may town center presentation to metro planning

May Town CenterPresentation toMetro PlanningRegional Economic Impacts of Construction, Residential and Commercial ActivityWilliam W. WadeEnergy and Water EconomicsApril 16, 2008

E&WE*Presentation Outline

1. Regional Economic Impacts Briefly IntroducedOverview of May Town Center ProjectConstructionResidential SpendingOffice and CommercialTotal Regional Economic ImpactsGovernment Revenues

E&WE*May Town CenterFive Easy Numbers

Morf Inputs

Bell's Landing Project AnalysisFeb 1 2008

Universal Occupancy Rate

OfficeSquare FeetPrice/SFBuild-out YrsBld ScheduleAbsorptionRate/Yr(Office & Commercial)

Office Core4,000,000220152010-20242012-20260.06666666670.95

Office Campus3,000,000200152010-20242012-20260.0666666667

Corporate Office3,000,000180152010-20242012-20260.0666666667

CommercialSquare FeetPrice/SFBuild-out YrsBld ScheduleAbsorption 1Rate1/YrAbsorption 2Rate2/YrAbsorption 3Rate3/Yr

Retail (cmcl*80%)1,200,000300152010-20242012-20160.052017-20210.122022-20260.03

Restaurant (cmcl*20%)300,000300152010-20242012-20160.052017-20210.122022-20260.03

ResidentialSquare FeetAvg Pr/SFUnitsAvg SF/UnitAvg Pr/UnitBuild-out YrsBld ScheduleAbsorptionRate/Yr

Urban Core3,360,0002682,4001,400375,000152010-20242011-20250.0666666667

Other3,640,0002682,6001,400375,000152010-20242011-20250.0666666667

All Residential7,000,0002685,0001,400375,000152010-20242011-20250.0666666667

Hard ConstructionCost/SF20102011201220132014201520162017201820192020202120222023202420252026

Office Core175$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667

Office Campus150$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000

Corporate Office125$25,000,000$25,000,000$25,000,000$25,000,000$25,000,000$25,000,000$25,000,000$25,000,000$25,000,000$25,000,000$25,000,000$25,000,000$25,000,000$25,000,000$25,000,000

Cmcl-Retail165$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000

Cmcl-Restaurant295$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000

All Residential140$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333

Total Hard Construction:$186,100,000$186,100,000$186,100,000$186,100,000$186,100,000$186,100,000$186,100,000$186,100,000$186,100,000$186,100,000$186,100,000$186,100,000$186,100,000$186,100,000$186,100,000

Absorption/Year20102011201220132014201520162017201820192020202120222023202420252026

Office Core (.95 occupancy)$55,733,333$55,733,333$55,733,333$55,733,333$55,733,333$55,733,333$55,733,333$55,733,333$55,733,333$55,733,333$55,733,333$55,733,333$55,733,333$55,733,333$55,733,333

Office Campus (.95 occupancy)$38,000,000$38,000,000$38,000,000$38,000,000$38,000,000$38,000,000$38,000,000$38,000,000$38,000,000$38,000,000$38,000,000$38,000,000$38,000,000$38,000,000$38,000,000

Corporate Office (.95 occupancy)$34,200,000$34,200,000$34,200,000$34,200,000$34,200,000$34,200,000$34,200,000$34,200,000$34,200,000$34,200,000$34,200,000$34,200,000$34,200,000$34,200,000$34,200,000

Cmcl-Retail (.95 occupancy)$17,100,000$17,100,000$17,100,000$17,100,000$17,100,000$41,040,000$41,040,000$41,040,000$41,040,000$41,040,000$10,260,000$10,260,000$10,260,000$10,260,000$10,260,000

Cmcl-Restaurant (.95 occupancy)$4,275,000$4,275,000$4,275,000$4,275,000$4,275,000$10,260,000$10,260,000$10,260,000$10,260,000$10,260,000$2,565,000$2,565,000$2,565,000$2,565,000$2,565,000

All Residential$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000

Cumulative Absorption (Mkt Value)20102011201220132014201520162017201820192020202120222023202420252026






All Residential$125,000,000$250,000,000$375,000,000$500,000,000$625,000,000$750,000,000$875,000,000$1,000,000,000$1,125,000,000$1,250,000,000$1,375,000,000$1,500,000,000$1,625,000,000$1,750,000,000$1,875,000,000$1,875,000,000

Aggregated Market Value20102011201220132014201520162017201820192020202120222023202420252026

Office$127,933,333$255,866,667$383,800,000$511,733,333$639,666,667$767,600,000$895,533,333$1,023,466,667$1,151,400,000$1,279,333,333$1,407,266,667$1,535,200,000$1,663,133,333$1,791,066,667$1,919,000,000

Commercial$21,375,000$42,750,000$64,125,000$85,500,000$106,875,000$158,175,000$209,475,000$260,775,000$312,075,000$363,375,000$376,200,000$389,025,000$401,850,000$414,675,000$427,500,000

Total Office+Commercial$149,308,333$298,616,667$447,925,000$597,233,333$746,541,667$925,775,000$1,105,008,333$1,284,241,667$1,463,475,000$1,642,708,333$1,783,466,667$1,924,225,000$2,064,983,333$2,205,741,667$2,346,500,000

Residential$125,000,000$250,000,000$375,000,000$500,000,000$625,000,000$750,000,000$875,000,000$1,000,000,000$1,125,000,000$1,250,000,000$1,375,000,000$1,500,000,000$1,625,000,000$1,750,000,000$1,875,000,000$1,875,000,000

Grand Total Value$125,000,000$399,308,333$673,616,667$947,925,000$1,222,233,333$1,496,541,667$1,800,775,000$2,105,008,333$2,409,241,667$2,713,475,000$3,017,708,333$3,283,466,667$3,549,225,000$3,814,983,333$4,080,741,667$4,221,500,000

Cumulative Office & Cmcl SF/Year20102011201220132014201520162017201820192020202120222023202420252026

Office Core (.95 occupancy)253,333506,667760,0001,013,3331,266,6671,520,0001,773,3332,026,6672,280,0002,533,3332,786,6673,040,0003,293,3333,546,6673,800,000

Office Campus (.95 occupancy)190,000380,000570,000760,000950,0001,140,0001,330,0001,520,0001,710,0001,900,0002,090,0002,280,0002,470,0002,660,0002,850,000

Corporate Office (.95 occupancy)190,000380,000570,000760,000950,0001,140,0001,330,0001,520,0001,710,0001,900,0002,090,0002,280,0002,470,0002,660,0002,850,000

TOTAL CUMULATIVE OCCUPIED OFFICE SF/YR633,3331,266,6671,900,0002,533,3333,166,6673,800,0004,433,3335,066,6675,700,0006,333,3336,966,6677,600,0008,233,3338,866,6679,500,000

Cmcl-Retail (.95 occupancy)57,000114,000171,000228,000285,000421,800558,600695,400832,200969,0001,003,2001,037,4001,071,6001,105,8001,140,000

Cmcl-Restaurant (.95 occupancy)14,25028,50042,75057,00071,250105,450139,650173,850208,050242,250250,800259,350267,900276,450285,000

Cumulative Families/Year20102011201220132014201520162017201820192020202120222023202420252026

Cumulative Number of Families (Units)3336671,0001,3331,6672,0002,3332,6673,0003,3333,6674,0004,3334,6675,0005,000

Wtd Avg Income/Family:$153,000Total Income:$51,000,000$102,000,000$153,000,000$204,000,000$255,000,000$306,000,000$357,000,000$408,000,000$459,000,000$510,000,000$561,000,000$612,000,000$663,000,000$714,000,000$765,000,000$765,000,000

Retail Purchases Rate:0.184Retail Buying:$9,384,000$18,768,000$28,152,000$37,536,000$46,920,000$56,304,000$65,688,000$75,072,000$84,456,000$93,840,000$103,224,000$112,608,000$121,992,000$131,376,000$140,760,000$140,760,000$79,177,500

Tax & Rev ParametersMkt Val Assess FactorEff RatePer $ BasisTotal Factor$ Source

Ofc & Cmcl Property0.40$4.04$100.000.01616Assess Mkt

Residential Property0.25$4.04$100.000.0101Assess Mkt

Other Local Fee Revsna$757.00Per Household757Households

Local Option Sales1.00$0.0225$1.000.0225Gross Sales--incl constr mtls cost (hard cost*0.6)

Tax & Other Revenues20102011201220132014201520162017201820192020202120222023202420252026Total

Offc & Cmcl Property$2,412,823$4,825,645$7,238,468$9,651,291$12,064,113$14,960,524$17,856,935$20,753,345$23,649,756$26,546,167$28,820,821$31,095,476$33,370,131$35,644,785$37,919,440$306,809,720

Residential Property$1,262,500$2,525,000$3,787,500$5,050,000$6,312,500$7,575,000$8,837,500$10,100,000$11,362,500$12,625,000$13,887,500$15,150,000$16,412,500$17,675,000$18,937,500$18,937,500$170,437,500

