A Market Profile of the Westside Development Market Area · 2017-12-04 · The near Westside of San Antonio, encompassed by the boundaries of the Westside Development Corporation

A Market Profile of the Westside Development Market Area

Prepared by

Steve Nivin, Ph.D.

Prepared for

Westside Development Corporation

January 8, 2016

1

I. Executive Summary

The near Westside of San Antonio, encompassed by the boundaries of the Westside

Development Corporation (WDC), includes about a 16.5 square mile area. Bandera,

Fredericksburg, and Cincinnati Roads border this area on the north, Highway 90 on the south,

Acme Road and 36th Street on the west, and I-35 South on the east (see Map 1). As of 2015, the

area is home to almost 104,000 people consisting of 22,200 families and 30,420 households. The

median age of the population is 31.3 years and is expected to get a bit older by 2020, and the largest

cohorts by age group are in their prime earning years from 25 to 64 years old. The area is rich in

Hispanic heritage and culture, which is to be expected since 93.1% of the population is Hispanic.

Most of the workers in the area work in the services industry (49.4%), construction

(16.7%), and retail trade (11.3%). This also matches in large part with the types of businesses in

the area with the most being in retail trade (441 businesses), finance and insurance (216

businesses), health care and social assistance (216 businesses), and accommodation and food

services (216 businesses). The educational attainment of the population older than twenty-five

years is relatively low with only 7.1% of the population have an associate degree or higher. As

might be expected, the income levels are also somewhat lower than other areas of the city. The

median household income as of 2015 was $23,717, and the per capita income was $10,706.

However, there is a sizeable amount of total income in the area of about $1 billion. Additionally,

estimates were made of the incomes generated by the informal economic activity that might be

occurring in the area, and when this is included in the income numbers the per capita income

increases to about $14,448, and total income increases to about $1.4 billion. The largest amount

of this income is annually spent on shelter ($219 million), transportation ($148 million), and

pensions and social security ($88,702,775). Households in this area also spend over $73 million

per year on groceries, over $60 million in health care, and over $45 million eating at restaurants.

Even with all of this spending, there is still a large amount of leakage of economic activity

out of the area in some retail sectors. The largest gaps are in automobile dealers, department and

merchandise stores, furniture and home furnishings stores, building materials, clothing and shoe

stores, and electronics and appliance stores. There also appears to be a large saturation in the

market for grocery stores, gasoline stations, auto parts stores, and restaurants and drinking places

of all types.

2

There are certainly opportunities for redevelopment along many of the major thoroughfares

in the WDC area, as not only are there some large retail gaps, but there is fairly heavy traffic

volume along many of the roads that could attract clients from other area of town with the right

development. However, there are at least three larger corridors within the WDC area that could be

primed for redevelopment.

One of the corridors is the area immediately around West Commerce as it comes out of

downtown toward Alazan Creek. This are is currently going through a master planning process, so

it is receiving quite a bit of attention from many development agencies focused on central city

development. This is a corridor with many assets that could act as catalysts for development like

the VIA multimodal station and UTSA’s downtown campus, and the vibrant activity that will come

with the San Pedro Creek development could also spur economic activity in this area, if urban

design elements are put in place to attract people across the highway. The corridor also includes

some of the Zona Cultural district with many arts and cultural amenities located within the corridor

or nearby.

Another corridor potentially ripe for development is on the northeast side of the WDC area

along Fredericksburg Road. This is an area that sits in the middle of some active development

activity in the Deco District further north up Fredericksburg Road and to the east near San Antonio

College along San Pedro and McCullough Avenue. This is similar to the dumbbell-shaped

development pattern we are seeing in the downtown area but on a smaller scale, and the downtown

area is starting to see the core area start to benefit from the energy at the north and south ends of

downtown. A similar phenomenon is possible along this Fredericksburg Corridor.

A third potential corridor is the university corridor. This is a rather large potential corridor

of development on the west and northwest side of the WDC area anchored on both ends by St.

Mary’s University and Our Lady of the Lake University. In between the universities are nice

lifestyle amenities in Rosedale Park and Zarzamora Creek. With the dense residential areas around

the universities and the student activity, these areas could support some mixed use development

further supported by the possibility of encouraging pedestrian traffic between the two universities

and throughout the corridor with bike paths, trails, and other possible improvements.

3

Map 1: Westside Development Corporation Geography

II. Introduction

In this report, the demographic and socioeconomic characteristics of the Westside

Development market area and suggested corridors for potential development are discussed. The

next section highlights the demographic and socioeconomic characteristics of the WDC area. The

following section discusses some potential corridors that might be primed for development,

although there are several opportunities for redevelopment within the area. There are also three

appendices. The first appendix briefly discusses the methodology used to estimate the informal

economic activity in the area. The second and third appendices contain additional charts on the

demographics and socioeconomics of a couple of the corridors.1

1 Unless otherwise specified, the data discussed in this report comes from ESRI.

4

III. The Socioeconomics and Demographics of the Westside Area

Population

The total population in the WDC area was 103,944 as of 2015 (Chart 1). This is a slight

increase of 286 people since 2010. However, population growth is expected to accelerate in the

area to 106,500 people through 2020. This is a growth of 2.5% over this period. In 2015, the

population was 50.7% male and 49.3% female, and as the population grows in the area, this

proportion of male-to-female is expected to stay the same (Chart 2).

103,658 103,944

106,500

102,000

102,500

103,000

103,500

104,000

104,500

105,000

105,500

106,000

106,500

107,000

2010 2015 2020

Chart 1. Population in the WDC Area

5

As shown in Chart 3, the population in the WDC area is largely young to middle-aged with

the largest cohort of the population being in the 25-34 year old age group, followed by the cohorts

of 45-54 and 35-44 year olds, respectively, as of 2015. In 2020, it is projected that the 25-34 year-

old group will still be the largest segment of the population, but the 35-44 year-old cohort will

grow larger than the 45-54 year-old group. There is also projected to be sizable growth in the older

cohorts of 55-64 and 65-74 year-olds. Thus, there is expected to be an aging of the population in

the WDC area, just as is being experienced throughout the country, as the Baby Boomer generation

ages. Further evidence of this aging is shown in Chart 4 showing the increase in the median age

from 30.9 years in 2010 to 31.3 years in 2015 and a slight acceleration in the increase in the median

age to 32.9 years by 2020. However, the median age in the WDC area has been below the median

age for the city of San Antonio at 32.8 and 33.5 years in 2010 and 2015, respectively, and the

population in the WDC area is expected to stay younger than that in the city as a whole with a

projected median age in San Antonio of 34.3 years in 2020.

52,330

52,692

54,016

51,328 51,251

52,483

49,500

50,000

50,500

51,000

51,500

52,000

52,500

53,000

53,500

54,000

54,500

2010 2015 2020

Chart 2. Population by Gender in the WDC Area

Male

Female

6

0

2,000

4,000

6,000

8,000

10,000

12,000

14,000

16,000

Age 0-

4

Age 5-

9

Age

10-14

Age

15-19

Age

20-24

Age

25-34

Age

35-44

Age

45-54

Age

55-64

Age

65-74

Age

75-84

Age

85+

Chart 3. Population by Age in the WDC Area

2010

2015

2020

30.9

31.3

32.9

29.5

30

30.5

31

31.5

32

32.5

33

33.5

2010 2015 2020

Yea

rs

Chart 4. Median Age of Population in the WDC Area

7

The population in this area is almost all Hispanic (of any race) with 93.1% of the people in

the area being of Hispanic origin (Chart 5). By race, 70.4% of the population is white, while 22.0%

are of some other race, and 3.1% of the people are black. As one becomes familiar with the WDC

area, it is clear that the Hispanic heritage and culture has a large imprint on the economy, and these

demographic data support that observation.

