Table of Contents

Assisted Housing Inventory - General

Assisted Housing Inventory - Preservation

Important Notes

Description of Programs Reported on in the Assisted Housing Inventory

Assisted Housing Inventory- Preservation Risk Factors - Opt Out

Assisted Housing Inventory- Preservation Risk Factors - Deterioration/Default

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AHI GENERAL

The Assisted Housing Inventory - General (AHI-General) is a database of multifamily rental developments in the state of Florida that receive assistance under federal, state, and local government funding programs to offer affordable housing units. AHI-General provides development-level data that can be queried and downloaded into Excel. The data in AHI-General are acquired through primary and secondary data collection (click here for the chart on data sources and timing of last updates). A description of the queries and a data dictionary describing the contents of the results page follow:

Query tool

AHI-General is composed of the following three pages: 1) the geography page where one or more jurisdictions can be selected; 2) the indicator page to search by the full or partial development name, population(s) served, housing program(s) and/or funding source. If 'Search by Development Name' is left blank and all other boxes unchecked, the user can obtain all properties in the inventory for the selected jurisdiction(s); 3) the results page, displaying the results of the selected queries. The funding sources are the U.S. Department of Agriculture Rural Development (RD), the U.S. Department of Housing and Urban Development (HUD), Florida Housing Finance Corporation (FHFC), and Local Housing Finance Authorities (LHFAs) in Florida.

Results: Data Dictionary Table

Data Fields	Comments
Shim ID	The Shim ID is a unique identification number assigned to each development by the Shimberg Center.
Feedback	Anyone can provide feedback about the information reported on a development. A user can add missing data, suggest corrections or make other comments.
Development Name, Street Address, City, Zip Code, County	The development name and address information are as reported by the funding sources. It is possible for a development name to change as a result of new management or for marketing purposes. For several developments, former or alternative names are provided in brackets.
Contact Phone Number	The contact telephone number is usually for the on-site property management office.
Total Units	The total number of units in the development. It is possible that the number of actual total units is larger by one or two units than the number of total units that is reported by the funding source, if units for use by property management are excluded in the count.
Assisted Units	The total number of units with rent and/or income restrictions.
Occupancy Status	A development is reported as 'Not ready for Occupancy' or 'Ready for Occupancy'. 'Not ready for Occupancy' means that construction is yet to commence or is underway. 'Ready for Occupancy' is a broad term that means that construction has been completed, a certificate of occupancy has been issued, the property is being leased or is now fully occupied.
RD/HUD Rental Assistance Units	Total number of units that receive project-based rental assistance under a RD or HUD program.
Number of 0/1/2/3/4 or more BR	The number of units by bedroom count. In the case of many properties with HUD rental assistance, this is the breakdown for assisted units only, not for the total number of units.
RD Funded	An "X" indicates that the property is funded under a program by the U.S. Department of Agriculture Rural Development.
HUD Funded	An "X" indicates that the property is funded under a program by the U.S. Department of Housing and Urban Development.
FHFC Funded	An "X" indicates that the property is funded under a program by the Florida Housing Finance Corporation.
LHFA Funded	An "X" indicates that the property is funded by a Multifamily Mortgage Revenue Bond issued by a Local Housing Finance Authority.
Approx. Yr. Built or Yr. of Funding	For HUD and LHFA developments, this is the approximate year that the development was originally constructed, which usually is reported as the year of completion of construction. For FHFC developments, this is the funding year of the earliest program that currently assists a property, which may be the year of new construction, but could also be the year of rehabilitation. For RD developments, this is the date that the loan closed.
Housing Program(s)	Follow the link to the end of this document for a Description of Programs reported on in the Assisted Housing Inventory.
Population served	Population served by the development: Family, Elderly, Persons with Disabilities, Farmworker, Fisher, Homeless, Congregate.

Back to Assisted Housing Inventory General.

AHI Preservation

The Assisted Housing Inventory - Preservation (AHI-Preservation) is the same database of developments as AHI-General, but provides preservation-related data, including expiring periods of affordability and type of ownership. AHI-Preservation provides development-level data that can queried and downloaded into Excel. The data in AHI-Preservation are acquired through primary and secondary data collection ( click here for the chart on data sources and timing of last updates). A description of the queries and a data dictionary describing the contents of the results page follow:

Query tool

AHI-Preservation is composed of the following three pages: 1) the geography page where one or more jurisdictions can be selected; 2) the indicator page to search by the full or partial development name, program type(s) or funding source(s), and/or subsidy expiration year; 3) the results page, displaying the results of the selected queries.

