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Apartment Occupancy in Pulaski County Heads Up Again.



THE AVERAGE OCCUPANCY rate Noun 1. occupancy rate - the percentage of all rental units (as in hotels) are occupied or rented at a given time
pct, per centum, percent, percentage - a proportion in relation to a whole (which is usually the amount per hundred)
 for the Pulaski County Pulaski County is the name of several counties in the United States:
  • Pulaski County, Arkansas
  • Pulaski County, Georgia
  • Pulaski County, Illinois
  • Pulaski County, Indiana
  • Pulaski County, Kentucky
  • Pulaski County, Missouri
  • Pulaski County, Virginia
 apartment market blipped upward to 92.3 percent in 1999, ending five consecutive years of decline.

The occupancy rate tightened 0.4 of a percentage point over 1998's 91.9 percent, the lowest figure since 1989 according to according to
prep.
1. As stated or indicated by; on the authority of: according to historians.

2. In keeping with: according to instructions.

3.
 the 1999 Pulaski County Apartment Market Survey.

The 360-page publication is a cooperative effort of Richard Cheek, vice president of Rivercliff Co. in Little Rock Metrotrends, the Arkansas Apartment Association and the Arkansas chapter of Accredited accredited

recognition by an appropriate authority that the performance of a particular institution has satisfied a prestated set of criteria.


accredited herds
cattle herds which have achieved a low level of reactors to, e.g.
 Residential Managers.

The increased occupancy in 1999 coincides with the two most active years for apartment construction in a decade. Nearly half of all building permits issued in 1990-99 (1,940 units came during 1998-99.

More building permits for apartments (1,044 units) were issued during 1998 in Pulaski County than any other year during the 1990s. That was followed up by 896 units worth of apartment building permits in 1999, the second most active year during the past 10 years.

The slight increase in 1999 occupancy in the face of so many new units indicates a healthy appetite for apartments. More apartments are on the way, too.

At least 423 units are in various stages of construction in the market. The biggest of the bunch is the 145-unit Block 2 Lofts project in downtown Little Rock.

This Vanadis Group development should be completed in two months. The Little Rock group expects to begin construction on the 41-unit Eastside Lofts project at 1401 S. Scott St. by year's end.

Construction of the 128-unit Chapel Ridge complex in west Little Rock is in full swing on Chenal Parkway between Highways 10 and 300.

The 73-unit Riverview project at 810 North St. in downtown Little Rock will be completed in September. An additional 36 units are expected to open by year's end' at Eagle Nest in southwest Little Rock.

Two other projects completed earlier in 2000 include 132 units at Lindsey Management's Eagle Nest project and 56 units at Timberwood in Jacksonville.

"The market's in good shape," said Jerry Webster, president of Little Rock's Webster Corp. "Equilibrium is a good word. We have good supply and good demand. Things are very stable."

Webster, whose commercial realty realty n. a short form of "real estate." (See: real estate)


REALTY. An abstract of real, as distinguished from personalty. Realty relates to lands and tenements, rents or other hereditaments. Vide Real Property.
 firm is dominated by apartment sales, believes the market is ripe for 1,000 more units based on the investor demand he's encountering.

"I have four clients looking to build luxury apartments," Webster said. "I have six looking to build low-income tax-credit deals. Everyone wants to build luxury or low-income tax-credit deals. There's nothing in between.

"Developers tell me it's almost as expensive to build middle-of-the-road projects, B-plus properties, as it is to do top-end apartments. But the return for those A-plus properties is so much greater."

Market Breakdown

Like the overall market, the largest submarket sub·mar·ket  
n.
A geographic, economic, or specialized subdivision of a market.

adj.
Being below what is usual in a particular market: submarket wages; submarket interest rates. 
 in the county experienced an occupancy rebound rebound (rē´bownd),
n/v 1. a recovery from illness.
n 2. an outbreak of fresh reflex activity after withdrawal of a stimulus

rebound adjective
 after a five-year year decline.

Occupancy in the northwest Little Rock sector, home to a third of the 23,531 units included in the 1999 survey, improved from 88.9 percent in 1998 to 90.3 percent in 1999.

This growing submarket is losing one of its properties. Wentwood Valley Apartments, originally developed as a condominium condominium

In modern property law, individual ownership of one dwelling unit within a multidwelling building. Unit owners have undivided ownership interest in the land and those portions of the building shared in common.
 project, is going condo again. The 68-unit project converted to apartments after a chilly reception greeted its inaugural sales pitch.

"People are going to watch that to see how successful it is," Webster said. "I think there is a real market out there for some more condo conversions Generally stated, a condo conversion is a process of entitling an income property or other lands currently held under one title to convert from sole ownership of the entire property (which often already is a multi unit property) into individual for sale units.  or a new condo development."

Two new projects joined the northwest Little Rock sector's roster of properties last year: Bristol Park, 224 units, and Carrington Park, 202 units.

Rounding out the 1999 class of new apartments are Parkcrest in Sherwood, 216 units; Eagle Nest in southwest Little Rock, 168 units; West Wood II in southwest Little Rock, 144 units; Madison Heights Madison Heights, city (1990 pop. 32,196), Oakland co., SE Mich., a suburb of Detroit; inc. 1955. With the decline of the regional auto industry, the city has become a technology center for companies from a number of industries. , 140 units in West Central Little Rock; and Tuf-Nut Lofts in downtown Little Rock, 23 units.

The West Wood expansion boosted the overall size of that development to 312 units, while Squire Court project at 5201 Geyer Springs Road grew to 156 units with the renovation of 40 units by the Catlett & Co.

