5 0. 7 0. 3 1. 8 2010 vs 2014 (%) Study LA Area County -7. 5 -7. 3 5. 4 5. 0 9. 9 1. 2 13. 1 8. 5 8. 1 3. 5 8. 0 1. 2 -13. 5 -9. 4 14. 8 6. 2 -1. 4 -6. 3 -14. 4 -8. 9 -1. 6 0. 0 -13. 0 -0. 1 -4. 5 16. 1 Source: The American Community Survey Analysis. Answers. 9

Human Assets: Workforce Means of Transportation to Work, 2014 Method of Commute Local %

Human Assets: Workforce Means of Transportation to Work, 2014 Method of Commute Local % County % Car, truck, or van – drove alone 69. 1 74. 1 Car, truck, or van carpooled 14. 5 9. 0 Public Transportation 8. 9 6. 1 Walked 3. 1 2. 8 Worked at Home 2. 5 5. 4 Source: The American Community Survey Analysis. Answers. Commuting Patterns, 2014 City Mean Travel Time % Working Outside Place of Residence East Compton 24. 5 97. 9% Florence-Graham 31. 2 95. 3% West Compton 30. 9 95. 0% Maywood 27. 9 92. 0% East LA 29. 2 91. 1% Bell City 29. 4 90. 3% Lynwood City 29. 4 89. 6% Bell Gardens City 28. 3 88. 7% South Gate City 29. 1 88. 0% Compton City 28. 4 87. 7% Huntington Park City 30. 2 86. 9% Commerce City 27. 3 86. 0% Paramount 27. 1 84. 4% Vernon City 20. 2 81. 5% Source: The American Community Survey 10

Transportation Assets: Public Transportation Metro Rail Ridership Statistics, July 2016 Monthly Boardings Rail Line

Transportation Assets: Public Transportation Metro Rail Ridership Statistics, July 2016 Monthly Boardings Rail Line Jul-16 Jul-15 Red/Purple Line 3, 836, 599 4, 006, 589 Blue Line 2, 157, 903 2, 116, 497 Gold Line 1, 376, 580 1, 231, 678 Expo Line 1, 225, 882 856, 363 Green Line 911, 021 1, 056, 210 Share of Total 40. 4% 22. 7% 14. 5% 12. 9% 9. 6% Source: LA County Metropolitan Transportation Authority Freeway Usage in Study Area, Sep. 2015 – Aug. 2016 Freeway Direction AVM I-710 Northbound 185, 976, 279 I-710 Southbound 188, 547, 726 I-105 Westbound 129, 364, 465 I-105 Eastbound 147, 815, 860 SR-91 Westbound 384, 914, 820 SR-91 Eastbound 422, 776, 058 % Total 13 13 9 10 26 29 Source: Cal. Trans Performance Measuring System Analysis. Answers. 11

Business Assets Top Employers in Retail and Leisure and Hospitality Sectors Establishments by Industry,

Business Assets Top Employers in Retail and Leisure and Hospitality Sectors Establishments by Industry, 2014 Industry Est. Wholesale Trade Manufacturing Retail Trade Leisure and Hospitality Education and Health Professional and Business Other Services Transportation, Warehousing Financial Activities Construction Information Government 2, 004 1, 611 1, 576 969 951 827 781 731 613 411 92 15 Source: U. S. Census Bureau County Business Patterns Analysis. Answers. Company Name Location Quotient 4. 1 5. 4 2. 4 1. 3 0. 2 1. 4 0. 8 4. 9 1. 1 1. 3 0. 4 0. 1 Employment Range Crowne Plaza Bicycle Hotel & Casino Commerce Casino Crystal Park Hotel & Casino Ralphs Grocery Co Home Depot Northgate Market Supercenter Vons Food 4 Less El Super Target Smart and Final Stores Inc Kmart 1, 000 to 4, 999 500 to 999 400 to 996 300 to 598 250 to 597 270 to 595 250 to 546 205 to 507 250 to 499 200 to 498 Source: America’s Labor Market Information System (ALMIS) 12

Business Assets: Commercial Real Estate 6 5 27. 5 4 27 3 26. 5

Business Assets: Commercial Real Estate 6 5 27. 5 4 27 3 26. 5 2 LA County 5 -1 5 Q 4 -1 4 Q 1 -1 3 Q 2 -1 Q 3 2 -1 Rent Q 4 -1 Q 1 -1 Q 2 -0 Q 3 -0 Q 4 1 0 0 25. 5 9 1 9 26 Vacancy Rate Price 31. 8 Analysis. Answers. Vacancy 6. 2 Source: Reis, Inc. 20 15 10 5 0 Rent LA County Vacancy Rate Price 36. 2 Vacancy 13. 6 13 Vacancy Rate (%) 28 25 -0 9 Q 4 -0 9 Q 3 -1 0 Q 2 -1 1 Q 1 -1 2 Q 4 -1 2 Q 3 -1 3 Q 2 -1 4 Q 1 -1 5 Q 4 -1 5 7 26. 5 26 25. 5 25 24 23. 5 23 22. 5 22 21. 5 Q 1 28. 5 Rent ($/sq ft) 8 Vacancy Rate (%) Office Rental Market 29 Q 1 Rent ($/sq ft) Retail Rental Market

Human Assets, cont. Taxable Sales, YTY Local Purchasing Power and Spending, 2010 to 2014

