Economic Analysis
for Proposed Opportunity Study Areas
City of Signal Hill, California
March 25, 2025
Prepared for:
City of Signal Hill
2175 Cherry Avenue
Signal Hill, CA 90755
Phone: 562-989-7300
https://cityofsignalhill.org/
Prepared by:
PlaceWorks
3 MacArthur Place, Suite 1100
Santa Ana CA 92707
(714) 966-9220
placeworks.com
March 25, 2025
March 25, 2025 Page i
TABLE OF CONTENTS
Executive Summary ......................................................... v Introduction ....................................................................1 Background ............................................................................... 1 Purpose and Intent ..................................................................... 1 Central Place ............................................................................. 2 Other Uses ................................................................................ 2 Content ..................................................................................... 2 Residential Development ..................................................3 Why Housing ............................................................................. 3 Retail Follows Rooftops ............................................................ 3 Feet on the Street .................................................................... 4 Pay for It ................................................................................ 4 Developer Sentiment ................................................................... 4 Housing Types ........................................................................... 5 Retail Sales.....................................................................6 Current Market Conditions ........................................................... 6 Regional Market Conditions ...................................................... 6 Local Market Conditions ........................................................... 7 Taxable Retail Sales .................................................................... 7 Local Sales Trend .................................................................... 7 Regional Sales Trend ............................................................... 9 Retail Market Demand Basics ...................................................... 9 Retail Types ........................................................................... 9 Trade Area ........................................................................... 10 Retail Market Potential ........................................................... 12 Retail Gap Analysis .................................................................. 14 Convenience Goods Retailers .................................................. 14 Comparison Goods Retailers ................................................... 15 Planning Recommendation .................................................... 17 Lifestyle Segmentation .............................................................. 18 Pleasantville (2B) .................................................................. 19 Fresh Ambitions (13D) .......................................................... 19 Urban Villages (7B) ............................................................... 20 City Lights (8A) ..................................................................... 20 Diverse Convergence (13A) .................................................... 21 Application ........................................................................... 21 Hotels .......................................................................... 22 Existing Hotels ......................................................................... 22 Market Demand ....................................................................... 22 Hotel Development ................................................................... 23 Office and Industrial ...................................................... 24 Page ii City of Signal Hill | Economic Analysis for Proposed Study Areas Current Market Trends ..............................................................24 Regional Office Market...........................................................24 Local Office Market................................................................25 Regional Industrial Market......................................................25 Local Industrial Market...........................................................25 Economic Analysis....................................................................25 Goods-Producing Sectors........................................................27 Base-Services Sectors ............................................................28 Knowledge-based Sectors.......................................................29 Education and Healthcare ......................................................30 Local-Serving Sectors.............................................................31 Employment Projections ............................................................32 Nonresidential Building .............................................................33 Commercial Services..............................................................33 Offices .................................................................................33 Industrial .............................................................................34 Conclusions .................................................................. 35 Housing Types......................................................................35 Vertical vs. Horizontal............................................................35 Where to Put the Retail..........................................................35 Income Diversity ...................................................................35 Auto Services........................................................................35 Business Attraction ...............................................................36 Offices .................................................................................36 Appendix................................................................... A-37 March 25, 2025 Page iii
LIST OF FIGURES
Figure 1: Taxable Retail Sales, Nominal, Real (InflationAdjusted), and Real per Household; Signal Hill; 2009 to 2023 ...........8 Figure 2: Convenience Goods Trade Area and the Trade Areas for Grocery Stores In and Near Signal Hill .......................................11 Figure 3: Town Center Trade Areas and 15-Minute Drive-Time Context Area................................................................................13 Figure 4: Average Annual Occupancy Rates; Signal Hill Area Hotels; 2017 to 2024..................................................................23 Figure 5: Employment by Major Groups of Sectors as a
Percentage of Total Employment; Signal Hill, Subregion, and Los Angeles County; 2022............................................................26 Figure 6: Employment in Goods-Producing Sectors a Percentage of Total Employment; Signal Hill, Subregion, and Los Angeles County; 2022..............................................................................27 Figure 7: Employment in Base-Services Sectors a Percentage of Total Employment; Signal Hill, Subregion, and Los Angeles County; 2022..............................................................................28 Figure 8: Employment in Knowledge-Based Sectors a
Percentage of Total Employment; Signal Hill, Subregion, and Los Angeles County; 2022............................................................29 Figure 9: Employment in Education and Healthcare Sectors a Percentage of Total Employment; Signal Hill, Subregion, and Los Angeles County; 2022............................................................30 Figure 10: Employment in Local-Serving Sectors a Percentage of Total Employment; Signal Hill, Subregion, and Los Angeles County; 2022 .............................................................................31 Figure A-1: Tapestry Segmentation Descriptions for the Ten Most Common Segments; Comparison Goods Trade Area; 2025 ....A-50
LIST OF TABLES
Table 1: Opportunity Gap/(Surplus) in Annual Spending for Convenience Goods Retailers; Convenience Goods Trade Area and 10-Minute Drive Time Context Area; 2025 ...............................14 Table 2: Opportunity Gap/(Surplus) in Annual Spending for Comparison Goods Retailers; Comparison Goods Trade Area and 15-Minute Drive Time Context Area; 2025...............................16 Page iv City of Signal Hill | Economic Analysis for Proposed Study Areas Table 3: Planning Recommendations for Retail Building Space (sq. ft.); OSAs; 2025....................................................................18 Table 4: Top 10 Lifestyle Segmentation Groups; Comparison Goods Trade Area; 2025 ..............................................................19 Table 5: Potential Employment Growth by Economic; Signal Hill; 2025 to 2050 ......................................................................32 Table 6: Potential Market Demand for Nonresidential Building Space; Signal Hill; 2025 to 2050..................................................33 Table A-1: Taxable Retail Sales, Nominal, Real (InflationAdjusted), and Real per Household; Signal Hill; 2009 to 2023 ..... A-38 Table A-2: Taxable Retail Sales, Nominal, Real (InflationAdjusted), and Real per Household; 17 South Bay Cities; 2009 to 2023 .................................................................................. Ai39 Table A-3: Estimated Household Spending, Business Sales, and Opportunity Gap/Surplus; Convenience Goods Trade Area; 2025....A-41 Table A-4: Estimated Household Spending, Business Sales, and Opportunity Gap/Surplus; Comparison Goods Trade Area; 2025.....A-43 Table A-5: Estimated Household Spending, Business Sales, and Opportunity Gap/Surplus; 15-Minute Drive-Time Context Area; 2025 ......................................................................................A-45 March 25, 2025 Page v
EXECUTIVE SUMMARY
The City of Signal Hill has embarked on a
path to facilitate the recycling or
redevelopment of the parts of the Atlantic
Spring and Central neighborhoods. This will
lead to realizing part of its 2001 General Plan
and an objective in the 2023 to 2028
Strategic Plan—the development of a central
business district in the Town Center area.
The city has identified three Opportunity
Study Areas (OSAs). The purpose of the
project is to assess future land use
opportunities that will allow the City to grow
economically, create jobs, and diversify the
City’s tax basis for several years. This report is
an economic analysis intended to identify the
potential market demand to support
redevelopment and the creation of the central
business district.
Subsequent stages in the overall project will
create a generalized plan for the OSAs,
finalize the boundaries that will be included,
and establish a zoning mechanism that will
incentivize development and lead to the
realization of the vision for a central business
district.
The report assesses market conditions and
potential demand for:
+ Housing development
+ Retail businesses
+ Hotels
+ Office and industrial uses
Creating a Central Business District
At the heart of the project is creating a central
business district in the Town Center area,
around the intersection of Willow Street and
Cherry Avenue. Although the project will
better define what this district should be, this
economic analysis assumes that it will likely
include:
+ A business district with vibrant economic
activity
+ A gathering place with a robust and inviting public realm + Physical design that not only facilitates
but actually encourages walking and
meeting neighbors
+ Even though it is a business district, it
should be experience-oriented: it should
be a place to do things not just buy things
Remainder of the OSAs
Even though the central business district is at
the heart of the project, the vast majority of
the OSAs lie outside of this central place. The
Economic Analysis also identifies challenges
and opportunities for recycling and
redeveloping the remainder of the OSAs. The
challenges are substantive: aggregating small
lots and working around oil wells, relocating
infrastructure, demolition, and in some cases,
remediating the land. Nevertheless, the report
highlights a number of factors that are real
opportunities for change
Key Findings
Housing
The report notes that housing will be
important in the mix of uses in the OSA:
Page vi City of Signal Hill | Economic Analysis for Proposed Study Areas + Retail Follows Rooftops. Retailers these
days are busy learning to coexist with
online shopping; they rarely build new
stores other than in areas with population
growth.
+ Feet on the Street. Housing in proximity
to the envisioned central business district
increases the number of people walking
in the district. This, in turn, signals to
others that this district is alive and vibrant, that there is something worthwhile here.
+ Paying for Redevelopment Costs. Housing
is the most effective way to increase land
value by adding some density, and this
added value will be important in paying
the added costs to redevelop in the OSAs.
The housing assessment included interviews
with 11 developers. The developers were
positive about the prospect of developing new
housing in the OSAs. They said that Signal
Hill is a good community in which to build
and sell homes, that they can work with the
constraints of active oil wells and potential
remediation, and that having the right zoning
in place will help make development happen.
Retail Sales
The retail market analysis found that there are
many types of retail stores which already
saturate the market. However, it also found
that there are a number of types of stores for
which there is leaked retail spending that can
support additional retail businesses in the
OSAs. The biggest opportunities include:
+ Furniture and Home Furnishings. Leaked
spending could support 140,000 square
feet of retail space for these stores.
This could form a niche specialization for
the central business district, similar to
South Coast Collection in Costa Mesa.
+ Clothing and Accessories. Leaked spending could support up to 102,000 square feet of retail space for these stores.
This, too, could be a specialization for the
central business district, and would appeal to the lifestyle demographics in the trade area.
+ Drinking Places (bars). Leaked spending
could support up to 12,000 square feet
of retail spaces for drinking establishments.
However, the analysis also found that the
trade area is saturated with full-service dining.
The report discusses how establishing a
central business district that draws regional
visitors could help attract more restaurants to
Signal Hill.
Overall, the retail analysis finds that there
could be market support for up to 433,000
square feet of retail development in the trade
area.
Hotels
The report notes that the hotel industry has
taken a long time to recover from pandemic
era disruptions and that there is little to no
new hotel development occurring.
Nevertheless, the report finds that hotel
occupancy rates in Signal Hill and
surrounding area are supportive of additional
hotels. The report provides some guidance for
efforts to attract a new hotel.
Office and Industrial Uses
The report analyzes the local economy and
projects future economic and employment
growth in order to estimate demand for office
and industrial uses.
The analysis finds that there is the potential
for growth in professional services and other
office-based businesses. However, the
regional office market is a long way from
recovering from the shift to work from home
March 25, 2025 Page vii
and hybrid work arrangements. Even though
there is potential demand, it is unlikely that
there will be new office development in the
short- and mid-term.
The analysis finds that there should be
sufficient growth in retail services—such as
personal services, entertainment, or
recreation—to support the development of up
to 250,000 square feet of commercial
building space in addition to the retail sales
building space.
Additional Considerations
In addition to the key findings, the report
identifies several key considerations as the
project moves forward:
Housing Types
+ High construction costs and high interest
rates will preclude most residential development in the short term, other than forsale townhomes. + Overtime, for-rent and multifamily housing products will likely become feasible. + The zoning for the OSA should anticipate
this market shift ahead of time.
Vertical vs Horizontal Mixed-use
+ Mixed use will likely be part of the central
business district.
+ Vertical mixed-use (residential units over
ground-floor retail) is more expensive and
will likely take longer to become viable.
+ Horizontal mixed-use will be feasible
sooner rather than later.
+ The OSA zoning will have to address
which is desired and which is required or
allowed.
Retail Locations
+ The analysis indicates market support for
up to 433,000 square feet of retail building space.
+ The OSA zoning will have to decide how
much should be in the central business
district, how much should go elsewhere
in the OSAs, and how much should be
planned elsewhere in the trade area.
Business Attraction
+ The analysis projects limited economic
growth in arts, entertainment, and recreation.
+ The analysis finds that the trade area is
saturated with full service restaurants
(even if they are not all located in Signal
Hill).
+ These uses are important for an experience-oriented central place. + How active does the city want to be in attracting these types of businesses when the central business district is ready to
develop?
Page viii City of Signal Hill | Economic Analysis for Proposed Study Areas March 25, 2025 Page 1
INTRODUCTION
BACKGROUND
Signal Hill’s 2001 General Plan noted that
the city was already a decade into
transforming from an oil field and industrial
city into a residential and light industrial city.
The Redevelopment Agency had successfully
brought in investment in major big box
retailers, such as Costco and Home Depot,
auto dealerships, and affordable housing.
The 2001 plan envisioned a town center area
around the intersection of Willow Street and
Cherry Avenue, building on the existing Town
Center East and the Commercial Corridors
Specific Plans and calling for new plans for
other parts of this larger town center area.
The vision includes large-scale retailers, more
local-serving retail, dining, entertainment and
recreation businesses, and some high-density
housing.
In the intervening years, some progress has
been made in achieving this vision. However,
the state’s elimination of redevelopment
agencies in 2011 took away the city’s
primary tool to facilitate development and
implement the community’s vision. As much
of the industrial building stock in the
Atlantic/Spring and Central neighborhoods
has reached or is approaching the end of its
functional life, there is little funding for the
city to facilitate recycling or redevelopment
and to help offset the costs of site cleanups.
In addition, market conditions have changed
the types of development that get invested in.
New big box retail stores are rare, outside of
growing greenfield areas where suburban
subdivisions are adding new rooftops. With
the transition to hybrid work arrangements
among many of the businesses that typically
occupy office buildings, there is little
investment in new office buildings. And with
the continued growth in online retail, new
high-cube warehouses are eating up Southern
California’s supply of industrially zoned land.
Over the years, though, the community’s
general vision has not changed. The city’s
2023-2028 Strategic Plan included the
objective to “Develop a central business
district to support a sense of community and
expand local amenities.”
PURPOSE AND INTENT
The purpose of OSA project is to assess future
land use opportunities that will allow the City
to grow economically, create jobs, and
diversify the City’s tax basis for several years.
The purpose of this Economic Analysis is to
quantify the market demand for development
in three proposed Opportunity Study Areas
(OSAs). The Economic Analysis is the first
step in a process that is expected to finalize
the boundaries of the OSAs, prepare a
generalized plan for the OSAs, and establish a
zoning mechanism that will incentivize
development and lead to the realization of the
vision for a central business district.
The Economic Analysis is intended to identify
potential opportunities that can be considered
during the subsequent planning stages. It
describes the near-term opportunities but also
identifies challenges that need to be
addressed over the long term. The intention is
to not write off any options yet, but rather to
be realistic about where to start.
CENTRAL PLACE
This process will develop a more specific
definition of the central place, which is at the
heart of the project. The Strategic Plan and
General Plan refer to it as the central business
district in the area identified in the General
Plan as the Town Center. The Town Center
includes areas around the intersection of
Willow Street and Cherry Avenue.
At its core, this central place is intended to be
a gathering place for the community, create a
public identity for Signal Hill, and enhance
the sense of community. Simply put, the goal
is to create a there, there; a place that is
unique and authentic to Signal Hill’s heritage
and its future aspirations.
Although the concept of the central place will
be fleshed out during this project, there are
certain components that it will likely include:
+ It is a business district, so vibrant economic activity is important + It is a gathering place, so a robust and inviting public realm is important + Parts of it should not only facilitate but
actually encourage walking and meeting
neighbors
+ Even though it is a business district, it
should be experience-oriented: it should
be a place to do things not just buy things
This report uses the somewhat wordy
description of, “a walkable, experienceoriented central place,” until a more formal nomenclature is devised.
OTHER USES
Even though this central place is at the heart
of this project, the OSAs cover a large land
area. The Economic Analysis is also intended
to identify opportunities for recycling and
redeveloping other areas in the OSAs. Thus,
the report analyzes the potential for retail uses
that might not fit into the central place, plus
hotels, housing, other commercial uses, and
office and industrial uses. Again, the intent is
to identify possibilities; the menu of uses and
development types may be subsequently
whittled down as the project progresses.
CONTENT
The remainder of this report is divided into
the following four parts, along with a
conclusions section and an appendix with
supporting data:
Residential Development
Because there is well documented pent-up
demand for housing development throughout
Southern California, a formal residential
market analysis has not been conducted. This
chapter discusses the need for residential
development and the input from interviews
with 11 developers.
Retail Sales
Because the central place is envisioned as a
business district, this chapter presents a
detailed analysis of market demand for retail
businesses by type of store.
Hotels
There has been little development of hotels
since the pandemic, as the lodging industry is
only just returning to pre-COVID levels. This
chapter addresses the market potential for
new hotel development in Signal Hill.
Office and Industrial
This chapter analyzes the local economy and
projects future economic and employment
growth. Based on the projections, the report
estimates the demand for commercial
development, offices, and industrial uses.
March 25, 2025 Page 3
RESIDENTIAL DEVELOPMENT
One cannot go very long without hearing
about the crises in housing in Southern
California. A crisis in housing affordability,
housing availability, and homelessness. In
addition, many cities were saddled with
unfathomably high Regional Housing Needs
Assessment (RHNA) housing allocations in
the last housing element cycle. Yet talk to any
residential developer and one of their biggest
roadblocks is finding any land to acquire for
new housing construction (they will also
mention construction material costs, labor
shortages, and prohibitively high interest
rates).
To assess market demand for residential
development in the OSAs, the project
included interviews with 11 developers.
These interviews not only verified the
conventional wisdom that there is pressing
demand for new housing, but equally
importantly, that developers are ready and
willing to build housing in the OSAs.
This chapter begins with a brief discussion of
why housing development is an important
component of realizing the vision for a central
place in the town center. It then provides a
brief summary of salient points from the
interviews with developers. The final section
discussed how market conditions can be
expected to impact the types of housing that
get built.
WHY HOUSING
There is a common perception that new
housing does not pay its own way. Often,
though not always, this is true when one
looks only at property tax revenue and the
cost of public facilities and services. However,
most communities require development
impact fees that help cover costs for public
facilities and infrastructure.
More importantly, though, new households
pay sales taxes. There is an old fashioned
idea that cities should only zone for new retail
businesses because they pay sales tax.
However, businesses do not pay sales tax;
they collect it. It is people—residents and
visitors—who actually pay sales tax. When
one adds development impact fees and sales
tax to the property tax that new households
pay, more often than not, new housing is
paying its own way, and then some.
For the redevelopment of the OSAs, new
housing will be necessary for the three
reasons discussed here.
Retail Follows Rooftops
Prior to the pandemic, online retail was
steadily capturing increasing amounts of
consumer spending, but this shift accelerated
during and after the pandemic. Today,
national and regional retail chains are highly
focused on omni-channel retailing—
combining multiple channels to market, sell,
buy, and deliver goods, easing the transition
between digital and physical selling
environments. Stores want to sell goods
online, in store, with delivery, with curbside
pickup, or in any way that they can get your
business. Rarely are retailers looking to build
new stores, and when they do, they are
looking for places that are growing.
The vision for a central place with businesses
and activities includes retail businesses.
Retailers will be much more interested in
considering a Signal Hill location when they
can see that it is growing. Thus, new housing
will be one part of the business attraction
strategy.
Feet on the Street
There is much talk about the value of mixeduse development. The reality, however, is that two, three, even four or five stories of
residential units over ground-floor retail will
not make or break a ground-floor retail
business.
However, having housing over retail or even
the next block over puts feet on the street.
Nearby residents are much more likely to
walk, whether to get fresh air, to walk the
dog, or to grab a latte. Having people walking
in a central place creates an image of that
place as alive and vibrant, as something
different. It signals to those driving by that
there is something worthwhile in this place.
Achieving the vision for a walkable,
experience-oriented, central place will require
having people out and about, walking. Having
housing in close proximity is the most
effective way to do this.