As of 2015, there were 30,420 households in the WDC area, which is a slight increase from

30,030 in 2010. The number of households is projected to accelerate through 2020 to 31,349, a

3.1% increase. While the number of households is increasing, the size of the households has been

decreasing and is expected to continue to decrease slightly to 3.18 people per household in 2020

from 3.19 people per household in 2015 (Chart 6).

0.0%10.0%20.0%30.0%40.0%50.0%60.0%70.0%80.0%90.0%100.0%

0

20,000

40,000

60,000

80,000

100,000

120,000

Chart 5. Population by Race and Ethnicity in the WDC

Area: 2015

Number

Percent

8

30,030

30,420

31,349

29,000

29,500

30,000

30,500

31,000

31,500

2010 2015 2020

Chart 6. Number of Households in the WDC Area

3.22

3.19

3.18

3.16

3.17

3.18

3.19

3.2

3.21

3.22

3.23

2010 2015 2020

Chart 7. Average Household Size in the WDC Area

9

A family is defined as a group of two or more people related by birth, marriage or adoption

and residing together, while households consist of all people residing in a housing unit regardless

of relation2. Following a trend opposite of household formation in the WDC area, the number of

families is expected to increase by 2.4% from 2015 to 2020.

Within the WDC area, 22.1% of the population twenty-five years or older has at least

some college with 1.2% of the population having a graduate or professional degree and 3.3%

having a bachelor’s degree. Almost half (45.5%) of the population do not have a high school

diploma while 32.4% of the population graduated from high school or has a GED equivalent

(Chart 9).

22,100

22,200

22,739

21,600

21,800

22,000

22,200

22,400

22,600

22,800

2010 2015 2020

Chart 8. Number of Families in the WDC Area

10

Employment and Income

Total employment in the WDC area is 31,888. A large portion of this employment is in the

services sector2 (15,049 jobs) and retail (6,685 jobs). Chart 10 shows the proportion of employment

in each industry. The services sector is clearly the largest employer in the area accounting for

49.4% of all employment. Accounting for 16.7% of the employment in the area, the construction

industry is the second largest employer followed by retail trade at 11.3%. Chart 11 shows the

employment by industry in a bit more detail. By this view, the largest number of workers are

employed in health care and social assistance (6,018), educational services (4,189), and retail trade

(3,754). Looking at the employment by occupation (Chart 12), there is an even split between white

collar and blue collar workers in the area. The largest number of people work in services

occupations (29.3%), but 15.5% of the laborers work in construction or extraction occupations.

2 Services includes hotels and lodging, automotive services, motion pictures and amusements, health services, legal

services, education institutions and libraries, and other services.

26.5%

19.0%

24.3%

8.1%

15.0%

2.6%3.3% 1.2%

Chart 9. Population Aged 25+ by Educational Attainment

in the WDC Area: 2015

< 9th Grade

9th-12th Grade, No Diploma

High School Graduate

GED/Alternate Credential

Some College, No Degree

Associate Degree

Bachelor's Degree

Graduate/Professional Degree

11

The third largest occupation is administrative support with 14.6% of the workforce working in this

occupation.

0.3%

16.7%

7.3%

2.4%

11.3%

3.6%

1.0%

4.9%

49.4%

3.2%

0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0%

Agriculture/Mining

Construction

Manufacturing

Wholesale Trade

Retail Trade

Transportation/Utilities

Information

FIRE

Services

Public Administration

Chart 10. Proportion Employment in the WDC Area by

Industry: 2015

12

097

1,4731,532

1,4053,754

357716

1,3311,008

18367

1,1434,189

6,018114

2,8581,778

3,661112

0 1,000 2,000 3,000 4,000 5,000 6,000 7,000

Agriculture, Forestry, Fishing & Hunting

Mining

Utilities

Construction

Manufacturing

Wholesale Trade

Retail Trade

Transportation & Warehousing

Information

Finance & Insurance

Professional, Scientific & Tech Services

Legal Services

Management of Companies & Enterprises

Administrative , Support, Waste Mgt & Remediation Services

Educational Services

Health Care & Social Assistance

Arts, Entertainment & Recreation

Accommodation & Food Services

Other Services (except Public Administration)


Unclassified Establishments

Chart 11. Employment by Industry in the WDC Area: 2015

35.3%

4.7%

8.0%

8.0%

14.6%

29.3%

35.4%

0.1%

15.5%

4.7%

7.7%

7.3%

0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% 40.0%

White Collar

Management/Business/Financial

Professional

Sales

Administrative Support

Services

Blue Collar

Farming/Forestry/Fishing

Construction/Extraction

Installation/Maintenance/Repair

Production

Transportaiton/Material Moving

Chart 12. Proportion Employment in the WDC Area by

Occupation: 2015

13

Income levels will be driven by education and training levels and the industries and

occupations in which the person works, and this seems to be reflected in the WDC area. While

income levels in the area are low relative to some other areas of the city, there is about $1 billion

in income in the WDC area. If income estimated to be earned from informal economic activities

is included, total incomes total about $1.4 billion (see Appendix A). Median household income

(Chart 13) was $23,717 in 2015 and is projected to increase by 9.1% to $25,872 in 2020. By this

measure, household incomes in the WDC area was 53% lower than the income level for the entire

city of San Antonio at $44,671 in 2015, although this gap is expected to shrink a bit by 2020 to

50% of the city income level - $51,045.

The level of median household income by age group in the WDC area (Chart 14) follows

a typical pattern with the 45-54 year olds having the highest median household incomes. These are

the prime earning years for most people, so this is expected. This age group had a median

household income in 2015 of $31,915, and it is projected to increase to $36,223 in 2020. As noted

earlier, this is also one of the largest age groups by population. The three other largest age groups

by population in this area – 25-34 years, 35-44 years, 55-64 years – also have some of the highest

household incomes.

Chart 15 shows the distribution of median household disposable income by age group in

this area. As expected, the distribution looks very similar to that of the median household incomes

just discussed, but it is worthwhile to note the disposable income levels, since this is the actual

amount of income households have to spend. The 45-54 year-old age group had the highest

disposable incomes at $27,897 in 2015, but the 35-44 year-old age group only had slightly lower

disposable income at $27,080.

14

$23,717

$25,872

$22,500

$23,000

$23,500

$24,000

$24,500

$25,000

$25,500

$26,000

$26,500

2015 2020

Chart 13. Median Household Income in the WDC Area

$0

$5,000

$10,000

$15,000

$20,000

$25,000

$30,000

$35,000

$40,000

<25 Years 25-34

Years

35-44

Years

45-54

Years

55-64

Years

65-74

Years

75+ Years

Chart 14. Median Household Income by Age in the WDC

Area

2015

2020

15

The average household income in the WDC area at $32,292 in 2015 was higher than the

median household income due to the fact that there are several households in the area with very

high incomes as shown in Table 1. In fact, the area has 2,359 households (7.8% of all households)

with annual incomes greater than $75,000. This number is projected to increase by 2020 to 3,330

households or 10.7% of all households.