The funding sources are the U.S. Department of Agriculture Rural Development (RD), the U.S. Department of Housing and Urban Development (HUD), Florida Housing Finance Corporation (FHFC), and Local Housing Finance Authorities (LHFAs) in Florida.

To learn more about using the AHI-Preservation as a tool to arrive at specific information, please review the Info Brief: Assisted Housing Preservation

Results: Data Dictionary Table

Data Fields	Comments
Shim ID	The Shim ID is a unique identification number assigned by the Shimberg Center to each development.
Development Name	The development name and address information are is as reported by the funding sources. It is possible for a development name to change as a result of new management or for marketing purposes. For several developments, former or alternative names are provided in brackets.
Total Units	Total units in the development. It is possible that the number of actual total units is larger by one or two units than the number of total units that is reported by the funding source, if units for use by property management are excluded in the count.
Assisted Units	The total number of units with rent and/or income restrictions.
RD/HUD Rental Assistance Units	Total number of units that receive project-based rental assistance under a RD or HUD program.
Approx. Yr. Built or Yr. of Funding	For HUD and LHFA developments, this is the approximate year that the development was originally constructed, which usually is reported as the year of completion of construction. For FHFC developments, this is the funding year of the earliest program that currently assists a property, which may be the year of new construction, but could also be the year of rehabilitation. For RD developments, this is the date that the loan closed.
Type of Ownership	Type of property ownership according to the following categories: Non-Profit, For-Profit, Limited Dividend, Other.
Project Rent to FMR	Applies to HUD properties with a Rental Assistance contract only. This is the average ratio of project rents for all assisted units in the property to the HUD Fair Market Rent amounts for the corresponding bedroom sizes.
REAC Score	For HUD properties, this is the physical inspection score as calculated by HUD's Real Estate Assessment Center (REAC). A score of 60 and above is considered a passing score. The letter 'a' is given if there are no health and safety (H & S) deficiencies; 'b' if there are one or more non-life threatening H & S deficiencies; and 'c' if there are one or more life-threatening H & S deficiencies, also known as exigent or fire safety deficiencies. An asterisk indicates a smoke detector deficiency.
Date of End of Funding or Program-Related Affordability:
RD Restrictive Use Period Expiration	Maximum period that a development with RD mortgage funding has to stay affordable. If expired, the owner can only end affordability if eligible and if approved for mortgage prepayment as determined by RD. All properties with a Restrictive Use Period have an RD mortgage, but the maturity date is not available. If the expiration year of the Restrictive Use Period has lapsed and the development continues to appear in the AHI, this implies that the RD mortgage has not yet been paid off and the development continues to offer affordable housing.
RD Rental Assistance Expiration	Expiration dates for RD rental assistance contracts are currently not available.
HUD Mortgage Maturity	Maturity date of the mortgage. Some mortgages may be eligible for prepayment 20 years after origination, but no data are available on prepayment eligibility for developments with HUD-funded mortgages. "Terminated" means that the property had a HUD mortgage in the past, but that this mortgage has been terminated, for example as a result of prepayment.
HUD Rental Assistance Expiration	Expiration date of the HUD rental assistance contract. Please be aware that many rental assistance contracts are renewed year-to-year and that we have experienced a two to eight month HUD reporting lag. Although a rental assistance contract may have an expired date, it is likely that the contract was actually renewed but not yet reported as such. For this reason, we keep the development in the Assisted Housing Inventory past the expiration date for an extended period of time.
FHFC 9% Housing Credits Expiration	Expiration date of the period of affordability when income and rent restrictions end.
FHFC 4% Housing Credits Expiration	Expiration date of the period of affordability when income and rent restrictions end.
FHFC HOME Expiration	Expiration date of the period of affordability when income and rent restrictions end.
FHFC SAIL Expiration	Expiration date of the period of affordability when income restrictions end.
FHFC Bonds Expiration	Maturity date of the Multifamily Mortgage Revenue Bonds issued by FHFC.
FHFC Expiration of Governing Program	Date of the most restrictive FHFC program in terms of rent and income restrictions, according to the following order from most to least restrictive: Low Income Housing Tax Credits, HOME, SAIL, State Bonds.
LHFA Bond Maturity	Maturity date of the Multifamily Mortgage Revenue Bonds issued by a Local Housing Finance Authority.
Housing Program(s)	Follow the link to the end of this document for a Description of Programs reported on in the Assisted Housing Inventory.
Street Address, City, Zip Code, County	The address information is as reported by the funding sources.