Pay for It
Recycling or redeveloping the OSAs is a
complex undertaking. From aggregating small
lots and working around oil wells, to
relocating infrastructure, demolition, and in
some cases, remediating the land, new
development in the OSAs will be costlier than
new development in many other places.
Oftentimes, this cost will come out of the
pockets of the landowner who sells land for
development. However, if the sales price of
the land is not high enough, the owner may
simply decide to forgo redevelopment and
continue with their current use of the land.
Residential development is the one type of
development where increased density can
generate a higher sales price for land for
development. It is likely that there will be part
of the OSA where residential development is
the only financially feasible alternative to
continuation of the status quo.
DEVELOPER SENTIMENT
Developers were interviewed to gauge market
interest in developing in the OSAs and to
explore some of the likely challenges. Some of
the common relevant comments are below:
+ All 11 developers interviewed expressed
an interest in the potential of developing
in the OSAs.
+ Signal Hill is a great location for housing
because it is accessible to so many different job centers. + The psychographics of households in the
region will support sales of new homes,
i.e., there will be buyers.
+ There is nothing wrong with Long Beach,
but Signal Hill has a certain cachet that
will help attract buyers; it will be seen as
a welcoming small town.
+ Developers are aware of the challenges
and costs (time and money) to redeveloping in the OSAs but believe that it will be financially feasible.
+ It is possible to sell homes on sites with
an active oil well.
+ Developers do not believe that having
only surface rights will hinder home sales.
March 25, 2025 Page 5
The takeaway from these interviews is that it
is possible for the market to steer investment
in new housing and other types of
development into the OSAs. With the
challenges inherent in redeveloping in these
areas, many developers stressed the need to
get the zoning right so that the City does not
create additional roadblocks.
HOUSING TYPES
In the short term, the type of housing that can
be developed is being driven entirely by
economic fundamentals. High construction
costs and high interest rates make it virtually
impossible to build market-rate rental housing
in most places in Southern California.
If the City allows for residential development
in the OSAs, it will most likely all be for-sale
townhomes at the outset.
Nevertheless, there is market demand for
multifamily rental housing, and when interest
rates come down, the City can expect
developers to propose some rental projects. It
is not clear yet whether future market
conditions will support sub-30 unit to the
acre density apartments with surface or tuckunder parking or if higher-density products, like a multifamily wrap or podium with
parking structures, will be feasible.
Nevertheless, over the long term, the City can
expect market interest in a variety of
residential product types, from single-family
attached to multifamily housing of varying
densities, from condos to rentals. The zoning
for the OSAs will need to anticipate future
conditions and future market demand.
RETAIL SALES
This chapter analyzes the market demand for
retail sales businesses. As used in this report,
retail is defined broadly to include a wide
range of businesses that serve local residents
and visitors:
+ Retail stores, such as supermarkets and
furniture stores
+ Personal services, such as hair salons
and banks
+ Restaurants and bars
+ Entertainment and recreation, such as
movie theaters and fitness centers
After a discussion of current market
conditions and taxable sales trends, this
chapter presents an analysis of market
1 CBRE, Los Angeles Retail Figures Q4 2024, February 28, 2025. This report is intended to statistically represent retail buildings larger than 1,000 square feet.
demand for retail uses and concludes with
considerations for retail uses in the OSAs.
CURRENT MARKET
CONDITIONS
Regional Market Conditions
The real estate services and investment firm
CBRE estimates that as of the fourth quarter
of 2024, 5.9 percent of the retail building
space in Los Angeles County was available for
lease.
1 The availability rate generally declined
from the pandemic era high through the end
of 2022 and has generally been rising since.
For the South Bay region, CBRE estimates the
retail availability rate slightly higher at 7
percent.
2 Triple net is the most common form for a retail lease. In addition to the building rent and utilities, the business lessee For all of Los Angeles County, the average
retail lease in the fourth quarter was $3.03
per square foot per month, triple net.2 This
was a slight decrease from the prior quarter,
but the average rent has been steadily
climbing since before the pandemic, before
accounting for inflation. CBRE estimates that
the average rent in the South Bay was lower,
at $2.79 per square foot per month.
CBRE notes that net absorption (including
vacant retail space and newly constructed
retail space) was positive, at 184,000 square
feet countywide, after three quarters of
negative absorption (including existing space
which a tenant vacated and new retail
building space the was completed but not
leased). The South Bay region had a positive
absorption of 220,000 square feet, following
also pays other costs, such as real estate taxes, building insurance, and maintenance.
March 25, 2025 Page 7
a negative absorption of 298,000 square feet
in the prior quarter.
Finally, the CBRE report indicates that there
was only 28,000 square feet of new retail
building space put on the market countywide
in the fourth quarter of 2024. In the prior
quarter, the total was 7,000 square feet. In
the South Bay region, there was no new retail
building space in either quarter.
These data taken together indicate that the
retail real estate market is currently adding
very little new retail building space while
availability percentage is increasing.
Nonetheless, retail rents have continued to
rise, although that is before adjusting for
inflation. Overall, the market for new retail
development appears weak countywide.
Within the county, there are areas where the
retail real estate market is performing better,
but the South Bay as a region is performing
worse than the county as a whole.
3 Costar is a leading provider of commercial real estate data, including leased and available building space and lease rates, when available.
4 Costar has four general property type groupings: retail, office, industrial, and multifamily. The retail group includes auto services, which there are many of in the OSAs.
Local Market Conditions
As part of the market analysis, Costar3 leasing
reports for retail properties4 in the OSAs were
reviewed. The report identifies 1.26 million
square feet of retail building space. Currently,
only 7,825 square feet in one building is
available for lease. This is a vacancy rate of
0.6 percent, and over the past 2.5 years, the
vacancy rate has not reached higher than 0.9
percent.
The most recent lease rate data was from
2023. That year, the average asking lease
rate for properties that reported data to Costar
was $2.50 per square foot per month, triple
net.2 This is lower than the average retail
lease rate for the South Bay region.
The data suggests that the market could likely
absorb new retail building space in the OSAs.
However, the asking lease rates in the OSAs
are likely not high enough to support the cost
5 Taxable sales data are published by the CA Department of Tax and Fee Administration. Taxable sales include retail stores, restaurants and bars and also include non-retail businesses that include a point of sale, such as an auto repair businesses that sells brake parts as part of installing new brakes. Unless stated otherwise in the text, the term of new retail construction under present
circumstances.
TAXABLE RETAIL SALES
Local Sales Trend
Taxable retail sales5 matter not only because
sales tax accounts for the majority of the city’s
general fund revenue but because taxable
sales are indicative of economic activity in the
local-serving sectors of the economy. Figure 1
shows the trend in taxable retails sales in
Signal Hill from 2009 to 2023. The
underlying data are provided in the Appendix
in Table A-1 on page A-38.
Total taxable retail sales in Signal Hill
consistently increased coming out of the
recession in 2009, with a peak in 2015.
Sales began growing again in 2018, with a
one-year decline during the pandemic in
2020. Total taxable retail sales in the city
reached the highest level in 2022 before
taxable retail sales in this report refers only to retail stores, restaurants, and bars.
declining in 2023. Data for the full year of
2024 is not yet available. Even with the
taxable-sales decline in 2023, sales were
only slightly below the 2029 peak and higher
than every year before then.
However, this does not take into account the
effects of inflation. When adjusted for inflation
into January 2025 dollars, taxable retail sales
in Signal Hill were $1.476 billion in 2023.
This was lower than every year going back to
2013, when sales were $1.363 billion.
When adjusted for inflation, taxable retail
sales in the city peaked in 2015, and have
been declining since 2021.
The other important lens is the real taxable
sales per household. The number of
households is used as a proxy for the demand
for services from the city. In other words, is
the growth in taxable sales keeping pace with
the growth in households? For most of the
2009 to 2023 time period, the change in
sales per household tracked closely to the
change in real taxable sales. This indicates
that the growth in taxable sales was driven
primarily by local businesses attracting more
spending from outside of the city rather than
being driven by household growth. However,
during and since the pandemic, taxable sales
Figure 1: Taxable Retail Sales, Nominal, Real (Inflation-Adjusted), and Real per Household; Signal Hill; 2009 to 2023
Source: PlaceWorks, 2025; Nominal taxable sales data from CA Department of Tax and Fee Administration, Taxable Sales, by City; Real data adjusted for inflation to January 2025 using data from the US Bureau of Labor Statistics, Chained Consumer Price Index for All Urban Consumers (C-CPI-U): U.S. city average; Real per household data adjusted to occupied housing estimates from the CA Department of Finance, Population and Housing Estimates for Cities, Counties, and the State, Reports E-5 and E-8.
0 70
140
210
280
350
420
0 300
600
900
1,200
1,500
1,800
200920102011201220132014201520162017201820192020202120222023 Taxable Retail Sales per Household
Thousands
Taxable Retail Sales
Millions
Nominal Real Real per Household
March 25, 2025 Page 9
per household have generally been declining.
This trend suggests that the city may face
increasing challenges meeting current needs
based on sales tax revenue generated at
stores, restaurants, and bars in Signal Hill.
Regional Sales Trend
Signal Hill’s experience is common
throughout most South Bay cities. From
2019, prior to the pandemic, through 2023,
real taxable retail sales per household
declined 2.5 percent across the 17 cities. The
taxable retail sales data are provided in the
Appendix in Table A-2 on page A-39.
Only five cities had higher real sales per
household in 2023 relative to 2019: Carson,
El Segundo, Gardena, Inglewood, Palos
Verdes Estates, and Rolling Hills. Thus, the
recent decline in Signal Hill is part of a larger
trend, which likely has more to do with
overall consumer spending patterns and
demographics than with the competitiveness
of Signal Hill as a location to operate a retail
business.
However, Signal Hill attracts far more
consumer spending from outside of the city
than do any of the other cities in the South
Bay. In 2023, taxable retail sales in the city
were $323,000 per household. This is
substantially higher than the weighted
average across the 17 cities, $45,000. It was
also substantially higher than the next
highest, El Segundo, at $135,000 per
household.
This discrepancy is good news as far as the
City being able to pay for public facilities and
services. However, attracting consumer
spending by residents from other cities, Signal
Hill may be more susceptible to changes in
consumer spending patterns.
RETAIL MARKET
DEMAND BASICS
Retail Types
From a land use perspective, the retail market
can be categorized into two broad groups:
convenience goods and services and
comparison goods. Eating and drinking places
are a cross between convenience and
comparison shopping. Finally, experienceoriented shopping is a hybrid type of retail.
Convenience Goods and Services
Convenience goods and services are those
that people need on a regular basis. For these
regular purchases, most consumers have
built-up knowledge of where to go to get what
they want, whether their discriminator is
price, convenience, or quality. Groceries,
medicines, and hair care are typical
convenience goods and services. Because
convenience goods and services usually have
low cost margins and high sales volumes,
convenience retailers are located throughout
an area, close to concentrations of
households. Convenience goods retailers
typically operate in convenience-goods
centers (less than 30,000 square feet [sq.
ft.]) and neighborhood-scale centers (less
than 100,000 sq. ft.), and they typically draw
customers from a ½- to 1½-mile radius or
the area within a 5-minute drive.
Comparison Goods
Comparison goods are retail items that
consumers purchase more infrequently or
rarely. For these purchases, consumers tend
to compare goods across brands and across
retailers. This habit of comparing induces
retailers to locate near each other. It also
promotes larger-scale retailers who can stock
many different brands of similar products.
Clothing, electronics, and furniture are
quintessential comparison goods. Because
comparison goods have higher cost margins
and lower sales volumes and because
consumers purchase these goods
infrequently, comparison goods retailers tend
to locate close to major transportation
corridors that give access to a greater number
of consumers. These businesses typically
locate in community-scale centers
(100,000+ sq. ft.) and regional-scale centers
(300,000+ sq. ft.), and they draw customers
from a 3- to 5-mile radius (or a 10-minute
drive time) up to an 8- to 12-mile radius (or a
15 minute or longer drive time), depending
on the center’s size and retailer mix.
Eating and Drinking Places
Eating and drinking places do not fit squarely
within the two previous categories.
Sometimes consumers are looking for
convenience when buying food away from
home. Fast food and limited-service
restaurants typically satisfy this convenience
demand. Other times, consumers are looking
for higher quality and are willing to travel
longer distances and pay more for the cuisine
they desire.
Experience-Oriented Shopping
In experience-oriented shopping, the
experience of the trip is of equal if not greater
importance than the material needs for a good
or service. The experience’s value may accrue
from socialization with friends, activities and
entertainment, or the quality of the place.
Downtowns, new town centers, lifestyle
centers, and even shopping malls all attempt
to enhance the shopping experience and
provide a mix of businesses and amenities to
create an enjoyable shopping experience.
Because most consumers infrequently invest
their time in experiential shopping, most are
willing to travel farther and forego quick and
easy access for the value of the experience.
Experience-oriented shopping is a destination
trip and draws from a community, regional, or
even super-regional-size trade area, even if it
does not offer the commensurate amount of
retail square footage.
Trade Area
A trade area is the geographic area from
which a retail center or area will draw the
majority of its customers. Sophisticated
market-analysis models for individual retailers
often define primary, secondary, and even
tertiary trade areas. Several factors affect the
size and boundaries of the trade area,
including the type of shopping center,
location of competitive retail facilities,
physical barriers, and visibility and access to
major roads and highways. For planning
purposes, a more general definition of the
trade area is sufficient. The analysis defines
one trade area for convenience goods and a
separate trade area for comparison goods
because the latter tend to draw customers
from a larger area.
Convenience Goods Trade Area
Larger convenience goods retail centers are
typically anchored by a supermarket or a
pharmacy and draw customers from a 1½-
mile radius area. For the purposes of this
study, the analysis defines the convenience
goods trade area as the area within a 5-
minute drive of the Town Center, the
intersection of Willow Street and Cherry
Avenue.
However, the analysis takes into
consideration the net demand of the area
within a 10-minute drive of the Town Center.
Figure 2 shows the convenience goods trade
area (defined by a 5-minute drive time) and
the 10-minute drive-time area. It also shows
the location of grocery stores in and around
the convenience goods trade area. The purple
circles show a 1.5-mile-radius trade area for
each grocery store. The multiple overlapping
trade areas show how economic activity in
the 10-minute drive-time area can impact the
defined convenience goods trade area.
March 25, 2025 Page 11
Figure 2: Convenience Goods Trade Area and the Trade Areas for Grocery Stores In and Near Signal Hill Source: PlaceWorks, 2025.
— Convenience Goods
Trade Area (5-Minute
Drive Time)
— 10-Minute Drive-Time
Area
— 1.5-Mile Grocery
Trade Areas
Town Center
— City of Signal Hill
Comparison Goods Trade Area
Comparison goods retailers often locate in
community-scale or regional-scale shopping
areas, which generally have trade areas of 5
and 8 miles, or a 10- or 15-minute drive
time. As with the convenience goods trade
area, the analysis defines the comparison
goods trade area as the area within a 10-
minute drive of the Town Center but also
takes into consideration spending and
competitive shopping centers and districts
within a 15-minute drive of the Town Center.
The comparison goods trade area and the 15-
minute drive-time area are shown with the
convenience goods trade area in Figure 3.
Retail Market Potential
Consumer Spending
The household is the basic economic unit in
retail analysis. The Consumer Expenditure
Survey, published annually by the US Bureau
of Labor Statistics, details how households
spend their annual income, stratified by
income, age, geography, household size, and
other demographic characteristics. Claritas is
the leading provider of consumer spending
data. They interpret that Consumer
Expenditure Survey data for individual
locations based on the demographics and
lifestyle characteristics of the households
residing in that area. They also integrate data
from credit card companies and other
sources. Esri reports the data using standard
retail business categories from the North
American Industrial Classification System.
Estimated Retail Sales
Claritas also estimates the amount of retail
sales at businesses operating in the trade
area. The estimates are based on the US
Census Bureau’s Economic Census and
information obtained from proprietary data
sources, such as Dunn and Bradstreet and
InfoUSA.
Sales Efficiency
Sales efficiency is the average annual sales
per square foot of retail businesses. Sales
efficiency varies by store type, by individual
business, and among different locations of an
individual retail chain. This report estimates
retail sales efficiency by type of store based
on information from Dollars and Cents of
Shopping Centers / The SCORE, published by
the Urban Land Institute and the International
Council of Shopping Centers; annual 10K
reports filed by retail corporations with the US
Securities and Exchange Commission; and
the US Census Bureau’s Economic Census.
Calculating the Retail Gap
Retail market potential is the difference
between the amount of trade-area consumer
spending and the amount of trade-area retail
business sales. When trade-area households
spend more at a particular type of retail store
than those types of stores in the trade area
take in, residents are spending money outside
of the trade area. This situation is often
referred to as retail spending leakage, or the
retail gap. In the opposite situation, when a
trade area’s retail businesses have more retail
sales than trade area households spend, the
businesses are attracting customers from
beyond the trade area. In this situation, the
difference between sales and spending is
often referred to as the retail spending
capture, or the retail surplus.
Retail leakage and capture matter because it
is usually easier to get a trade area’s residents
to shop closer to home than it is to attract
more customers from beyond the trade area.
In economic development, most retail
business attraction efforts are focused on the
retail categories from which a trade area leaks
spending.
March 25, 2025 Page 13
Figure 3: Town Center Trade Areas and 15-Minute Drive-Time Context Area Source: PlaceWorks, 2025.
— Convenience Goods
Trade Area (5-Minute
Drive Time)
— Comparison Goods
Trade Area (10-
Minute Drive-Time)
— 15-Minute Drive Time
Context Area
Town Center
— City of Signal Hill
Dividing a trade area’s retail leakage by the
average sales efficiency determines the
market demand—the amount of retail
building space that can be supported by trade
area spending. Dividing a trade area’s retail
capture by the average sales efficiency
provides an estimate of the amount of retail
building space supported by consumer
spending from visitors from outside of the
trade area.
RETAIL GAP ANALYSIS
Convenience Goods Retailers
The Claritas estimates for consumer spending,
sales at local businesses, and the opportunity
gap or surplus by store type for the
convenience goods trade area are provided in
the Appendix in Table A-3 on page A-45.
Additional context for the trade area is
provided by the spending, sales, and
opportunity gap in the comparison goods
trade area in Table A-4.
Table 1 provides the opportunity gap for
convenience goods retailers for both the
convenience goods trade area and for the 10-
minute drive time trade area for added
context. For store types that have an
opportunity surplus (shown in red),
businesses are attracting spending from
outside of the trade area. For the store types
with an opportunity gap (shown in black),
trade area households are spending money
outside of the trade area. These are the
businesses that represent potential market
demand for retail development in the OSAs.
The results are summarized below.
Food and Beverage Stores
+ Unlikely to attract a grocery store, as both
the convenience goods trade area and the
larger 10-minute drive-time trade area
both have an opportunity surplus.
+ May attract a specialty foods store, but
competition from outside of the trade area
Table 1: Opportunity Gap/(Surplus) in Annual Spending for Convenience Goods Retailers; Convenience Goods Trade Area and 10-Minute Drive Time Context Area; 2025 Retail Store Type
Convenience
Goods Trade
Area
10-Minute
Area
Food and beverage stores (29,709,588) (294,494,306)
- Grocery stores (35,622,981) (309,496,450)
- Specialty food stores 1,103,407 (6,035,454)
- Beer, wine, and liquor stores 4,809,986 21,037,598
Health and personal care stores (22,026,283) 41,326,158 Gasoline stations (6,526,401) 87,733,008
Miscellaneous store retailers (42,500,082) (10,954,136) - Florists 97,068 3,107,913
- Office supply, stationery, and gifts (6,691,837) 3,115,877 - Used merchandise stores (2,072,696) (21,888,975)
- Other miscellaneous store retailers (19,650,556) (21,252,122) - Auto parts, accessories, and tires (14,182,061) 25,963,171 Food services and drinking places 7,859,765 (1,120,362,749) - Drinking places (7,578,462) (631,553,228)
- Limited service restaurants 15,438,227 (488,809,521)
Source: Claritas, 2025, Retail Market Power® - 2025 Estimates, using data from Environics Analytics | U.S. Census Bureau | U.S. Bureau of Labor Statistics | Data Axle
March 25, 2025 Page 15
might limit the appeal for such a business.