Other Fee Rev (Family)$252,333$504,667$757,000$1,009,333$1,261,667$1,514,000$1,766,333$2,018,667$2,271,000$2,523,333$2,775,667$3,028,000$3,280,333$3,532,667$3,785,000$3,785,000$34,065,000

Local Sales Tx (Family)$211,140$422,280$633,420$844,560$1,055,700$1,266,840$1,477,980$1,689,120$1,900,260$2,111,400$2,322,540$2,533,680$2,744,820$2,955,960$3,167,100$3,167,100$28,503,900

Constr Mtls Sales Tax$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$0$0$37,685,250

Total Revenues$2,512,350$4,238,323$8,377,119$12,515,915$16,654,711$20,793,507$24,932,303$29,554,687$34,177,071$38,799,455$43,421,839$48,044,223$52,044,851$56,045,479$60,046,107$61,534,385$63,809,040$577,501,370

Direct Office & Commercial Employment201220132014201520162017201820192020202120222023202420252026

Office Jobs:2,5335,0677,60010,13312,66715,20017,73320,26722,80025,33327,86730,40032,93335,46738,000

NAICSRetail Jobs:1783565347138911,3181,7462,1732,6013,0283,1353,2423,3493,4563,563

See Breakout BelowSF/Office Job:25041,563

44SF/Retail Job:400Retail Jobs:1432854285707131,0551,3971,7392,0812,4232,5082,5942,6792,7652,850

7221SF/Restaurant Job:400Restrnt Jobs:3671107143178264349435520606627648670691713

Industry Breakout for Direct Office Jobs201220132014201520162017201820192020202120222023202420252026

NAICSSectorProportionCompetitive

551Management of Companies0.05Yes1272533805076337608871,0131,1401,2671,3931,5201,6471,7731,900

561Administrative & Support0.40Yes1,0132,0273,0404,0535,0676,0807,0938,1079,12010,13311,14712,16013,17314,18715,200

541Professional, R&D, Tech0.30Partly Yes7601,5202,2803,0403,8004,5605,3206,0806,8407,6008,3609,1209,88010,64011,400

52Financial & Insurance0.15Less3807601,1401,5201,9002,2802,6603,0403,4203,8004,1804,5604,9405,3205,700

531Real Estate0.10Less2535077601,0131,2671,5201,7732,0272,2802,5332,7873,0403,2933,5473,800

Total2,5335,0677,60010,13312,66715,20017,73320,26722,80025,33327,86730,40032,93335,46738,000

Modeling Inputs20102011201220132014201520162017201820192020202120222023202420252026

Construction (by local final demand type; nat'l displacement because could invest anywhere; local productivity)

Office+Cmcl$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$0$0

Residential$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$0$0

BLS: 2007*0.87 = 2002

Office+Cmcl (/1000=input)105,067105,067105,067105,067105,067105,067105,067105,067105,067105,067105,067105,067105,067105,067105,06700

Residential (/1000=input)56,84056,84056,84056,84056,84056,84056,84056,84056,84056,84056,84056,84056,84056,84056,84000

Office Employment (new office jobs as nat'l displacement because could work anywhere; infer sales & payroll from #jobs; nat'l productivity)

ABOVE: SEE INDUSTRY BREAKOUT FOR #DIRECT NEW OFFICE JOBS BY NAICS SECTOR

Retail Commercial Employment (new retail jobs as local displacement, using direct high-productivity data for output [sales], jobs, & payroll)

Wage rate:24,300(2007:2002)21,141

Productivity:240,000(2007:2002)208,800

Payroll (#jobs*wg rate/1000)3,0136,0259,03812,05015,06322,29329,52336,75443,98451,21453,02254,82956,63758,44460,252

Sales (#jobs*prod*.25/1000)7,43914,87722,31629,75437,19355,04572,89790,750108,602126,455130,918135,381139,844144,307148,770

Jobs (from NAICS 44 above)1432854285707131,0551,3971,7392,0812,4232,5082,5942,6792,7652,850

Restaurant Commercial Employment (new restrnt jobs as local displacement, using direct high-productivity data for output [sales], jobs, & payroll)

Wage rate:24,300(2007:2002)21,141

Productivity:260,000(2007:2002)226,200

Payroll (#jobs*wg rate/1000)7531,5062,2593,0133,7665,5737,3819,18810,99612,80413,25513,70714,15914,61115,063

Sales (#jobs*prod/1000)8,05816,11724,17532,23440,29259,63278,97298,312117,652136,992141,827146,662151,497156,332161,168

Jobs (NAICS 7221 above)3671107143178264349435520606627648670691713

Graphics

Hard Construction Costs $ Million

Annually: 2010 - 2024 $ MillionTotalTotal Construction Jobs (Direct + Secondary)