Back to Assisted Housing Inventory Preservation.

IMPORTANT NOTES

• If a field is not applicable, this is indicated by a dash (-) in the data cell. For example, a dash is used when a development is not funded under a particular funding source or when it does not have rental assistance units.
• If data are applicable but not available, this is indicated by the wording 'not avail.' in the data cell. For example, 'not avail.' is used where a property has local bonds, but the maturity date is not made available.
• To view the chart with the list of data sources and last update information, click here..
• The information contained in the assisted housing inventories is meant to be a general guide to affordable rental housing provided through various public programs. Although every effort has been made to ensure that it is comprehensive, errors and omissions may exist. Please alert the Shimberg Center for Affordable Housing to any discrepancy: (800) 259-5705 or fhdc-comments@shimberg.ufl.edu

Back to Important Notes.

DESCRIPTION OF PROGRAMS REPORTED ON IN THE ASSISTED HOUSING INVENTORY

Programs Administered by the U.S. Department of Housing and Urban Development (HUD)

• Refi Section 221(d)(3) MR: A mortgage that is insured under Section 221(d)(3) Market Rate can be refinanced under Section 223(a)(7). This program has no income or rent restrictions and is therefore only reported in the Assisted Housing Inventory if a development also has HUD project-based rental assistance.
• Refi Section 221(d)(4): A mortgage that is insured under Section 221(d)(4) can be refinanced under Section 223(a)(7). This program has no income or rent restrictions and is therefore only reported in the Assisted Housing Inventory if a development also has HUD project-based rental assistance.
• Rental Assistance/HUD: HUD provides project-based rental subsidies for units in multifamily developments under programs such as the Section 8 Loan Management Set-Aside, Section 8 New Construction and Substantial Rehabilitation programs.Rental assistance is typically restricted to households with incomes at or below 50 percent of the area median income. It provides a subsidy so that income-qualified households do not spend more than 30 percent of their monthly gross income on rent and utilities. Many rental assistance contracts now have a one year term and are typically renewed annually, subject to Congressional appropriation.
• Section 202 Capital Advance: The Section 202 Supportive Housing for the Elderly program started in 1990 and provides a 40-year interest-free capital advance to private, nonprofit sponsors to finance development, rehabilitation or acquisition of supportive housing for very low-income elderly persons (at least 62 years of age) at or below 50 percent of the area median income. The program also has a project-based rental assistance component that limits the rent payments of residents to 30 percent of income; in the Assisted Housing Inventory this is categorized as 'Rental Assistance/HUD'.
• Section 202 Direct Loan: The Section 202 Direct Loan Program for the Elderly or Handicapped provided direct loans to private developers for the construction of housing for the elderly or persons with disabilities. In 1990, this program was replaced by the Section 202 Capital Advance and Section 811 Capital Advance programs. Florida still has many properties that were originally funded under the Section 202 Direct Loan program. These properties also receive HUD project-based rental assistance that limits the rent payments of residents to 30 percent of income; in the Assisted Housing Inventory this is categorized as 'Rental/Assistance/HUD'.
• Section 207: Section 207 insures mortgage loans to finance the construction or rehabilitation of a broad range of rental housing. Section 207 mortgage insurance, although still authorized, is no longer used for new construction and substantial rehabilitation. It is however, the primary insurance vehicle for the Section 223(f) refinancing program. Section 207 has no income or rent restrictions and is therefore only reported in the Assisted Housing Inventory if a development also has HUD project-based rental assistance.