Human Assets, cont. Taxable Sales, YTY Local Purchasing Power and Spending, 2010 to 2014 2010 Study Area LA County 4, 393. 2 117, 000. 0 5, 887. 2 147, 000. 0 Per Capita Sales ($) 8, 524 Taxable Sales to Income, Per Capita 11, 730 11, 302 15, 064 20 10 0 -10 -20 -30 -40 0. 66 0. 43 Source: The American Community Survey; The Board of Equalization; Beacon Economics, LLC Analysis. Answers. 0. 87 0. 54 -2 0 Q 2 03 -2 0 Q 3 04 -2 0 Q 4 05 -2 0 Q 1 06 -2 0 Q 2 08 -2 0 Q 3 09 -2 0 Q 4 10 -2 0 Q 1 11 -2 0 Q 2 13 -2 0 Q 3 14 -2 01 5 Total Taxable Sales ($ millions)* LA County Q 1 Metric 30 2014 Study Area Los Angeles 14

Business Assets: Logistics Submarket Variable Q 2 ‘ 15 Q 2 ‘ 16 YTY

Business Assets: Logistics Submarket Variable Q 2 ‘ 15 Q 2 ‘ 16 YTY CH Mid-Cities Cost of Rent 5. 86 6. 1 4. 1% Mid-Cities South Bay Vacancy Rate Cost of Rent 6. 3 7. 02 5. 6 7. 23 -0. 7 3. 0% South Bay Vacancy Rate 7 6. 4 -0. 6 Central Los Angeles Cost of Rent 6. 38 6. 52 2. 2% Central Los Angeles Vacancy Rate 5. 6 5. 5 -0. 1 Source: Reis, Inc. Analysis. Answers. 15

Challenges: Air Pollution Air Toxin Levels Alameda Corridor Annual TEUs 70 None 60 50

Challenges: Air Pollution Air Toxin Levels Alameda Corridor Annual TEUs 70 None 60 50 40 30 20 10 0 2006200720082009201020112012201320142015 Source: State of California Department of Transportation & Los Angeles County Metropolitan Transportation Authority Analysis. Answers. 16

Business Assets: Commercial Permit Activity Public Charities by NTEE Category 90 80 70 60

Business Assets: Commercial Permit Activity Public Charities by NTEE Category 90 80 70 60 50 40 30 20 10 0 Retail Office 14 20 12 20 10 20 08 20 06 20 04 20 02 20 00 Major Category 20 Millions Permit Values Establishments Percent of Total Religion Related 448 45. 9% Human Services 216 22. 1% Education 129 13. 2% Public, Societal Benefit 81 8. 2% Health 49 5. 0% Arts, Culture, and Humanities 33 3. 4% Source: The National Center for Charitable Statistics Industrial Source: Construction Industry Review Board Analysis. Answers. 17

Housing Assets Age of Housing Stock, 2014 Period Total Housing Units Distribution of Housing

Housing Assets Age of Housing Stock, 2014 Period Total Housing Units Distribution of Housing by Units in Structure, 2014 LA County Study Area Residents per Unit 2. 75 4. 15 Share Owned 46% 39% LA County (%) Study Area (%) 1 unit 55. 5 68. 8 2 to 9 units 16. 2 18. 6 10 or more units 26. 6 10. 4 Study Area 3, 462, 075 188, 639 % Built 2010 or later 0. 4 0. 3 % Built 2000 to 2009 6. 1 3. 4 % Built 1990 to 1999 6. 3 5 % Built 1980 to 1989 11. 7 6. 7 % Built 1970 to 1979 14 9. 2 % Built 1960 to 1969 14. 9 12. 3 % Built 1950 to 1959 20. 6 21. 3 % Built 1940 to 1949 11 22. 9 % Built 1930 to 1939 15. 1 18. 8 Units in Structure Source: The American Community Survey Analysis. Answers. 18

Challenges: Overcrowding LA County Occupants per Room 7% Study Area Occupants per Room 5%

Challenges: Overcrowding LA County Occupants per Room 7% Study Area Occupants per Room 5% 10% 18% 72% 88% 1 or less occupants 1. 01 to 1. 50 occupants 1. 51 or more occupants Analysis. Answers. 1 or less occupants 1. 01 to 1. 50 occupants 1. 51 of more occupants 19

Housing Assets: Apartments Submarket Variable Paramount/Downey Cost of Rent Q 2 '15 Q 2

Housing Assets: Apartments Submarket Variable Paramount/Downey Cost of Rent Q 2 '15 Q 2 '16 YTY CH $1, 302 $1, 385 Paramount/Downey Vacancy Rate 1. 7 1. 8 0. 1 South/Central LA Cost of Rent 944 976 3. 4% South/Central LA Vacancy Rate 2. 9 2. 5 -0. 4 East LA/Alhambra Cost of Rent $1, 195 $1, 228 2. 8% East LA/Alhambra Vacancy Rate 2. 8 2. 4 Source: Reis, Inc. Analysis. Answers. 6. 4% 20 -0. 4

Housing Assets Residential Permit Activity Assessed Values in Incorporated Areas 35. 0 700 600

Housing Assets Residential Permit Activity Assessed Values in Incorporated Areas 35. 0 700 600 500 Billions 30. 0 400 300 25. 0 200 100 20. 0 Analysis. Answers. 14 15 20 14 20 13 20 12 20 11 20 10 20 09 20 08 20 07 20 06 20 12 20 10 20 08 Multi-Family 15. 0 20 Single Family 20 06 20 04 20 02 20 00 20 98 19 19 96 0 21

Our Services Economic & Revenue Forecasting v To view or download this presentation or

Our Services Economic & Revenue Forecasting v To view or download this presentation or further information, visit : www. Beacon. Econ. com v Contact Christopher Thornberg [email protected] Econ. com 310 -571 -3399 Regional Intelligence Reports Business & Market Analysis Real Estate Market Analysis Ports & Infrastructure Analysis Economic Impact Analysis Public Policy Analysis. Answers. 22