Office Core$47$700$0Number of Years15

Office Campus$30$450$0Average Jobs Annually3,358

Corporate Office$25$3750.000375Total Job-Years50,368

Cmcl-Retail$13$1980

Cmcl-Restaurant$6$890

All Residential$65$9800.00098

Total$186$2.8

Billion

May Town Center

Broad Summary Impacts $ 2007

$ million

Total Employment @ 202695,234

Total Wages paid @ 2026$6,330

Davidson Cumulative Govt. Revenues$895

Regional Output Inc @ 2026$15,720

Economic Migrants by 2026 #82,200

Graphics

0.12500

0.250.12793333330.021375

0.3750.25586666670.04275

0.50.38380.064125

0.6250.51173333330.0855

0.750.63966666670.106875

0.8750.76760.158175

10.89553333330.209475

1.1251.02346666670.260775

1.251.15140.312075

1.3751.27933333330.363375

1.51.40726666670.3762

1.6251.53520.389025

1.751.66313333330.40185

1.8751.79106666670.414675

1.8751.9190.4275

Residential

Office

Commercial

Aggregate Market Value$ Billion

Chart Drivers

333.3333333333

666.6666666667

1000

1333.3333333333

1666.6666666667

2000

2333.3333333333

2666.6666666667

3000

3333.3333333333

3666.6666666667

4000

4333.3333333333

4666.6666666667

5000

5000

Occupancy by Families

Residential Build out - Units

Sheet4

519.384

10218.768

15328.152

20437.536

25546.92

30656.304

35765.688

40875.072

45984.456

51093.84

561103.224

612112.608

663121.992

714131.376

765140.76

765140.76

Total Income

Retail Spending

Residential Income & Spending$1,000,000

126.66666666671013.3333333333760380253.3333333333

253.33333333332026.66666666671520760506.6666666667

380304022801140760

506.66666666674053.3333333333304015201013.3333333333

633.33333333335066.6666666667380019001266.6666666667

7606080456022801520

886.66666666677093.3333333333532026601773.3333333333

1013.33333333338106.6666666667608030402026.6666666667

11409120684034202280

1266.666666666710133.3333333333760038002533.3333333333

1393.333333333311146.6666666667836041802786.6666666667

152012160912045603040

1646.666666666713173.3333333333988049403293.3333333333

1773.333333333314186.66666666671064053203546.6666666667

1900152001140057003800

Management

Admin

Professional

Finance/Insurance

Real Estate

Direct Office Job Creation

142.535.625

28571.25

427.5106.875

570142.5

712.5178.125

1054.5263.625

1396.5349.125

1738.5434.625

2080.5520.125

2422.5605.625

2508627

2593.5648.375

2679669.75

2764.5691.125

2850712.5

Retail

Restaurant

Retail Sector Direct Job Creation

919.8489358.3941199.58932209.98996

917.40621357.27319198.95576209.27799

1007.53739430.4873240.17716231.43584

1081.4959497.51782278.06253249.94159

1155.82114564.62028316.02482268.50895

1230.50541631.77119354.0479287.13521

1305.54105698.94987392.11738305.818

1381.95527766.51294429.29799324.78696

1458.67521834.08644466.55732343.80275

1535.69479901.65636503.88208362.86381

1613.00768969.231541.2753381.96968

1690.608591036.79975578.72636401.11923

1767.249571103.90965617.30454420.0342

1844.200331171.02157655.8917438.999

1921.455631238.12932694.48215458.01289

1279.963141025.59569576.8006314.11671

MSA excl Davidson-Dickson-Sumner

Davidson

Rest of TN

Dickson & Sumner

Construction Job Impacts

0.01821349460.02018852090.00825832270.0039533989

0.01908271530.02127197720.0086285930.0041294543

0.10838461190.04756005670.01731365490.0070448994

0.20026841940.07375846330.02598484080.0098978041

0.29556346030.10093175190.03500315530.0128578715

0.39432273560.1290791890.04436609190.0159248144

0.49659055970.1581971730.05407016530.0190980528

0.60381910040.188388240.06352789030.0223592309

0.71453945470.21955071920.07332703790.0257267116

0.8287687060.25167386530.08346176170.029199155

0.9464323920.28475819170.09393400650.0327766664

1.06753061210.31878914920.10473670520.0364575071

1.1901214430.35361804450.11661668570.0402631371

1.31603625940.38936928610.1288176790.0441693097

1.44525462040.42602313510.1413310320.0481737534

1.55793911130.44127779420.14521388830.0479829757

1.6936014790.47969021110.158337250.0521789376

Davidson


Rest of TN

Dickson & Sumner

Regional Investment Demand Growth: Non-Residential $ Billion

2.3496070233.03372164371.54891367820.8266693908

2.34743894253.03339978161.5435369310.8266119655

9.20792614947.89655064373.19199836782.0299353103

16.33446695412.95499694254.91369680463.2798515172

23.72633990818.21200160926.70539260924.5772866207

31.380956229923.66594880468.56657249435.9218058621

39.295198275929.314787206910.49654874717.3128793793

47.520123620735.157354287312.38852054028.7512682759

56.002461494241.193248195414.349052494210.2358328621

64.737679988547.419263781616.377027942511.7657856207

73.725121632253.834662183918.472377011513.3409857126

82.959536758660.435631712620.633736563214.9605123218

92.366147816167.216643701122.995671413816.6217151264

102.010924344874.176352057525.421110770118.3256418851

111.887728459781.310197068927.908402678220.0712080115

119.656594850585.624985068928.941886620721.044213023

129.983980390893.099238402331.550796735622.8714531494

Davidson


Rest of TN

Dickson & Sumner

Regional Investment Demand Growth: Residential $ 1,000,000

1224.665821395.32394630.41643316.95157

1215.996481388.0806624.21077315.11037

5439.229672556.592531150.46763533.98144

9666.466923716.390451675.41442750.29437

13911.980644887.108552205.0891968.43688

18172.355126067.994062739.105641188.26426

22448.232077258.308493277.082741409.63746

26863.192078419.016633742.712931625.10119

31294.65199589.741724214.719491842.22811

35744.0848110769.670614692.57222060.87072

40206.7127411958.384145176.125032280.94697

44684.101713155.100315664.863542502.31839

48997.3238914403.791626247.899412733.38316

53272.0707915657.590986832.481232965.20166

57642.3898816915.895857418.316943197.67451

60995.7908117079.282687512.565633182.74576

65344.2449718361.874718107.891673420.15306

Davidson


Rest of TN

Dickson & Sumner

Regional Job Creation Direct plus Secondary

0.14801258670.14839024490.06653987220.0306540259

0.14869441440.15011883830.06657520110.0307040296

0.71725807220.33285991380.13013601630.0505432356

1.30474072040.52084988090.19630547680.0710951482

1.91245305990.71585752460.26516745040.0924203955

2.54041767440.9178836390.33670664380.1145170745

3.18857317921.12690933940.41090061950.137381219

3.87366793111.34218682310.48198591050.1606805775

4.57926807441.56446135580.55572229490.1847473923

5.30512724561.79366321580.63206930640.209572172

6.05157346782.02977952050.7110315840.2351553823

6.81826849022.27271305770.7925588760.2614846486

7.58376788912.52329146530.88398915740.2889711915

8.36929918842.7805029030.97790586020.3171834477

9.17437997463.04421361731.07424676890.3461052613

9.84999587863.16293959511.10673432170.3450269937

10.69331529063.43932294441.20780977570.3753326167

Davidson


Rest of TN

Dickson & Sumner

Regional Total Output Effects $ Billion

0.04498810570.05808690030.02965716890.0158283021

0.04544992420.05873115090.02988518080.0160044426

0.18021458360.15454876190.06247277050.0397292443

0.31969296010.25355105460.09616930170.0641922046

0.46436433220.35643946750.13123579820.0895851892

0.61417803250.46318237640.16766221540.1158996891

0.76907304560.57373963380.20543509280.1431253349

0.93004865150.68808848670.24246415950.1712770219

1.09606225340.806221070.28083506290.2003324448

1.26702515560.9280746560.32052594990.2302761912

1.44292448741.05363478030.36153545140.2611055031

1.62365750291.18282684190.40383688840.2928023594

1.80776068511.31554263920.45006392180.325314889

1.99652516471.45175582370.49753384460.3586635983

2.1898308141.59137715530.5462143260.3928272598

2.341880581.6758248050.56644134240.4118706027

2.54400486581.82210849960.61750209670.4476327618

Davidson


Rest of TN

Dickson & Sumner

Demand Growth - Personal Consumption $ Billion

2533.3333333333178.125

5066.6666666667356.25

7600534.375

10133.3333333333712.5

12666.6666666667890.625

152001318.125

17733.33333333331745.625

20266.66666666672173.125

228002600.625

25333.33333333333028.125

27866.66666666673135

304003241.875

32933.33333333333348.75

35466.66666666673455.625

380003562.5

Office Jobs:

Retail Jobs:

May Town Center: Total Direct Employment

$ 1000000 all numbers


Office0.000.000.130.260.380.510.640.770.901.021.151.281.411.541.661.791.92

Commercial0.000.000.020.040.060.090.110.160.210.260.310.360.380.390.400.410.43

Total Office+Commercial0.000.000.150.300.450.600.750.931.111.281.461.641.781.922.062.212.35

Residential0.000.130.250.380.500.630.750.881.001.131.251.381.501.631.751.881.88

Total$0.00$0.13$0.40$0.67$0.95$1.22$1.50$1.80$2.11$2.41$2.71$3.02$3.28$3.55$3.81$4.08$4.22

Residentials

Total Income:$51$102$153$204$255$306$357$408$459$510$561$612$663$714$765$765

Retail Buying:$9$19$28$38$47$56$66$75$84$94$103$113$122$131$141$141

DIRECT

Tax & Other Revenues DavidsonTotal

Constr Mtls Sales Tax$2.51$2.51$2.51$2.51$2.51$2.51$2.51$2.51$2.51$2.51$2.51$2.51$2.51$2.51$2.51$0.00$0.00$37.69

Other Fee Rev (Family)$0.00$0.25$0.50$0.76$1.01$1.26$1.51$1.77$2.02$2.27$2.52$2.78$3.03$3.28$3.53$3.79$3.79$34.07

Local Sales Tx (Family)$0.00$0.21$0.42$0.63$0.84$1.06$1.27$1.48$1.69$1.90$2.11$2.32$2.53$2.74$2.96$3.17$3.17$28.50

Offc & Cmcl Property$0.00$0.00$2.41$4.83$7.24$9.65$12.06$14.96$17.86$20.75$23.65$26.55$28.82$31.10$33.37$35.64$37.92$306.81

Residential Property$0.00$1.26$2.53$3.79$5.05$6.31$7.58$8.84$10.10$11.36$12.63$13.89$15.15$16.41$17.68$18.94$18.94$170.44

Total$2.51$4.24$8.38$12.52$16.65$20.79$24.93$29.55$34.18$38.80$43.42$48.04$52.04$56.05$60.05$61.53$63.81$577.50

Total Property$0.00$1.26$4.94$8.61$12.29$15.96$19.64$23.80$27.96$32.12$36.27$40.43$43.97$47.51$51.05$54.58$56.86$477.25

Total Sales$2.51$2.98$3.44$3.90$4.37$4.83$5.29$5.76$6.22$6.68$7.15$7.61$8.07$8.54$9.00$6.95$6.95$100.25

Total Property plus Sales and Use Government Revenues $ Million

201220182024Total

Constr Mtls Sales Tax$2.5$2.5$0.0$38

Other Fee Rev (Family)$0.5$2.0$3.8$34

Local Sales Tx (Family)$0.4$1.7$3.2$29125000000000

Offc & Cmcl Property$2.4$17.9$37.9$307

Residential Property$2.5$10.1$18.9$170

Total Direct$8.4$34.2$63.8$578

Total w/Multiplier$8.4$50.2$99.5$897

Tax & Other Revenues Total Davidson2012201820242026

Property Tax1.471.495.8910.4415.1520.0125.0330.2335.5841.0846.7352.5258.4164.4470.6075.4281.850.00636.36

General sales tax0.500.501.993.535.126.768.4610.2112.0213.8815.7917.7519.7421.7723.8525.4827.650.00

Selective sales taxes0.110.110.420.751.091.441.802.172.552.953.363.774.194.635.075.425.880.00

Motor Veh License0.040.050.180.320.460.610.760.921.091.251.431.601.781.972.162.302.500.00

Airport Fees0.080.080.330.580.841.111.381.671.972.272.582.903.233.563.904.174.520.00

Total Sales tax$0.60$0.61$2.41$4.28$6.21$8.20$10.25$12.38$14.58$16.83$19.14$21.52$23.93$26.40$28.92$30.90$33.53260.70

115.38897.06

Construction Employment Impacts

Region NameNAICSIndustry NameRegion Name20102011201220132014201520162017201820192020202120222023202420252026

MSA excl Davidson-Dickson-Sumner23ConstructionMSA excl Davidson-Dickson-Sumner9209171,0081,0811,1561,2311,3061,3821,4591,5361,6131,6911,7671,8441,9211,2801,369