• Section 221(d)(3) BMIR: The Section 221(d)(3) Below Market Interest Rate program provided below market interest rate mortgages to private for-profit and non-profit developers during the 1960s. The mortgage term was 40 years with the option for many for-profit developers to prepay after 20 years. Income limits are set at 80 percent of area median income, although the majority of units serve households at or below 50 percent of area median income. Many properties built under this program also receive HUD project-based rental assistance; in the Assisted Housing Inventory this is categorized 'Rental/Assistance/HUD'.
• Section 221(d)(3) MR: The Section 221(d)(3) Market Rate program insures mortgage loans for non-profit developers to facilitate the new construction or substantial rehabilitation of multifamily rental developments. This program has no income or rent restrictions and is therefore only reported in the Assisted Housing Inventory if a development also has HUD project-based rental assistance.
• Section 221(d)(4): Section 221(d)(4) insures mortgage loans to for-profit developers to facilitate the new construction or substantial rehabilitation of multifamily rental developments This program has no income or rent restrictions. This program has no income or rent restrictions and is therefore only reported in the Assisted Housing Inventory if a development also has HUD project-based rental assistance.
• Section 223(f) Refi/Purchase: Section 223(f) insures mortgage loans to facilitate the purchase or refinancing of existing multifamily rental housing. Developments may have been financed originally with a conventional mortgage or a mortgage insured by the Federal Housing Administration. This program has no income or rent restrictions and is therefore only reported in the Assisted Housing Inventory if a development also has HUD project-based rental assistance.
• Section 231: The Section 231 insures mortgage loans to facilitate the construction and substantial rehabilitation of multifamily rental housing for elderly persons (62 or older) and/or persons with disabilities. This program has no income or rent restrictions and is therefore only reported in the Assisted Housing Inventory if a development also has HUD project-based rental assistance.
• Section 236: The Section 236 program provided mortgages at a one percent interest rate to private for-profit and non-profit developers during the late 1960s to early 1970s. The mortgage term was 40 years with the option for many for-profit developers to prepay after 20 years. Income limits are set at 80 percent of area median income, although the majority of units serve households at or below 50 percent of area median income. Many properties built under this program also receive HUD project-based rental assistance; in the Assisted Housing Inventory this is categorized as 'Rental Assistance/HUD'.
• Section 542: Section 542 is a risk-sharing program that provides credit enhancement through mortgage insurance for multifamily housing developments. HUD enters into risk-sharing agreements with state and local housing finance agencies and with Qualified Participating Entities. This program has no income or rent restrictions and is therefore only reported in the Assisted Housing Inventory if a development is also funded under programs that do impose restrictions.
• Section 811 Capital Advance: The Section 811 Supportive Housing for Persons with Disabilities program started in 1990 and provides a 40-year interest-free capital advance to nonprofit organizations for construction, rehabilitation or acquisition of rental housing with the availability of supportive services for adults with disabilities at or below 50 percent of the area median income. Section 811 also has a project-based rental assistance component that limits the rent payments of tenants to 30 percent of income; in the Assisted Housing Inventory this is categorized as 'Rental/Assistance/HUD'.