+ Beer, wine, and liquor stores have retail
leakage in both trade areas and represent
market potential for the OSAs.
Health and Personal Care Stores
This group of retailers includes pharmacies,
cosmetics, beauty supplies, and perfume
stores, optical goods stores, health
supplements stores, and similar retailers.
+ Convenience goods trade area has an opportunity surplus, but 10-minute drivetime trade area has retail leakage. + These types of stores represent market
potential but would need to attract customers from the 10-minute drive-time trade area.
Gasoline Stations
+ Convenience goods trade area has a surplus of gasoline stations. + For the 10-minute drive-time trade area,
gasoline stations have retail leakage.
+ This may represent market potential for
the OSAs, especially along arterials carrying through traffic.
Miscellaneous Store Retailers
+ Florists represent a minor opportunity for
the convenience goods trade area but a
larger opportunity if customers can be attracted from the 10-minute drive-time area.
+ The convenience goods trade area attracts
spending from outside of the trade area
for office supply stores; unmet demand in
the 10-minute drive-time trade area may
represent an opportunity for the OSAs.
+ Auto parts stores represent a potential opportunity if they can attract spending from the 10-minute drive-time trade area.
Food Service and Drinking Places
+ Both trade areas have retail leakage for
bars serving alcohol and represent market
potential for the OSAs.
+ Both trade areas attracting spending from
farther away to support non-alcohol beverage drinking places and snack bars. + The convenience good trade area has retail leakage for limited-service restaurants, but this is more than accommodated for
in the 10-minute drive-time trade area.
+ Limited service restaurants represent market potential for the OSAs.
Comparison Goods Retailers
The Claritas estimates for consumer spending,
sales at local businesses, and the opportunity
gap or surplus by store type for the
comparison goods trade area are provided in
the Appendix in Table A-4 on page A-43.
Additional context for the trade area is
provided by the spending, sales, and
opportunity gap in the comparison goods
trade area in Table A-5.
Table 2 provides the opportunity gap for comparison goods retailers for both the comparison goods trade area and for the 15-minute drive time trade area for added context. For
store types that have an opportunity surplus
(show in red), businesses are attracting
spending from outside of the trade area. For
the store types with an opportunity gap
(shown in black), trade area households are
spending money outside of the trade area.
These are the businesses that represent potential market demand for retail development in the OSAs. The results are summarized below.
Furniture and Home Furnishings
+ Furniture stores and home furnishings
stores have retail leakage in both trade areas.
+ This category could provide a focus for a
regional retail destination in the OSAs.
Building Material and Garden Equipment
and Supplies Dealers
+ This category of businesses has retail
leakage in both trade areas.
+ These businesses represent market potential in the OSAs. + Smaller-scale specialty businesses in this
category could fit well in a walkable,
experience-oriented central place.
+ Other retailers in this category could find
a more auto-centric home in other parts
of the OSAs.
Clothing and Accessory Stores
Clothing and accessory stores tend to
agglomerate in and near shopping malls and
regional retail destinations. Most cities that do
not have a regional mall have a lot of retail
leakage in this category of stores.
+ There is a substantial amount of retail
leakage for this category in the comparison goods trade area, but it is more than Table 2: Opportunity Gap/(Surplus) in Annual Spending for Comparison Goods Retailers; Comparison Goods Trade Area and 15-Minute Drive Time Context Area; 2025 Retail Store Type
Convenience
Goods Trade
Area
10-Minute
Area
Furniture and home furnishings stores 83,094,453 111,857,388 - Furniture stores 44,687,888 67,992,478
- Home furnishings stores 38,406,565 43,864,910
Electronics and appliance stores (3,927,723) (21,448,758) - Household appliance stores (2,437,714) (5,138,759)
- Electronics stores (1,490,009) (16,309,999)
Build. mat. and garden equip./supplies 90,407,133 248,897,952 - Build. material and supplies dealers 47,315,401 108,328,739 - Lawn/garden equip. & supplies stores 43,091,733 140,569,213 Clothing and clothing accessories stores 167,116,225 (482,960,410) - Clothing stores 106,980,353 (319,154,336)
- Shoe stores 17,705,056 (60,712,149)
- Jewelry/luggage/ leather goods stores 42,430,816 (103,093,925) Sport. goods/hobby/mus. instrument/books 43,990,382 50,250,739 - Sport. goods/hobby/mus. instruments 41,295,113 63,590,875 - Book stores and news dealers 2,695,269 (13,340,136)
General merchandise stores 14,298,955 (464,482,352)
- Department stores 5,084,870 (50,177,622)
- Other general merchandise stores 9,214,085 (414,304,730) Food services and drinking places (180,825,530) (790,199,221) - Drinking places (58,728,494) (162,062,944)
- Full-service restaurants (122,097,036) (628,136,277)
Source: Claritas, 2025, Retail Market Power® - 2025 Estimates, using data from Environics Analytics | U.S. Census Bureau | U.S. Bureau of Labor Statistics | Data Axle
March 25, 2025 Page 17
accommodated in the 15-minute drivetime trade area.
+ The comparison goods trade area leakage
suggests that smaller independent and
boutique clothing and clothing accessories stores represent market potential for the OSAs, especially as part of a walkable, experience-oriented central place.
Sporting Goods, Hobby, Musical
Instrument, and Book Stores
+ Both trade areas have retail leakage for
sporting goods, hobby, and musical instrument stores; these stores represent market potential for the OSAs.
+ Comparison goods trade area has retail
leakage for bookstores and news dealers,
but the 15-minute drive-time trade area
more than accounts for this leaked spending; but this category may represent market potential for a small-scale store in a walkable experience-oriented central
place.
General Merchandise Stores
+ The comparison goods trade area leaks
spending for general merchandise stores,
but it is made up for in the 15-minute
drive-time trade area.
+ The leaked spending in the comparison
goods trade area is not sufficient to support a national chain store in this category.
Food Service and Drinking Places
+ The comparison goods trade area and the
15-minute drive-time trade area have
leaked spending for bars serving alcoholic
beverages but have a surplus of non-alcoholic beverage bars and snack bars. + Both trade areas have a surplus of fullservice restaurants. + Full-service restaurants are unlikely to invest in a location in the OSAs if they have to attract customers from outside of the
comparison goods trade areas.
+ Full-service restaurants may, however, be
interested, if locating in a walkable experience-oriented central place, where the place is attracting visitors from throughout
the region.
Planning Recommendation
This economic analysis is the first step in
planning for the OSAs. The recommendations
below are intended to support continued planning, and the recommendations may change as the plans take shape.
Table 3 provides the recommendations for
each retail store type for which there is sufficient leaked spending to support new or expanded retail businesses. The analysis suggests that the OSAs could be planned and zoned to accommodate up to 67,500 square
feet of new retail building space for convenience goods retailers, where easy access may be a priority. The OSAs could also be planned
for up to an additional 366,000 square feet
of new retail building space for comparison
goods businesses. Many of the businesses
would be well suited to locate in a walkable,
experience-oriented central place. Some of
these may be better suited for a larger site
with ease of access and proximity to the freeway and major arterials.
These recommendations do not guarantee
that specific types of businesses will locate in
an OSA. Similarly, the exclusion of a type of
business from this list does not indicate that
such a business would not locate in an OSA.
The recommendations provide a marketbased rationale for the amount of retail building space to plan and zone for.
This is especially true for full-service restaurants. As discussed previously, a new full-service restaurant locating in an OSA would either have to outcompete existing restaurants in the region to attract customers or would
have to attract new customers from farther
away. However, if the city succeeds in developing a walkable, experience-oriented central place that in and of itself attracts visitors from
farther away, then it is entirely feasible that
full-service restaurants would be interested in
such a location.
Finally, additional commercial building space
in the OSAs could be supported by growth in
retail services, such as banks and hair salons.
Retail services are covered in a subsequent chapter on Office and Industrial market potential.
LIFESTYLE
SEGMENTATION
The final aspect of retail market demand to
address is lifestyle segmentation, which is
also referred to as psychographics. While demographics offer a snapshot of quantifiable characteristics like age, income, and location,
lifestyle segmentation illustrates the interests,
activities, and behaviors that drive consumer
choices.
Esri Business Analyst provides lifestyle data
through its Tapestry Segmentation, which
classifies communities into 67 groups across
14 LifeMode groups and 6 Urbanization
groups. The Appendix includes detailed descriptions and information for the 10 most Table 3: Planning Recommendations for Retail Building Space (sq. ft.); OSAs; 2025 Retail Store Type
Potentially
Supportable
Building Space
(sq. ft.)
Recommended
Building Space (sq.
ft. GLA) for
Planning
Convenience Goods Stores
Specialty food stores 2,628 2,500
Beer, wine, and liquor stores 8,352 8,000
Health and personal care stores 18,844 16,000
Gasoline stations 11,853 5,000
Automotive parts, access. and tires 20,942 20,000
Limited service restaurants 16,243 16,000
Convenience Goods Subtotal 78,863 67,500
Comparison Goods Stores
Furniture stores 103,998 100,000
Home furnishings stores 46,258 40,000
Build. material and supplies dealers 44,030 40,000
Lawn/garden equip. & supplies stores 33,801 30,000
Clothing stores 71,307 70,000
Shoe stores 15,611 12,000
Jewelry/luggage/ leather goods stores 23,734 20,000
Sport. goods/hobby/mus. instruments 44,192 40,000
Book stores and news dealers 2,041 2,000
Drinking places (alcohol) 13,247 12,000
Comparison Goods Subtotal 410,243 366,000
Total Retail Stores 489,106 433,500
Source: PlaceWorks, 2025.
March 25, 2025 Page 19
common Tapestry segments in the comparison goods trade area.
The analysis focuses on the comparison
goods trade area because this is the area from
which most of the businesses in a future
walkable, experience-oriented central place
would draw the majority of their customers.
Table 4 identifies the 10 largest Tapestry
groups in the comparison goods trade area. In
each case, the group is a higher concentration
among trade area residents than among the
population nationwide. Key characteristics of
the first five most prevalent groups are described below. The items identified in these descriptions reflect activities and characteristics that are more prevalent among households in the group than among the general population.
Pleasantville (2B)
Prosperous domesticity best describes the settled denizens of Pleasantville. Situated principally in older housing in suburban areas in the northeast (especially in New York and
New Jersey) and secondarily in the west (especially in California), these slightly older couples move less than any other market. Many couples have already transitioned to empty
nesters; many are still home to adult children.
Families own older, single-family homes and
maintain their standard of living with dual incomes. These consumers have higher incomes and home values and much higher
net worth (Index 364). Older homes require
upkeep; home improvement and remodeling
projects are a priority—preferably done by
contractors. Residents spend their spare time
participating in a variety of sports or watching
movies. They shop online and in a variety of
stores, from upscale to discount, and use the
internet largely for financial purposes.
Characteristics:
+ Not cost-conscious, these consumers are
willing to spend more for quality and
brands they like.
+ Prefer fashion that is classic and timeless
as opposed to trendy.
+ Use all types of media equally (newspapers, magazines, radio, internet, TV). + Prefer imported SUVs, serviced by a gas
station or car dealer.
+ Work on home improvement and remodeling projects, but also hire contractors. + Enjoy outdoor gardening, going to the
beach, visiting theme parks, frequenting
museums, and attending rock concerts.
Fresh Ambitions (13D)
These young families, many of whom are
recent immigrants, focus their life and work
around their children. Fresh Ambitions
Table 4: Top 10 Lifestyle Segmentation Groups; Comparison Goods Trade Area; 2025 Tapestry Segment Share of Trade Area
Population
Share of US
Population
Pleasantville (2B) 13.8% 2.1%
Fresh Ambitions (13D) 11.4% 0.7%
Urban Villages (7B) 10.9% 1.0%
City Lights (8A) 9.8% 1.4%
Diverse Convergence (13A) 9.5% 1.2%
Family Extensions (13B) 8.9% 0.7%
NeWest Residents (13C) 7.4% 0.8%
Metro Fusion (11C) 5.0% 1.4%
Urban Chic (2A) 3.8% 1.3%
Pacific Heights (2C) 3.2% 0.7%
Source: Esri, 2025, Tapestry Segmentation Area Profile.
residents have overcome the language barrier
and earned a high school diploma. They work
overtime in service, in skilled and unskilled
occupations, and spend what they have on
their children. Multigenerational families
support many families living together; income
is often supplemented with public assistance
and Social Security. Residents spend more
than one-third of their income on rent in older
row houses or multiunit buildings. They
budget wisely not only to make ends meet but
also to save for trips abroad to see their
relatives.
Characteristics:
+ Nearly one in four is foreign-born.
+ Supporting large families, many earners
will take on overtime work when possible.
+ Price-conscious consumers that budget
for fashion, not branding. However, parents are happy to spoil their brand-savvy children.
+ When traveling, seek out discount fares
over convenience.
+ Young families are the focus; Fresh Ambitions residents must budget for baby food and disposable diapers. Baby and
parenthood magazines are their chosen
reading material.
+ Almost half of all households can access
the internet via home PC; Spanish language web sites and downloading video games and music are popular.
Urban Villages (7B)
Urban Villages residents are multigenerational
and multilingual. Trendy and fashion
conscious, they are risk takers. However,
these consumers focus on their children and
maintain gardens. They are well connected
with their smartphones but more likely to
shop in person. Their favorite stores are
Costco or Trader Joe’s, Target, or Macy’s.
Characteristics:
+ This market includes recent immigrants
(Index 277) with some language barriers
(Index 289).
+ Brand conscious but not necessarily
brand loyal; open to trying new things.
+ Status-conscious consumers; choices reflect their youth—attention to style and pursuit of trends.
+ Comfortable with technology and interested in the latest innovations. + Fashion matters to Urban Villages residents, who spend liberally on new clothes for the whole family.
+ Leisure includes family activities like going to water parks, theme parks, watching movies, and gardening, plus sports like soccer and basketball.
City Lights (8A)
City Lights is a densely populated urban
market. The wide-ranging demographic
characteristics of residents mirror their
passion for social welfare and equal
opportunity. Household types range from
single person to married-couple families, with
and without children. A blend of owners and
renters, single-family homes and townhomes,
midrise and high-rise apartments, these
neighborhoods are racially and ethnically
diverse. Many residents have completed some
college or have a degree, and they earn a
good income in professional and service
occupations. Willing to commute to their jobs,
they work hard and budget well to support
their urban lifestyles, laying the foundation for
stable financial futures.
Characteristics:
+ City Lights residents earn above-average
incomes but lag the nation in net worth.
March 25, 2025 Page 21
+ Residents work hard in professional and
service occupations but also seek to enjoy
life.
+ These consumers save for the future, often to
achieve their dream of homeownership.
+ These consumers are price savvy but will
pay for quality brands they trust.
+ Attuned to nature and the environment,
and when they can, purchase natural
products.
+ Price-conscious consumers, they seek out
deals on brands they like at warehouse
clubs, Marshalls, Target, or Bed Bath &
Beyond.
+ These are health-conscious consumers,
who purchase vitamins, low-sodium
foods, and spend 7+ hours exercising per
week.
Diverse Convergence (13A)
Diverse Convergence neighborhoods are a
rich blend of cultures, found in densely
populated urban and suburban areas, almost
entirely in the Middle Atlantic (or in California.
Almost 40 percent of residents are foreignborn; nearly one in four households is linguistically isolated. Young families renting
apartments in older buildings dominate this
market; about one-quarter of households have
children. Over one-fifth of households have no
vehicle, typically those living in the city.
Workers are mainly employed in white-collar
and service occupations (especially food
service and building maintenance). One-fifth
of workers commute using public
transportation and more walk or bike to work
than expected. Median household income is
lower, but home values are higher, reflecting
the metropolitan areas in which they live.
Consumers are attentive to personal style;
purchases reflect their youth and their
children. Residents visit Spanish-language
websites, watch programs on Spanish TV
networks, and listen to Hispanic music.
Characteristics:
+ Hardworking consumers, striving to get
ahead; style matters to them.
+ Preserving the environment and being in
tune with nature are very important.
+ Shop for groceries at warehouse and club
stores, as well as specialty markets.
+ Read baby magazines and purchase baby
products.
+ Family activities include visiting theme
parks, going to the beach, playing soccer
and basketball, and going out for fast
food.
Application
The comparison goods trade area contains a
mix of more affluent lifestyle groups and less
affluent groups. This is true even with the
convenience goods trade area.
There are similarities among these groups,
including family and kid’s activities,
environmental awareness, and sense of
fashion and style. This suggests that planning
for a walkable, experience-oriented central
place should provide spaces for family and
kids activities, should provide sustainable
landscaping, and be environmentally forward.
It also suggests that clothing and fashion
businesses may be a niche that should be
encouraged.
Nevertheless, the individual stores that
may locate in the central place may not
appeal to trade area residents across the
spectrum, with some residents who may
be more cost-conscious than others.
Planning should explore whether adaptive
reuse of buildings might support some
stores that would not necessarily be able to
afford lease rates necessary to support new
retail building construction.
HOTELS
The COVID-19 pandemic dealt a severe blow
to the hotel industry, causing unprecedented
disruptions in travel and hospitality. Even
though the industry has mostly recovered,
there has yet to be the kind of sustained
growth that would drive substantial new hotel
development.
The pandemic's onset in 2020 led to a
dramatic decline in travel, resulting in
massive revenue losses and widespread hotel
closures. Recovery has been uneven, with
leisure travel rebounding more quickly than
business travel. This shift in traveler
demographics has significantly impacted hotel
strategies. In addition, many hotels have had
to adapt to new safety protocols such as
implementing contactless technologies. Hotels
were also impacted by labor shortages,
inflation, and rising wages.
Leisure travel has been the primary driver of
recovery, with increased demand for domestic
and outdoor destinations. Business travel,
while gradually returning, is still lagging
behind pre-pandemic levels. The rise of
remote work and virtual meetings has
contributed to this trend.
Even once demand growth warrants new
hotel development, high construction costs
and high interest rates will make it
challenging to finance new hotels.
EXISTING HOTELS
There are three areas with hotels that
represent competition for a potential new
hotel in Signal Hill. There is a set of hotels
near Long Beach Airport, around Lakewood
Boulevard and the 405 freeway. There are
three hotels near Long Beach Memorial
Hospital. Finally, there are several mostly
older motels along Pacific Coast Highway.
To assess the potential demand for a new
hotel in Signal Beach, the analysis uses data
from Smith Travel Research (STR). The hotels
in proximity to Signal Hill and reporting data
to STR include:
+ Staybridge Suites Long Beach Airport
+ Homewood Suites by Hilton Long Beach
Airport
+ Marriott Long Beach
+ Residence Inn Long Beach
+ Holiday Inn Long Beach Airport
+ Courtyard Long Beach Airport
+ Hampton Inn Long Beach Airport
+ Hotel Current
+ The Cove Hotel Long Beach
MARKET DEMAND
The occupancy rate is a primary measure of
the performance of a hotel. Generally, an
occupancy rate of 60 to 70 percent is
considered healthy. When the average
occupancy across a class of hotels in an area
is above 70 percent, it is taken as an
indicator that the market could support
March 25, 2025 Page 23
additional hotel rooms. That is, it should be
possible to put new rooms on the market
without unduly pushing any existing hotel’s
occupancy below 60 percent.
Figure 4 shows the average annual
occupancy rate for the hotels identified from
2017 through 2024.
Figure 4: Average Annual Occupancy
Rates; Signal Hill Area Hotels; 2017 to
2024
Source: Costar/Smith Travel Research, 2025, Trend
Report for Select Hotel Properties January 2017 to
January 2025.