Davidson23ConstructionDavidson3583574304985656326997678349029691,0371,1041,1711,2381,0261,097

Rest of TN23ConstructionRest of TN200199240278316354392429467504541579617656694577618Total Investment Demand

Dickson & Sumner23ConstructionDickson & Sumner210209231250269287306325344363382401420439458314336Total

Total Demand Growth - Construction $ MillionNon-Res$1,000,000

Demand caused by Non-residential InvestmentDavidson$0.02$0.02$0.11$0.20$0.30$0.39$0.50$0.60$0.71$0.83$0.95$1.07$1.19$1.32$1.45$1.56$1.69Davidson$13

Demand caused by Non-residential InvestmentMSA excl Davidson-Dickson-Sumner$0.02$0.02$0.05$0.07$0.10$0.13$0.16$0.19$0.22$0.25$0.28$0.32$0.35$0.39$0.43$0.44$0.48MSA excl Davidson-Dickson-Sumner$4

Demand caused by Non-residential InvestmentRest of TN$0.01$0.01$0.02$0.03$0.04$0.04$0.05$0.06$0.07$0.08$0.09$0.10$0.12$0.13$0.14$0.15$0.16Rest of TN$1

Demand caused by Non-residential InvestmentDickson & Sumner$0.00$0.00$0.01$0.01$0.01$0.02$0.02$0.02$0.03$0.03$0.03$0.04$0.04$0.04$0.05$0.05$0.05$2Dickson & Sumner$0

$0$0$0$0$0$1$1$1$1$1$1$2$2$2$2$2.19$2$19

Total Demand Growth $ MillionResidential

Demand caused by Residential InvestmentDavidson$2.3$2.3$9.2$16.3$23.7$31.4$39.3$47.5$56.0$64.7$73.7$83.0$92.4$102.0$111.9$119.7$130.0Davidson$1,005

Demand caused by Residential InvestmentMSA excl Davidson-Dickson-Sumner$3.0$3.0$7.9$13.0$18.2$23.7$29.3$35.2$41.2$47.4$53.8$60.4$67.2$74.2$81.3$85.6$93.1MSA excl Davidson-Dickson-Sumner$738

Demand caused by Residential InvestmentRest of TN$1.5$1.5$3.2$4.9$6.7$8.6$10.5$12.4$14.3$16.4$18.5$20.6$23.0$25.4$27.9$28.9$31.6Rest of TN$256

Demand caused by Residential InvestmentDickson & Sumner$0.8$0.8$2.0$3.3$4.6$5.9$7.3$8.8$10.2$11.8$13.3$15.0$16.6$18.3$20.1$21.0$22.9$278Dickson & Sumner$183

$8$8$22$37$53$70$86$104$122$140$159$179$199$220$241$255$278$2,182

Total Job Growth

Davidson1,2251,2165,4399,66613,91218,17222,44826,86331,29535,74440,20744,68448,99753,27257,64260,99665,344

MSA excl Davidson-Dickson-Sumner1,3951,3882,5573,7164,8876,0687,2588,4199,59010,77011,95813,15514,40415,65816,91617,07918,362

Rest of TN6306241,1501,6752,2052,7393,2773,7434,2154,6935,1765,6656,2486,8327,4187,5138,108

Dickson & Sumner3173155347509681,1881,4101,6251,8422,0612,2812,5022,7332,9653,1983,1833,420

total3,5673,5439,68015,80921,97328,16834,39340,65046,94153,26759,62266,00672,38278,72785,17488,77095,234

Total Sales Growth $Billion

Davidson$0.15$0.15$0.72$1.30$1.91$2.54$3.19$3.87$4.58$5.31$6.05$6.82$7.58$8.37$9.17$9.85$10.69$82

MSA excl Davidson-Dickson-Sumner$0.15$0.15$0.33$0.52$0.72$0.92$1.13$1.34$1.56$1.79$2.03$2.27$2.52$2.78$3.04$3.16$3.44$28

Rest of TN$0.07$0.07$0.13$0.20$0.27$0.34$0.41$0.48$0.56$0.63$0.71$0.79$0.88$0.98$1.07$1.11$1.21$10

Dickson & Sumner$0.03$0.03$0.05$0.07$0.09$0.11$0.14$0.16$0.18$0.21$0.24$0.26$0.29$0.32$0.35$0.35$0.38$3

$0.39$0.40$1.23$2.09$2.99$3.91$4.86$5.86$6.88$7.94$9.03$10.15$11.28$12.44$13.64$14.46$15.716$123

Demand caused by Personal Consumption $1000000

Davidson$0.04$0.05$0.18$0.32$0.46$0.61$0.77$0.93$1.10$1.27$1.44$1.62$1.81$2.00$2.19$2.34$2.54

MSA excl Davidson-Dickson-Sumner$0.06$0.06$0.15$0.25$0.36$0.46$0.57$0.69$0.81$0.93$1.05$1.18$1.32$1.45$1.59$1.68$1.82

Rest of TN$0.03$0.03$0.06$0.10$0.13$0.17$0.21$0.24$0.28$0.32$0.36$0.40$0.45$0.50$0.55$0.57$0.62

Dickson & Sumner$0.02$0.02$0.04$0.06$0.09$0.12$0.14$0.17$0.20$0.23$0.26$0.29$0.33$0.36$0.39$0.41$0.45

Total0.150.150.440.731.041.361.692.032.382.753.123.503.904.304.725.005.43

Disposable IncomeDavidson$51,376,98051,921,004205,936,033364,886,824529,366,989699,292,984874,574,4161,056,329,8481,243,360,0971,435,556,4251,632,899,9931,835,273,7922,041,028,1002,251,630,0582,466,952,9242,635,469,6512,860,026,278

Disposable IncomeMSA excl Davidson-Dickson-Sumner$66,335,96867,093,188176,607,011289,394,672406,334,584527,371,819652,445,184781,516,543914,567,6761,051,520,9811,192,356,3851,336,988,3121,485,295,8781,637,253,1171,792,765,2221,885,914,0182,048,454,490

Disposable IncomeRest of TN$33,868,85834,140,18071,389,309109,764,416149,606,450190,897,435233,616,660275,385,732318,575,984363,160,182409,135,226456,470,195508,138,670561,105,955615,337,505637,453,071694,209,452

Disposable IncomeDickson & Sumner$18,076,11918,283,12745,399,67273,266,830102,125,505131,961,476162,759,255194,532,867227,254,763260,906,000295,482,666330,964,194367,292,438404,491,640442,539,374463,504,622503,238,606

Total$169,657,925$171,437,500$499,332,025$837,312,742$1,187,433,527$1,549,523,714$1,923,395,515$2,307,764,990$2,703,758,520$3,111,143,589$3,529,874,269$3,959,696,493$4,401,755,086$4,854,480,771$5,317,595,024$5,622,341,362$6,105,928,826

1 Regional Economic Impacts Briefly Introduced

E&WE*Why do Regional Economic Impact Assessment?To understand the effects of changes in business activity on the regional economy and government revenues: e.g,

Slow down in Music Row Activity; Industry/plant relocation; Condo residential additions to Downtown; On-location movies Hanna Montana; Addition of May Town Center Commercial and Residential.

E&WE*What do you measure?Direct and Secondary Economic EffectsEconomic impacts are classified as direct, indirect and induced.Direct impacts are the primary change in the regional economy. Indirect impacts result from changes in sales of suppliers to the directly-affected businesses. Induced impacts result from changes in spending on consumer goods and services as a result of changes in employment and payroll of directly and indirectly affected businesses.

Impacts can be referred to as direct and secondary effects.

Total Impacts are the sum of direct plus secondary effects.

E&WE*Example: New Money spent on RecreationLeakage

TVA Regional Boundary

New round of spending

---------------------------------------------------------------------------------------------------------------------

SECONDARY EFFECTS

Increase in local output/income

Local Businesses (Money stays in the regional economy)

Non-Local Businesses (Money leaves the regional economy)

EMBED MS_ClipArt_Gallery

DIRECT EFFECTS

--------------------------------------------------------------------------------------------------------------------------

$

Increase in output/income of local businesses

EMBED MS_ClipArt_Gallery

Additional spending on recreation

------------------------------------------------------------------------------------------------------------------------

E&WE*Economic Impact Analysis of May Town CenterConstructionResidential Commercial Office DevelopmentREDYN Economic ModelInputs Direct EffectsOutputsTotal Effects as measured by:In other words, Economic Development of Davidson and Metro MSAComputer Simulation to determine secondary effects

E&WE*Measurement of Economic ImpactsMeasure changes in policy variable associated with two forecasts the difference is the impact.Employment2010201120162012201320142015New ForecastControl ForecastEconomic Effect of Driver[s]. . . . . 2026

2. Overview of May Town Center Project

E&WE*May Town Center Drivers: Overview of Project

Offices10.0 MSFCommercial1.5 MSFResidential7.0 MSF 5,000 unitsBuild out 2010 2024Absorption 2011 - 2026