Programs Administered by the U.S. Department of Agriculture Rural Development (RD)

• Rental Assistance/RD: Section 521 Rental Assistance is a project-based tenant subsidy program that is used in conjunction with Section 515 and Section 514/516. It imposes both income and rent restrictions.
• Section 514/516: Section 514/516 can be used to finance on-farm rental housing as well as off-farm rental housing outside rural areas where needed to house those who work on nearby farms. Loans and grants are provided to farm workers, family farm organizations, state and local public agencies, and non-profit and for-profit organizations. This program can be combined with Section 521 Rental Assistance. Tenants must be income eligible. They receive priority based on the proportion of income received from farm work.
• Section 515: Section 515 is a direct loan program that provides mortgages at a one percent interest rate to non-profit and for-profit developers to build rural multifamily rental housing. Loans currently have 30 year terms and an amortization period of 50 years. Eligible tenants include very low, low and moderate-income households, with priority to families living in substandard housing. More than 94 percent of residents have incomes at or below 50 percent of the area median income and more than half are elderly or persons with disabilities. Tenants can receive rental assistance to restrict their rent payments to 30 percent of their gross household income under the Section 521 Rental Assistance program.

Programs Administered by the Florida Housing Finance Corporation (Florida Housing or FHFC)

• Demonstration Project: A development is designated a Demonstration Project to provide funds for housing of various special needs groups, including persons with disabilities, farm workers, extremely low-income or homeless Floridians, and elders in need of assisted living.
• Elderly Housing Community Loan Program: The Elderly Housing Community Loan (EHCL) program provides loans to developers that are making improvements to elderly housing. These include sanitation repairs or improvements required by federal, state or local regulation codes, as well as life safety or security-related improvements.
• Farmworker Housing Supportive Housing: Farmworker Housing Supportive Housing (FHSH) refers to two programs: The Farmworker Housing Recovery Program (FHRP) and the Special Housing Assistance and Development Program (SHADP). FHRP provides flexible funding toward the construction or rehabilitation of housing in the form of loans. The program targets agricultural areas impacted by the 2004 and 2005 storms. It prioritizes rental housing solutions for migrant farmworkers. SHADP makes flexible funding available for smaller rental developments for hard-to-serve populations such as persons with a disability, frail elders and people who are homeless. It targets areas impacted by the 2004 and 2005 storms.
• Federal Deposit Insurance Corporation (FDIC): The developments under FDIC were part of the remaining balance of real estate assets of the Resolution Trust Corporation. These developments have 40 year use restriction periods and are monitored by the Florida Housing Finance Corporation.
• Guarantee: The Florida Affordable Housing Guarantee Program is a credit enhancement program that works in concert with federal, state and local government financing sources, as well as other qualified lending institutions. The Guarantee effectively lowers the overall cost of borrowing capital for the construction and rehabilitation of affordable multifamily rental housing by guaranteeing payment of mortgages that secure multifamily mortgage revenue bonds.
• Housing Credits 4%: The Low Income Housing Tax Credit Program - 4% provides a dollar-for-dollar tax credit over ten years against federal tax liability in exchange for the new construction or acquisition and substantial rehabilitation of affordable rental housing units by nonprofit and for-profit organizations. This is a non-competitive allocation of tax credits paired with state and local bonds. At least 20 percent of units are to be set aside for households at or below 50 percent of AMI, or at least 40 percent of units are to be set aside for households at or below 60 percent AMI. Rent restrictions are also in place.
• Housing Credits 9%: The Low Income Housing Tax Credit Program - 9% provides a dollar-for-dollar tax credit over ten years against federal tax liability in exchange for the new construction or acquisition and substantial rehabilitation of affordable rental housing units by nonprofit and for-profit organizations. This is a competitive allocation of tax credits. At least 20 percent of units are to be set aside for households at or below 50 percent of AMI, or at least 40 percent of units are to be set aside for households at or below 60 percent AMI. Rent restrictions are also in place.
• Predevelopment Loan Program (PLP): The Predevelopment Loan Program (PLP) provides below-market interest rate financing and technical assistance to non-profit organizations for pre-development activities to plan, finance and develop affordable housing. This program has no income or rent restrictions and is therefore only reported in the Assisted Housing Inventory if a development is also funded under programs that do impose restrictions.
• Rental Recovery Loan Program (RRLP): Funding under the Rental Recovery Loan Program leverages available state and local bonds and private capital to build and rehabilitate affordable rental housing to help communities respond to their hurricane recovery needs. The funds provide gap financing to help create rental communities that will be affordable for at least 50 years and will include a meaningful percentage of units that are set aside for those with extremely low incomes. Twenty-five percent of the program funds is targeted to developments serving elders.
• SAIL: The State Apartment Incentive Loan (SAIL) program provides low-interest loans on a competitive basis to affordable housing developers to bridge the gap between the development's primary financing and the total cost of the development. SAIL is funded through the State Housing Trust Fund. A minimum of 20 percent of units must be set aside for families earning 50 percent or less of area median income. Developments that also have housing credits may use a minimum set-aside of 40 percent of the units for residents earning 60 percent of area median income. There are no rent restrictions.
• State Bonds: The Multifamily Mortgage Revenue Bond program (MMRB) uses both taxable and tax-exempt bonds to provide below market rate loans to nonprofit and for-profit developers who set aside a certain percentage of their apartment units for low-income families. The program requires that at least 20 percent of the units be set aside for households earning at or below 50 percent of the area median income. The developer may also opt to set aside 40 percent of the units for households earning at or below 60 percent of area median. There are no rent restrictions.
• State HOME: The HOME Investment Partnerships Program provides non-amortized, low interest loans to developers for acquisition and/or new construction or rehabilitation of affordable rental housing to low-income families. Twenty percent of the units are occupied by families with annual incomes at or below 50 percent of area median income; the balance of the units must be occupied by families with income that do not exceed 60 percent of area median. Rent restrictions are also in place.

Program Administered by Local Housing Finance Authorities (LHFAs)

• Local Bonds: Local housing finance authorities may issue tax-exempt Multifamily Mortgage Revenue Bonds. These tax-exempt bonds provide financing at lower-than-market rates for affordable multifamily housing developments. Income restrictions are imposed, but no rent restrictions.

Back to Description of Programs Reported on in the Assisted Housing Inventory.