$15,132

$23,220

$27,080$27,897

$20,693

$18,362

$15,069

$0

$5,000

$10,000

$15,000

$20,000

$25,000

$30,000

<25 Years 25-34 Years 35-44 Years 45-54 Years 55-64 Years 65-74 Years 75+ Years

Chart 15. Median Household Disposable Income by Age:

2015

16

Table 1. Households by Income in the WDC Area

2015 2020

Income Range Number Percent Number Percent

<$15,000 9,238 30.4% 9,667 30.8%

$15,000 - $24,999 6,541 21.5% 5,452 17.4%

$25,000 - $34,999 4,790 15.7% 4,697 15.0%

$35,000 - $49,999 4,423 14.5% 4,807 15.3%

$50,000 - $74,999 3,070 10.1% 3,396 10.8%

$75,000 - $99,999 1,371 4.5% 1,868 6.0%

$100,000 - $149,999 783 2.6% 1,209 3.9%

$150,000 - $199,999 139 0.5% 177 0.6%

$200,000+ 66 0.2% 76 0.2%

As shown in Chart 17, per capita income in the WDC area was $10,706 in 2015 and is

anticipated to increase by 10.8% to $11,857 by 2020. Per capita income across the city was $23,717

in 2015 with projected growth of 12.8% to $26,755 by 2020.

By comparison to the entire city, per capita income was 45.1% lower than the entire city,

and if the projections turn out to be accurate, the per capita income in the area, although growing,

will get lower relative to the city as a whole. However, there is a fairly sizeable informal economy

$32,292

$35,979

$30,000

$31,000

$32,000

$33,000

$34,000

$35,000

$36,000

$37,000

2015 2020

Chart 16. Average Household Income

17

in the WDC area that reduces the gap in measured income (see Appendix A). Income earned from

the informal economy in the WDC area was estimated for 2015. By this estimate per capita

incomes were actually about $3,742 higher due to activity in the informal economy. This measure

of income including the income from the informal economy for 2015 is shown in the green bar in

Chart 17.

Housing Market

Of the 33,733 housing units in the area as of 2015 (Chart 18), 49.4% were owner occupied,

42.4% were renter occupied, and the balance of 8.2% of the properties were vacant (Chart 19).

The balance of owner occupied to renter occupied has stayed fairly stable over time with a slight

decrease in owner occupied properties, which is expected to continue into 2020. As shown in Chart

$10,706

$14,448

$11,857

$0

$2,000

$4,000

$6,000

$8,000

$10,000

$12,000

$14,000

$16,000

2015 (w/o informal

income)

2015 (w/ informal income) 2020 (w/o informal

income)

Chart 17. Per Capita Income in the WDC Area

18

20, the median home value in the WDC area was $83,005 in 2015 and is projected to increase by

3.2% to $85,689 by 2020.

33,110

33,733

34,835

32,000

32,500

33,000

33,500

34,000

34,500

35,000

2010 2015 2020

Chart 18. Number of Housing Units in WDC Area

19

51.7%

39.8%

8.5%

49.4%

42.4%

8.2%

48.8%

43.0%

8.2%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

Owner Occupied Renter Occupied Vacant

Chart 19. Proportion of Housing Units by Ownership

Status in the WDC Area

2010 2015 2020

$83,008

$85,689

$81,500

$82,000

$82,500

$83,000

$83,500

$84,000

$84,500

$85,000

$85,500

$86,000

2015 2020

Chart 20. Median Home Value in WDC Area

20

Consumer Expenditures

Chart 21 shows the total expenditures across a variety of goods and services by households

in the WDC area.3 By far the largest amount of spending is on shelter and transportation followed

by other necessities like pensions and social security, utilities, food, and health care.

Table 2 provides data on the retail demand and supply in the WDC area. Retail sales

(supply) estimates sales4 to consumers by establishments. Retail potential (demand) estimates the

expected amount spent by consumers at retail establishments. Both retail sales and retail potential

are in current dollars. The retail gap represents the difference between retail potential and retail

sales. Industries characterized by large positive retail gaps in the market area, indicating large

3 Household expenditures shows the amount spent on a variety of goods and services by households that reside in

the market area. Expenditures are shown by broad budget categories that are not mutually exclusive. Consumer

spending does not equal business revenue.

4 Sales to businesses are excluded.

$218,563,349

$147,816,664

$88,702,775

$73,829,372

$73,517,872

$60,153,509

$45,119,351

$41,541,569

$32,394,899

$30,246,623

$24,682,953

$22,830,384

$22,763,738

$16,480,484

$14,133,427

$10,680,528

$10,193,220

$6,998,014

$6,530,299

$5,648,912

$0 $100,000,000 $200,000,000 $300,000,000

Shelter

Transportation

Pensions and Social Security

Utilities, Fuel and Public Services

Food at Home

Health Care

Food Away from Home

Entertainment and Recreation

Apparel and Services

Support Payments/Cash Contribution/Gifts in Kind

Household Furnishings and Equipment

Travel

Household Operations

Education

Miscellaneous

Personal Care Products & Services

Housekeeping Supplies

Alcoholic Beverages

Smoking Products

Life/Other Insurance

Chart 21. Total Household Expenditures in the WDC Area

21

leakage of retail potential, include general merchandise stores ($56,174,093), followed by

automobile dealers ($49,258,044), and clothing and clothing accessories stores ($7,904,739). The

largest retail gaps in the area are negative indicating an over-supply of retail in the area. Industries

with the largest negative retail gaps include gasoline stations (-$166,722,892), food and beverage

stores (-$161,558,109) – especially grocery stores (-$158,994,965), and auto parts, accessories,

and tire stores (-$9,448,637).