E&WE*May Town Center:Aggregate Market Value by Property Type

Chart1

0.12500

0.250.12793333330.021375

0.3750.25586666670.04275

0.50.38380.064125

0.6250.51173333330.0855

0.750.63966666670.106875

0.8750.76760.158175

10.89553333330.209475

1.1251.02346666670.260775

1.251.15140.312075

1.3751.27933333330.363375

1.51.40726666670.3762

1.6251.53520.389025

1.751.66313333330.40185

1.8751.79106666670.414675

1.8751.9190.4275

Residential

Office

Commercial


Morf Inputs




Office Core4,000,000220152010-20242012-20260.06666666670.95

Office Campus3,000,000200152010-20242012-20260.0666666667



Retail (cmcl*80%)1,200,000300152010-20242012-20160.052017-20210.122022-20260.03

Restaurant (cmcl*20%)300,000300152010-20242012-20160.052017-20210.122022-20260.03


Urban Core3,360,0002682,4001,400375,000152010-20242011-20250.0666666667

Other3,640,0002682,6001,400375,000152010-20242011-20250.0666666667

All Residential7,000,0002685,0001,400375,000152010-20242011-20250.0666666667


Office Core175$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667

Office Campus150$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000


Cmcl-Retail165$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000

Cmcl-Restaurant295$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000

All Residential140$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333


Absorption/Year20102011201220132014201520162017201820192020202120222023202420252026






All Residential$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000







All Residential$125,000,000$250,000,000$375,000,000$500,000,000$625,000,000$750,000,000$875,000,000$1,000,000,000$1,125,000,000$1,250,000,000$1,375,000,000$1,500,000,000$1,625,000,000$1,750,000,000$1,875,000,000$1,875,000,000


Office$127,933,333$255,866,667$383,800,000$511,733,333$639,666,667$767,600,000$895,533,333$1,023,466,667$1,151,400,000$1,279,333,333$1,407,266,667$1,535,200,000$1,663,133,333$1,791,066,667$1,919,000,000

Commercial$21,375,000$42,750,000$64,125,000$85,500,000$106,875,000$158,175,000$209,475,000$260,775,000$312,075,000$363,375,000$376,200,000$389,025,000$401,850,000$414,675,000$427,500,000


Residential$125,000,000$250,000,000$375,000,000$500,000,000$625,000,000$750,000,000$875,000,000$1,000,000,000$1,125,000,000$1,250,000,000$1,375,000,000$1,500,000,000$1,625,000,000$1,750,000,000$1,875,000,000$1,875,000,000












Retail Purchases Rate:0.184Retail Buying:$9,384,000$18,768,000$28,152,000$37,536,000$46,920,000$56,304,000$65,688,000$75,072,000$84,456,000$93,840,000$103,224,000$112,608,000$121,992,000$131,376,000$140,760,000$140,760,000






Tax & Other Revenues20102011201220132014201520162017201820192020202120222023202420252026

Offc & Cmcl Property$2,412,823$4,825,645$7,238,468$9,651,291$12,064,113$14,960,524$17,856,935$20,753,345$23,649,756$26,546,167$28,820,821$31,095,476$33,370,131$35,644,785$37,919,440

Residential Property$1,262,500$2,525,000$3,787,500$5,050,000$6,312,500$7,575,000$8,837,500$10,100,000$11,362,500$12,625,000$13,887,500$15,150,000$16,412,500$17,675,000$18,937,500$18,937,500

Other Fee Rev (Family)$252,333$504,667$757,000$1,009,333$1,261,667$1,514,000$1,766,333$2,018,667$2,271,000$2,523,333$2,775,667$3,028,000$3,280,333$3,532,667$3,785,000$3,785,000

Local Sales Tx (Family)$211,140$422,280$633,420$844,560$1,055,700$1,266,840$1,477,980$1,689,120$1,900,260$2,111,400$2,322,540$2,533,680$2,744,820$2,955,960$3,167,100$3,167,100

Constr Mtls Sales Tax$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$0$0

Total Revenues$2,512,350$4,238,323$8,377,119$12,515,915$16,654,711$20,793,507$24,932,303$29,554,687$34,177,071$38,799,455$43,421,839$48,044,223$52,044,851$56,045,479$60,046,107$61,534,385$63,809,040


NAICS

See Breakout BelowSF/Office Job:250Office Jobs:2,5335,0677,60010,13312,66715,20017,73320,26722,80025,33327,86730,40032,93335,46738,000









531Real Estate0.10Less2535077601,0131,2671,5201,7732,0272,2802,5332,7873,0403,2933,5473,800

Modeling Inputs20102011201220132014201520162017201820192020202120222023202420252026


Office+Cmcl$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$0$0

Residential$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$0$0

BLS: 2007*0.87 = 2002






Wage rate:24,300(2007:2002)21,141

Productivity:240,000(2007:2002)208,800


Sales (#jobs*prod*.25/1000)7,43914,87722,31629,75437,19355,04572,89790,750108,602126,455130,918135,381139,844144,307148,770



Wage rate:24,300(2007:2002)21,141

Productivity:260,000(2007:2002)226,200


Sales (#jobs*prod/1000)8,05816,11724,17532,23440,29259,63278,97298,312117,652136,992141,827146,662151,497156,332161,168

