Addressing Housing Insecurity Challenges in the Community

 
Problem Statement:
 
Increased demand, limited supply has led to housing insecurity for much of the community. Inflation and induced
growth are largely external factors that exacerbate the problem and creates limitations on solutions. Housing
insecurity has long-term adverse affects on our community health, economic development, and
 
Our strategic goal:
 
Increase “Attainable” housing inventory for the “Missing Middle”.
 
1.
Unaddressed affects of 
housing insecurity
 exacerbates societal problems beyond the community/governments
       ability/resources to handle.
 
2.    
Housing insecurity
 includes Pent-up Demand and Overburdened Households:
 
a. Crowding: 
 
     More than 2 persons per bedroom
 
b. Doubled-Up: 
 
     More than one family per housing unit
 
c. Multi-Generational: Three or more generations in one household
 
d. Hidden Homeless:   
Household members related or unrelated, who wish to move out but can’t for financial reasons
 
e. Overburdened:         Housing cost (shelter + utilities) burden >50% of Gross Household Income
 
f.  Homelessness:
 
     Having no home or permanent place of residence
 
Problem Set
 
 
3.   Housing insecurity has direct causal links to substance abuse, mental health disorders, suicide, reduced life
      expectancy, domestic violence, sexual assault, poor child development, and future homelessness.
 
4.
Key factors that have adversely affected housing affordability and availability
 
a.  Cost of Construction (labor and materials)
 
b.  Limited Inventory
 
c.  Induced population growth (Between 6,000-10,000)
 
d.  SID inflation
 
5.   Data Points (Projected for 2025)
 
a.  Pent-up demand - 6,650
 
b.  Organic population growth - 2,768
 
c.  Homeless population - 490
 
d.  Hidden Homeless population increased 29% from 2009-2019, despite an increase of 1,377 new
 
     housing units from 2010-2019
 
 e. 52% of households are overburdened
 
 f.  Home construction price per SqFt 250-341
 
Problem Set
 
ån
tes yan p
å’
go
 
Brain
Drain
 
Compression
 
Gentrification
 
Pent-Up Demand
 
Housing Insecurity
 
Homelessness
 
Housing
Insecurity
 
Outmigration
 
Housing
Insecurity
 
Then & Now
(2015-2024)
Housing
Insecurity
Depression
Substance
Abuse
Domestic
Violence
Homelessness
 
Poor child
development
 
Poor Health
 
Suicide
 
Priced out
 
Catastrophic
event
 
Economic
downturn
 
Sexual Assault
 
Theft
 
Mental Health
Disorders
 
Multi-Generational Cycles
 
Ounce in Prevention
 
Los Angeles
 
San Francisco
 
Portland
 
Seattle
 
Ginima’ Mo’na
 
Housing Types: Affordable v Attainable
 
What is “Affordable Housing”?
Standard Definition: <30% GHI (shelter cost + utilities)
Generally, synonymous with subsidized housing projects
Market still affordable for ≤160% AMI ($120,320)
Other programs cover 80% AMI ($71,050 for a family of 4) or less, Low to Extremely-Low
Requires substantial long-term subsidies
 
What is Attainable Housing?
Housing that is affordable (not to be confused with Affordable Housing) or reasonably priced that is unsubsidized
Working Definition for Guam- Housing units of low-to-moderate density priced for 80-120% AMI
 
Missing Middle
What is “Missing Middle”?
What is the “Missing Middle”
Unsubsidized middle-income households.
Moderate Density Homes (duplex, triplex, fourplexes, bungalows, townhomes)
Moderate-income cost spectrum
Risk of homelessness is often a bill, paycheck, or injury away.
 