Assisted Housing Inventory- Preservation Risk Factors-Opt Out

The Assisted Housing Inventory Preservation Risk Factors Opt Out (AHI Risk Opt-Out) tool enables the user to search the database of assisted housing properties based on factors signaling increased risk of owners' opting out of or terminating subsidies. AHI Risk Opt-Out provides development-level data that can be downloaded into Excel. AHI Risk Opt-Out is based on a Shimberg Center study of risk factors affecting preservation of assisted multi-family housing. For more information, download A Risk Assessment Method for Preservation of Assisted Rental Housing.

Query tool

AHI Risk Opt-Out is composed of a geography page, an indicator page, and a results page.

The geography page allows the user to select one or more jurisdictions or counties.

The indicator page allows the user to make these choices:

1. 1. Search Type: The user can choose two types of searches:
   2. an "or"search that returns properties meeting any of the conditions; that is, showing a value of '1' in any of the risk factors fields on the results page, or
   3. an "and" search that returns only the properties that meet all of the selected conditions; that is, all selected indicators must show a '1' value on the results page. The "or" search is the default option.
2. 1. Indicators:Users may choose one or more of nine property characteristics indicating increased opt-out risk:
   2. Development Size < 50 Units
   3. Family tenant population
   4. For-Profit or Limited Dividend ownership
   5. Not Fully Funded (total units minus assisted units > 2)
   6. Lower poverty neighborhood (Census block group with decline in percentage of households below poverty level 1990-2000 AND 2000 household poverty rate below Assisted Housing Inventory median)
   7. HUD Rent to Fair Market Rent (FMR) ratio <80% (HUD properties only)
   8. Derived Florida Housing Finance Corporation (FHFC) Rent to FMR ratio <80% AND 2000 Median Block Group Rent > 2000 two-bedroom FMR (FHFC properties only)
   9. Older HUD assisted (Section 221(d)(3) and Section 236 programs, as opposed to the later project-based Section 8 program)
   10. Built or funded before 1975

These indicators are described further in the data table below. Note that some indicators refer only to properties funded by a specific source. For example, only HUD properties will have a value for the "Older HUD Assisted" indicator, and only Florida Housing Properties will have a value for the 'Derived FHFC to FMR' ratio < 80% indicator. Therefore, no property will meet all nine conditions. 'And' searches should be used carefully, as selecting mutually exclusive indicators will result in zero search results.

Leaving all indicators unchecked will return all properties in the selected geographic area(s).

Overall subsidy expiration date: Choosing a date will show only properties with an overall subsidy expiration date occurring before the end of the selected year. See data table below for full explanation of the overall subsidy expiration date. The default selection will return all properties, regardless of expiration date.

The results table includes three types of data:

1. The "Risk Factors" fields list the nine indicators. A "1" value indicates the characteristic applies to the property, a "0" value indicates the characteristic does not apply, and a blank cell indicates missing data or a characteristic that does not apply given the property's funder(s).
2. The "Data Values Underlying Risk Factors" show the specific values leading to a '1' or '0' value for many of the nine indicators. For example, the "Approx. Yr Built or Yr of Funding" field shows a specific year, which determines whether the "Built or Funded Before End of 1975" field will contain a '1' or '0'
3. "Additional Property Information" shows the location and funders of each property.

Users who download the data into Excel can create custom algorithms generating a risk score for each property based on the '1' or '0' value in the risk factor cells. For an example, see the Shimberg Center's A Risk Assessment Method for Preservation of Assisted Rental Housing report.