With the exception of 2020, the first year of
the COVID-19 pandemic, the average
occupancy rate in the area has been above
70 percent. It is worth noting that the annual
occupancy rate has not exceeded the prepandemic high in 2019, and it has been declining slightly since the post-pandemic
high in 2022.
Nevertheless, the data suggest that the local
market can absorb a new upper midscale or
upscale class hotel.
HOTEL DEVELOPMENT
As mentioned previously, there has been little
hotel development since the COVID-19
pandemic. To attract a hotel, the City will
likely need to reach out directly to the national
and regional brands. If they are interested,
they would likely find an existing franchisee or
a developer with whom they have existing
relationships to pursue such a project.
However, economic conditions, namely the
cost of construction materials and high
interest rates, may hinder new development.
The City should also consider whether it
might offer financial incentives to attract new
hotel investment sooner rather than later. This
could include a time-limited sharing of
transient occupancy taxes and/or a graduated
land lease rate.
It is likely that a new hotel would locate
adjacent to or near a major arterial and in
proximity to the freeway. It could be the case
that a new motel would benefit from also
being in close proximity to Long Beach
Memorial Hospital. However, there is also the
possibility that a hotel might also be
interested in locating in a new mixed-use
environment in a walkable, experienceoriented central place that would have dining and entertainment options for hotel guests.
Desired hotel locations will likely vary from
0.0 one operator to the next.
10.0 20.0
30.0 40.0
50.0 60.0
70.0 80.0
90.0 20172018201920202021202220232024
OFFICE AND INDUSTRIAL
The market demand for nonresidential uses
other than retail stores (driven by consumer
spending patterns) and hotels (based on
occupancy rates) is driven by economic
growth, either expansion of existing
businesses, new facilities for a business
moving into a region, or business startups.
The office market has not recovered from the
pandemic. In response to the pandemic,
many office-based businesses transitioned to
work-from-home or hybrid work. As their
office leases came up for renewal, many
businesses downsized their office footprints.
Thus, the office market has had a long
transition period. In contrast, growth in online
retail predating the pandemic has driven over
a decade of warehousing and fulfillment
center development. However, continued
warehousing development has relieved some
of the pressure in the industrial market.
6 CBRE, January 13, 2025 Los Angeles Office Figures Q4
2024. This report covers office buildings larger than 30,000 Nevertheless, current conditions are still tight
by historical standards.
After a brief review of current market
conditions, this chapter presents an analysis
of employment trends, projects future
economic growth, and assesses the potential
for that growth to drive demand for office and
industrial building space in the OSAs.
CURRENT MARKET
TRENDS
Regional Office Market
The real estate services and investment firm
CBRE estimates that as of the fourth quarter
of 2024, 23.9 percent of the office building
space in Los Angeles County was vacant.
6 The office vacancy rate has mostly continued
to rise since the pandemic. In the fourth
square feet. This survey excludes medical offices, which are reported separately.
quarter, there was negative net absorption as
131,500 additional square feet of office
space became available. It was the tenth
consecutive quarter of negative absorption.
For the South Bay region, CBRE reports that
the office vacancy rate dipped slightly to 23.2
percent, as the market absorbed 241,000
square feet of vacant office space. In contrast
to the general office market, the countywide
medical office market saw vacancy rates
continue to decline, reaching 9.3 percent at
the end of 2024. In the South Bay, medical
office vacancies were slightly lower, at 8.8
percent.
The average full service gross lease rate for
offices rose slightly to $3.99 per square foot
per month countywide. In the South Bay,
office lease rates declined slightly to $3.27
per square foot per month. The average
countywide asking lease rate for medical
March 25, 2025 Page 25
offices rose slightly in the fourth quarter, to
$0.12 per square foot per month. In the
South Bay, the medical office monthly lease
rate stood at $3.44 per square foot.
Local Office Market
As part of the market analysis, Costar7 leasing
reports for office properties in the OSAs were
reviewed. Unlike the CBRE reports, the Costar
reports include both general office and
medical office. At the beginning of the year,
3.2 percent of the office space in the OSAs
was vacant. The office vacancy rate has been
declining since reaching a high of 6.9 percent
in the first quarter of 2013. The average
asking monthly lease rate was $2.92,
substantially lower that the rate for the South
Bay.
Regional Industrial Market
The CBRE industrial report for the fourth
quarter of 2024 indicates that industrial
vacancy rates countywide continued a twoyear trend of increases, rising to 4.2 percent.
Still, this vacancy rate indicates a tight
7 Costar is a leading provider of commercial real estate data, including leased and available building space and lease rates, when available.
market. The average asking monthly lease
rate declined slightly to $1.42 per square
foot. In the South Bay, the vacancy rate was
slightly higher, at 4.9 percent. The average
asking monthly lease rate was also higher at
$1.61 per square foot.
Local Industrial Market
The Costar report for the OSAs indicates a
vacancy rate of 5.4 percent at the beginning
of 2025. The average asking monthly lease
rate was $2.10 per square foot.
ECONOMIC ANALYSIS
A common method to understand an
economy’s structure and its strengths and
weaknesses is to analyze the share of total
jobs in each economic sector. Under the
North American Industrial Classification
System, there are 20 sectors. This analysis
divides these into major groups. Each of these
groups of sectors and the individual sectors
within each group are described in the
following sections. Figure 5 shows the share
8 The subregion is the Census Bureau defined Long BeachLakewood Census County Division, which is the southcentral Los Angeles County area and includes the City of Long Beach of total employment in each major group of
sectors for Signal Hill, the subregion,
8 and
Los Angeles County.
The major groups of economic sectors for this
report are:
Goods-Producing Sectors
This group includes businesses that produce
goods, from the commodity stage through
finished products. The group includes four
sectors: agriculture, forestry, fishing and
hunting; mining, quarrying, and oil and gas
extraction; construction; and manufacturing.
Base Services Sectors
Businesses in this group of sectors provide
necessary services to goods-producing
businesses and to other types of businesses
and households. The group includes four
sectors: utilities; wholesale trade;
transportation and warehousing; and
administration and support, waste
management, and remediation.
from the western to eastern borders, as well as the City of Signal Hill and Lakewood Village, but not the City of
Lakewood to the north.
Knowledge-Based Sectors
Businesses in this group of sectors rely
extensively on educated and skilled workers
and provide services to businesses and
individuals. The group includes four sectors:
information; finance and insurance;
professional, scientific, and technical services;
and management of companies and
enterprises.
Education and Health Care
Businesses in this group of sectors provide
health care and educational services to
individuals. These businesses are separated
from local-serving sectors because the
payment/funding for services and the
decisions on where to locate are less tied to
residents. The group includes two sectors:
educational services and healthcare and
social assistance.
Local-Serving Sectors
Businesses in this group tend to provide
services directly to individual customers. The
group includes the following sectors: retail
trade; real estate and rental and leasing; arts,
entertainment, and recreation;
accommodation and food services; other
services; and public administration.
Figure 5: Employment by Major Groups of Sectors as a Percentage of Total Employment; Signal Hill, Subregion, and Los Angeles County; 2022
Source: PlaceWorks, 2025, using data from the US Census Bureau’s Longitudinal Employer-Household Dynamics program. 0% 5% 10% 15% 20% 25% 30% 35% 40%
Local-Serving Sectors
Education and Health Sectors
Knowledge-Based Sectors
Base Services Sectors
Goods-Producing Sectors
Signal Hill Subregion County
March 25, 2025 Page 27
Goods-Producing Sectors
Figure 6 shows the percentage of total
employment in each of the goods-producing
sectors.
Construction accounts for approximately three
times the number of jobs in the city compared
to the regional economies. Construction jobs
are counted at the place of business, not at
the location where construction work takes
place. Thus, with or without new
development in the city, construction
represents a continuing economic
development opportunity.
The manufacturing sector accounts for a
slightly higher percentage of jobs in Signal
Hill as it does in the subregion and county.
Employment in manufacturing has remained
fairly consistent over the last few years but
has decreased by approximately 15 percent
below the number of jobs 20 years ago.
However, this is not uncommon in
manufacturing. For decades, increasing
productivity in manufacturing has resulted in
larger and larger values of goods produced
with fewer and fewer workers.
Figure 6: Employment in Goods-Producing Sectors a Percentage of Total Employment; Signal Hill, Subregion, and Los Angeles County; 2022
Source: PlaceWorks, 2025, using data from the US Census Bureau’s Longitudinal Employer-Household Dynamics program. 0% 2% 4% 6% 8% 10% 12% 14%
Manufacturing
Construction
Mining, Quarrying & Oil/Gas
Ag., Forestry, Fishing & Hunting
Signal Hill Subregion County
Base-Services Sectors
Figure 7 shows the percentage of total
employment in each of these sectors.
Administrative and support services and
waste management and remediation is an
important sector in the local economy,
accounting for about twice as many jobs as
this sector provides throughout the subregion
and county. This sector accounts for 13
percent share of the total employment in the
city and includes office, business, and
administrative support services and waste
collection, treatment, disposal, and
environmental cleanup and remediation
services. However, it also includes temporary
employment agencies. Jobs at such agencies
are counted at the office of the agency
regardless of where the employee may be
sent to work each day.
The transportation and warehousing sector is
more important in the economy of the
subregion than in the city or countywide.
With land use patterns and development
established decades before the boom in
warehousing and the prevalence of oil
production throughout the city, it is not
surprising that there is less warehousing.
However, wholesale trade, which often
includes storage of goods prior to local
distribution (although in smaller facilities) is
about as prevalent locally as it is countywide.
Figure 7: Employment in Base-Services Sectors a Percentage of Total Employment; Signal Hill, Subregion, and Los Angeles County; 2022
Source: PlaceWorks, 2025, using data from the US Census Bureau’s Longitudinal Employer-Household Dynamics program. 0% 2% 4% 6% 8% 10% 12% 14%
Admin. & Support, Waste Mgmt. &
Remed.
Transportation and Warehousing
Wholesale Trade
Utilities
Signal Hill Subregion County
March 25, 2025 Page 29
Knowledge-Based Sectors
Figure 8 shows the percentage of total
employment in each of these sectors.
The professional, scientific, and technical
services sector includes a variety of
businesses, including attorneys and
architects, management consultants, and
advertising and marketing consultants. This
sector has the largest share of the knowledgebased jobs in the city and subregion, and the second largest for the county after
information. The relative importance of this
sector in the local economy suggests that it
might be an opportunity for economic growth.
The finance and insurance sector and the
management of companies sector account for
a smaller share of local jobs than in the
subregion and county. Management only
includes jobs if the business location is
primarily engaged in managing the company;
if a location has more workers producing
goods or services than company
management, then all of the jobs at that
location are counted under the good or
service being produced. Without major office
buildings, then, it is not surprising that this
sector accounts for a small percentage of total
jobs.
The information sector includes software,
publishing, film, and recording businesses.
This sector is a major component of the
county’s economy, but it accounts for
relatively few jobs in the city and subregion.
Figure 8: Employment in Knowledge-Based Sectors a Percentage of Total Employment; Signal Hill, Subregion, and Los Angeles County; 2022
Source: PlaceWorks, 2025, using data from the US Census Bureau’s Longitudinal Employer-Household Dynamics program. 0% 2% 4% 6% 8% 10%
Mgmt. of Companies
Prof., Scientific, & Tech.
Services
Finance and Insurance
Information
Signal Hill Subregion County
Education and Healthcare
Figure 9 shows the percentage of total
employment in each of these sectors.
The educational services sector includes
public and private education. This sector
provides a lower percentage of the share of
total employment in the city compared to the
subregion and county. The city’s share of total
employment is approximately 2 percent
compared to 6 percent and 8 percent of the
subregion and county, respectively. This
reflects, at least in part, the fact that Signal
Hill does not have its own school district.
Similarly, the health care and social
assistance sector in Signal Hill provides a
lower percentage of the share of total
employment in the city compared to the
subregion and county. The sector comprises 7
percent of the city’s employment, compared
to 19 percent in the subregion and 17
percent in the county. With Long Beach
Medical Center just across the city boundary,
it is not surprising that this sector does not
provide as many jobs in the city’s economy.
Figure 9: Employment in Education and Healthcare Sectors a Percentage of Total Employment; Signal Hill, Subregion, and Los Angeles County; 2022 Source: PlaceWorks, 2025, using data from the US Census Bureau’s Longitudinal Employer-Household Dynamics program. 0% 5% 10% 15% 20% 25%
Health Care and Social Assistance
Educational Services
Signal Hill Subregion County
March 25, 2025 Page 31
Local-Serving Sectors
Figure 10 shows the percentage of total
employment in each of these sectors.
The most noticeable difference between the
local economy and the regional comparisons
is that retail trade is the only sector where the
city (17 percent) has a share of total
employment that is approximately two times
higher compared to the subregion (11
percent) and county (9 percent). Between
2003 and 2022, this sector has increased
employment by 790 jobs, or 41 percent.
Signal Hill also has a smaller share of jobs in
the accommodation and food services sector
compared to the subregion but about the
same as the county. Given that many of the
cities in the subregion border on the ocean
and thus likely have many more hotels and
restaurants, this result is not surprising.
Relative to the comparison of subregional and
county economies, Signal Hill has about the
same share of employment real estate and
rental and leasing; arts, entertainment, and
recreation; other services; and public
administration. This suggests that the city is
adequately served by these local-serving
sectors. It also means that the city may have
limited potential to expand existing
businesses and attract new businesses in
these sectors without also increasing the
number of households residing in the city.
Figure 10: Employment in Local-Serving Sectors a Percentage of Total Employment; Signal Hill, Subregion, and Los Angeles County; 2022
Source: PlaceWorks, 2025, using data from the US Census Bureau’s Longitudinal Employer-Household Dynamics program. 0% 2% 4% 6% 8% 10% 12% 14% 16% 18%
Public Administration
Other Services (excl. Public
Admin.)
Accommodation and Food Services
Arts, Entertainment, and
Recreation
Real Estate and Rental and
Leasing
Retail Trade
Signal Hill Subregion County
EMPLOYMENT
PROJECTIONS
Demand for commercial and industrial
building space is generally driven by
economic growth that generates job growth.
This section provides employment projections
that form the basis for the market-demand
analysis in the next section.
Table 5 provides the potential employment
growth for each economic sector. The
projections represent the potential growth that
could occur in Signal Hill given regional
growth potential.
The projected employment is based on the
rate of growth by economic sector projected
by the CA Employment Development
Department for Los Angeles County and
analysis of the trends in Census Bureau’s
Longitudinal Employer-Household Dynamics
program data for 2003 to 2022 for the city.
The projections reflect both past trends in the
local economy as well as the potential for
expanded economic and employment growth
in sectors in which the subregion is expected
to grow but that have not provided as much
job growth locally in the past. Thus, the
Table 5: Potential Employment Growth by Economic Sector; Signal Hill; 2025 to 2050 Economic Sector Employment
2025
Employment
Projection
2050
Net Change
Ag., Forestry, Fishing and Hunting 8 7 -1
Mining/Quarrying, and Oil/Gas Extract. 226 197 -29
Utilities 0 0 0
Construction 1,903 2,141 238
Manufacturing 1,256 1,229 -27
Wholesale Trade 753 738 -16
Retail Trade 2,881 4,875 1,994
Transportation and Warehousing 874 644 -231
Information 51 16 -35
Finance and Insurance 213 118 -96
Real Estate and Rental and Leasing 398 794 396
Prof., Scientific, and Tech. Services 1,449 2,369 920
Mgmt. of Companies and Enterprises 232 304 71
Admin. & Support, Waste Mgmt. & Remed. 2,062 1,911 -151 Educational Services 278 670 392
Health Care and Social Assistance 1,147 2,118 970
Arts, Entertainment, and Recreation 224 405 181
Accommodation and Food Services 1,311 2,951 1,641
Other Services 402 226 -176
Public Administration 685 647 -38
Total 15,668 21,712 6,043
Source: PlaceWorks, 2025.
March 25, 2025 Page 33
projections should be viewed as the potential
for growth, provided that land and facilities
are available for such growth, rather than a
projection of what will come if nothing
changes.
NONRESIDENTIAL
BUILDING
Market demand for nonresidential building
space is based on the potential growth in
employment. The projected job growth is
summed for major land use types. The job
growth is multiplied by typical employment
density for land use types to determine the
gross square footage of market demand. An
average floor-area ratio (FAR) is applied to
convert the building square footage to site
acreage. More urban forms of development
would require less land area. Table 6 provides
the projected potential market demand.
The data in Table 6 do not include the
potential employment growth in retail sales
and food services, as these are calculated
separately in the Retail Sales chapter.
Educational services and public
administration are also not included as these
would be public-sector development projects
if additional building space is needed.
Commercial Services
The analysis finds that there is the potential
for economic growth to result in market
demand for 250,000 square feet of
commercial services building space. This
would include office space for personal
services, entertainment and recreation, and
lodging. These are uses that often co-locate
with retail sales and food services.
Offices
The analysis also finds that there is the
potential for up to 578,000 square feet of
market demand for new office space.
However, much of this would be medical
office. Currently, Long Beach Memorial has
sufficient land area for and plans for medical
office development on its campus. While
there may be some medical office demand
unrelated to the hospital, it is likely that
actual market demand for medical office will
be many years in the future.
The employment projections suggest that
there is the potential for employment growth
in knowledge-based sectors. Typically, this
would drive demand for new office space.
However, as discussed previously, there is a
glut in office space. It will likely be many
years for office vacancy rates to decline to a
point that developers will be willing to invest
in speculative office buildings.
The ready availability of vacant office space
can be expected to dampen but not eliminate
prospects for build-to-suit offices and for office
conversion of industrial buildings. Thus,
planning for the OSAs can anticipate some
Table 6: Potential Market Demand for Nonresidential Building Space; Signal Hill; 2025 to 2050
Land Use Change in
Employment
Average
Bldg. Sq.
Ft. per
Employee
Gross Floor
Area, (sq.
ft.)
Average
FAR
Land Area
(acres)
Commercial Services 715 350 250,338 0.25 23.0
Office 1,926 300 577,800 0.35 37.9
Industrial -216 700 -151,200 0.5 -6.9
Source: PlaceWorks, 2025.
office development interest, but the planning
should not necessarily rely on new offices
bringing more daytime population to the OSAs
in the short-term. Nonetheless, as the Vast
example makes clear, Southern California has
a dynamic economy, and one never knows
when the next start-up might take off and
need space to expand.
Industrial
The job projections suggest that employment
in businesses that tend to locate in industrial
areas can be expected to decline.
Theoretically, this should facilitate property in
the OSAs becoming available for reuse and/or
redevelopment.
However, as discussed previously, throughout
Southern California, warehousing
development has priced other industrial users
out of the market, and in some cases is
redeveloping functionally obsolete industrial
buildings into large-scale warehouses. It is
not uncommon for an industrial business
needing to expand to relocate to another
region or state simply because they cannot
find industrial land to accommodate
expansion. However, some such businesses
may find industrial land or facilities in Signal
Hill.
This may be a major challenge to realizing the
vision for a central place in Signal Hill;
owners of industrial property may not need to
reuse or redevelop their property. The low
industrial vacancy rate locally suggests that
property owners do not face problems in
finding new tenants for industrial properties.
Planning for the OSAs will need to consider
whether densities/intensities and development
standards create a financial incentive to
property owners to consider alternative land
uses.
March 25, 2025 Page 35
CONCLUSIONS
Several key issues resulting from the
preceding analyses should be considered
during the planning for the OSAs.
Housing Types
There appears to be enthusiastic developer
interest in building for-sale townhomes in the
OSAs. Over time, however, market conditions
should improve and multifamily housing—for
rent and for-sale—should become financially
feasible. After the lucrative early sites are
developed for townhomes, developers may
need the flexibility to pursue rental and
multifamily housing. The zoning should
anticipate the realm of housing product types
and determine what is and is not in keeping
with the vision for the OSAs.