Table 2. Retail Market Gaps in the WDC Area Demand Supply

Industry Group (Retail Potential) (Retail Sales) Retail Gap

Motor Vehicle & Parts Dealers $76,431,453 $38,777,122 $37,654,331

Automobile Dealers $67,109,276 $17,851,232 $49,258,044

Other Motor Vehicle Dealers $3,825,974 $5,981,052 -$2,155,078

Auto Parts, Accessories & Tire Stores $5,496,202 $14,944,839 -$9,448,637

Furniture & Home Furnishings Stores $8,221,318 $3,849,043 $4,372,275

Furniture Stores $5,058,653 $2,719,519 $2,339,134

Home Furnishings Stores $3,162,666 $1,129,524 $2,033,142

Electronics & Appliance Stores $9,932,082 $6,477,322 $3,454,760

Bldg Materials, Garden Equip. & Supply Stores $11,091,475 $6,053,833 $5,037,642

Bldg Material & Supplies Dealers $9,764,474 $2,570,759 $7,193,715

Lawn & Garden Equip & Supply Stores $1,327,002 $3,483,073 -$2,156,071

Food & Beverage Stores $68,692,606 $230,250,715 -$161,558,109

Grocery Stores $63,461,807 $222,456,772 -$158,994,965

Specialty Food Stores $2,278,983 $5,839,178 -$3,560,195

Beer, Wine & Liquor Stores $2,951,816 $1,954,765 $997,051

Health & Personal Care Stores $27,901,213 $29,237,163 -$1,335,950

Gasoline Stations $39,362,435 $206,085,327 -$166,722,892

Clothing & Clothing Accessories Stores $22,491,776 $14,587,037 $7,904,739

Clothing Stores $16,367,248 $13,239,202 $3,128,046

Shoe Stores $2,824,434 $0 $2,824,434

Jewelry, Luggage & Leather Goods Stores $3,300,095 $1,347,834 $1,952,261

Sporting Goods, Hobby, Book & Music Stores $8,204,841 $3,168,479 $5,036,362

Sporting Goods/Hobby/Musical Instr Stores $6,260,619 $1,517,527 $4,743,092

Book, Periodical & Music Stores $1,944,222 $1,650,951 $293,271

General Merchandise Stores $65,684,104 $9,510,011 $56,174,093

Department Stores Excluding Leased Depts. $21,730,496 $4,584,662 $17,145,834

Other General Merchandise Stores $43,953,607 $4,925,349 $39,028,258

Miscellaneous Store Retailers $10,691,746 $14,686,233 -$3,994,487

Florists $345,420 $1,496,919 -$1,151,499

22

Office Supplies, Stationery & Gift Stores $2,377,619 $1,296,556 $1,081,063

Used Merchandise Stores $2,198,675 $4,185,786 -$1,987,111

Other Miscellaneous Store Retailers $5,770,033 $7,706,973 -$1,936,940

Nonstore Retailers $21,176,258 $2,019,376 $19,156,882

Electronic Shopping & Mail-Order Houses $18,241,736 $540,312 $17,701,424

Vending Machine Operators $1,035,301 $1,180,476 -$145,175

Direct Selling Establishments $1,899,220 $298,587 $1,600,633

Food Services & Drinking Places $42,156,618 $81,016,330 -$38,859,712

Full-Service Restaurants $15,393,876 $23,276,612 -$7,882,736

Limited-Service Eating Places $23,253,107 $50,689,781 -$27,436,674

Special Food Services $910,325 $1,341,936 -$431,611

Drinking Places - Alcoholic Beverages $2,599,310 $5,708,001 -$3,108,691

Industry Structure

There are 2,493 businesses established in the WDC area. The leading industry as measured

by number of businesses in the WDC area is retail trade with 441 businesses (Chart 22). As shown

in Chart 23, food and beverage stores dominate the retail industry with 123 businesses, followed

by motor vehicle and parts dealers, and miscellaneous store retailers. The industry with the second

largest number of businesses in the area is other services (except public administration). This is

basically a catch-all category that includes all of the other services not captured in the other service

industry categories listed in the chart. For example, one sector of this industry for which data are

provided is the automotive repair and maintenance sector, which has 91 businesses in the area. The

accommodation and food services (i.e., restuarants), health care and social assistance, and finance

and insurance also have a fairly sizable presence in the area. In the accommodation and food

services sector, of the 216 businesses in the area, 201 of them are food services and drinking places.

In the finance and insurance sector, most of these are depository/credit institutions of some type

(123 businesses), real estate firms (97 businesses), and insurance firms (89 businesses).

23

021

18087

118441

3540

216143

451

8885

21625

216398

8868

0 50 100 150 200 250 300 350 400 450 500


Mining

Utilities

Construction

Manufacturing

Wholesale Trade

Retail Trade


Information

Finance & Insurance


Legal Services










Chart 22. Number of Businesses by Industry: 2015

91

15

18

30

123

22

24

20

12

22

57

8

0 20 40 60 80 100 120 140

Motor Vehicle & Parts Dealers

Furniture & Home Furnishings Stores

Electronics & Appliance Stores

Bldg Material & Garden Equipment &…

Food & Beverage Stores

Health & Personal Care Stores

Gasoline Stations

Clothing & Clothing Accessories Stores

Sport Goods, Hobby, Book, & Music Stores

General Merchandise Stores

Miscellaneous Store Retailers

Nonstore Retailers

Chart 23. Number of Retail Businesses: 2015

24

Traffic Count

The traffic count data tracks peak and low traffic volume by the number of vehicles that

cross a certain point of a street location and are presented as average daily traffic volume. Traffic

counts are classified into six volume categories and mapped as increasingly large and bright color

icons for easy traffic pattern detection as indicated in the following table.

Table 3. Key to Traffic Volume Map

Color of Icon Average Daily Traffic Volume (vehicles per day)

Yellow Up to 6,000

Orange 6,001-15,000

Red 15,001-50,000

Purple 50,001-100,000

Blue Greater than 100,000

25

Map 2: Traffic Count in the WDC Area

There are thoroughfares within the WDC area with a relatively high volume of traffic flow

(Map 2). As expected, the highest volume of traffic is on the highways of U.S. Highway 90 along

the southern border of the WDC area and Interstate 10 on the eastern border of the area. Among

the inner streets, Culebra and General McMullen have highest traffic volumes followed by West

Commerce and Zarzamora. On the far west side of the area, Enrique Barrera Road, Castroville

Road, and 36th Street show traffic counts over 15,000 vehicles per day, and on the far northeast

side of the area, Fredericksburg Road has traffic counts in the 23,000-26,000 range.

26

IV. Areas of Potential Development

West Commerce

West Commerce is a corridor of interest to local municipal development and planning

agencies as indicated by the current master plan5 being developed along the corridor from Frio to

Colorado Streets (see Map 3). Even though this is a relatively small corridor, there are many assets

in the area that could act as catalysts for development. These include the UTSA downtown campus,

the new VIA Multimodal Center, the West Commerce bridge, and Alazan Creek. This area also

includes part of the Zona Cultural district. The district also extends across the highway where

many arts and cultural centers including Market Square, San Pedro Creek, Alameda Theater, Main

Plaza, and Military Plaza are located. “The mission of the Zona Cultural is to support, develop and

link concentrations of cultural, historic, commercial and entertainment experiences authentic to

San Antonio.”6

This area around West Commerce, as denoted by the blue boundary in Map 3, is not densely

populated with only 911 people residing in the area in 169 households. It is an older population

relative to the rest of the WDC area and the city of San Antonio with a median age of 37.1 years

and the largest proportion of the population in the 45 to 54 year-old cohort at 16.6%. The

population is mostly Hispanic with 77.1% of the population of Hispanic origin compared to 64.3%

for the city of San Antonio and 93.1% in the entire WDC area. Median household income is

relatively low at $22,143, although 6.5% of the households have incomes greater than $100,000.

As might be expected given the low income levels, educational attainment in the area is relatively

low with only 9.2% of the population older than twenty-five years having at least an associate’s

degree. The median home value is $76,429 as of 2015, and 51.8% of the homes are renter occupied,

25.7% owner occupied, and 22.5% vacant. The largest number of businesses in the area is in the

finance and insurance industry with most of those being insurance carriers and other financial

vehicles, possibly being bail bonds businesses to a large extent. The largest amount of spending

by those living in the area went to retail goods and shelter by substantial amounts. There is also a

large amount of leakage from the area in retail spending. This is due in part to the small size of the

5 For full disclosure, Steve Nivin, Ph.D. is also part of the team working on the West Commerce master plan. 6 Source: http://downtownsanantonio.org/main/zona-cultural

27

area, but there is a lot of potential for retail development in this area given the activity around the

VIA Multimodal Center, UTSA, and the public administration activities. All of the activity across

the highway in the various arts and cultural centers in the Zona Cultural district (Map 4) could also

support some retail activity in this area if appropriate designs were put in place that will attract

people underneath the highway into the area.7 Extending links from this area about four to five

blocks to the southwest extending to the Guadalupe Cultural Arts Center could create a vibrant

arts and cultural district on the east side of the WDC area. The new development along San Pedro

Creek could also provide a catalyst to development in the area, but one of the main challenges will

be to design this area so as to attract people across the highway.

7 Charts showing more detail of the socioeconomics and demographics briefly discussed here can be found in

Appendix B.