Results: Data Dictionary Table

Data Fields	Comments
Shim ID	The Shim ID is a unique identification number assigned by the Shimberg Center to each development.
Development Name	The development name and address information are is as reported by the funding sources. It is possible for a development name to change as a result of new management or for marketing purposes. For several developments, former or alternative names are provided in brackets.
Risk Factors
< 50 units	Number of total units in the development is less than 50.
Family	Population served by the development is designated as "Family", either alone or in combination with other target populations.
For Profit/Limited Dividend	Property owner is a for-profit or limited dividend corporation.
Not fully funded	More than two units are "unassisted" and are not subject to income and rent restrictions.
Lower Poverty Neighborhood	Located in Census block group with decline in percentage of households below poverty level 1990-2000 AND 2000 household poverty rate below median for block groups of all properties in the Assisted Housing Inventory (currently 18%).
HUD Rent to FMR Ratio < 80%	Ratio of project rents to HUD Fair Market Rent for the surrounding MSA is less than 80%. Applies to HUD-funded properties only.
Family	Data on actual rents for Florida Housing properties are not available, unless these properties also have a HUD rental assistance contract. The "Derived FHFC Rent" is a proxy: the maximum allowable rent for a two-bedroom unit based on the 2007 income restriction representing the largest number of units in the property. This rent is compared here to the FMR for a two-bedroom unit; if the value is less than 80%, the first condition is met. However, this measure will be the same for all properties in the same MSA, because both FHFC income restrictions and FMRs are set at the MSA level. A property may be located in a weak neighborhood rental market and be at low opt-out risk, even if it is located in a stronger metropolitan market. Therefore, this indicator also incorporates a comparison of the median gross rent from the 2000 Census in the block group surrounding the property to the 2000 FMR for a two-bedroom apartment, to show the relative strength of the neighborhood rental market. A median gross rent greater than FMR indicates a strong neighborhood housing market, and thus that lower rents may not be caused by an overall weak neighborhood market
Older HUD Assisted	Properties that received funding under the Section 236, Section 221(d)(3), or pre-1974 Section 202 programs. Applies to HUD-funded properties only.
Built or Funded before End of 1975	For HUD and LHFA developments, this is based on the approximate year that the development was originally constructed; for FHFC developments, this is based on the funding year of the earliest program that currently assists a property, which may be the year of new construction or year of rehabilitation; for RD developments, this is based on the date that the loan closed.
Data Values Underlying Risk Factors:
Total Units	Total units in the development. It is possible that the number of actual total units is larger by one or two units than the number of total units that is reported by the funding source, if units for use by property management are excluded in the count.
Assisted Units	The total number of units with rent and/or income restrictions.
HUD Rent to FMR Ratio	Ratio of project rents to HUD Fair Market Rent for the surrounding MSA. Data available for HUD-funded properties only.
Housing Program(s)	Follow the link to the end of this document for a Description of Programs reported on in the Assisted Housing Inventory.
Population Served	Population served by the development: Family, Elderly, Persons with Disabilities, Farmworker, Fisher, Homeless, Congregate.
Approx. Yr. Built or Yr. of Funding	For HUD and LHFA developments, this is the approximate year that the development was originally constructed, which usually is reported as the year of completion of construction.For FHFC developments, this is the funding year of the earliest program that currently assists a property, which may be the year of new construction, but could also be the year of rehabilitation.For RD developments, this is the date that the loan closed.
Overall Expiration of Governing Program	Composite expiration date for subsidies and their related affordability restrictions. If project is subsidized by more than one program, generally the last subsidy expiration date is used; if any funding programs have only income restrictions and no rent restrictions, then latest date for other programs with both income and rent restrictions takes precedence.
Additional Property Information:
Street Address, City, Zip Code, County	The address information as reported by the funding sources.
RD Funded	An "X" indicates that the property is funded under a program by the U.S. Department of Agriculture Rural Development.
HUD Funded	An "X" indicates that the property is funded under a program by the U.S. Department of Housing and Urban Development.
FHFC Funded	An "X" indicates that the property is funded under a program by the Florida Housing Finance Corporation.
LHFA Funded	An "X" indicates that the property is funded by a Multifamily Mortgage Revenue Bond issued by a Local Housing Finance Authority.

Back to Assisted Housing Inventory- Preservation Risk Factors - Opt Out.

Assisted Housing Inventory- Preservation Risk Factors - Deterioration/Default

The Assisted Housing Inventory Preservation Risk Factors Deterioration/Default (AHI Risk Deterioration) tool enables the user to search the database of assisted housing properties based on factors signaling increased risk of property deterioration and default on subsidized mortgages. AHI Risk Deterioration provides development-level data that can be downloaded into Excel.

AHI Risk Deterioration is based on a Shimberg Center study of risk factors affecting the preservation of assisted multi-family housing. For more information, download A Risk Assessment Method for Preservation of Assisted Rental Housing.

Query tool

AHI Risk Deterioration is composed of a geography page, an indicator page, and a results page

.

The geography page allows the user to select one or more jurisdictions or counties.

The indicator page allows the user to make these choices:

1. 1. Search Type: The user can choose two types of searches:
   2. an "or" search that returns properties meeting any of the conditions; that is, showing a value of '1' in any of the risk factors fields on the results page, or
   3. an 'and' search that returns only the properties that meet all of the selected conditions; that is, all selected indicators must show a '1' value on the results page. The "or" search is the default option.
2. 1. Indicators: Users may choose one or more of four property characteristics indicating increased risk of deterioration and default:
   2. Family tenant population
   3. Built or funded before end of 1987
   4. Tenant household income 0-15% of area median income (HUD properties only)
   5. REAC physical inspection score < 60 (HUD properties only)

These indicators are described further in the data table below. Note that the latter two indicators apply only to HUD properties. Leaving all indicators unchecked will return all properties in the selected geographic area(s).