Vertical vs. Horizontal
In envisioning a walkable, experience-oriented
central place, mixed-use buildings—several
stories of residential over ground-floor retail—
often come to mind. However, it may take
time for economic conditions to warrant
vertical mixed-use (especially if it requires
structured parking). The zoning for the central
place should weigh whether horizontal mixeduse that gets developed sooner is more or less desirable than vertical mixed-use that may
take longer to materialize.
Where to Put the Retail
The retail market analysis estimates that the
market could potentially support a fairly
substantial amount of retail development,
433,000 square feet. However, this demand
is generally applicable throughout the defined
trade area. The zoning for the OSAs should
consider how much of the demand should be
accommodated in the OSAs and how much
should be encouraged elsewhere.
Income Diversity
The trade area that will support retailers and
commercial services in the central place has
some more affluent households and some
less affluent households. Envisioning and
planning the central place, as well as future
business attraction efforts, will need to weigh
how to best serve these groups. For example,
less affluent households may not patronize
the retailers that can afford the rent needed to
support new retail building construction,
especially if it is vertical mixed-use. The
analysis identifies some common activities
across many of the income-diverse lifestyle
groups, such as family and kids’ activities,
environmental awareness, and sense of
fashion and style (though not necessarily the
same fashions). If the central place only
serves one demographic, then it will not
support the full amount of retail building
space recommended in the analysis.
Auto Services
Auto service businesses currently operate in
the OSAs, and the projected demand for
commercial services includes growth in auto
service businesses. However, these
businesses may be satisfied with occupying
older existing buildings rather than paying
higher rent needed to support new
construction. The zoning for the OSAs should
consider to what degree this keeps with the
vision for the OSAs.
Business Attraction
While there appears to be consumer spending
support for a variety of retailers, the analysis
projects very modest growth in arts,
entertainment, and recreation. However,
these are some of the very uses that can
make a central place and vibrant activity
center. The City will need to consider how
much it can or wants to support business
attraction efforts for these types of businesses
and organizations.
Offices
The old restaurant adage is that you pay your
bills with lunch, you make your profit with
dinner. A daytime population will be
important for attracting full-service restaurants
to the OSAs. However, office uses are
probably the longest-term opportunity for the
OSAs, barring a successful business startup
that is taking off. Planning and zoning for the
OSAs will have to weigh how much
opportunity to preserve for future office
development if it is going to take many years
to materialize.
The economic analysis identifies the potential
for growth in professional services, but
economic conditions are such that new office
development will be much more expensive
than office rents are likely to rise, even over
the mid-term. Additional consideration should
be given to the financial and physical
feasibility of adaptive reuse of existing
buildings as an interim approach to attracting
professional services jobs to the OSA.
March 25, 2025 Page A-37
APPENDIX
The appendix provides base data and other information used in the analysis and referenced in the preceding sections of the report.
Page A-38 City of Signal Hill | Economic Analysis for Proposed Study Areas Table A-1: Taxable Retail Sales, Nominal, Real (Inflation-Adjusted), and Real per Household; Signal Hill; 2009 to 2023
Year Nominal Real Real per
Household
2009 698,711,000 990,088,950 237,945
2010 710,597,000 998,620,865 240,226
2011 787,705,000 1,070,110,643 256,806
2012 861,000,000 1,150,979,705 274,959
2013 1,034,828,000 1,363,268,032 324,433
2014 1,334,127,000 1,724,929,706 405,675
2015 1,383,691,299 1,789,563,664 416,371
2016 1,340,174,272 1,721,443,113 400,243
2017 1,327,244,995 1,684,474,042 391,374
2018 1,260,563,133 1,562,082,035 357,047
2019 1,428,206,581 1,746,585,862 396,951
2020 1,411,364,478 1,718,792,044 376,845
2021 1,519,880,618 1,760,424,842 388,015
2022 1,565,777,431 1,668,347,945 365,145
2023 1,425,222,598 1,476,230,107 322,673
Source: PlaceWorks, 2025; Actual taxable sales data from CA Department of Tax and Fee Administration, Taxable Sales, by City; Real data adjusted for inflation to January 2025 using data from the US Bureau of Labor Statistics, Chained Consumer Price Index for All Urban Consumers (C-CPI-U):
U.S. city average; Real per household adjusted to January occupied housing estimates from the CA Department of Finance, Population and Housing Estimates for Cities, Counties, and the State, Reports E-5 and E-8.
March 25, 2025 Page A-39
Table A-2: Taxable Retail Sales, Nominal, Real (Inflation-Adjusted), and Real per Household; 17 South Bay Cities; 2019 to 2023 2019 2020 2021 2022 2023
Nominal Taxable Retail Sales
Carson 1,598,512,224 1,438,965,796 1,774,969,247 1,985,602,120 2,028,155,816 El Segundo 614,207,392 546,982,140 669,042,380 830,976,431 939,069,789 Gardena 843,901,754 782,432,022 972,651,139 1,083,995,823 1,075,514,450 Hawthorne 1,235,577,685 1,120,587,164 1,411,262,559 1,600,946,516 1,513,349,475 Hermosa Beach 239,773,379 190,404,948 242,210,867 268,258,320 267,399,539 Inglewood 1,042,698,711 1,011,160,504 1,382,481,104 1,537,256,667 1,523,795,702 Lawndale 233,645,038 205,377,313 245,756,045 284,649,310 269,721,564 Lomita 144,092,312 130,990,408 155,864,713 174,175,646 162,939,395 Long Beach 4,390,811,415 3,908,358,866 4,667,313,822 5,097,643,845 5,106,961,770 Manhattan Beach 682,715,701 528,851,397 669,659,732 762,146,740 780,863,515 Palos Verdes Estates 10,805,743 7,211,893 10,035,145 13,018,855 14,801,681 Rancho Palos Verdes 98,709,338 86,422,253 103,610,200 110,157,157 106,938,330 Redondo Beach 768,945,825 607,131,025 761,254,147 801,887,126 765,644,693 Rolling Hills 119,121 203,249 1,028,219 939,299 926,901 Rolling Hills Estates 95,663,286 78,800,270 104,989,797 118,674,335 122,932,623 Signal Hill 1,428,206,581 1,411,364,478 1,519,880,618 1,565,777,431 1,425,222,598 Torrance 3,321,804,703 2,884,593,361 3,755,419,174 4,066,252,895 3,828,583,328 Total 16,750,190,208 14,939,837,087 18,447,428,908 20,302,358,516 19,932,821,169 Real Taxable Retail Sales (January 2025 Dollars)
Carson 1,954,856,453 1,752,405,562 2,055,885,126 2,115,674,393 2,100,741,793 El Segundo 751,127,996 666,127,400 774,928,512 885,411,805 972,678,301 Gardena 1,032,026,383 952,863,669 1,126,587,975 1,155,005,921 1,114,006,200 Hawthorne 1,511,015,664 1,364,676,759 1,634,616,323 1,705,820,876 1,567,510,970 Hermosa Beach 293,224,243 231,879,514 280,544,420 285,831,312 276,969,542 Inglewood 1,275,139,641 1,231,414,462 1,601,279,765 1,637,958,850 1,578,331,058 Lawndale 285,729,758 250,113,204 284,650,677 303,296,038 279,374,670 Lomita 176,213,720 159,523,124 180,532,674 185,585,496 168,770,858 Long Beach 5,369,621,763 4,759,689,101 5,405,987,219 5,431,578,884 5,289,735,602 Manhattan Beach 834,908,344 644,047,365 775,643,569 812,073,237 808,809,958 Page A-40 City of Signal Hill | Economic Analysis for Proposed Study Areas 2019 2020 2021 2022 2023
Palos Verdes Estates 13,214,585 8,782,809 11,623,359 13,871,691 15,331,421 Rancho Palos Verdes 120,713,863 105,247,003 120,008,090 117,373,301 110,765,562 Redondo Beach 940,361,096 739,378,092 881,734,194 854,416,925 793,046,468 Rolling Hills 145,676 247,521 1,190,950 1,000,830 960,074 Rolling Hills Estates 116,988,778 95,964,777 121,606,029 126,448,420 127,332,277 Signal Hill 1,746,585,862 1,718,792,044 1,760,424,842 1,668,347,945 1,476,230,107 Torrance 4,062,309,478 3,512,923,980 4,349,771,374 4,332,623,862 3,965,605,080 Total 20,484,183,304 18,194,076,387 21,367,015,099 21,632,319,786 20,646,199,941 Real Taxable Retail Sales per Household
Carson 76,320 64,617 75,407 77,358 76,801
El Segundo 105,763 92,840 108,034 122,991 134,608
Gardena 48,821 44,173 52,297 53,327 51,139
Hawthorne 51,712 44,683 53,580 55,764 51,202
Hermosa Beach 30,714 25,076 30,607 30,927 29,982
Inglewood 34,442 32,531 42,303 43,070 41,322
Lawndale 29,628 25,079 28,551 30,366 27,937
Lomita 21,611 19,282 21,854 22,425 20,388
Long Beach 32,353 27,882 31,608 31,486 30,499
Manhattan Beach 59,420 46,643 56,695 58,889 58,848
Palos Verdes Estates 2,669 1,751 2,321 2,762 3,049
Rancho Palos Verdes 7,776 6,676 7,657 7,437 7,022
Redondo Beach 32,451 25,087 30,040 28,977 26,893
Rolling Hills 219 387 1,884 1,569 1,507
Rolling Hills Estates 39,914 31,672 38,827 39,801 39,829 Signal Hill 396,951 376,845 388,015 365,145 322,673
Torrance 72,818 62,006 76,916 76,394 69,813
Total 46,481 40,305 47,341 47,646 45,339
Source: PlaceWorks, 2025; Actual taxable sales data from CA Department of Tax and Fee Administration, Taxable Sales, by City; Real data adjusted for inflation to January 2025 using data from the US Bureau of Labor Statistics, Chained Consumer Price Index for All Urban Consumers (C-CPI-U): U.S. city average; Real per household adjusted to January occupied housing estimates from the CA Department of Finance, Population and Housing Estimates for Cities, Counties, and the State, Reports E-5 and E-8.
March 25, 2025 Page A-41
Table A-3: Estimated Household Spending, Business Sales, and Opportunity Gap/Surplus; Convenience Goods Trade Area; 2025 Retail Store Type 2025 Demand ($)
(Consumer Spending)
2025 Supply ($)
(Business Sales)
Opportunity
Gap/Surplus ($)
Total retail trade including food and drink 1,104,144,782 3,179,308,413 (2,075,163,630) Total retail trade 945,421,529 2,988,163,990 (2,042,742,461) Motor Vehicle and Parts Dealers
Motor vehicle and parts dealers 198,873,480 1,122,003,314 (923,129,834) - Automobile dealers 168,413,258 1,083,752,107 (915,338,850) - Other motor vehicle dealers 13,214,767 6,823,690 6,391,076 - Automotive parts, accessories, and tire stores 17,245,455 31,427,516 (14,182,061) Furniture and Home Furnishings Stores
Furniture and home furnishings stores 17,199,656 9,333,458 7,866,198 - Furniture stores 9,302,622 3,814,229 5,488,393
- Home furnishings stores 7,897,034 5,519,229 2,377,805 Electronics and Appliance Stores
Electronics and appliance stores 12,008,613 31,951,828 (19,943,215) - Household appliance stores 2,785,197 10,733,241 (7,948,044) - Electronics stores 9,223,416 21,218,587 (11,995,171)
Building Mat. and Garden Equip. and Supplies Dealers
Building Mat. and Garden Equip. and Supplies Dealers 59,760,052 142,125,528 (82,365,476) - Building material and supplies dealers 51,557,384 140,287,866 (88,730,483) - Lawn and garden equipment and supplies stores 8,202,668 1,837,662 6,365,007 Food and Beverage Stores
Food and beverage stores 127,207,246 156,916,833 (29,709,588) - Grocery stores 114,391,111 150,014,092 (35,622,981)
- Specialty food stores 3,645,576 2,542,169 1,103,407
- Beer, wine, and liquor stores 9,170,559 4,360,572 4,809,986 Health and Personal Care Stores
Health and personal care stores 54,290,670 76,316,953 (22,026,283) Gasoline Stations
Gasoline stations 86,441,175 92,967,576 (6,526,401)
Clothing and Clothing Accessories Stores
Clothing and clothing accessories stores 42,246,022 26,919,186 15,326,836 - Clothing stores 29,608,238 21,965,402 7,642,836
Page A-42 City of Signal Hill | Economic Analysis for Proposed Study Areas Retail Store Type 2025 Demand ($)
(Consumer Spending)
2025 Supply ($)
(Business Sales)
Opportunity
Gap/Surplus ($)
- Shoe stores 5,408,267 4,340,893 1,067,374
- Jewelry, luggage, and leather goods stores 7,229,517 612,892 6,616,625 Sport. Goods, Hobby, Music. Instrument, & Book Stores
Sport. Goods, Hobby, Music. Instrument, & Book Stores 14,407,465 7,169,163 7,238,302 - Sport. goods, hobby, and musical instrument stores 12,857,845 6,131,910 6,725,935 - Book stores and news dealers 1,549,620 1,037,253 512,367 General Merchandise Stores
General merchandise stores 117,532,990 530,833,854 (413,300,864) - Department stores 7,547,331 9,047,411 (1,500,080)
- Other general merchandise stores 109,985,660 521,786,443 (411,800,784) Miscellaneous Store Retailers
Miscellaneous store retailers 22,319,866 50,637,886 (28,318,020) - Florists 1,096,758 999,690 97,068
- Office supplies, stationery, and gift stores 3,515,272 10,207,109 (6,691,837) - Used merchandise stores 3,512,467 5,585,162 (2,072,696) - Other miscellaneous store retailers 14,195,370 33,845,925 (19,650,556) Non-store Retailers
Non-store retailers 193,134,294 740,988,409 (547,854,114) Food Services and Drinking Places
Food services and drinking places 158,723,253 191,144,423 (32,421,169) - Drinking places (alcohol/non-alcohol & snack bars) 14,390,065 21,968,527 (7,578,462) - Full-service restaurants 71,381,984 100,486,810 (29,104,827) - Limited service restaurants 62,293,558 46,855,331 15,438,227 Source: Claritas, 2025, Retail Market Power® - 2025 Estimates, using data from Environics Analytics | U.S. Census Bureau | U.S. Bureau of Labor Statistics | Data Axle March 25, 2025 Page A-43
Table A-4: Estimated Household Spending, Business Sales, and Opportunity Gap/Surplus; Comparison Goods Trade Area; 2025 Retail Store Type 2025 Demand ($)
(Consumer Spending)
2025 Supply ($)
(Business Sales)
Opportunity
Gap/Surplus ($)
Total retail trade including food and drink 8,159,948,257 10,883,903,139 (2,723,954,882) Total retail trade 6,982,541,701 9,074,943,355 (2,092,401,654) Motor Vehicle and Parts Dealers
Motor vehicle and parts dealers 1,483,363,960 2,580,131,370 (1,096,767,410) - Automobile dealers 1,254,777,241 2,459,906,832 (1,205,129,591) - Other motor vehicle dealers 102,655,733 20,256,722 82,399,010 - Automotive parts, accessories, and tire stores 125,930,986 99,967,815 25,963,171 Furniture and Home Furnishings Stores
Furniture and home furnishings stores 128,856,288 45,761,835 83,094,453 - Furniture stores 69,549,686 24,861,798 44,687,888
- Home furnishings stores 59,306,602 20,900,037 38,406,565 Electronics and Appliance Stores
Electronics and appliance stores 88,567,949 92,495,672 (3,927,723) - Household appliance stores 20,620,974 23,058,688 (2,437,714) - Electronics stores 67,946,976 69,436,984 (1,490,009)
Building Mat. and Garden Equip. and Supplies Dealers
Building Mat. and Garden Equip. and Supplies Dealers 446,805,293 356,398,160 90,407,133 - Building material and supplies dealers 385,643,170 338,327,769 47,315,401 - Lawn and garden equipment and supplies stores 61,162,123 18,070,390 43,091,733 Food and Beverage Stores
Food and beverage stores 933,761,644 1,228,255,951 (294,494,306) - Grocery stores 838,644,200 1,148,140,650 (309,496,450) - Specialty food stores 26,692,404 32,727,858 (6,035,454) - Beer, wine, and liquor stores 68,425,040 47,387,442 21,037,598 Health and Personal Care Stores
Health and personal care stores 399,983,593 358,657,435 41,326,158 Gasoline Stations
Gasoline stations 630,016,745 542,283,738 87,733,008
Clothing and Clothing Accessories Stores
Clothing and clothing accessories stores 310,520,435 143,404,210 167,116,225 - Clothing stores 217,552,187 110,571,834 106,980,353
Page A-44 City of Signal Hill | Economic Analysis for Proposed Study Areas Retail Store Type 2025 Demand ($)
(Consumer Spending)
2025 Supply ($)
(Business Sales)
Opportunity
Gap/Surplus ($)
- Shoe stores 39,414,257 21,709,201 17,705,056
- Jewelry, luggage, and leather goods stores 53,553,991 11,123,175 42,430,816 Sport. Goods, Hobby, Music. Instrument, & Book Stores
Sport. Goods, Hobby, Music. Instrument, & Book Stores 106,079,887 62,089,505 43,990,382 - Sport. goods, hobby, and musical instrument stores 94,676,002 53,380,890 41,295,113 - Book stores and news dealers 11,403,885 8,708,616 2,695,269 General Merchandise Stores
General merchandise stores 863,259,797 848,960,842 14,298,955 - Department stores 55,533,624 50,448,755 5,084,870
- Other general merchandise stores 807,726,173 798,512,088 9,214,085 Miscellaneous Store Retailers
Miscellaneous store retailers 165,672,551 202,589,857 (36,917,307) - Florists 8,196,864 5,088,951 3,107,913
- Office supplies, stationery, and gift stores 25,990,586 22,874,709 3,115,877 - Used merchandise stores 26,041,188 47,930,163 (21,888,975) - Other miscellaneous store retailers 105,443,912 126,696,034 (21,252,122) Non-store Retailers
Non-store retailers 1,425,653,559 2,613,914,780 (1,188,261,221) Food Services and Drinking Places
Food services and drinking places 1,177,406,557 1,808,959,784 (631,553,228) - Drinking places (alcohol/non-alcohol & snack bars) 107,220,845 165,949,339 (58,728,494) - Full-service restaurants 530,225,753 652,322,789 (122,097,036) - Limited service restaurants 460,674,330 949,483,851 (488,809,521) Source: Claritas, 2025, Retail Market Power® - 2025 Estimates, using data from Environics Analytics | U.S. Census Bureau | U.S. Bureau of Labor Statistics | Data Axle March 25, 2025 Page A-45
Table A-5: Estimated Household Spending, Business Sales, and Opportunity Gap/Surplus; 15-Minute Drive-Time Context Area; 2025 Retail Store Type 2025 Demand ($)
(Consumer Spending)
2025 Supply ($)
(Business Sales)
Opportunity
Gap/Surplus ($)
Total retail trade including food and drink 24,759,962,412 33,254,000,366 (8,494,037,954) Total retail trade 21,147,230,929 27,598,780,510 (6,451,549,582) Motor Vehicle and Parts Dealers
Motor vehicle and parts dealers 4,526,375,965 6,372,012,889 (1,845,636,924) - Automobile dealers 3,822,648,487 5,682,285,004 (1,859,636,516) - Other motor vehicle dealers 323,293,263 265,302,942 57,990,321 - Automotive parts, accessories, and tire stores 380,434,215 424,424,943 (43,990,728) Furniture and Home Furnishings Stores
Furniture and home furnishings stores 398,878,080 287,020,692 111,857,388 - Furniture stores 215,000,740 147,008,262 67,992,478
- Home furnishings stores 183,877,340 140,012,430 43,864,910 Electronics and Appliance Stores
Electronics and appliance stores 267,465,763 288,914,521 (21,448,758) - Household appliance stores 62,586,235 67,724,994 (5,138,759) - Electronics stores 204,879,528 221,189,527 (16,309,999) Building Mat. and Garden Equip. and Supplies Dealers
Building Mat. and Garden Equip. and Supplies Dealers 1,376,327,639 1,127,429,687 248,897,952 - Building material and supplies dealers 1,188,611,035 1,080,282,296 108,328,739 - Lawn and garden equipment and supplies stores 187,716,604 47,147,391 140,569,213 Food and Beverage Stores
Food and beverage stores 2,799,444,795 3,733,705,077 (934,260,281) - Grocery stores 2,510,176,866 3,499,121,763 (988,944,897) - Specialty food stores 79,839,001 82,131,969 (2,292,968) - Beer, wine, and liquor stores 209,428,928 152,451,345 56,977,584 Health and Personal Care Stores
Health and personal care stores 1,205,461,866 1,220,504,940 (15,043,075) Gasoline Stations
Gasoline stations 1,881,805,352 1,543,653,231 338,152,121 Clothing and Clothing Accessories Stores