The turnaround of the southwest Little Rock submarket remains in motion after many of its units suffered through years of neglect by absentee One who has left, either temporarily or permanently, his or her domicile or usual place of residence or business. A person beyond the geographical borders of a state who has not authorized an agent to represent him or her in legal proceedings that may be commenced against him or her  owners.

The 3,598-unit submarket continues to enjoy a combination of new investment rehabing overlooked projects and new construction. Southwest occupancy climbed from 89.2 percent in 1998 to 91.6 percent last year, the biggest single gain of any submarket.

"We have nine vacancies out of 384 units at Eagle Hill," said Roy Stanley, president of Lindsey Management Co. "That's not too bad."

Leasing, activity is in full swing for 300 new units at the neighboring neigh·bor  
n.
1. One who lives near or next to another.

2. A person, place, or thing adjacent to or located near another.

3. A fellow human.

4. Used as a form of familiar address.

v.
 Eagle Nest project. How quickly these apartments fill up will be a measure of the submarket's continued resurgence re·sur·gence  
n.
1. A continuing after interruption; a renewal.

2. A restoration to use, acceptance, activity, or vigor; a revival.
.

Occupancy in the 3,345-unit Central Little Rock submarket inched from 94.2 percent in 1998 to 94.4 percent last year. The sector is dominated by projects in the Riverdale area and a cluster of properties near Cantrell Road and Mississippi Avenue.

The 3,263-unit North Little Rock submarket actually took a slight dip in occupancy, moving' from 95.2 percent in 1998 to 94.1 percent. Apartment development in North Little Rock has been practically non-existent since 1986.

Two areas identified for future projects are the historic downtown district and the Baucum/Scott area in the east part of North Little Rock.

Some view the performance of the Block 2 Lofts and Riverview Apartments in downtown Little Rock as test cases for future projects in the downtown areas on both sides of the Arkansas River Arkansas River

River, rising in central Colorado, U.S. At 1,450 mi (2,333 km) long, it flows east through southern Kansas and southeast across northeastern Oklahoma and bisects Arkansas, where it empties into the Mississippi River.
.

While North Little Rock has remained dormant Latent; inactive; silent. That which is dormant is not used, asserted, or enforced.

A dormant partner is a member of a partnership who has a financial interest yet is silent, in that he or she takes no control over the business.
, the neighboring Sherwood apartment market has doubled to more than 1,300 units since 1995. Occupancy was a firm 97.2 percent last year, compared to 96.9 percent in 1998. Such high figures assure future development in Sherwood, which passed the 1,254-unit Jacksonville submarket in size.

Optimism about future operations at the neighboring Little Rock Air Force Base Little Rock Air Force Base (IATA: LRF, ICAO: KLRF) is an United States Air Force facility located in Jacksonville, Arkansas. It is the only C-130 training base for the Department of Defense, and trains C-130 pilots, navigators, flight engineers, and loadmasters,  prompted some new construction in Jacksonville. The new units caused a slight dip in occupancy, which went from 96.4 percent in 1998 to 95.5 percent last year.

Apartment watchers won't be surprised to see more activity in Jacksonville. The same can't necessarily be said for Maumelle.

This 577-unit submarket appears especially primed for more apartments, with the county's highest occupancy rate of 97.4 percent. However, would be developers have been frustrated frus·trate  
tr.v. frus·trat·ed, frus·trat·ing, frus·trates
1.
a. To prevent from accomplishing a purpose or fulfilling a desire; thwart:
 in attempts to bring new projects online.

Neighborhood opponents have successfully thwarted thwart  
tr.v. thwart·ed, thwart·ing, thwarts
1. To prevent the occurrence, realization, or attainment of: They thwarted her plans.

2.
 efforts to develop any rent-subsidy units. The result has been pricier units and an average rental rate of $591 per month -- also the highest of any submarket in Pulaski County.

The west central Little Rock submarket, featuring projects scattered Scattered

Used for listed equity securities. Unconcentrated buy or sell interest.
 south of Interstate in·ter·state  
adj.
Involving, existing between, or connecting two or more states.

n.
One of a system of highways extending between the major cities of the 48 contiguous United States.

Noun 1.
 630 and north of Asher Avenue between Pine Street and Interstate 430, remained firm at firm at 93.9 percent.

The pool of downtown Little Rock apartments surveyed is deemed to be too shallow for meaningful data.
                 PULASKI COUNTY APARTMENT OCCUPANCY 1985-99
1985     89.0%
1986     86.0%
1987     82.0%
1988     86.8%
1989     91.4%
1990     92.5%
1991     93.4%
1992     94.4%
1993     95.7%
1994     95.1%
1995     95.0%
1996     93.9%
1997 [*] 92.9%
1998     91.9%
1999     92.3%
(*.)1997 data extrapolated from trend 1996-1998.
Source: 1999 Pulaski County Apartment Survey.
                             Apartment Census
Year Total Units
1995   20,662
1996   21,514
1997   21,514
1998   22,684
1999   23,531
                      Average Apartment Rents 1995-99
Sector         1995 1999 Change % Change
Downtown       $323 $299  -$24    -7.4
Southwest       360  425    65    18.1
West Central    424  445    21     5.0
Central         496  561    65    13.1
Northwest       490  549    59    12.0
North LR        441  478    37     8.4
Sherwood        391  472    81    20.7
Jacksonville    350  375    25     7.1
Maumelle        572  591    19     3.3
Pulaski County  447  508    61    13.6
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Author:WALDON, GEORGE
Publication:Arkansas Business
Date:Jul 31, 2000
Words:1328
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