28

Map 3: West Commerce Corridor

29

Map 4: Zona Cultural District Boundaries and Cultural Assets

Fredericksburg Road Corridor

The Fredericksburg Road corridor within the WDC boundaries runs from where

Fredericksburg Road intersects with I-10 down to where Fredericksburg intersects with San Pedro.

San Pedro then runs into I-35 at the edge of the WDC area before continuing into downtown San

Antonio, so this section of San Pedro could also be considered part of this corridor. The potential

market that could drive development along this corridor will most likely not only come from the

immediate area along the roads, but it will extend into neighborhoods about as far as a fifteen

minute walking distance and possible beyond considering the affinity for driving in the city. Map

5 shows the areas by five, ten, and fifteen minute walk times from the intersection of

Fredericksburg and Culebra. As shown in the map, the areas by walk time extend beyond the WDC

9

8

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Zona Boundary- PhaseII

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Zona CulturalCultural Assets

0 0.15 0.30.075 Miles

30

boundary, but as already noted, the market area is likely to extend beyond these borders. Given

the development activity on San Pedro near San Antonio College (e.g., the Tobin Lofts and

adjoining mixed use development shown in the picture below) and even the vibrant area around

McCullough Avenue, this momentum could pull the market a bit farther that way, especially for

those open to driving to intriguing activities along the Fredericksburg Road corridor. Thus, the

blue boundaries in Map Y show the potential market area for this corridor. The eastern boundary

of this market area was drawn at Main Street, even though there is a considerable amount of

economic activity on McCullough, as just mentioned, that could benefit the corridor. This was

simply done to extend the market boundary a bit beyond reasonable walking distances to account

for some people driving to the area while still capturing the momentum of the development around

San Antonio College and being somewhat conservative about the potential area. Highways

typically serve as barriers that discourage pedestrian traffic to flow across them, so this is indicated

as the potential western and southern boundary of the nearby market area.

Mixed-use development, including the Tobin Lofts, along San Pedro near San Antonio College.

Map 5: Fredericksburg Road Corridor

31

Map 6. Walk Times in the Fredericksburg Road Corridor

32

Map Key: Green = 5 minutes walk times; Red = 10 minute walk times; Blue = 15 minute walk times

While much of the area along Fredericksburg Road is in need of redevelopment, the area

is endowed with several amenities that enhance the quality of life of the area like San Pedro Park,

The San Pedro Playhouse, San Antonio College, and several quality restaurants in the vicinity that,

combined with the development activity around San Antonio College, may serve as catalysts to

development along the Fredericksburg Road corridor.

The populace in the area is relatively well-educated, older, and has fairly high incomes

compared to other corridors within the WDC area. As of 2015, there were 6,522 people living in

the area (Chart 24). The median age is pretty high at 43.1 years (Chart 25), but there is also a mix

of young adults indicated by the sizeable cohort of 24-34 year-olds. In fact, this is the largest age

33

group in the area (Chart 26). With respect to educational attainment, 22.4% of the population

twenty-five years and older have at least an associate degree with 10.9% having bachelor’s degrees

and 6.0% having graduate degrees (Chart 27). However, even with the higher educational levels

of the population in this area, the median household income of $23,613 is slightly lower than across

the entire WDC area (Chart 28). While the largest number of households has disposable incomes

less than $15,000, there are 81 households with disposable income over $100,000 (Chart 29).

6,585

6,522

6,601

6,480

6,500

6,520

6,540

6,560

6,580

6,600

6,620

2010 2015 2020

Chart 24. Population in Fredericksburg Road Area

34

42.0

43.1

43.4

41.0

41.5

42.0

42.5

43.0

43.5

44.0

2010 2015 2020

Chart 25. Median Age of Population in Fredericksburg

Road Area

0

100

200

300

400

500

600

700

800

900

1,000

Age

0-4

Age

5-9

Age

10-14

Age

15-19

Age

20-24

Age

25-34

Age

35-44

Age

45-54

Age

55-64

Age

65-74

Age

75-84

Age

85+

Chart 26. Population by Age in Fredericksburg Road Area

2010

2015

2020

35

23.8%

10.9%

14.8%

4.6%

23.6%

5.5%

10.9%

6.0%

Chart 27. Fredericksburg Road Area Population Aged 25+

by Educational Attainment: 2015

2015 Population 25+ by

Educational Attainment

< 9th Grade

9th-12th Grade, No Diploma


GED/Alternate Credential


$23,613

$26,305

$22,000

$22,500

$23,000

$23,500

$24,000

$24,500

$25,000

$25,500

$26,000

$26,500

$27,000

2015 2020

Chart 28. Median Household Income in Fredericksburg

Area

36

Table 4 shows data on the retail market in the area. There are several positive retail gaps

in the area where leakage is occurring, such as in automobile dealers, furniture stores, electronics

and appliance stores, clothing and clothing accessories stores, and department stores. There are

also several areas where there is a large negative retail gap indicating oversaturation of the market.

These include home furnishings stores; beer, wine, and liquor stores; health and personal care

stores; gasoline stations; book, periodical, and music stores; used merchandise stores; full-service

restaurants; limited-service eating places; and drinking places.