Clothing and clothing accessories stores 942,747,451 1,425,707,861 (482,960,410) - Clothing stores 661,085,577 980,239,912 (319,154,336) Page A-46 City of Signal Hill | Economic Analysis for Proposed Study Areas Retail Store Type 2025 Demand ($)
(Consumer Spending)
2025 Supply ($)
(Business Sales)
Opportunity
Gap/Surplus ($)
- Shoe stores 118,633,532 179,345,681 (60,712,149)
- Jewelry, luggage, and leather goods stores 163,028,342 266,122,267 (103,093,925) Sport. Goods, Hobby, Music. Instrument, & Book Stores
Sport. Goods, Hobby, Music. Instrument, & Book Stores 322,958,478 272,707,739 50,250,739 - Sport. goods, hobby, and musical instrument stores 288,486,599 224,895,724 63,590,875 - Book stores and news dealers 34,471,879 47,812,015 (13,340,136) General Merchandise Stores
General merchandise stores 2,600,118,686 3,064,601,039 (464,482,352) - Department stores 168,694,912 218,872,534 (50,177,622) - Other general merchandise stores 2,431,423,775 2,845,728,505 (414,304,730) Miscellaneous Store Retailers
Miscellaneous store retailers 503,546,912 473,995,605 29,551,307 - Florists 25,298,365 16,514,849 8,783,516
- Office supplies, stationery, and gift stores 79,252,752 71,044,124 8,208,628 - Used merchandise stores 79,171,479 76,161,385 3,010,094 - Other miscellaneous store retailers 319,824,316 310,275,247 9,549,069 Non-store Retailers
Non-store retailers 4,322,099,942 7,788,527,230 (3,466,427,289) Food Services and Drinking Places
Food services and drinking places 3,612,731,483 5,655,219,855 (2,042,488,372) - Drinking places (alcohol/non-alcohol & snack bars) 330,308,841 492,371,785 (162,062,944) - Full-service restaurants 1,629,169,566 2,257,305,843 (628,136,277) - Limited service restaurants 1,409,423,833 2,735,952,983 (1,326,529,150) Source: Claritas, 2025, Retail Market Power® - 2025 Estimates, using data from Environics Analytics | U.S. Census Bureau | U.S. Bureau of Labor Statistics | Data Axle March 25, 2025 Page A-47
Table A-6: Annual Employment by Economic Sector; Signal Hill; 2003 to 2022 Economic Sector 2003 2004 2005 2006 2007 2008 2009
Agriculture, Forestry, Fishing and Hunting 0 1 9 11 15 16 11 Mining/Quarrying, and Oil & Gas Extraction 223 199 247 281 276 296 268 Utilities 11 7 7 9 2 9 10
Construction 1,443 1,561 1,523 1,602 1,791 1,833 1,537
Manufacturing 1,469 1,335 1,199 1,163 1,130 1,221 1,112 Wholesale Trade 795 744 777 814 866 869 819
Retail Trade 1,915 1,961 1,972 1,903 1,841 2,058 1,827
Transportation and Warehousing 1,713 1,707 1,664 1,428 1,418 1,346 1,074 Information 110 157 59 43 58 65 28
Finance and Insurance 1,652 1,375 1,202 936 687 615 582 Real Estate and Rental and Leasing 186 178 180 177 140 152 159 Prof., Scientific, and Technical Services 634 718 800 830 822 791 815 Management of Companies and Enterprises 123 123 115 118 133 137 150 Admin. & Support, Waste Mgmt. & Remediation 2,080 1,438 1,458 1,257 980 1,036 1,400 Educational Services 109 110 121 168 224 299 316
Health Care and Social Assistance 374 410 382 382 503 563 565 Arts, Entertainment, and Recreation 36 31 33 31 20 17 38 Accommodation and Food Services 250 267 301 304 347 361 374 Other Services 668 585 597 656 595 602 560
Public Administration 167 165 145 155 151 162 152
Total All Jobs 13,958 13,072 12,791 12,268 11,999 12,448 11,797 Page A-48 City of Signal Hill | Economic Analysis for Proposed Study Areas Table A-6 continued
Economic Sector 2010 2011 2012 2013 2014 2015 2016
Agriculture, Forestry, Fishing and Hunting 13 12 0 13 7 5 4 Mining/Quarrying, and Oil & Gas Extraction 389 378 317 361 419 305 237 Utilities 31 3 6 6 6 0 0
Construction 1,383 1,459 1,376 1,362 1,533 1,522 1,515
Manufacturing 1,106 1,039 1,159 1,134 1,184 1,232 1,288 Wholesale Trade 953 733 745 755 756 703 731
Retail Trade 1,971 1,935 2,088 2,358 2,530 2,600 2,458
Transportation and Warehousing 1,190 929 925 933 952 1,004 1,143 Information 36 31 37 44 48 60 48
Finance and Insurance 567 483 634 630 637 467 375
Real Estate and Rental and Leasing 136 333 359 341 376 419 350 Prof., Scientific, and Technical Services 771 968 1,111 1,222 894 907 1,019 Management of Companies and Enterprises 150 218 247 247 248 252 269 Admin. & Support, Waste Mgmt. & Remediation 1,384 1,528 1,692 1,674 2,044 2,649 2,232 Educational Services 283 547 462 464 353 551 741
Health Care and Social Assistance 630 670 747 936 887 788 813 Arts, Entertainment, and Recreation 50 58 75 42 46 63 81 Accommodation and Food Services 382 348 425 504 543 830 841 Other Services 509 468 512 419 487 495 560
Public Administration 220 150 158 154 156 149 166
Total All Jobs 12,154 12,290 13,075 13,599 14,106 15,001 14,871 March 25, 2025 Page A-49
Table A-6 continued
Economic Sector 2017 2018 2019 2020 2021 2022
Agriculture, Forestry, Fishing and Hunting 7 7 3 8 12 8 Mining/Quarrying, and Oil & Gas Extraction 230 211 194 272 177 229 Utilities 0 0 0 1 0 0
Construction 1,585 1,612 1,719 1,582 1,886 1,874
Manufacturing 1,321 1,335 1,333 1,213 1,130 1,259
Wholesale Trade 702 733 692 857 793 755
Retail Trade 2,650 2,670 2,624 2,628 2,646 2,705
Transportation and Warehousing 1,003 945 1,031 1,093 1,070 907 Information 34 58 54 27 46 59
Finance and Insurance 359 250 251 281 266 307
Real Estate and Rental and Leasing 366 347 380 315 375 350 Prof., Scientific, and Technical Services 1,153 1,313 1,376 1,342 1,225 1,366 Management of Companies and Enterprises 242 284 269 246 177 225 Admin. & Support, Waste Mgmt. & Remediation 1,818 1,689 1,735 1,617 1,485 2,081 Educational Services 731 522 752 247 303 250
Health Care and Social Assistance 1,135 1,142 966 766 836 1,066 Arts, Entertainment, and Recreation 122 117 165 152 177 209 Accommodation and Food Services 1,302 1,263 1,400 1,137 955 1,189 Other Services 514 507 395 350 373 431
Public Administration 162 171 160 371 301 690
Total All Jobs 15,436 15,176 15,499 14,505 14,233 15,960 Source: U.S. Census Bureau, OnTheMap Application and LEHD Origin-Destination Employment Statistics (Beginning of Quarter Employment, 2nd Quarter of 2002-2022).
Page A-50 City of Signal Hill | Economic Analysis for Proposed Study Areas Figure A-1: Tapestry Segmentation Descriptions for the Ten Most Common Segments; Comparison Goods Trade Area; 2025
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
Households: 2,718,100
Average Household Size: 2.88
Median Age: 42.6
Median Household Income: $92,900
LifeMode Group: Upscale Avenues
Pleasantville
WHO ARE WE?
Prosperous domesticity best describes the settled denizens of Pleasantville. Situated principally in older housing in suburban areas in the Northeast (especially in New York and New Jersey) and secondarily in the West (especially in California), these slightly older couples move less than any other market. Many couples have already transitioned to empty nesters; many are still home to adult children. Families own older, single-family homes and maintain their standard of living with dual incomes. These consumers have higher incomes and home values and much higher net worth
(Index 364). Older homes require upkeep; home improvement and remodeling projects are a priority—preferably done by contractors. Residents spend their spare time participating in a variety of sports or watching movies. They shop online and in a variety of stores, from upscale to discount, and use the internet largely for financial purposes.
OUR NEIGHBORHOOD
• Suburban periphery of large
metropolitan areas, primarily in Middle
Atlantic or Pacific states.
• Most homes owned (and mortgaged)
(Index 146).
• Households composed of older
married-couple families, more without
children under 18, but many with
children over 18 years (Index 141).
• Older, single-family homes: two-thirds
built before 1970, close to half from
1950 to 1969.
• One of the lowest percentages of
vacant housing units at 4.5% (Index 39).
• Suburban households with three or
more vehicles and a longer travel time
to work (Index 132).
SOCIOECONOMIC TRAITS
• Education: 66% college educated,
37% with a bachelor’s degree or higher.
• Higher labor force participation rate at 67%
(Index 107); higher proportion of households
with two or more workers (Index 118).
• Many professionals in finance, information/
technology, education, or management.
• Median household income denotes affluence,
with income primarily from salaries and also
from investments (Index 130) or Social Security
(Index 106) and retirement income (Index 122).
• Not cost-conscious, these consumers willing to
spend more for quality and brands they like.
• Prefer fashion that is classic and timeless as
opposed to trendy.
• Use all types of media equally (newspapers,
magazines, radio, internet, TV).
Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100.
Consumer preferences are estimated from data by MRI-Simmons. 2B
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
LifeMode Group: Upscale Avenues
Pleasantville 2B
85+
80–84
75–79
70–74
65–69
60–64
55–59
50–54
45–49
40–44
35–39
30–34
25–29
20–24
15–19
10–14
5–9
<5
8% 4% 0 4% 8%
Male Female
Median Household Income
Median Net Worth
$56,100
$93,300
$92,900
$339,300
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
$56,100
$93,300
$92,900
$339,300
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
Housing
Food
Apparel & Services
Transportation
Health Care
Entertainment &
Recreation
Education
Pensions &
Social Security
Other
140000
120000
100000
80000
·x
60000
40000
20000
0 0
Health-Care
Practitioners And
Technical
Education, Training,
And Library
100000 200000
• Office And Administrative Support • Management
EMP2
Sales And Related
300000 400000
Axis Title
• Sales And Related • Education, Training, And Library
Management
Office And
Administrative Support
500000 600000
• Healthcare Practitioners And Technical
700000
4.5% 4.0% 3.5% 3.0% 2.5% 2.0% 1.5% 1.0% 0.5% 0.0%
Male Age 0-4
Male Age 5-9
Male Age 10-14
Male Age 15-19
Male Age 20-24
Male Age 25-29
Male Age 30-34
Male Age 35-39
Male Age 40-44
Male Age 45-49
Male Age 50-54
Male Age 55-59
Male Age 60-64
Male Age 65-69
Male Age 70-74
Male Age 75-79
Male Age 80-84
Male Age 85+
Age by Sex -Male
Series2 Series1
0.0% 0.5% 1.0% 1.5% 2.0% 2.5% 3.0% 3.5% 4.0% 4.5%
Female Age 0-4
Female Age 5-9
Female Age 10-14
Female Age 15-19
Female Age 20-24
Female Age 25-29
Female Age 30-34
Female Age 35-39
Female Age 40-44
Female Age 45-49
Female Age 50-54
Female Age 55-59
Female Age 60-64
Female Age 65-69
Female Age 70-74
Female Age 75-79
Female Age 80-84
Female Age 85+
Chart Title
Series2 Series1
INCOME AND NET WORTH
Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and
net worth are estimated by Esri.
OCCUPATION BY EARNINGS
The five occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey.
AVERAGE HOUSEHOLD BUDGET INDEX
The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri.
AGE BY SEX (Esri data)
Median Age: 42.6 US: 38.2
Indicates US
RACE AND ETHNICITY (Esri data)
The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity).
Diversity Index: 61.0 US: 64.0
Hispanic*
Multiple
Other
Asian and
Pac. Islander
American
Indian
Black
White
$140,000
$120,000
$100,000
$80,000
$60,000
$40,000
$20,000
0 100,000 20 300,000 60 500,000 0 700,000
*Hispanic Can Be of Any Race.
0 20% 40% 60% 80%
0 $100K $200K $300K $400K $500K $600K+
0 $100K $200K $300K $400K $500K $600K+
US Average. US Median. Median Earnings
0 50 100 150 200 250 300 350 Workers (Age 16+)
136
123
132
124
130
132
171
143
135
Own
83.1%
Rent
16.9%
Chart Title
Own Rent
Homeownership
US Percentage:
62.7% Own
37.3% Rent
Population
Population Growth (Annual %)
Population Density (Persons per sq. mile)
350
100
350
0 0
0 900,000
-0.5%
0 11,000,000
3.0%
25,000
7,927,600
0.5%
1416
1000
Wealth Index
Socioeconomic Status Index
Housing Affordability Index
153
110
55.3 TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
MARKET PROFILE (Consumer preferences are estimated from data by MRI-Simmons.) • Prefer imported SUVs, serviced by a gas station or car dealer. • Invest in conservative securities and contribute to charities. • Work on home improvement and remodeling projects, but also hire contractors. • Have bundled services (TV/internet/phone).
• Access the internet via fiber optics or cable modem or on a newer computer to pay bills, make purchases, and track investments.
• Subscribe to premium channels (HBO, Showtime, or Starz) and use video-on-demand to watch TV shows and movies.
• Enjoy outdoor gardening, going to the beach, visiting theme parks, frequenting museums, and attending rock concerts.
ESRI INDEXES
Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards.
POPULATION CHARACTERISTICS
Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri.
LifeMode Group: Upscale Avenues
Pleasantville 2B
HOUSING
Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets.
Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey.
Typical Housing:
Single Family
Median Value:
$382,000
US Median: $207,300
High
Low
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
SEGMENT DENSITY
This map illustrates the density and
distribution of the Pleasantville
Tapestry Segment by households.
LifeMode Group: Upscale Avenues
Pleasantville 2B
For more information
1-800-447-9778
[email protected]
esri.com
Copyright © 2022 Esri. All rights reserved. Esri, the Esri globe logo, The Science of Where, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners.
G2831429
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
Households: 794,600
Average Household Size: 3.17
Median Age: 28.6
Median Household Income: $26,700
LifeMode Group: Next Wave
Fresh Ambitions
WHO ARE WE?
These young families, many of whom are recent immigrants, focus their life and work around their children. Fresh Ambitions residents have overcome the language barrier and earned a high school diploma. They work overtime in service, in skilled and unskilled occupations, and spend what they have on their children. Multigenerational families support many families living together; income is often supplemented with public assistance and Social Security. Residents spend more than one-third of their income on rent in older row houses or multiunit buildings. They budget wisely not only to make ends meet but also to save for trips abroad to see their relatives.
OUR NEIGHBORHOOD
• Reside in mostly row houses or 2–4 unit
buildings; many were built before 1950,
located in major urban cities.
• Predominantly renters; average gross rent is
a little below the US average.
• Most households have at least one vehicle,
and commuters drive alone to work.
Walking to work or taking public transportation is common too. • Nearly half of the households have children
of all ages and are composed of more
single-parent than married-couple families.
There are more than three persons per
household; the proportion of multigenerational families is twice that of the US.
SOCIOECONOMIC TRAITS
• Nearly one in four is foreign-born.
• Supporting large families, many earners will
take on overtime work when possible.
• One in three has earned a high school
diploma.
• Price-conscious consumers that budget for
fashion, not branding. However, parents are
happy to spoil their brand-savvy children.
• When traveling, seek out discount fares
over convenience.
Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100.
Consumer preferences are estimated from data by MRI-Simmons. 13D
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
LifeMode Group: Next Wave
Fresh Ambitions 13D
85+
80–84
75–79
70–74
65–69
60–64
55–59
50–54
45–49
40–44
35–39
30–34
25–29
20–24
15–19
10–14
5–9
<5
8% 4% 0 4% 8%
Male Female
Median Household Income
Median Net Worth
$56,100
$93,300
$26,700
$11,100
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
$56,100
$93,300
$26,700
$11,100
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
Housing
Food
Apparel & Services
Transportation
Health Care
Entertainment &
Recreation
Education
Pensions &
Social Security
Other
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INCOME AND NET WORTH
Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and
net worth are estimated by Esri.
OCCUPATION BY EARNINGS
The five occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey.
AVERAGE HOUSEHOLD BUDGET INDEX
The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri.
AGE BY SEX (Esri data)
Median Age: 28.6 US: 38.2
Indicates US
RACE AND ETHNICITY (Esri data)
The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity).
Diversity Index: 90.6 US: 64.0
Hispanic*
Multiple
Other
Asian and
Pac. Islander
American
Indian
Black
White
$60,000
$50,000
$40,000
$30,000
$20,000
$10,000
0 40,000 80,000 120,000
*Hispanic Can Be of Any Race.
0 20% 40% 60% 80%
0 $100K $200K $300K $400K $500K $600K+
0 $100K $200K $300K $400K $500K $600K+
US Average. US Median. Median Earnings
Workers (Age 16+)
53 50
51 47
42 46
58 45
44 0 50 100 150 200 250 300 350
Own
27.1%
Rent
72.9%
Chart Title
Own Rent
Population
Population Growth (Annual %)
Population Density (Persons per sq. mile)
350
100
350
0 0
0 900,000
-0.5%
0 11,000,000
3.0%
25,000
2,563,900
0.5%
1000
Wealth Index
Socioeconomic Status Index
Housing Affordability Index
28 97
2,063
Homeownership
US Percentage:
62.7% Own
37.3% Rent
29.7 TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
MARKET PROFILE (Consumer preferences are estimated from data by MRI-Simmons.) • Young families are the focus; Fresh Ambitions residents must budget for baby food and disposable diapers. Baby and parenthood magazines are their chosen reading material.
• These young, newly established residents own cell phones, not landlines. • Almost half of all households can access the internet via home PC; Spanishlanguage web sites and downloading video games and music are popular. • Nearly half of all households subscribe to a cable service; Spanish TV networks, BET, and children’s shows are popular.
• Half of all residents have owned or used a credit or debit card within the past year. Nearly a third maintain a savings account. When possible, money is often wired to family abroad.
ESRI INDEXES
Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards.
POPULATION CHARACTERISTICS
Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri.
LifeMode Group: Next Wave
Fresh Ambitions 13D
HOUSING
Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets.
Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey.
Typical Housing:
Multiunit Rentals;
Single Family
Average Rent:
$857
US Average: $1,038
High
Low
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
SEGMENT DENSITY
This map illustrates the density and
distribution of the Fresh Ambitions
Tapestry Segment by households.
LifeMode Group: Next Wave
Fresh Ambitions 13D
For more information
1-800-447-9778
[email protected]
esri.com
Copyright © 2022 Esri. All rights reserved. Esri, the Esri globe logo, The Science of Where, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners.
G2831429
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
Households: 1,319,200
Average Household Size: 3.78
Median Age: 34.0
Median Household Income: $62,300
LifeMode Group: Sprouting Explorers
Urban Villages
WHO ARE WE?