Jobs (NAICS 7221 above)3671107143178264349435520606627648670691713

Graphics


Annually: 2010 - 2024Total

Office Core$47$700$0

Office Campus$30$450$0

Corporate Office$25$3750.000375

Cmcl-Retail$13$1980



Total$186$2,792

Graphics

0.12500

0.250.12793333330.021375

0.3750.25586666670.04275

0.50.38380.064125

0.6250.51173333330.0855

0.750.63966666670.106875

0.8750.76760.158175

10.89553333330.209475

1.1251.02346666670.260775

1.251.15140.312075

1.3751.27933333330.363375

1.51.40726666670.3762

1.6251.53520.389025

1.751.66313333330.40185

1.8751.79106666670.414675

1.8751.9190.4275

Residential

Office

Commercial


Chart Drivers

333.3333333333

666.6666666667

1000

1333.3333333333

1666.6666666667

2000

2333.3333333333

2666.6666666667

3000

3333.3333333333

3666.6666666667

4000

4333.3333333333

4666.6666666667

5000

5000



Sheet4

519.384

10218.768

15328.152

20437.536

25546.92

30656.304

35765.688

40875.072

45984.456

51093.84

561103.224

612112.608

663121.992

714131.376

765140.76

765140.76

Total Income

Retail Spending


126.66666666671013.3333333333760380253.3333333333

253.33333333332026.66666666671520760506.6666666667

380304022801140760

506.66666666674053.3333333333304015201013.3333333333

633.33333333335066.6666666667380019001266.6666666667

7606080456022801520

886.66666666677093.3333333333532026601773.3333333333

1013.33333333338106.6666666667608030402026.6666666667

11409120684034202280

1266.666666666710133.3333333333760038002533.3333333333

1393.333333333311146.6666666667836041802786.6666666667

152012160912045603040

1646.666666666713173.3333333333988049403293.3333333333

1773.333333333314186.66666666671064053203546.6666666667

1900152001140057003800

Management

Admin

Professional

Finance/Insurance

Real Estate


142.535.625

28571.25

427.5106.875

570142.5

712.5178.125

1054.5263.625

1396.5349.125

1738.5434.625

2080.5520.125

2422.5605.625

2508627

2593.5648.375

2679669.75

2764.5691.125

2850712.5

Retail

Restaurant


919.8489358.3941199.58932209.98996

917.40621357.27319198.95576209.27799

1007.53739430.4873240.17716231.43584

1081.4959497.51782278.06253249.94159

1155.82114564.62028316.02482268.50895

1230.50541631.77119354.0479287.13521

1305.54105698.94987392.11738305.818

1381.95527766.51294429.29799324.78696

1458.67521834.08644466.55732343.80275

1535.69479901.65636503.88208362.86381

1613.00768969.231541.2753381.96968

1690.608591036.79975578.72636401.11923

1767.249571103.90965617.30454420.0342

1844.200331171.02157655.8917438.999

1921.455631238.12932694.48215458.01289

1279.963141025.59569576.8006314.11671


Davidson

Rest of TN

Dickson & Sumner


0.01821349460.02018852090.00825832270.0039533989

0.01908271530.02127197720.0086285930.0041294543

0.10838461190.04756005670.01731365490.0070448994

0.20026841940.07375846330.02598484080.0098978041

0.29556346030.10093175190.03500315530.0128578715

0.39432273560.1290791890.04436609190.0159248144

0.49659055970.1581971730.05407016530.0190980528

0.60381910040.188388240.06352789030.0223592309

0.71453945470.21955071920.07332703790.0257267116

0.8287687060.25167386530.08346176170.029199155

0.9464323920.28475819170.09393400650.0327766664

1.06753061210.31878914920.10473670520.0364575071

1.1901214430.35361804450.11661668570.0402631371

1.31603625940.38936928610.1288176790.0441693097

1.44525462040.42602313510.1413310320.0481737534

1.55793911130.44127779420.14521388830.0479829757

1.6936014790.47969021110.158337250.0521789376

Davidson


Rest of TN

Dickson & Sumner


2.3496070233.03372164371.54891367820.8266693908

2.34743894253.03339978161.5435369310.8266119655

9.20792614947.89655064373.19199836782.0299353103

16.33446695412.95499694254.91369680463.2798515172

23.72633990818.21200160926.70539260924.5772866207

31.380956229923.66594880468.56657249435.9218058621

39.295198275929.314787206910.49654874717.3128793793

47.520123620735.157354287312.38852054028.7512682759

56.002461494241.193248195414.349052494210.2358328621

64.737679988547.419263781616.377027942511.7657856207

73.725121632253.834662183918.472377011513.3409857126

82.959536758660.435631712620.633736563214.9605123218

92.366147816167.216643701122.995671413816.6217151264

102.010924344874.176352057525.421110770118.3256418851

111.887728459781.310197068927.908402678220.0712080115

119.656594850585.624985068928.941886620721.044213023

129.983980390893.099238402331.550796735622.8714531494

Davidson


Rest of TN

Dickson & Sumner


1224.665821395.32394630.41643316.95157

1215.996481388.0806624.21077315.11037

5439.229672556.592531150.46763533.98144

9666.466923716.390451675.41442750.29437

13911.980644887.108552205.0891968.43688

18172.355126067.994062739.105641188.26426

22448.232077258.308493277.082741409.63746

26863.192078419.016633742.712931625.10119

31294.65199589.741724214.719491842.22811

35744.0848110769.670614692.57222060.87072

40206.7127411958.384145176.125032280.94697

44684.101713155.100315664.863542502.31839

48997.3238914403.791626247.899412733.38316

53272.0707915657.590986832.481232965.20166

57642.3898816915.895857418.316943197.67451

60995.7908117079.282687512.565633182.74576

65344.2449718361.874718107.891673420.15306

Davidson


Rest of TN

Dickson & Sumner


0.14801258670.14839024490.06653987220.0306540259

0.14869441440.15011883830.06657520110.0307040296

0.71725807220.33285991380.13013601630.0505432356

1.30474072040.52084988090.19630547680.0710951482

1.91245305990.71585752460.26516745040.0924203955

2.54041767440.9178836390.33670664380.1145170745

3.18857317921.12690933940.41090061950.137381219

3.87366793111.34218682310.48198591050.1606805775

4.57926807441.56446135580.55572229490.1847473923

5.30512724561.79366321580.63206930640.209572172

6.05157346782.02977952050.7110315840.2351553823

6.81826849022.27271305770.7925588760.2614846486

7.58376788912.52329146530.88398915740.2889711915

8.36929918842.7805029030.97790586020.3171834477

9.17437997463.04421361731.07424676890.3461052613

9.84999587863.16293959511.10673432170.3450269937

10.69331529063.43932294441.20780977570.3753326167

Davidson


Rest of TN

Dickson & Sumner


44.988105678158.086900264429.657168919515.8283020575

45.449924195458.73115093129.885180816116.0044426437

180.2145835862154.548761942562.472770459839.7292443218

319.6929601263253.551054620696.169301689664.1922046207

464.3643322412356.4394675056131.235798229889.5851891724

614.1780324711463.1823764252167.6622154023115.8996890919

769.0730456435573.7396338044205.4350927816143.1253348965

930.048651517688.0884867239242.4641595287171.2770218735

1096.062253425806.2210700343280.835062908200.332444816

1267.0251556203928.0746560227320.5259498735230.2761911723

1442.92448741341053.6347803215361.5354514482261.1055031034

1623.65750289611182.8268419307403.8368883562292.8023594022

1807.76068510291315.542639172450.06392177325.3148890459

1996.52516467761451.7558236663497.5338445976358.6635982643

2189.83081399941591.3771552869546.2143259884392.8272597815

2341.88058001081675.824804965566.4413424251411.8706026895

2544.00486582691822.1084996087617.502096655447.63276177

Davidson


Rest of TN

Dickson & Sumner

Demand Growth - Personal Consumption $ 1,000,000



Office0.000.000.130.260.380.510.640.770.901.021.151.281.411.541.661.791.92

Commercial0.000.000.020.040.060.090.110.160.210.260.310.360.380.390.400.410.43


Residential0.000.130.250.380.500.630.750.881.001.131.251.381.501.631.751.881.88

Total$0.00$0.13$0.40$0.67$0.95$1.22$1.50$1.80$2.11$2.41$2.71$3.02$3.28$3.55$3.81$4.08$4.22

Residentials

Total Income:$51$102$153$204$255$306$357$408$459$510$561$612$663$714$765$765

Retail Buying:$9$19$28$38$47$56$66$75$84$94$103$113$122$131$141$141

DIRECT







Total$2.51$4.24$8.38$12.52$16.65$20.79$24.93$29.55$34.18$38.80$43.42$48.04$52.04$56.05$60.05$61.53$63.81$577.50

Total Property$0.00$1.26$4.94$8.61$12.29$15.96$19.64$23.80$27.96$32.12$36.27$40.43$43.97$47.51$51.05$54.58$56.86$477.25

Total Sales$2.51$2.98$3.44$3.90$4.37$4.83$5.29$5.76$6.22$6.68$7.15$7.61$8.07$8.54$9.00$6.95$6.95$100.25


201220182024Total






Total Direct$8.4$34.2$63.8$578



Property Tax1.471.495.8910.4415.1520.0125.0330.2335.5841.0846.7352.5258.4164.4470.6075.4281.850.00636.36

General sales tax0.500.501.993.535.126.768.4610.2112.0213.8815.7917.7519.7421.7723.8525.4827.650.00

Selective sales taxes0.110.110.420.751.091.441.802.172.552.953.363.774.194.635.075.425.880.00

Motor Veh License0.040.050.180.320.460.610.760.921.091.251.431.601.781.972.162.302.500.00

Airport Fees0.080.080.330.580.841.111.381.671.972.272.582.903.233.563.904.174.520.00

Total Sales tax$0.60$0.61$2.41$4.28$6.21$8.20$10.25$12.38$14.58$16.83$19.14$21.52$23.93$26.40$28.92$30.90$33.53260.70

Construction Employment Impacts

Region NameNAICSIndustry NameRegion Name20102011201220132014201520162017201820192020202120222023202420252026

MSA excl Davidson-Dickson-Sumner23ConstructionMSA excl Davidson-Dickson-Sumner9209171,0081,0811,1561,2311,3061,3821,4591,5361,6131,6911,7671,8441,9211,2801,369

Davidson23ConstructionDavidson3583574304985656326997678349029691,0371,1041,1711,2381,0261,097

Rest of TN23ConstructionRest of TN200199240278316354392429467504541579617656694577618Total Investment Demand

Dickson & Sumner23ConstructionDickson & Sumner210209231250269287306325344363382401420439458314336Total

Total Demand Growth - Construction $ MillionNon-Res$1,000,000

Demand caused by Non-residential InvestmentDavidson$0.02$0.02$0.11$0.20$0.30$0.39$0.50$0.60$0.71$0.83$0.95$1.07$1.19$1.32$1.45$1.56$1.69Davidson$13

Demand caused by Non-residential InvestmentMSA excl Davidson-Dickson-Sumner$0.02$0.02$0.05$0.07$0.10$0.13$0.16$0.19$0.22$0.25$0.28$0.32$0.35$0.39$0.43$0.44$0.48MSA excl Davidson-Dickson-Sumner$4

Demand caused by Non-residential InvestmentRest of TN$0.01$0.01$0.02$0.03$0.04$0.04$0.05$0.06$0.07$0.08$0.09$0.10$0.12$0.13$0.14$0.15$0.16Rest of TN$1

Demand caused by Non-residential InvestmentDickson & Sumner$0.00$0.00$0.01$0.01$0.01$0.02$0.02$0.02$0.03$0.03$0.03$0.04$0.04$0.04$0.05$0.05$0.05$2Dickson & Sumner$0

$0$0$0$0$0$1$1$1$1$1$1$2$2$2$2$2$2$19

Total Demand Growth $ MillionResidential

Demand caused by Residential InvestmentDavidson$2.3$2.3$9.2$16.3$23.7$31.4$39.3$47.5$56.0$64.7$73.7$83.0$92.4$102.0$111.9$119.7$130.0Davidson$1,005

Demand caused by Residential InvestmentMSA excl Davidson-Dickson-Sumner$3.0$3.0$7.9$13.0$18.2$23.7$29.3$35.2$41.2$47.4$53.8$60.4$67.2$74.2$81.3$85.6$93.1MSA excl Davidson-Dickson-Sumner$738

Demand caused by Residential InvestmentRest of TN$1.5$1.5$3.2$4.9$6.7$8.6$10.5$12.4$14.3$16.4$18.5$20.6$23.0$25.4$27.9$28.9$31.6Rest of TN$256

