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TABLE OF CONTENTS <br />EXECUTIVE SUMMARY <br />Page <br />............ 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 />HouseholdIncome.......................................................................................................... 11 <br />Tenure by Age of Householder....................................................................................... 14 <br />HouseholdType.............................................................................................................. 15 <br />Tenureby Income........................................................................................................... 18 <br />Net Worth by Age of Householder................................................................................. 20 <br />EMPLOYMENTANALYSIS.................................................................................................... 22 <br />EmploymentGrowth 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 />Ageof 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 />