Urban Villages residents are multigenerational and
multilingual. Trendy and fashion conscious, they are risk takers. However, these consumers focus on their children and maintain gardens. They are well connected with their smartphones but more likely to shop in person. Their
favorite stores are Costco or Trader Joe’s, Target or Macy’s.
OUR NEIGHBORHOOD
• Older homes (most built before 1970) are
found in the urban periphery of large
metropolitan markets.
• Married couples with children and
grandparents; many households are
multigenerational (Index 322). Average
household size is 3.78.
• Homes are older, primarily single family,
with a higher median value of $325,100
(Index 157) and a lower vacancy rate
of 4.7%.
SOCIOECONOMIC TRAITS
• This market includes recent immigrants
(Index 277) with some language barriers
(index 289).
• Education: more than half the population
aged 25 or older have a high school
diploma or some college.
• Labor force participation rate higher
than the US.
• Brand conscious but not necessarily brand
loyal; open to trying new things.
• Status-conscious consumers; choices
reflect their youth—attention to style and
pursuit of trends.
• Comfortable with technology and
interested in the latest innovations.
Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100.
Consumer preferences are estimated from data by MRI-Simmons. 7B
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
LifeMode Group: Sprouting Explorers
Urban Villages 7B
85+
80–84
75–79
70–74
65–69
60–64
55–59
50–54
45–49
40–44
35–39
30–34
25–29
20–24
15–19
10–14
5–9
<5
8% 4% 0 4% 8%
Male Female
Median Household Income
Median Net Worth
$56,100
$93,300
$62,300
$122,700
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
$56,100
$93,300
$62,300
$122,700
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
Housing
Food
Apparel & Services
Transportation
Health Care
Entertainment &
Recreation
Education
Pensions &
Social Security
Other
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INCOME AND NET WORTH
Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and
net worth are estimated by Esri.
OCCUPATION BY EARNINGS
The five occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey.
AVERAGE HOUSEHOLD BUDGET INDEX
The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri.
AGE BY SEX (Esri data)
Median Age: 34.0 US: 38.2
Indicates US
RACE AND ETHNICITY (Esri data)
The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity).
Diversity Index: 86.0 US: 64.0
Hispanic*
Multiple
Other
Asian and
Pac. Islander
American
Indian
Black
White
$140,000
$120,000
$100,000
$80,000
$60,000
$40,000
$20,000
0 100,000 2 200,000 6 300,000
*Hispanic Can Be of Any Race.
0 20% 40% 60% 80%
0 $100K $200K $300K $400K $500K $600K+
0 $100K $200K $300K $400K $500K $600K+
US Average. US Median. Median Earnings
Workers (Age 16+)
98 94
100
93 91
95 85
99 96
0 50 100 150 200 250 300 350
Own
70.1%
Rent
29.9%
Chart Title
Own Rent
Homeownership
US Percentage:
62.7% Own
37.3% Rent
Population
Population Growth (Annual %)
Population Density (Persons per sq. mile)
350
100
350
0 0
0 900,000
-0.5%
0 11,000,000
3.0%
25,000
5,031,100
0.7%
1000
Wealth Index
Socioeconomic Status Index
Housing Affordability Index
76 94
338
40.5 TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
MARKET PROFILE (Consumer preferences are estimated from data by MRI-Simmons.) • Fashion matters to Urban Villages residents, who spend liberally on new clothes for the whole family.
• Saving is more limited than spending in this young market. • They carry credit cards, but banking is basic. They are likely to pay bills in person or online. • Media preferences vary.
• Leisure includes family activities like going to water parks, theme parks, watching movies, and gardening, plus sports like soccer and basketball.
ESRI INDEXES
Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards.
POPULATION CHARACTERISTICS
Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri.
LifeMode Group: Sprouting Explorers
Urban Villages 7B
HOUSING
Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets.
Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey.
Typical Housing:
Single Family
Median Value:
$325,100
US Median: $207,300
High
Low
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
SEGMENT DENSITY
This map illustrates the density and
distribution of the Urban Villages
Tapestry Segment by households.
LifeMode Group: Sprouting Explorers
Urban Villages 7B
For more information
1-800-447-9778
[email protected]
esri.com
Copyright © 2022 Esri. All rights reserved. Esri, the Esri globe logo, The Science of Where, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners.
G2831429
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
Households: 1,813,400
Average Household Size: 2.59
Median Age: 39.3
Median Household Income: $69,200
LifeMode Group: Middle Ground
City Lights
Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100.
Consumer preferences are estimated from data by MRI-Simmons. 8A
WHO ARE WE?
City Lights is a densely populated urban market. The
wide-ranging demographic characteristics of residents
mirror their passion for social welfare and equal opportunity.
Household types range from single person to marriedcouple families, with and without children. A blend of owners and renters, single-family homes and townhomes,
midrise and high-rise apartments, these neighborhoods are racially and ethnically diverse. Many residents have completed some college or have a degree, and they earn a good income in professional and service occupations.
Willing to commute to their jobs, they work hard and
budget well to support their urban lifestyles, laying the foundation for stable financial futures.
OUR NEIGHBORHOOD
• More than half of the homes are
single-family residences or
townhomes.
• Tenure is 50-50: about half of
households are owned and half are
rented. Median home value
(Index 185) and average gross rent
(Index 129) exceed US values.
• Households include families, both
married couples and single parents, as
well as singles. The distribution is
similar to the US, with slightly more
single-person households (Index 109).
• Housing is older in this market:
nearly two out of three homes were
built before 1970.
• Most households own one vehicle,
but public transportation is still a
necessity for daily commutes.
SOCIOECONOMIC TRAITS
• City Lights residents earn above-average incomes,
but lag the nation in net worth.
• Labor force participation exceeds the US average
(Index 108). Residents work hard in professional and
service occupations but also seek to enjoy life.
• These consumers save for the future, often to
achieve their dream of homeownership. They often
engage in discussion about financial products and
services among their peers. They earn dividend
incomes from their portfolios but steer away from
risky investments.
• These consumers are price savvy but will pay for
quality brands they trust.
• Residents stand by their belief in equal opportunity. • Attuned to nature and the environment, and when
they can, purchase natural products.
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
LifeMode Group: Middle Ground
City Lights 8A
85+
80–84
75–79
70–74
65–69
60–64
55–59
50–54
45–49
40–44
35–39
30–34
25–29
20–24
15–19
10–14
5–9
<5
8% 4% 0 4% 8%
Male Female
Median Household Income
Median Net Worth
$56,100
$93,300
$69,200
$85,100
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
$56,100
$93,300
$69,200
$85,100
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
Housing
Food
Apparel & Services
Transportation
Health Care
Entertainment &
Recreation
Education
Pensions &
Social Security
Other
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INCOME AND NET WORTH
Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and
net worth are estimated by Esri.
OCCUPATION BY EARNINGS
The five occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey.
AVERAGE HOUSEHOLD BUDGET INDEX
The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri.
AGE BY SEX (Esri data)
Median Age: 39.3 US: 38.2
Indicates US
RACE AND ETHNICITY (Esri data)
The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity).
Diversity Index: 75.8 US: 64.0
Hispanic*
Multiple
Other
Asian and
Pac. Islander
American
Indian
Black
White
$140,000
$120,000
$100,000
$80,000
$60,000
$40,000
$20,000
0 100,000 200,000 300,000
*Hispanic Can Be of Any Race.
0 20% 40% 60% 80%
0 $100K $200K $300K $400K $500K $600K+
0 $100K $200K $300K $400K $500K $600K+
US Average. US Median. Median Earnings
Workers (Age 16+)
115
105
110
101
101
106
131
111
106
0 50 100 150 200 250 300 350
Own
51.7%
Rent
48.3%
Chart Title
Own Rent
Homeownership
US Percentage:
62.7% Own
37.3% Rent
Population
Population Growth (Annual %)
Population Density (Persons per sq. mile)
350
100
350
0 0
0 900,000
-0.5%
0 11,000,000
3.0%
25,000
4,774,000
0.7%
1000
Wealth Index
Socioeconomic Status Index
Housing Affordability Index
82 82
3,323
48.1 TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
MARKET PROFILE (Consumer preferences are estimated from data by MRI-Simmons.) • Price-conscious consumers, they seek out deals on brands they like at warehouse clubs, Marshalls, Target, or Bed Bath & Beyond.
• Residents are traditional in many ways. They prefer to bank in person but are increasingly paying their bills online. They rarely carry a credit card balance but occasionally buy on credit.
• Most residents have high-speed internet access at home and use their computers for basic browsing and some shopping. Although most still own landlines, they use their cell phones frequently from news to entertainment to redeeming mobile coupons. • These are health-conscious consumers, who purchase vitamins, low-sodium foods, and spend 7+ hours exercising per week.
• Their taste in music is varied, typically rhythmic, contemporary, urban, and even R&B music, listening at home and during their daily commutes.
ESRI INDEXES
Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards.
POPULATION CHARACTERISTICS
Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri.
LifeMode Group: Middle Ground
City Lights 8A
HOUSING
Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets.
Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey.
Typical Housing:
Multiunits;
Single Family
Median Value:
$383,400
US Median: $207,300
High
Low
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
SEGMENT DENSITY
This map illustrates the density and
distribution of the City Lights
Tapestry Segment by households.
LifeMode Group: Middle Ground
City Lights 8A
For more information
1-800-447-9778
[email protected]
esri.com
Copyright © 2022 Esri. All rights reserved. Esri, the Esri globe logo, The Science of Where, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners.
G2831429
TM
TAPESTRY
SEGMENTATION
esri.com/tapestry
Households: 1,528,100
Average Household Size: 3.07
Median Age: 32.8
Median Household Income: $46,500
LifeMode Group: Next Wave
Diverse Convergence
Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100.
Consumer preferences are estimated from data by MRI-Simmons. 13A
WHO ARE WE?
Diverse Convergence neighborhoods are a rich blend of cultures, found in densely populated urban and suburban areas, almost entirely in the Middle Atlantic (especially in New York and New Jersey) or in California.
Almost 40% of residents are foreign-born; nearly one in four households is linguistically isolated. Young families renting apartments in older buildings dominate this market; about one-quarter of households have children. Over one-fifth of households have no vehicle, typically those living in the city. Workers are mainly employed in white-collar and service occupations (especially food service and building maintenance). One-fifth of workers commute using public transportation and more walk or bike to work than expected. Median household income is lower, but home values are higher, reflecting the metropolitan areas in which they live.
Consumers are attentive to personal style; purchases reflect their youth and their children. Residents visit Spanish-language websites, watch programs on Spanish TV networks, and listen to Hispanic music.
OUR NEIGHBORHOOD
• Densely settled urban periphery of
large metropolitan areas, East and
West Coasts.
• Young family market: 41% of families
with children (married couple or
single parent), plus married couples
without children and a notable
proportion of multigenerational
households (Index 174).
• Approximately 76% of householders
live in multiunit apartment buildings,
30% in two and four unit structures
(Index 372).
• Majority of apartments built before
1970 (65%), 29% built before 1940
(Index 223).
• One of two vehicles for two-thirds of
households; 22% have no vehicle
(Index 243).
SOCIOECONOMIC TRAITS
• Almost 40% of the population were born
abroad; almost one of five households
has residents who do not speak English.
• 27% have no high school diploma (Index
210); 28% have a high school diploma
only (Index 103).
• Labor force participation rate is 67% and
higher than the US average.
• Hardworking consumers, striving to get
ahead; style matters to them.
• Preserving the environment and being
in tune with nature are very important.
• Media used most often is the internet.
TM
TAPESTRY
SEGMENTATION
esri.com/tapestry
LifeMode Group: Next Wave
Diverse Convergence 13A
85+
80–84
75–79
70–74
65–69
60–64
55–59
50–54
45–49
40–44
35–39
30–34
25–29
20–24
15–19
10–14
5–9
<5
8% 4% 0 4% 8%
Male Female
Median Household Income
Median Net Worth
$56,100
$93,300
$46,500
$15,600
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
$56,100
$93,300
$46,500
$15,600
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
Housing
Food
Apparel & Services
Transportation
Health Care
Entertainment &
Recreation
Education
Pensions &
Social Security
Other
5.0% 4.5% 4.0% 3.5% 3.0% 2.5% 2.0% 1.5% 1.0% 0.5% 0.0%
Male Age 0-4
Male Age 5-9
Male Age 10-14
Male Age 15-19
Male Age 20-24
Male Age 25-29
Male Age 30-34
Male Age 35-39
Male Age 40-44
Male Age 45-49
Male Age 50-54
Male Age 55-59
Male Age 60-64
Male Age 65-69
Male Age 70-74
Male Age 75-79
Male Age 80-84
Male Age 85+
Age by Sex - Male
Series2 Series1
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INCOME AND NET WORTH
Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and
net worth are estimated by Esri.
OCCUPATION BY EARNINGS
The five occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey.
AVERAGE HOUSEHOLD BUDGET INDEX
The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri.
AGE BY SEX (Esri data)
Median Age: 32.8 US: 38.2
Indicates US
RACE AND ETHNICITY (Esri data)
The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity).
Diversity Index: 88.7 US: 64.0
Hispanic*
Multiple
Other
Asian and
Pac. Islander
American
Indian
Black
White
$60,000
$50,000
$40,000
$30,000
$20,000
$10,000
0 100,000 150,000 200,000 250,000 300,000
*Hispanic Can Be of Any Race.
0 20% 40% 60% 80%
0 $100K $200K $300K $400K $500K $600K+
0 $100K $200K $300K $400K $500K $600K+
US Average. US Median. Median Earnings
Workers (Age 16+)
85 81
84 75
68 74
89 75
73 0 50 100 150 200 250 300 350
Own
27.6%
Rent
72.4%
Chart Title
Own Rent
Population
Population Growth (Annual %)
Population Density (Persons per sq. mile)
350
100
350
0 0
0 900,000
-0.5%
0 11,000,000
3.0%
25,000
4,746,200
0.8%
1000
Wealth Index
Socioeconomic Status Index
Housing Affordability Index
48 61
8,911
Homeownership
US Percentage:
62.7% Own
37.3% Rent
37.2 TM
TAPESTRY
SEGMENTATION
esri.com/tapestry
MARKET PROFILE (Consumer preferences are estimated from data by MRI-Simmons.) • Limited funds to invest in retirement savings plans, stocks, or bonds. • Shop for groceries at warehouse and club stores, as well as specialty markets.
• Read baby magazines and purchase baby products.
• Family activities include visiting theme parks, going to the beach, playing soccer and basketball, and going out for fast food.
• Use the internet to visit Spanish-language websites and download music, access social media sites, watch movies, and play games. • Watch programs on children’s channels and on Spanish TV networks. • Listen to Spanish and Latin music on cell phones or on the radio at home.
ESRI INDEXES
Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards.
POPULATION CHARACTERISTICS
Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri.
LifeMode Group: Next Wave
Diverse Convergence 13A
HOUSING
Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets.
Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey.
Typical Housing:
High-Density Apartments;
Single Family
Average Rent:
$1,191
US Average: $1,038
High
Low
TM
TAPESTRY
SEGMENTATION
esri.com/tapestry
SEGMENT DENSITY
This map illustrates the density and
distribution of the Diverse Convergence
Tapestry Segment by households.
LifeMode Group: Next Wave
Diverse Convergence 13A
For more information
1-800-447-9778
[email protected]
esri.com
Copyright © 2022 Esri. All rights reserved. Esri, the Esri globe logo, The Science of Where, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners.
G2831429
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
Households: 912,400
Average Household Size: 4.12
Median Age: 28.3
Median Household Income: $38,300
LifeMode Group: Next Wave
Family Extensions
WHO ARE WE?
Family Extensions is a family-oriented market distinguished by multigenerational households. Their spending reflects their children—baby food and furniture or children’s
apparel—and convenience—fast-food and family restaurants. Consumer choices also focus on personal style, as well as the latest trends and fashions. Although young and predominantly renters, this market is stable, affected more by immigration from abroad than local moves.
OUR NEIGHBORHOOD
• Older neighborhoods, which can be found
in the urban periphery of large metropolitan areas, primarily on the West Coast. • Most of the housing built before 1960; 25%
built before 1940.
• Housing a mix of single-family homes (less
than half) and apartments, primarily in
buildings with 2–4 units.
• Primarily renter-occupied homes, with an
average rent of $1,067 monthly.
• Family market, primarily married couples
with children, but also a number of multigenerational households; average household size at 4.12.
SOCIOECONOMIC TRAITS
• More than 40% of the population was born
abroad (Index 327); 25% of the households
have members who speak only Spanish
(Index 558).
• Labor force participation is average
(Index 98).
• Trendy consumers who focus on style.
• Brand loyalty and environmentally safe
products also guide purchasing choices,
although these consumers are open to
new products.
• Use, but do not rely on, technology.
Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100.
Consumer preferences are estimated from data by MRI-Simmons. 13B
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
LifeMode Group: Next Wave
Family Extensions 13B
85+
80–84
75–79
70–74
65–69
60–64
55–59
50–54
45–49
40–44
35–39
30–34
25–29
20–24
15–19
10–14
5–9
<5
8% 4% 0 4% 8%
Male Female
Median Household Income
Median Net Worth
$56,100
$93,300
$38,300
$14,200
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
$56,100
$93,300
$38,300
$14,200
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
Housing
Food
Apparel & Services
Transportation
Health Care
Entertainment &
Recreation
Education
Pensions &
Social Security
Other
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56$78&9:8%"
;"7:"</ ;"7:"<.
INCOME AND NET WORTH
Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and
net worth are estimated by Esri.
OCCUPATION BY EARNINGS
The five occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey.
AVERAGE HOUSEHOLD BUDGET INDEX
The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri.
AGE BY SEX (Esri data)
Median Age: 28.3 US: 38.2
Indicates US
RACE AND ETHNICITY (Esri data)
The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity).
Diversity Index: 85.4 US: 64.0
Hispanic*
Multiple
Other
Asian and
Pac. Islander
American
Indian
Black
White
$60,000
$50,000
$40,000
$30,000
$20,000
$10,000
0 50,000 100,000 150,000 200,000 250,000
*Hispanic Can Be of Any Race.
0 20% 40% 60% 80%
0 $100K $200K $300K $400K $500K $600K+
0 $100K $200K $300K $400K $500K $600K+
US Average. US Median. Median Earnings
Workers (Age 16+)
67 67
71 63
55 61
60 61
60 0 50 100 150 200 250 300 350
Own
35.7%
Rent
64.3%
Chart Title
Own Rent
Population
Population Growth (Annual %)
Population Density (Persons per sq. mile)
350
100
350
0 0
0 900,000
-0.5%
0 11,000,000
3.0%
25,000
3,793,100
0.6%
1000
Wealth Index
Socioeconomic Status Index
Housing Affordability Index
39 68
7,513
Homeownership
US Percentage:
62.7% Own
37.3% Rent
31 TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
MARKET PROFILE (Consumer preferences are estimated from data by MRI-Simmons.) • Recent purchases reflect personal style—apparel, personal care products like hair coloring and tooth whiteners.
• Family is reflected in purchases as well—baby products and children’s apparel. • Banking is done primarily in person; savings and debt are minimal. • Media preferences favor Spanish-language channels and websites. • Residents are soccer fans.
ESRI INDEXES
Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards.
POPULATION CHARACTERISTICS
Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri.
LifeMode Group: Next Wave
Family Extensions 13B
HOUSING
Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets.
Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey.
Typical Housing:
Single Family;
Multiunit Rentals
Average Rent:
$1,067
US Average: $1,038
High
Low
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
SEGMENT DENSITY
This map illustrates the density and
distribution of the Family Extensions
Tapestry Segment by households.
LifeMode Group: Next Wave
Family Extensions 13B
For more information
1-800-447-9778
[email protected]
esri.com
Copyright © 2022 Esri. All rights reserved. Esri, the Esri globe logo, The Science of Where, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners.