Demand caused by Residential InvestmentDickson & Sumner$0.8$0.8$2.0$3.3$4.6$5.9$7.3$8.8$10.2$11.8$13.3$15.0$16.6$18.3$20.1$21.0$22.9$278Dickson & Sumner$183

$8$8$22$37$53$70$86$104$122$140$159$179$199$220$241$255$278$2,182

Total Job Growth

Davidson1,2251,2165,4399,66613,91218,17222,44826,86331,29535,74440,20744,68448,99753,27257,64260,99665,344

MSA excl Davidson-Dickson-Sumner1,3951,3882,5573,7164,8876,0687,2588,4199,59010,77011,95813,15514,40415,65816,91617,07918,362

Rest of TN6306241,1501,6752,2052,7393,2773,7434,2154,6935,1765,6656,2486,8327,4187,5138,108

Dickson & Sumner3173155347509681,1881,4101,6251,8422,0612,2812,5022,7332,9653,1983,1833,420

Total Sales Growth $Billion

Davidson$0.15$0.15$0.72$1.30$1.91$2.54$3.19$3.87$4.58$5.31$6.05$6.82$7.58$8.37$9.17$9.85$10.69$82

MSA excl Davidson-Dickson-Sumner$0.15$0.15$0.33$0.52$0.72$0.92$1.13$1.34$1.56$1.79$2.03$2.27$2.52$2.78$3.04$3.16$3.44$28

Rest of TN$0.07$0.07$0.13$0.20$0.27$0.34$0.41$0.48$0.56$0.63$0.71$0.79$0.88$0.98$1.07$1.11$1.21$10

Dickson & Sumner$0.03$0.03$0.05$0.07$0.09$0.11$0.14$0.16$0.18$0.21$0.24$0.26$0.29$0.32$0.35$0.35$0.38$3

$0$0$1$2$3$4$5$6$7$8$9$10$11$12$14$14$16$123

Demand caused by Personal Consumption $1000000

Davidson$45$45$180$320$464$614$769$930$1,096$1,267$1,443$1,624$1,808$1,997$2,190$2,342$2,544

MSA excl Davidson-Dickson-Sumner$58$59$155$254$356$463$574$688$806$928$1,054$1,183$1,316$1,452$1,591$1,676$1,822

Rest of TN$30$30$62$96$131$168$205$242$281$321$362$404$450$498$546$566$618

Dickson & Sumner$16$16$40$64$90$116$143$171$200$230$261$293$325$359$393$412$448

Total$149$150$437$734$1,042$1,361$1,691$2,032$2,383$2,746$3,119$3,503$3,899$4,304$4,720$4,996$5,431

E&WE*Regional Economic Effects Extend Beyond Metro NashvilleMay Town Center on the west side of Nashville will stimulate growth across the region.Economic Impacts are tracked in this analysis by specific counties to reveal the broad economic stimulus.DavidsonDickson & SumnerRest of Nashville MSA, excluding Davidson, Dickson & SumnerRest of Tennessee.REDYN Model results are produced annually thru 2026.Results are reported in constant $2007REDYN economic and demographic modeling system (REgional DYNamics) is a nonlinear, dynamic, forecasting and economic impact model. It provides advanced, impact, policy, and forecasting analysis for public and private plans, programs, and projects.

3. Construction

E&WE*May Town Center: Construction Direct CostsFirms will respond from the multi-county region to projects construction demand.

Morf Inputs




Office Core4,000,000220152010-20242012-20260.06666666670.95

Office Campus3,000,000200152010-20242012-20260.0666666667



Retail (cmcl*80%)1,200,000300152010-20242012-20160.052017-20210.122022-20260.03

Restaurant (cmcl*20%)300,000300152010-20242012-20160.052017-20210.122022-20260.03


Urban Core3,360,0002682,4001,400375,000152010-20242011-20250.0666666667

Other3,640,0002682,6001,400375,000152010-20242011-20250.0666666667

All Residential7,000,0002685,0001,400375,000152010-20242011-20250.0666666667


Office Core175$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667$46,666,667

Office Campus150$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000$30,000,000


Cmcl-Retail165$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000$13,200,000

Cmcl-Restaurant295$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000$5,900,000

All Residential140$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333


Absorption/Year20102011201220132014201520162017201820192020202120222023202420252026






All Residential$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000$125,000,000







All Residential$125,000,000$250,000,000$375,000,000$500,000,000$625,000,000$750,000,000$875,000,000$1,000,000,000$1,125,000,000$1,250,000,000$1,375,000,000$1,500,000,000$1,625,000,000$1,750,000,000$1,875,000,000$1,875,000,000


Office$127,933,333$255,866,667$383,800,000$511,733,333$639,666,667$767,600,000$895,533,333$1,023,466,667$1,151,400,000$1,279,333,333$1,407,266,667$1,535,200,000$1,663,133,333$1,791,066,667$1,919,000,000

Commercial$21,375,000$42,750,000$64,125,000$85,500,000$106,875,000$158,175,000$209,475,000$260,775,000$312,075,000$363,375,000$376,200,000$389,025,000$401,850,000$414,675,000$427,500,000


Residential$125,000,000$250,000,000$375,000,000$500,000,000$625,000,000$750,000,000$875,000,000$1,000,000,000$1,125,000,000$1,250,000,000$1,375,000,000$1,500,000,000$1,625,000,000$1,750,000,000$1,875,000,000$1,875,000,000












Retail Purchases Rate:0.184Retail Buying:$9,384,000$18,768,000$28,152,000$37,536,000$46,920,000$56,304,000$65,688,000$75,072,000$84,456,000$93,840,000$103,224,000$112,608,000$121,992,000$131,376,000$140,760,000$140,760,000






Tax & Other Revenues20102011201220132014201520162017201820192020202120222023202420252026

Offc & Cmcl Property$2,412,823$4,825,645$7,238,468$9,651,291$12,064,113$14,960,524$17,856,935$20,753,345$23,649,756$26,546,167$28,820,821$31,095,476$33,370,131$35,644,785$37,919,440

Residential Property$1,262,500$2,525,000$3,787,500$5,050,000$6,312,500$7,575,000$8,837,500$10,100,000$11,362,500$12,625,000$13,887,500$15,150,000$16,412,500$17,675,000$18,937,500$18,937,500

Other Fee Rev (Family)$252,333$504,667$757,000$1,009,333$1,261,667$1,514,000$1,766,333$2,018,667$2,271,000$2,523,333$2,775,667$3,028,000$3,280,333$3,532,667$3,785,000$3,785,000

Local Sales Tx (Family)$211,140$422,280$633,420$844,560$1,055,700$1,266,840$1,477,980$1,689,120$1,900,260$2,111,400$2,322,540$2,533,680$2,744,820$2,955,960$3,167,100$3,167,100

Constr Mtls Sales Tax$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$2,512,350$0$0

Total Revenues$2,512,350$4,238,323$8,377,119$12,515,915$16,654,711$20,793,507$24,932,303$29,554,687$34,177,071$38,799,455$43,421,839$48,044,223$52,044,851$56,045,479$60,046,107$61,534,385$63,809,040


Office Jobs:2,5335,0677,60010,13312,66715,20017,73320,26722,80025,33327,86730,40032,93335,46738,000

NAICSRetail Jobs:1783565347138911,3181,7462,1732,6013,0283,1353,2423,3493,4563,563

See Breakout BelowSF/Office Job:250









531Real Estate0.10Less2535077601,0131,2671,5201,7732,0272,2802,5332,7873,0403,2933,5473,800

Total2,5335,0677,60010,13312,66715,20017,73320,26722,80025,33327,86730,40032,93335,46738,000

Modeling Inputs20102011201220132014201520162017201820192020202120222023202420252026


Office+Cmcl$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$120,766,667$0$0

Residential$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$65,333,333$0$0

BLS: 2007*0.87 = 2002






Wage rate:24,300(2007:2002)21,141

Productivity:240,000(2007:2002)208,800


Sales (#jobs*prod*.25/1000)7,43914,87722,31629,75437,19355,04572,89790,750108,602126,455130,918135,381139,844144,307148,770



Wage rate:24,300(2007:2002)21,141

Productivity:260,000(2007:2002)226,200


Sales (#jobs*prod/1000)8,05816,11724,17532,23440,29259,63278,97298,312117,652136,992141,827146,662151,497156,332161,168

