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TABLE OF CONTENTS <br /> Page <br /> EXECUTIVE SUMMARY 1 <br /> DEMOGRAPHIC ANALYSIS 6 <br /> Introduction 6 <br /> Elk River Study Area Definition 6 <br /> Population and Household Growth Trends and Projections 8 <br /> Population Age Distribution Trends 9 <br /> Household Income 11 <br /> Tenure by Age of Householder 14 <br /> Household Type 15 <br /> Tenure by Income 18 <br /> Net Worth by Age of Householder 20 <br /> EMPLOYMENT ANALYSIS 22 <br /> Employment Growth Trends 22 <br /> Major Employer Interviews 28 <br /> HOUSING CHARACTERISTICS 31 <br /> Introduction 31 <br /> Residential Construction Trends 2000 to Present 31 <br /> American Community Survey 33 <br /> Age of Housing Stock 33 <br /> Housing Units by Structure and Occupancy or(Housing Stock by Structure Type) 35 <br /> Housing Units by Occupancy Status and Tenure 37 <br /> Owner Occupied Housing Units by Mortgage Status 38 <br /> Owner-Occupied Housing Units by Value 39 <br /> Renter-Occupied Units by Contract Rent 40 <br /> RENTAL MARKET ANALYSIS 41 <br /> Introduction 41 <br /> General Occupancy Rental Projects 41 <br /> Pending Rental Developments in Elk River.. 49 <br /> Rental Market interview Summary 50 <br /> SENIOR HOUSING ANALYSIS 51 <br /> Senior Housing Defined 51 <br /> Senior Housing in Elk River 52 <br />