G2831429
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
Households: 970,800
Average Household Size: 3.35
Median Age: 27.3
Median Household Income: $30,200
LifeMode Group: Next Wave
NeWest Residents
WHO ARE WE?
NeWest Residents households are new to America and their careers, often with new, young families. Many are new to the English language; nearly one-third of households are linguistically isolated. As residents adopt the American way of life, many pursue risky employment opportunities for the benefit of their extended families. Long hours in blue-collar jobs, primarily in the service industry, are common. Skilled workers steer toward construction and manufacturing sectors. Female labor force participation is somewhat low.
OUR NEIGHBORHOOD
• Concentrated in larger metropolitan areas
(over half a million people) in the South
and West.
• Reside in mostly renter-occupied apartments
in older, mid- to high-rise buildings. Over
80% of housing units were built before 1990.
Rental rates are below the US average
(Index 85).
• Half of all households have children, in either
married-couple or single-parent families.
• With average household size exceeding
three, presence of children less than 5 years
old is high compared to the US average.
Dependent children represent approximately
one-third of the population.
SOCIOECONOMIC TRAITS
• Female labor participation is slightly lower
than the US average, partially attributable
to the language barrier in this diverse
foreign-born market.
• Male labor force participation (Index 116) is
compulsory for these new families.
• Working full-time in blue-collar jobs, this
market works hard and dreams big. They
seek adventure and take risks for the
betterment of their families.
• They are automotive enthusiasts; if they
had the savings, they would buy a used,
but bold, fun-to-drive vehicle.
Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100.
Consumer preferences are estimated from data by MRI-Simmons. 13C
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
LifeMode Group: Next Wave
NeWest Residents 13C
85+
80–84
75–79
70–74
65–69
60–64
55–59
50–54
45–49
40–44
35–39
30–34
25–29
20–24
15–19
10–14
5–9
<5
8% 4% 0 4% 8%
Male Female
Median Household Income
Median Net Worth
$56,100
$93,300
$30,200
$10,700
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
$56,100
$93,300
$30,200
$10,700
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
Housing
Food
Apparel & Services
Transportation
Health Care
Entertainment &
Recreation
Education
Pensions &
Social Security
Other
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INCOME AND NET WORTH
Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and
net worth are estimated by Esri.
OCCUPATION BY EARNINGS
The five occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey.
AVERAGE HOUSEHOLD BUDGET INDEX
The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri.
AGE BY SEX (Esri data)
Median Age: 27.3 US: 38.2
Indicates US
RACE AND ETHNICITY (Esri data)
The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity).
Diversity Index: 87.3 US: 64.0
Hispanic*
Multiple
Other
Asian and
Pac. Islander
American
Indian
Black
White
$60,000
$50,000
$40,000
$30,000
$20,000
$10,000
0 50,000 100,000 150,000 200,000 250,000
*Hispanic Can Be of Any Race.
0 20% 40% 60% 80%
0 $100K $200K $300K $400K $500K $600K+
0 $100K $200K $300K $400K $500K $600K+
US Average. US Median. Median Earnings
Workers (Age 16+)
57 60
59 56
45 50
53 49
48 0 50 100 150 200 250 300 350
Own
16.6%
Rent
83.4%
Chart Title
Own Rent
Population
Population Growth (Annual %)
Population Density (Persons per sq. mile)
350
100
350
0 0
0 900,000
-0.5%
0 11,000,000
3.0%
25,000
3,288,800
1.1%
1000
Wealth Index
Socioeconomic Status Index
Housing Affordability Index
29 114
2,552
Homeownership
US Percentage:
62.7% Own
37.3% Rent
31.2 TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
MARKET PROFILE (Consumer preferences are estimated from data by MRI-Simmons.) • NeWest Residents households prefer watching Spanish-language channels over watching sports on TV or listening to popular music. Fast-food dining is a big hit. • NeWest Residents consumers love their caffeine; drinking coffee, sodas, sports, and energy drinks.
• A large portion of their income goes toward baby and children products— disposable diapers, baby food, furniture and equipment, and vitamin supplements.
• They prefer to use cash; debit card ownership is low. New immigrants often choose not to obtain a credit card.
ESRI INDEXES
Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards.
POPULATION CHARACTERISTICS
Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri.
LifeMode Group: Next Wave
NeWest Residents 13C
HOUSING
Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets.
Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey.
Typical Housing:
Multiunit Rentals
Average Rent:
$887
US Average: $1,038
High
Low
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
SEGMENT DENSITY
This map illustrates the density and
distribution of the NeWest Residents
Tapestry Segment by households.
LifeMode Group: Next Wave
NeWest Residents 13C
For more information
1-800-447-9778
[email protected]
esri.com
Copyright © 2022 Esri. All rights reserved. Esri, the Esri globe logo, The Science of Where, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners.
G2831429
TAPESTRY
SEGMENTATION
TM
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Households: 1,753,500
Average Household Size: 2.65
Median Age: 29.3
Median Household Income: $35,700
LifeMode Group: Midtown Singles
Metro Fusion
WHO ARE WE?
Metro Fusion is a young market. Many residents do not
speak English fluently and have moved into their homes
recently. They are highly mobile and over three quarters of households are occupied by renters. Many households
have young children; a quarter are single-parent families.
Most residents live in midsize apartment buildings. Metro Fusion is a hardworking market with residents that are dedicated to climbing the ladders of their professional and social lives.
OUR NEIGHBORHOOD
• Over 60% of the homes are multiunit
structures located in the urban periphery.
• Three-quarters of residents are renters, and
rents are about 13% less than the US
average.
• Most housing units were built before 1990.
• Single-parent and single-person households make up over half of all households.
SOCIOECONOMIC TRAITS
• Younger residents are highly connected,
while older residents do not have much use
for the latest and greatest technology.
• They work hard to advance in their professions, including working weekends. • They take pride in their appearance,
consider their fashion trendy, and stick with
the same few designer brands.
• They spend money readily on what’s hot
unless saving for something specific.
• Social status is very important; they look to
impress with fashion and electronics.
Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100.
Consumer preferences are estimated from data by MRI-Simmons. 11C
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
LifeMode Group: Midtown Singles
Metro Fusion 11C
85+
80–84
75–79
70–74
65–69
60–64
55–59
50–54
45–49
40–44
35–39
30–34
25–29
20–24
15–19
10–14
5–9
<5
8% 4% 0 4% 8%
Male Female
Median Household Income
Median Net Worth
$56,100
$93,300
$35,700
$12,200
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
$56,100
$93,300
$35,700
$12,200
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
Housing
Food
Apparel & Services
Transportation
Health Care
Entertainment &
Recreation
Education
Pensions &
Social Security
Other
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INCOME AND NET WORTH
Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and
net worth are estimated by Esri.
OCCUPATION BY EARNINGS
The five occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey.
AVERAGE HOUSEHOLD BUDGET INDEX
The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri.
AGE BY SEX (Esri data)
Median Age: 29.3 US: 38.2
Indicates US
RACE AND ETHNICITY (Esri data)
The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity).
Diversity Index: 84.6 US: 64.0
Hispanic*
Multiple
Other
Asian and
Pac. Islander
American
Indian
Black
White
$60,000
$50,000
$40,000
$30,000
$20,000
$10,000
0 100,000 200,000 300,000
*Hispanic Can Be of Any Race.
0 20% 40% 60% 80%
0 $100K $200K $300K $400K $500K $600K+
0 $100K $200K $300K $400K $500K $600K+
US Average. US Median. Median Earnings
Workers (Age 16+)
62 64
63 62
52 57
59 55
55 0 50 100 150 200 250 300 350
Own
24.0%
Rent
76.0%
Chart Title
Own Rent
Population
Population Growth (Annual %)
Population Density (Persons per sq. mile)
350
100
350
0 0
0 900,000
-0.5%
0 11,000,000
3.0%
25,000
4,700,400
1.0%
1000
Wealth Index
Socioeconomic Status Index
Housing Affordability Index
34 126
2,663
Homeownership
US Percentage:
62.7% Own
37.3% Rent
37.4 TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
MARKET PROFILE (Consumer preferences are estimated from data by MRI-Simmons.) • Enjoy watching MTV, BET, Spanish TV networks, and truTV. • Listen to R&B, rap, Latin, and urban music.
• Football and weight lifting are popular activities.
• Shop at discount grocery stores, Family Dollar, and Walmart. • Often eat frozen dinners, but when dining out prefer McDonald’s, Taco Bell, Burger King, and Pizza Hut.
ESRI INDEXES
Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards.
POPULATION CHARACTERISTICS
Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri.
LifeMode Group: Midtown Singles
Metro Fusion 11C
HOUSING
Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets.
Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey.
Typical Housing:
Multiunit Rentals;
Single Family
Average Rent:
$898
US Average: $1,038
High
Low
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
SEGMENT DENSITY
This map illustrates the density and
distribution of the Metro Fusion
Tapestry Segment by households.
LifeMode Group: Midtown Singles
Metro Fusion 11C
For more information
1-800-447-9778
[email protected]
esri.com
Copyright © 2022 Esri. All rights reserved. Esri, the Esri globe logo, The Science of Where, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners.
G2831429
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
Households: 1,635,200
Average Household Size: 2.39
Median Age: 43.3
Median Household Income: $109,400
LifeMode Group: Upscale Avenues
Urban Chic
WHO ARE WE?
Urban Chic residents are professionals that live a
sophisticated, exclusive lifestyle. Half of all households are occupied by married-couple families and about
30% are singles. These are busy, well-connected, and
well-educated consumers—avid readers and moviegoers,
environmentally active, and financially stable. This market is a bit older, with a median age of 43 years, and growing slowly, but steadily.
OUR NEIGHBORHOOD
• More than half of Urban Chic households
include married couples; nearly 30%
are singles.
• Average household size is slightly
lower at 2.39.
• Homes range from prewar to recent
construction, high-rise to single family.
Over 60% of householders live in
single-family homes; more than one
in four live in multiunit structures.
• Two-thirds of homes are owner occupied.
• Major concentrations of these neighborhoods
are found in the suburban periphery of large
metropolitan areas on the California coast
and along the East Coast.
• Most households have two vehicles available.
Commuting time is slightly longer, but
commuting by bicycle is common (Index 252).
SOCIOECONOMIC TRAITS
• Well educated, more than 65% of
residents hold a bachelor’s degree or
higher (Index 212).
• Labor force participation is higher at 68%.
• Residents are employed in white-collar
occupations—in managerial, technical, and
legal positions.
• Nearly 40% of households receive income
from investments.
• Environmentally aware, residents actively
recycle and maintain a “green” lifestyle.
• These busy, tech-savvy residents use PCs
extensively for an array of activities such as
shopping, banking, and staying current—
a top market for Apple computers.
Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100.
Consumer preferences are estimated from data by MRI-Simmons. 2A
85+
80–84
75–79
70–74
65–69
60–64
55–59
50–54
45–49
40–44
35–39
30–34
25–29
20–24
15–19
10–14
5–9
<5
8% 4% 0 4% 8%
Male Female
Median Household Income
Median Net Worth
$56,100
$93,300
$109,400
$303,000
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
$56,100
$93,300
$109,400
$303,000
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
Housing
Food
Apparel & Services
Transportation
Health Care
Entertainment &
Recreation
Education
Pensions &
Social Security
Other
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0.0% 0.5% 1.0% 1.5% 2.0% 2.5% 3.0% 3.5% 4.0% 4.5%
Female Age 0-4
Female Age 5-9
Female Age 10-14
Female Age 15-19
Female Age 20-24
Female Age 25-29
Female Age 30-34
Female Age 35-39
Female Age 40-44
Female Age 45-49
Female Age 50-54
Female Age 55-59
Female Age 60-64
Female Age 65-69
Female Age 70-74
Female Age 75-79
Female Age 80-84
Female Age 85+
Chart Title
Series2 Series1
INCOME AND NET WORTH
Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and
net worth are estimated by Esri.
OCCUPATION BY EARNINGS
The five occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey.
AVERAGE HOUSEHOLD BUDGET INDEX
The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri.
AGE BY SEX (Esri data)
Median Age: 43.3 US: 38.2
Indicates US
RACE AND ETHNICITY (Esri data)
The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity).
Diversity Index: 48.1 US: 64.0
Hispanic*
Multiple
Other
Asian and
Pac. Islander
American
Indian
Black
White
$140,000
$120,000
$100,000
$80,000
$60,000
$40,000
$20,000
0 100,000 20 200,000 40 300,000 60 400,000 0
*Hispanic Can Be of Any Race.
0 20% 40% 60% 80%
0 $100K $200K $300K $400K $500K $600K+
0 $100K $200K $300K $400K $500K $600K+
US Average. US Median. Median Earnings
0 50 100 150 200 250 300 350 Workers (Age 16+)
186
176
190
171
175
186
207
198
191
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
LifeMode Group: Upscale Avenues
Urban Chic 2A
Own
66.2%
Rent
33.8%
Chart Title
Own Rent
Homeownership
US Percentage:
62.7% Own
37.3% Rent
Population
Population Growth (Annual %)
Population Density (Persons per sq. mile)
350
100
350
0 0
0 900,000
-0.5%
0 11,000,000
3.0%
25,000
3,992,500
0.9%
514
1000
Wealth Index
Socioeconomic Status Index
Housing Affordability Index
192
84 61.9
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
MARKET PROFILE (Consumer preferences are estimated from data by MRI-Simmons.) • Shop at Trader Joe’s, Costco, or Whole Foods.
• Eat organic foods, drink imported wine, and truly appreciate a good cup of coffee. • Travel extensively (domestically and internationally). • Prefer to drive luxury imports and shop at upscale establishments. • Embrace city life by visiting museums, art galleries, and movie theaters for a night out. • Avid book readers of both digital and audio formats.
• Financially shrewd residents that maintain a healthy portfolio of stocks, bonds, and real estate. • In their downtime, enjoy activities such as skiing, yoga, hiking, and tennis.
ESRI INDEXES
Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards.
POPULATION CHARACTERISTICS
Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri.
LifeMode Group: Upscale Avenues
Urban Chic 2A
HOUSING
Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets.
Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey.
Typical Housing:
Single Family
Median Value:
$623,400
US Median: $207,300
High
Low
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
SEGMENT DENSITY
This map illustrates the density and
distribution of the Urban Chic
Tapestry Segment by households.
LifeMode Group: Upscale Avenues
Urban Chic 2A
For more information
1-800-447-9778
[email protected]
esri.com
Copyright © 2022 Esri. All rights reserved. Esri, the Esri globe logo, The Science of Where, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners.
G2831429
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
Households: 889,400
Average Household Size: 3.17
Median Age: 42.7
Median Household Income: $93,300
LifeMode Group: Upscale Avenues
Pacific Heights
WHO ARE WE?
Pacific Heights is one of the smaller markets (with less than 1% of households), composed of upscale neighborhoods in the urban periphery of metropolitan areas, along the Pacific Coast in California, in Hawaii, and in the Northeast. This market includes the highest percentage of multiracial
populations. This is a family market, distinguished by
married-couple families, with and without children, some in multigenerational households. They own their homes,
mainly high-priced single-family homes, with a higher
proportion of town houses. Workers are generally
employed in white-collar occupations such as business,
computer, architecture, and engineering roles. Median
household income and net worth are much higher than the US. These trendy residents buy nice food and clothing, as well as the latest gadgets.
OUR NEIGHBORHOOD
• These are diverse, densely populated
neighborhoods in the urban periphery of
metropolitan areas.
• Homes are primarily owner occupied and
older, most built in 1950–1979 (57%).
• Two-thirds of homes are single family; 14%
are town houses (Index 244).
• Nearly 70% of owned homes are valued
at over $500,000 (Index 492).
• Percentage of vacant housing units at
4.1% is one of the lowest (Index 36).
• About 61% of households are composed of
married-couple families, with or without
children under 18 years, with a higher ratio
of adult children living at home (Index 157).
• Two-thirds of households own one or two
vehicles, but 28% own three or more
(Index 141).
SOCIOECONOMIC TRAITS
• Education completed: Over 67% of
residents have some college education;
41% have a bachelor’s degree or higher
(Index 131).
• Labor force participation rate is average
at 62%.
• Salaries account for most of the household
income among these professionals, but
investment income adds to their affluence.
• Financially conservative, these consumers
tend to opt for low-risk investments.
• They keep up-to-date with the latest styles
and trends, as well as the latest technology.
Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100.
Consumer preferences are estimated from data by MRI-Simmons. 2C
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
LifeMode Group: Upscale Avenues
Pacific Heights 2C
85+
80–84
75–79
70–74
65–69
60–64
55–59
50–54
45–49
40–44
35–39
30–34
25–29
20–24
15–19
10–14
5–9
<5
8% 4% 0 4% 8%
Male Female
Median Household Income
Median Net Worth
$56,100
$93,300
$93,300
$280,400
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
$56,100
$93,300
$93,300
$280,400
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income
Esri Median Net Worth
Series2 Series1
Housing
Food
Apparel & Services
Transportation
Health Care
Entertainment &
Recreation
Education
Pensions &
Social Security
Other
140000
120000
100000
80000
·x
60000
40000
20000
0 0
Health-Care
Practitioners And
Technical
Business And
Financial
Operations
50000
• Office And Administrative Support
EMP2
Management
Sales And Related
100000 150000
Axis Title
• Sales And Related • Management • Healthcare Practitioners And Technical Office And
Administrative Support
200000
• Business And Financial Operations
250000
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INCOME AND NET WORTH
Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and
net worth are estimated by Esri.
OCCUPATION BY EARNINGS
The five occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey.
AVERAGE HOUSEHOLD BUDGET INDEX
The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri.
AGE BY SEX (Esri data)
Median Age: 42.7 US: 38.2
Indicates US
RACE AND ETHNICITY (Esri data)
The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity).
Diversity Index: 75.0 US: 64.0
Hispanic*
Multiple
Other
Asian and
Pac. Islander
American
Indian
Black
White
$140,000
$120,000
$100,000
$80,000
$60,000
$40,000
$20,000
0 50,000 20 100,000 40 150,000 60 200,000 0
*Hispanic Can Be of Any Race.
0 20% 40% 60% 80%
0 $100K $200K $300K $400K $500K $600K+
0 $100K $200K $300K $400K $500K $600K+
US Average. US Median. Median Earnings
0 50 100 150 200 250 300 350 Workers (Age 16+)
141
131
143
127
133
141
141
147
145
Own
72.4%
Rent
27.6%
Chart Title
Own Rent
Homeownership
US Percentage:
62.7% Own
37.3% Rent
Population
Population Growth (Annual %)
Population Density (Persons per sq. mile)
350
100
350
0 0
0 900,000
-0.5%
0 11,000,000
3.0%
25,000
2,849,500
0.7%
3,211
1000
Wealth Index
Socioeconomic Status Index
Housing Affordability Index
148
75 50.1
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
MARKET PROFILE (Consumer preferences are estimated from data by MRI-Simmons.) • Prefer imported vehicles, owning later models.
• Favor trendier stores for apparel; Costco and specialty markets for groceries. • Own iPads and newer Mac computers.
• Use the internet to visit online blogs and chat rooms, watch TV programs and movies, trade and track investments, and make purchases. • Enjoy visiting theme parks; eating out at family restaurants; stopping by Starbucks for coffee; listening to all news, contemporary, and hit radio music; and reading fashion magazines.
• Partial to Showtime, HBO, Travel Channel, and CNN.
• Make phone calls overseas; some foreign travel over the last three years.
ESRI INDEXES
Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards.
POPULATION CHARACTERISTICS
Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri.
LifeMode Group: Upscale Avenues
Pacific Heights 2C
HOUSING
Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets.
Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey.
Typical Housing:
Single Family
Median Value:
$611,700
US Median: $207,300
High
Low
TAPESTRY
SEGMENTATION
TM
esri.com/tapestry
SEGMENT DENSITY
This map illustrates the density and
distribution of the Pacific Heights
Tapestry Segment by households.
LifeMode Group: Upscale Avenues
Pacific Heights 2C
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