Table 4. Retail Market Gaps in Fredericksburg Road Area Demand Supply


Motor Vehicle & Parts Dealers $10,687,427 $10,434,066 $253,361

Automobile Dealers $8,800,359 $4,349,653 $4,450,706

Other Motor Vehicle Dealers $1,128,999 $3,658,523 -$2,529,524

Auto Parts, Accessories & Tire Stores $758,068 $2,425,889 -$1,667,821

Furniture & Home Furnishings Stores $1,302,872 $16,189,068 -$14,886,196

1,057

490

369 395302

79 51 10 200

200

400

600

800

1,000

1,200

Chart 29. Number of Households by Disposable Income in

Fredericksburg Road Area: 2015

37

Furniture Stores $859,006 $0 $859,006

Home Furnishings Stores $443,866 $16,189,068 -$15,745,202

Electronics & Appliance Stores $2,298,816 $1,346,136 $952,680

Bldg Materials, Garden Equip. & Supply Stores $1,956,167 $3,580,535 -$1,624,368

Bldg Material & Supplies Dealers $1,763,992 $1,972,948 -$208,956

Lawn & Garden Equip & Supply Stores $192,175 $1,607,588 -$1,415,413

Food & Beverage Stores $9,382,636 $11,347,433 -$1,964,797

Grocery Stores $8,361,962 $8,461,183 -$99,221

Specialty Food Stores $594,967 $0 $594,967

Beer, Wine & Liquor Stores $425,707 $2,864,590 -$2,438,883

Health & Personal Care Stores $2,652,650 $12,526,415 -$9,873,765

Gasoline Stations $3,487,946 $11,251,783 -$7,763,837

Clothing & Clothing Accessories Stores $2,123,585 $1,369,238 $754,347

Clothing Stores $1,441,033 $1,127,414 $313,619

Shoe Stores $260,982 $0 $260,982

Jewelry, Luggage & Leather Goods Stores $421,570 $0 $421,570

Sporting Goods, Hobby, Book & Music Stores $1,334,354 $4,082,756 -$2,748,402

Sporting Goods/Hobby/Musical Instr Stores $1,019,814 $942,260 $77,554

Book, Periodical & Music Stores $314,540 $3,140,495 -$2,825,955

General Merchandise Stores $9,680,124 $767,563 $8,912,561

Department Stores Excluding Leased Depts. $7,185,013 $0 $7,185,013

Other General Merchandise Stores $2,495,111 $767,563 $1,727,548

Miscellaneous Store Retailers $2,178,707 $8,969,593 -$6,790,886

Florists $76,345 $1,301,345 -$1,225,000

Office Supplies, Stationery & Gift Stores $361,326 $710,680 -$349,354

Used Merchandise Stores $417,856 $4,743,152 -$4,325,296

Other Miscellaneous Store Retailers $1,323,180 $2,214,416 -$891,236

Nonstore Retailers $1,040,900 $399,225 $641,675

Electronic Shopping & Mail-Order Houses $663,851 $0 $663,851

Vending Machine Operators $74,970 $0 $74,970

Direct Selling Establishments $302,079 $399,225 -$97,146

Food Services & Drinking Places $5,232,511 $22,940,780 -$17,708,269

Full-Service Restaurants $2,792,870 $10,586,177 -$7,793,307

Limited-Service Eating Places $2,150,358 $8,610,493 -$6,460,135

Special Food Services $57,352 $311,067 -$253,715

Drinking Places - Alcoholic Beverages $231,931 $3,433,043 -$3,201,112

University Corridor

The WDC area is fortunate to have three four-year universities within its boundaries and

one community college just outside its northeast boundary. The two smaller, private, Catholic

38

universities within the area, St. Mary’s University and Our Lady of the Lake University, are within

three miles of each other (Map 7). The universities are located within densely populated areas with

amenities like Rosedale Park and Zarzamora Creek between them. With these amenities and two

large anchors in the universities at both ends of the corridor, redevelopment led by the two

universities in collaboration with the appropriate partners could lead to a vibrant economic area.

Given the dense residential neighborhoods and potential pedestrian activity coming from the two

universities, this area is ripe for mixed-use development with an urban character. However, as

shown by several other redevelopment efforts around universities throughout the country, the

success of the effort requires strong leadership by the university, as well as a substantial

commitment of financial and human resources, combined with strong partnerships with local

municipal and development agencies.

39

Map 7. University Corridor Area

40

APPENDIX A: THE INFORMAL ECONOMY

It is important to understand the nature and drivers of the informal economy, as its social

and economic consequences are wide-ranging. From a social standpoint, informal employees lack

social protection and insurance, which may have broader consequences for inequality and poverty.

Furthermore, informal economy affects labor market outcomes, productivity and growth. Finally,

there are fiscal implications associated with tax revenue losses.8

Defining informality presents many challenges, as informal activities take many different

forms. Losby et al. identified the following four key characteristics that are widely accepted.9

(1) Legal vs. illegal: Income generated by economic activities may be differentiated by the legality

of the production of goods and services, as well as the legal status of the goods and services

themselves. For instance, a hot dog vendor is selling a legal product. It may be, however, that the

vendor does not have the proper permits from the health department or evades paying sales tax.

The situation of a street drug dealer is dramatically different. Even if the drug dealer has any

number of legal permits to sell on the street, the product itself is still illegal. While technically both

individuals have violated a law, their situations when stopped or arrested are distinctly different.

Hence, there is a distinction between informal economic activity that derives its illegality from

noncompliance with tax filings and reporting from activity that is criminal, such as that associated

with illegal drug distribution.

(2) Cash as most common medium of exchange: Another key characteristic of the informal

economy is that cash is most commonly exchanged rather than a check or credit card. The purpose

of using cash, rather than credit card, is to avoid creating a record of the activities.

8 “Towards a Better Understanding of the Informal Economy,” by Dan Andrews, Aida Caldera Sánchez, Ǻsa

Johansson, OECD Economics Department Working Papers, No. 873, OECD Publishing.

http://dx.doi.org/10.1787/5kgb1mf88x28-en 9 “Informal Economy Literature Review,” by Losby et al., http://www.kingslow-

assoc.com/images/Informal_Economy_Lit_Review.pdf

http://dx.doi.org/10.1787/5kgb1mf88x28-en

http://www.kingslow-assoc.com/images/Informal_Economy_Lit_Review.pdf

http://www.kingslow-assoc.com/images/Informal_Economy_Lit_Review.pdf

41

(3) Unreported income or wages: As previously mentioned, the nature of the exchange is cash so

there is no record of the transaction. Thus, the income is not reported for taxation. Both the

individuals who work informally and the companies who employ them follow this arrangement.

(4) Conditions of labor: The conditions under which workers are employed are a final aspect of

the informal economy. The informal sector is typically seen as being an inferior alternative to

formal sector employment in regard to earnings, security, and protection from exploitation

regarding labor standards.

Methodologies to Calculate the Size of the Informal Economy

Several different approaches to estimate the size of the informal sector have been

suggested. In reviewing the literature on the methodologies used to estimate the informal economy,

the following methods are most widely used.

1) Direct survey data

Some micro-level surveys directly ask individuals or firms whether they or their peers are engaged

in informal activities.10

2) The discrepancy between income and expenditures

According to the economic theory of gross domestic product (GDP) accounting, the income

measure of GDP should equal the expenditure measure of GDP. A discrepancy between the two

measures can be attributed to the informal economy.11

3) The discrepancy between the official and actual labor force

Assuming that the labor force participation rate is constant, a decline in this rate could indicate an

increase in the informal economy as people move from the formal to informal labor force

(Schneider 2002).

10 “Measuring the Informal Economy – One Neighborhood at a Time,” by Jamie Alderslade, John Talmage, and

Yusef Freeman, A Discussion Paper Prepared for the The Brookings Institution Metropolitan Policy Program,

September 2006, http://socialcompact.org/images/uploads/Brookings_-_Infomal_Economy_Paper.pdf 11 “Size and Measurement of the Informal Economy in 110 Countries Around the World,” by Friedrich Schneider,

July 2002, http://www.amnet.co.il/attachments/informal_economy110.pdf

http://socialcompact.org/images/uploads/Brookings_-_Infomal_Economy_Paper.pdf

http://www.amnet.co.il/attachments/informal_economy110.pdf

42

4) The currency demand approach

This approach assumes the transactions within the informal economy are conducted in cash. Using

econometric methods, an estimate of excess currency demand is made which provides an estimate

of the size of the informal sector. One option would be regress the ratio of cash holdings to current

and deposit accounts against a weighted average tax rate, proportion of wages and salaries to

income, interest paid on savings deposits, and per capita income (Schneider 2002).

5) The Kaufman-Kaliberda and Lacko methods

This method uses electric power consumption as a measure of economic activity. Research has

shown that the elasticity of economic activity and electricity consumption is approximately one,

indicating they generally move directly together in the same order of magnitude. The discrepancy

between official regional GDP and GDP estimated through electrical consumption provides a

measure of the informal economy (Schneider 2002).

6) Neighborhood proxies approach

This approach, pioneered by Social Compact, uses various neighborhood characteristics as proxies

for the presence of a local informal economy. The proxy measures could include percentage of

households with incomes below some low threshold level, ratio of expenditures to income, number

of unbanked households, prevalence of check-casher businesses in the area, comparison of actual

home values in the market to what they should be given reported incomes, and percentage of the

population that is foreign-born.12

Friedrich Schneider (2002) provides a nice summary of the research that has been done in

this area, including estimates of the size of the informal economy across 110 countries. The size

of the informal economy as a percentage of gross national product ranges from 8.8% (Switzerland

and the U.S.) to 67.3% in the country of Georgia. The average in the OECD countries as reported

by Schneider is 16.7%. Schneider, Buehn, and Montenegro update Schneider’s 2002 work to

12 Alderslade, Jamie, John Tlamage, and Yusef Freeman. September 2006. “Measuring the Informal Economy – One

Neighborhood at a Time.” Discussion paper prepared for The Brookings Institution Metropolitan Policy Program.