The results table includes three types of data:

1. The "Risk Factors" fields list the four indicators. A "1" value indicates the characteristic applies to the property, a "0" value indicates the characteristic does not apply, and a blank cell indicates missing data or a characteristic that does not apply given the property's funder(s).
2. The "Data Values Underlying Risk Factors" show the specific values leading to a '1' or '0' value for many of the nine indicators. For example, the "Approx. Yr Built or Yr of Funding" field shows a specific year, which determines whether the "Built or Funded Before End of 1987" field will contain a '1' or '0'
3. "Additional Property Information" shows the location and funders of each property.

Users who download the data into Excel can create custom algorithms generating a risk score for each property based on the '1' or '0' value in the risk factor cells. For an example, see the Shimberg Center's A Risk Assessment Method for Preservation of Assisted Rental Housing report.

Data Fields	Comments
Shim ID	The Shim ID is a unique identification number assigned by the Shimberg Center to each development.
Development Name	The development name and address information are is as reported by the funding sources. It is possible for a development name to change as a result of new management or for marketing purposes. For several developments, former or alternative names are provided in brackets.
Risk Factors
Family Tenant Population	Population served by the development is designated as "Family", either alone or in combination with other target populations.
Built or Funded Before End of 1987	For HUD and LHFA developments, this is based on the approximate year that the development was originally constructed; for FHFC developments, this is based on the funding year of the earliest program that currently assists a property, which may be the year of new construction or year of rehabilitation; for RD developments, this is based on the date that the loan closed..
Tenant Income 0-15% AMI	Based on tenant incomes from HUD's Picture of Subsidized Households 2000. Household income is measured as a percentage of the HUD Area Median Family Income (HAMFI). Applies to HUD properties only due to data availability.
REAC Score < 60	Physical inspection score from HUD's Real Estate Assessment Center (REAC) is below 60, indicating inspection findings of substandard conditions. Applies to HUD properties only..
Data Values Underlying Risk Factors:
Population Served	Population served by the development: Family, Elderly, Persons with Disabilities, Farmworker, Fisher, Homeless, Congregate.
Approx. Yr. Built or Yr. of Funding	For HUD and LHFA developments, this is the approximate year that the development was originally constructed, which usually is reported as the year of completion of construction. For FHFC developments, this is the funding year of the earliest program that currently assists a property, which may be the year of new construction, but could also be the year of rehabilitation.For RD developments, this is the date that the loan closed.
Tenant Income as % of AMI	Based on tenant incomes from HUD's Picture of Subsidized Households 2000. Household income is measured as a percentage of the HUD Area Median Family Income (HAMFI). Applies to HUD properties only due to data availability.
REAC Score	Physical inspection score from HUD's Real Estate Assessment Center (REAC). Data available for HUD properties only. A score under 60 indicates inspection findings of substandard conditions. A score of 60 and above is considered a passing score. The letter 'a' is given if there are no health and safety (H & S) deficiencies; 'b' if there are one or more non-life threatening H & S deficiencies; and 'c' if there are one or more life-threatening H & S deficiencies, also known as exigent or fire safety deficiencies. An asterisk indicates a smoke detector deficiency.
Additional Property Information:
Total Units	Total units in the development. It is possible that the number of actual total units is larger by one or two units than the number of total units that is reported by the funding source, if units for use by property management are excluded in the count.
Assisted Units	The total number of units with rent and/or income restrictions.
Street Address, City, Zip Code, County	The address information as reported by the funding sources.
RD Funded	An "X" indicates that the property is funded under a program by the U.S. Department of Agriculture Rural Development.
HUD Funded	An "X" indicates that the property is funded under a program by the U.S. Department of Housing and Urban Development.
FHFC Funded	An "X" indicates that the property is funded under a program by the Florida Housing Finance Corporation.
LHFA Funded	An "X" indicates that the property is funded by a Multifamily Mortgage Revenue Bond issued by a Local Housing Finance Authority.
Housing Program(s)	Follow the link to the end of this document for a Description of Programs reported on in the Assisted Housing Inventory.

Back to Assisted Housing Inventory- Preservation Risk Factors - Deterioration/Default.

Last updated July 2008