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TABLE OF CONTENTS <br />Page <br />KEY FINDINGS 1 <br />PURPOSE AND SCOPE OF STUDY 4 <br />Study Impetus 4 <br />Scope of Work 4 <br />Sources of Data 4 <br />Submarkets 5 <br />DEMOGRAPHIC ANALYSIS 7 <br />Introduction 7 <br />Demographic Analysis Tables 16 <br />MARKET CONDITIONS GENERAL OCCUPANCY RENTAL HOUSING 42 <br />Introduction 42 <br />General Occupancy Rental Housing Tables 47 <br />MARKET CONDITIONS SENIOR HOUSING 62 <br />Introduction 62 <br />Senior Housing Tables 71 <br />MARKET CONDITIONS FOR -SALE HOUSING 82 <br />Introduction 82 <br />For -Sale Housing Tables 89 <br />CONCLUSIONS AND RECOMMENDATIONS 105 <br />Introduction 105 <br />Demographic Profile and Housing Demand 106 <br />General Occupancy Housing Demand 107 <br />Senior Housing Demand 109 <br />Senior Housing Demand Adjusted for Migration 110 <br />Andover Submarket Recommendations 111 <br />Anoka Submarket Recommendations 113 <br />Blaine, Circle Pines & Lexington Submarket Recommendations 116 <br />Coon Rapids Submarket Recommendations 118 <br />East Bethel & Bethel Submarket Recommendations 121 <br />Ham Lake Submarket Recommendations 123 <br />Lino Lakes & Centerville Submarket Recommendations 125 <br />Linwood & Columbus Submarket Recommendations 128 <br />Oak Grove & Nowthen Submarket Recommendations 129 <br />Ramsey Submarket Recommendations 131 <br />Southern Leg Submarket Recommendations 134 <br />St. Francis Submarket Recommendations 136 <br />Conclusions and Recommendations Tables 139 <br />