(p. 11). Social Compact can be found at www.socialcompact.org.

43

include new estimates from 162 countries covering the time period from 1999 to 2007.13 By

ranking of the average size of the shadow economy over this time period, Switzerland was found

to have the smallest shadow economy at 8.5%. The United States had the smallest shadow

economy at 8.6%, and Bolivia had the largest shadow economy at 66.1% (Schneider et al. 2010,

27-30). Data from this study was used for the analysis in this report.

In order to estimate the size of the informal economy in the WDC area, a model was

developed where indicators of the informal economy were regressed on the measure of the size of

the informal economy as reported in Schneider (2010). The equation is described below.

InformEcon = a + B1(UnemRate) + B2(DepAccts) + B3(ExpIncome)

where:

InformEcon = informal economy as a percent of GNP

UnemRate = unemployment rate

DepAccts = number of deposit accounts per 1,000 adults

ExpIncome = expenditures as a proportion of income

a = intercept

Using the ordinary least squares regression methodology, the equation was estimated resulting in

the following coefficients (with the t-statistics in parentheses):

a = -6.37727 (-0.41)

B1 = 0.0726 (0.24)

B2 = 0.00823 (1.27)

B3 = 41.41786 (2.46)

13 Schneider, Friedrich, Andreas Buehn, ClaudioE. Montenegro. July 2010. “Shadow Economies

All over the World: New Estimates for 162 Countries from 1999 to 2007.” The World Bank

Policy Research Working Paper 5356.

44

The size of the informal economy in the WDC area in 2015 was calculated by plugging the

values for each of the variables in the area into the equation. This gave an estimate of the informal

economy as a percentage of the domestic product of the area of 39.4%. This translates to income

generated from informal economic activity of $389 million or $3,742 per person in the WDC

area.14

APPENDIX B: SOCIOECONOMIC AND DEMOGRAPHIC CHARTS FOR WEST

COMMERCE AREA

14 More detail will be provided by the author of the report upon request.

45

1,484

919 911 915

0

200

400

600

800

1,000

1,200

1,400

1,600

2000 2010 2015 2020

Tota

l P

op

ula

tion

Chart B1. Total Population in West Commerce Area

46

190

170169

171

155

160

165

170

175

180

185

190

195

2000 2010 2015 2020

Nu

mb

er o

f H

ou

seh

old

sChart B2. Number of Households in West Commerce Area

25.7%

51.8%

22.5%

Chart B3. Housing Units by Occupancy Status in West

Commerce Area: 2015

Owner Occupied Housing

Units

Renter Occupied Housing

Units

Vacant Housing Units

47

$22,143 $24,480

$44,671

$51,045

$0

$10,000

$20,000

$30,000

$40,000

$50,000

$60,000

2015 2020

Med

ian

Hou

seh

old

In

com

eChart B4. Median Household Income: W. Commerce Area

vs City of San Antonio

W. Commerce Area City of San Antonio

37.1

37.8

33.5

34.3

31

32

33

34

35

36

37

38

39

2015 2020

Med

ian

Age

(Yea

rs)

Chart B5. Median Age: W. Commerce Area vs City of San

Antonio


48

$76,429 $78,030

$173,061

$198,085

$0

$50,000

$100,000

$150,000

$200,000

$250,000

2015 2020

Med

ian

Hom

e V

alu

eChart B6. Median Home Value: W. Commerce Area vs City

of San Antonio


34.3%

20.1%

16.6%

7.7%

13.0%

2.4%

1.2%

5.3%

0.0%

0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% 40.0%

<$15,000

$15,000 - $24,999

$25,000 - $34,999

$35,000 - $49,999

$50,000 - $74,999

$75,000 - $99,999

$100,000 - $149,999

$150,000 - $199,999

$200,000+

Chart B7. Proportion of Households by Income in W.

Commerce Area: 2015

49

9.1%

6.0%4.7%

14.6%

13.2%12.4%

16.6%

11.3%

7.0%

3.2%

1.8%

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%

16.0%

18.0%

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

Age (Years)

Chart B8. Proportion of Population by Age Group in W.