Middle Income Bracket
 
80% - 120%
$60,160-$90,240
$90,240-$120,320
$120,320-$150,400
 
120% - 160%
 
160% - 200%
 
Middle
 
Lower Middle
 
Upper Middle
75,200 AMI
~11,758 Households
30-40% GHI ideal, but 40-50% realistic
near-term
Cost spectrum flexibility 30-40% GHI
40% GHI for 80% AMI = $1,505/$500,
      SC of $1.36/sqft (1,100sqft)
Success metric - 5-8% vacancy rate
 
Target Range
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Increased demand and limited supply have led to housing insecurity in the community, impacting health, economic development, and overall well-being. Factors such as inflation, induced growth, and societal issues exacerbate the problem, causing long-term adverse effects. The goal is to increase attainable housing inventory for the Missing Middle while addressing the various forms of housing insecurity like crowding, doubled-up households, multi-generational living, hidden homelessness, overburdened households, and homelessness itself. Various initiatives and data points projected for 2025 highlight the urgency of finding solutions to housing affordability and availability challenges.

  • Housing insecurity
  • Community health
  • Economic development
  • Attainable housing
  • Societal issues

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  1. Problem Set Problem Statement: Increased demand, limited supply has led to housing insecurity for much of the community. Inflation and induced growth are largely external factors that exacerbate the problem and creates limitations on solutions. Housing insecurity has long-term adverse affects on our community health, economic development, and Our strategic goal: Increase Attainable housing inventory for the Missing Middle . 1. Unaddressed affects of housing insecurity exacerbates societal problems beyond the community/governments ability/resources to handle. 2. Housing insecurity includes Pent-up Demand and Overburdened Households: a. Crowding: More than 2 persons per bedroom b. Doubled-Up: More than one family per housing unit c. Multi-Generational: Three or more generations in one household d. Hidden Homeless: Household members related or unrelated, who wish to move out but can t for financial reasons e. Overburdened: Housing cost (shelter + utilities) burden >50% of Gross Household Income f. Homelessness: Having no home or permanent place of residence

  2. Problem Set 3. Housing insecurity has direct causal links to substance abuse, mental health disorders, suicide, reduced life expectancy, domestic violence, sexual assault, poor child development, and future homelessness. 4. Key factors that have adversely affected housing affordability and availability a. Cost of Construction (labor and materials) b. Limited Inventory c. Induced population growth (Between 6,000-10,000) d. SID inflation 5. Data Points (Projected for 2025) a. Pent-up demand - 6,650 b. Organic population growth - 2,768 c. Homeless population - 490 d. Hidden Homeless population increased 29% from 2009-2019, despite an increase of 1,377 new housing units from 2010-2019 e. 52% of households are overburdened f. Home construction price per SqFt 250-341

  3. ntes yan pgo Then & Now (2015-2024) Gentrification Historic Lows 2015-2022 Pent-Up Demand Outmigration Homelessness Inflation Housing Construction Housing Insecurity Demand Supply Limited Inventory Brain Drain Induced Growth

  4. Multi-Generational Cycles Poor child development Priced out Theft Poor Health Economic downturn Housing Insecurity Substance Abuse Domestic Violence Depression Homelessness Mental Health Disorders Suicide Catastrophic event Sexual Assault

  5. Ounce in Prevention San Francisco Los Angeles Portland Seattle

  6. Ginima Mona Housing Types: Affordable v Attainable What is Affordable Housing ? Standard Definition: <30% GHI (shelter cost + utilities) Generally, synonymous with subsidized housing projects Market still affordable for 160% AMI ($120,320) Other programs cover 80% AMI ($71,050 for a family of 4) or less, Low to Extremely-Low Requires substantial long-term subsidies What is Attainable Housing? Housing that is affordable (not to be confused with Affordable Housing) or reasonably priced that is unsubsidized Working Definition for Guam- Housing units of low-to-moderate density priced for 80-120% AMI Missing Middle What is Missing Middle ? What is the Missing Middle Unsubsidized middle-income households. Moderate Density Homes (duplex, triplex, fourplexes, bungalows, townhomes) Moderate-income cost spectrum Risk of homelessness is often a bill, paycheck, or injury away.

  7. Middle Income Bracket Target Range $90,240-$120,320 $120,320-$150,400 $60,160-$90,240 120% - 160% 80% - 120% 160% - 200% Lower Middle Middle Upper Middle 75,200 AMI ~11,758 Households 30-40% GHI ideal, but 40-50% realistic near-term Cost spectrum flexibility 30-40% GHI 40% GHI for 80% AMI = $1,505/$500, SC of $1.36/sqft (1,100sqft) Success metric - 5-8% vacancy rate

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