Jobs (NAICS 7221 above)3671107143178264349435520606627648670691713

Graphics


Annually: 2010 - 2024 $ MillionTotal

Office Core$47$700$0

Office Campus$30$450$0

Corporate Office$25$3750.000375

Cmcl-Retail$13$1980



Total$186$2.8

Billion

Graphics

0.12500

0.250.12793333330.021375

0.3750.25586666670.04275

0.50.38380.064125

0.6250.51173333330.0855

0.750.63966666670.106875

0.8750.76760.158175

10.89553333330.209475

1.1251.02346666670.260775

1.251.15140.312075

1.3751.27933333330.363375

1.51.40726666670.3762

1.6251.53520.389025

1.751.66313333330.40185

1.8751.79106666670.414675

1.8751.9190.4275

Residential

Office

Commercial


Chart Drivers

333.3333333333

666.6666666667

1000

1333.3333333333

1666.6666666667

2000

2333.3333333333

2666.6666666667

3000

3333.3333333333

3666.6666666667

4000

4333.3333333333

4666.6666666667

5000

5000



Sheet4

519.384

10218.768

15328.152

20437.536

25546.92

30656.304

35765.688

40875.072

45984.456

51093.84

561103.224

612112.608

663121.992

714131.376

765140.76

765140.76

Total Income

Retail Spending


126.66666666671013.3333333333760380253.3333333333

253.33333333332026.66666666671520760506.6666666667

380304022801140760

506.66666666674053.3333333333304015201013.3333333333

633.33333333335066.6666666667380019001266.6666666667

7606080456022801520

886.66666666677093.3333333333532026601773.3333333333

1013.33333333338106.6666666667608030402026.6666666667

11409120684034202280

1266.666666666710133.3333333333760038002533.3333333333

1393.333333333311146.6666666667836041802786.6666666667

152012160912045603040

1646.666666666713173.3333333333988049403293.3333333333

1773.333333333314186.66666666671064053203546.6666666667

1900152001140057003800

Management

Admin

Professional

Finance/Insurance

Real Estate


142.535.625

28571.25

427.5106.875

570142.5

712.5178.125

1054.5263.625

1396.5349.125

1738.5434.625

2080.5520.125

2422.5605.625

2508627

2593.5648.375

2679669.75

2764.5691.125

2850712.5

Retail

Restaurant


919.8489358.3941199.58932209.98996

917.40621357.27319198.95576209.27799

1007.53739430.4873240.17716231.43584

1081.4959497.51782278.06253249.94159

1155.82114564.62028316.02482268.50895

1230.50541631.77119354.0479287.13521

1305.54105698.94987392.11738305.818

1381.95527766.51294429.29799324.78696

1458.67521834.08644466.55732343.80275

1535.69479901.65636503.88208362.86381

1613.00768969.231541.2753381.96968

1690.608591036.79975578.72636401.11923

1767.249571103.90965617.30454420.0342

1844.200331171.02157655.8917438.999

1921.455631238.12932694.48215458.01289

1279.963141025.59569576.8006314.11671


Davidson

Rest of TN

Dickson & Sumner


0.01821349460.02018852090.00825832270.0039533989

0.01908271530.02127197720.0086285930.0041294543

0.10838461190.04756005670.01731365490.0070448994

0.20026841940.07375846330.02598484080.0098978041

0.29556346030.10093175190.03500315530.0128578715

0.39432273560.1290791890.04436609190.0159248144

0.49659055970.1581971730.05407016530.0190980528

0.60381910040.188388240.06352789030.0223592309

0.71453945470.21955071920.07332703790.0257267116

0.8287687060.25167386530.08346176170.029199155

0.9464323920.28475819170.09393400650.0327766664

1.06753061210.31878914920.10473670520.0364575071

1.1901214430.35361804450.11661668570.0402631371

1.31603625940.38936928610.1288176790.0441693097

1.44525462040.42602313510.1413310320.0481737534

1.55793911130.44127779420.14521388830.0479829757

1.6936014790.47969021110.158337250.0521789376

Davidson


Rest of TN

Dickson & Sumner


2.3496070233.03372164371.54891367820.8266693908

2.34743894253.03339978161.5435369310.8266119655

9.20792614947.89655064373.19199836782.0299353103

16.33446695412.95499694254.91369680463.2798515172

23.72633990818.21200160926.70539260924.5772866207

31.380956229923.66594880468.56657249435.9218058621

39.295198275929.314787206910.49654874717.3128793793

47.520123620735.157354287312.38852054028.7512682759

56.002461494241.193248195414.349052494210.2358328621

64.737679988547.419263781616.377027942511.7657856207

73.725121632253.834662183918.472377011513.3409857126

82.959536758660.435631712620.633736563214.9605123218

92.366147816167.216643701122.995671413816.6217151264

102.010924344874.176352057525.421110770118.3256418851

111.887728459781.310197068927.908402678220.0712080115

119.656594850585.624985068928.941886620721.044213023

129.983980390893.099238402331.550796735622.8714531494

Davidson


Rest of TN

Dickson & Sumner


1224.665821395.32394630.41643316.95157

1215.996481388.0806624.21077315.11037

5439.229672556.592531150.46763533.98144

9666.466923716.390451675.41442750.29437

13911.980644887.108552205.0891968.43688

18172.355126067.994062739.105641188.26426

22448.232077258.308493277.082741409.63746

26863.192078419.016633742.712931625.10119

31294.65199589.741724214.719491842.22811

35744.0848110769.670614692.57222060.87072

40206.7127411958.384145176.125032280.94697

44684.101713155.100315664.863542502.31839

48997.3238914403.791626247.899412733.38316

53272.0707915657.590986832.481232965.20166

57642.3898816915.895857418.316943197.67451

60995.7908117079.282687512.565633182.74576

65344.2449718361.874718107.891673420.15306

Davidson


Rest of TN

Dickson & Sumner


0.14801258670.14839024490.06653987220.0306540259

0.14869441440.15011883830.06657520110.0307040296

0.71725807220.33285991380.13013601630.0505432356

1.30474072040.52084988090.19630547680.0710951482

1.91245305990.71585752460.26516745040.0924203955

2.54041767440.9178836390.33670664380.1145170745

3.18857317921.12690933940.41090061950.137381219

3.87366793111.34218682310.48198591050.1606805775

4.57926807441.56446135580.55572229490.1847473923

5.30512724561.79366321580.63206930640.209572172

6.05157346782.02977952050.7110315840.2351553823

6.81826849022.27271305770.7925588760.2614846486

7.58376788912.52329146530.88398915740.2889711915

8.36929918842.7805029030.97790586020.3171834477

9.17437997463.04421361731.07424676890.3461052613

9.84999587863.16293959511.10673432170.3450269937

10.69331529063.43932294441.20780977570.3753326167

Davidson


Rest of TN

Dickson & Sumner


0.04498810570.05808690030.02965716890.0158283021

0.04544992420.05873115090.02988518080.0160044426

0.18021458360.15454876190.06247277050.0397292443

0.31969296010.25355105460.09616930170.0641922046

0.46436433220.35643946750.13123579820.0895851892

0.61417803250.46318237640.16766221540.1158996891

0.76907304560.57373963380.20543509280.1431253349

0.93004865150.68808848670.24246415950.1712770219

1.09606225340.806221070.28083506290.2003324448

1.26702515560.9280746560.32052594990.2302761912

1.44292448741.05363478030.36153545140.2611055031

1.62365750291.18282684190.40383688840.2928023594

1.80776068511.31554263920.45006392180.325314889

1.99652516471.45175582370.49753384460.3586635983

2.1898308141.59137715530.5462143260.3928272598

2.341880581.6758248050.56644134240.4118706027

2.54400486581.82210849960.61750209670.4476327618

Davidson


Rest of TN

Dickson & Sumner

Demand Growth - Personal Consumption $ Billion

2533.3333333333178.125

5066.6666666667356.25

7600534.375

10133.3333333333712.5

12666.6666666667890.625

152001318.125

17733.33333333331745.625

20266.66666666672173.125

228002600.625

25333.33333333333028.125

27866.66666666673135

304003241.875

32933.33333333333348.75

35466.66666666673455.625

380003562.5

Office Jobs:

Retail Jobs:

May Town Center: Total Direct Employment



Office0.000.000.130.260.380.510.640.770.901.021.151.281.411.541.661.791.92

Commercial0.000.000.020.040.060.090.110.160.210.260.310.360.380.390.400.410.43


Residential0.000.130.250.380.500.630.750.881.001.131.251.381.501.631.751.881.88

Total$0.00$0.13$0.40$0.67$0.95$1.22$1.50$1.80$2.11$2.41$2.71$3.02$3.28$3.55$3.81$4.08$4.22

Residentials

Total Income:$51$102$153$204$255$306$357$408$459$510$561$612$663$714$765$765

Retail Buying:$9$19$28$38$47$56$66$75$84$94$103$113$122$131$141$141

DIRECT







Total$2.51$4.24$8.38$12.52$16.65$20.79$24.93$29.55$34.18$38.80$43.42$48.04$52.04$56.05$60.05$61.53$63.81$577.50

Total Property$0.00$1.26$4.94$8.61$12.29$15.96$19.64$23.80$27.96$32.12$36.27$40.43$43.97$47.51$51.05$54.58$56.86$477.25

Total Sales$2.51$2.98$3.44$3.90$4.37$4.83$5.29$5.76$6.22$6.68$7.15$7.61$8.07$8.54$9.00$6.95$6.95$100.25


201220182024Total






Total Direct$8.4$34.2$63.8$578



Property Tax1.471.495.8910.4415.1520.0125.0330.2335.5841.0846.7352.52

may town center presentation to metro planning

Documents