Commerce Area: 2015

70.4%

9.8%

2.2%

0.9%

0.2%

14.2%

2.4%

77.1%

71.5%

7.1%

0.9%

2.7%

0.1%

14.1%

3.6%

64.3%

0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% 90.0%

White Alone

Black Alone

American Indian Alone

Asian Alone

Pacific Islander Alone

Some Other Race Alone

Two or More Races

Hispanic Origin

Chart B9. Proportion of Population by Race/Ethnicity: 2015

City of San Antonio W. Commerce Area

50

16.4%

30.4%

11.6%

20.6%

11.7%

6.0%

0.2%

3.0%

9.3%

9.0%

20.3%

5.2%

23.5%

6.9%

16.4%

9.5%

0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0%

Less than 9th Grade

9th - 12th Grade, No Diploma


GED/Alternative Credential


Associate Degree

Bachelor's Degree

Graduate/Professional Degree

Chart B10. Proportion Population Age 25+ by Educational

Attainment: 2015

City of San Antonio W. Commerce Area

000

13

09

01

231

120

51

41

713

94

0 5 10 15 20 25


Mining

Utilities

Construction

Manufacturing

Wholesale Trade

Retail Trade


Information

Finance & Insurance

Real Estate, Rental & Leasing



Administrative, Support, Waste Mgt & Remediation Services








Number of Businesses

Chart B11. Businesses in West Commerce Area by Industry

51

$1,158 $120 $591

$1,482 $2,641

$1,617 $2,160

$880 $1,083

$12,337

$7,893

$655 $813 $532

$0

$2,000

$4,000

$6,000

$8,000

$10,000

$12,000

$14,000

Chart B12. Average Annual Amount Spent Per Household

in West Commerce Area

52

Table B1. Retail Gaps in West Commerce Area Demand Supply


Motor Vehicle & Parts Dealers $430,011 $1,104,926 -$674,915

Automobile Dealers $377,549 $0 $377,549

Other Motor Vehicle Dealers $21,265 $195,161 -$173,896

Auto Parts, Accessories & Tire Stores $31,197 $909,765 -$878,568

Furniture & Home Furnishings Stores $46,561 $0 $46,561

Furniture Stores $28,649 $0 $28,649

Home Furnishings Stores $17,911 $0 $17,911

Electronics & Appliance Stores $56,195 $0 $56,195

Bldg Materials, Garden Equip. & Supply Stores $62,387 $0 $62,387

Bldg Material & Supplies Dealers $54,964 $0 $54,964

Lawn & Garden Equip & Supply Stores $7,423 $0 $7,423

Food & Beverage Stores $390,764 $314,921 $75,843

Grocery Stores $360,974 $239,867 $121,107

Specialty Food Stores $12,970 $75,054 -$62,084

Beer, Wine & Liquor Stores $16,819 $0 $16,819

Health & Personal Care Stores $158,930 $0 $158,930

Gasoline Stations $222,460 $618,824 -$396,364

Clothing & Clothing Accessories Stores $127,702 $118,030 $9,672

Clothing Stores $92,943 $118,030 -$25,087

Shoe Stores $16,039 $0 $16,039

Jewelry, Luggage & Leather Goods Stores $18,721 $0 $18,721

Sporting Goods, Hobby, Book & Music Stores $46,261 $0 $46,261

Sporting Goods/Hobby/Musical Instr Stores $35,221 $0 $35,221

Book, Periodical & Music Stores $11,040 $0 $11,040

General Merchandise Stores $372,879 $0 $372,879

Department Stores Excluding Leased Depts. $123,137 $0 $123,137

Other General Merchandise Stores $249,741 $0 $249,741

Miscellaneous Store Retailers $60,556 $82,923 -$22,367

Florists $1,945 $45,532 -$43,587

Office Supplies, Stationery & Gift Stores $13,491 $19,653 -$6,162

Used Merchandise Stores $12,481 $0 $12,481

Other Miscellaneous Store Retailers $32,639 $0 $32,639

Nonstore Retailers $120,112 $0 $120,112

Electronic Shopping & Mail-Order Houses $103,608 $0 $103,608

Vending Machine Operators $5,879 $0 $5,879

Direct Selling Establishments $10,625 $0 $10,625

Food Services & Drinking Places $239,604 $4,468,363 -$4,228,759

Full-Service Restaurants $87,534 $4,024,031 -$3,936,497

Limited-Service Eating Places $132,132 $0 $132,132

Special Food Services $5,106 $0 $5,106

53

Drinking Places - Alcoholic Beverages $14,832 $444,332 -$429,500

54

APPENDIX C: SOCIOECONOMIC AND DEMOGRAPHIC CHARTS FOR

FREDERICKSBURG ROAD CORRIDOR AREA

1,181

1,159

1,167

1,145

1,150

1,155

1,160

1,165

1,170

1,175

1,180

1,185

2010 2015 2020

Chart C1. Number of Families in Fredericksburg Road

Area

55

2,766 2,774

2,835

2,720

2,740

2,760

2,780

2,800

2,820

2,840

2,860

2010 2015 2020

Chart C2. Number of Households in Fredericksburg Road

Area

1,181

1,159

1,167

1,145

1,150

1,155

1,160

1,165

1,170

1,175

1,180

1,185

2010 2015 2020

Chart C3. Number of Families in Fredericksburg Road

Area

56

2.13

2.10

2.09

2.07

2.08

2.09

2.1

2.11

2.12

2.13

2.14

2010 2015 2020

Chart C4. Average Household Size in Fredericksburg Road

Area

756

686 683

640

660

680

700

720

740

760

780

2010 2015 2020

Chart C5. Owner Occupied Housing Units (#) in

Fredericksburg Road Area

57

2,010

2,088

2,151

1,900

1,950

2,000

2,050

2,100

2,150

2,200

2010 2015 2020

Chart C6. Renter Occupied Housing Units (#) in


0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%

0

1,000

2,000

3,000

4,000

5,000

6,000

White

Alone

Black

Alone

American

Indian

Alone

Asian

Alone

Pacific

Islander

Alone

Some

Other Race

Alone

Two or

More

Races

Hispanic

Origin

(Any Race)

Chart C7. Fredericksburg Road Area by Race and

Ethnicity: 2015

Number Percent

58

3,259

3,240

3,294

3,326

3,282

3,307

3,180

3,200

3,220

3,240

3,260

3,280

3,300

3,320

3,340

2010 2015 2020

Chart C8. Population by Gender in Fredericksburg Road

Area

Male

Female

$35,011

$38,490

$33,000

$34,000

$35,000

$36,000

$37,000

$38,000

$39,000

2015 2020

Chart C9. Average Household Income in Fredericksburg

Area

59

$23,242

$29,780 $29,467 $30,156

$16,036$14,756 $14,423

$0

$5,000

$10,000

$15,000

$20,000

$25,000

$30,000

$35,000

<25 Years 25-34

Years

35-44

Years

45-54

Years

55-64

Years

65-74

Years

75+ Years

Chart C10. Median Household Disposable Income in


$16,563

$18,203

$15,500

$16,000

$16,500

$17,000

$17,500

$18,000

$18,500

2015 2020

Chart C11. Per Capita Income in Fredericksburg Area

60

<$15,000$15,000-

$24,999

$25,000-

$34,999

$35,000-

$49,999

$50,000-

$74,999

$75,000-

$99,999

$100,000-

$149,999

$150,000-

$199,999$200,000+

<25 49 33 28 28 12 2 3 0 1

25-34 109 61 67 85 56 19 10 3 5

35-44 88 65 64 75 50 15 8 3 6

45-54 151 65 63 90 100 18 12 3 4

55-64 264 80 68 63 45 14 12 2 4

65-74 215 91 57 34 17 5 4 0 0

75+ 182 96 23 19 21 6 2 0 1

0

50

100

150

200

250

300

Chart C12. Number of Households by Disposable Income

and Age Group in Fredericksburg Road Area: 2015

2.1%

9.4%

7.6%

2.7%

9.0%

5.5%

1.1%

6.4%

52.5%

3.5%

0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0%

Agriculture/Mining

Construction

Manufacturing

Wholesale Trade

Retail Trade

Transportation/Utilities

Information

FIRE

Services


Chart C13. Proportion Employment by Industry in


61

44.9%

4.2%

13.6%

10.2%

16.9%

22.2%

32.8%

0.0%

10.3%

3.5%

8.0%

11.0%

0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% 40.0% 45.0% 50.0%

White Collar

Management/Business/Financial

Professional

Sales

Administrative Support

Services

Blue Collar

Farming/Forestry/Fishing

Construction/Extraction

Installation/Maintenance/Repair

Production

Transportaiton/Material Moving

Chart C14. Proportion Employment by Occupation in


030

512337

260471

1,936114

415342

1816370

9932,321

34592

457335

34

0 500 1,000 1,500 2,000 2,500


Mining

Utilities

Construction

Manufacturing

Wholesale Trade

Retail Trade


Information

Finance & Insurance


Legal Services










Chart C15. Employment by Industry in Fredericksburg

Road Area: 2015

62

010

462829

586

1034

6839

09

1480

653

6615

18

0 10 20 30 40 50 60 70 80 90


Mining

Utilities

Construction

Manufacturing

Wholesale Trade

Retail Trade


Information

Finance & Insurance


Legal Services










Chart C16. Number of Businesses by Industry in


$22,334,771$13,894,524

$8,366,250$7,283,726

$6,864,613$6,120,215

$4,338,432$4,235,572

$3,157,453$3,096,526

$2,343,450$2,282,159$2,270,211

$2,010,189$1,619,925

$1,008,342$964,535$773,895$742,149$519,434

$0 $5,000,000 $10,000,000 $15,000,000 $20,000,000 $25,000,000

Shelter

Transportation

Pensions and Social Security

Food at Home

Utilities, Fuel and Public Services

Health Care

Food Away from Home

Entertainment and Recreation

Support Payments/Cash Contribution/Gifts in Kind

Apparel and Services

Household Furnishings and Equipment

Travel

Household Operations

Education

Miscellaneous (1)

Personal Care Products & Services

Housekeeping Supplies

Smoking Products

Alcoholic Beverages

Life/Other Insurance

Chart C17. Total Household Expenditures in the


Documents

A Market Profile of the Westside Development Market Area · 2017-12-04 · The near Westside of San Antonio, encompassed by the boundaries of the Westside Development Corporation