The Market for Commercial Development in Lansdowne
Demographics of the Primary and Secondary Market Areas
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As noted earlier in this report, the primary market area for Lansdowne’s commercial corridors is the Borough itself, and the secondary market areas are East Lansdowne, Upper Darby, Millbourne Borough, Yeadon, and Clifton Heights. The following table summarizes demographic changes for the primary market area, and compares these changes to the five county Philadelphia region.
While the region grew by 3% between 1990 and 2000, Lansdowne experienced a small decrease. The number of households decreased by a much smaller percentage than the population as a whole, indicating that households have grown smaller over the past ten years. The secondary market area’s population remained fairly stable at just under 104,000 persons.
1990 TO 2000 POPULATION AND HOUSEHOLD CHANGE
FIVE COUNTY REGION, DELAWARE COUNTY AND MARKET AREAS
| Lansdowne | Secondary Market | Delaware County | 5 County Region* | |
| 1990 Population | 11,712 | 103,790 | 547,651 | 3,728,909 |
| 2000 Population | 11,044 | 103,891 | 550,864 | 3,849,647 |
| % Change 1990 to 2000 | -5.7% | 0.1% | 0.6% | 3.2% |
| 1990 Households | 4,917 | 41,631 | 201,374 | 1,383,208 |
| 2000 Households | 4,724 | 41,265 | 206,320 | 1,459,119 |
| % Change 1990 to 2000 | -3.9% | -0.9% | 2.5% | 5.5% |
| 1990 Median HH Inc. | $35,795 | NA | $37,337 | $35,437 |
| 2000 Median HH Inc. | $47,017 | NA | $50,092 | $47,536 |
| % Change 1990 to 2000 | 31% | NA | 34% | 34% |
Source: U.S.Bureau of the Census
*Bucks, Chester, Delaware, Montgomery and Philadelphia Counties
Median Household Income is for the 9 County Region
Lansdowne’s population decreased by 1.5% between
1980 and 1990, and by another 5.7% between 1990 and 2000.
DVRPC projections are for it to fall by about 5% between 2000
and 2010, and another 5.4% the following 10 years.
POPULATION TRENDS: 1980 – 2020
| 1980 | 1990 | 2000 | 2010 | 2020 | |
| Lansdowne | 11,891 | 11,712 | 11,044 | 10,490 | 9,920 |
| Delaware County | 555,023 | 547,651 | 550,864 | 550,970 | 546,972 |
| Five County Region | 3,682,450 | 3,728,991 | 3,849,647 | 3,979,850 | 4,148,292 |
Source: US Bureau of the Census; DVRPC projections
The following table summarizes data on the ethnic
background of the population of the primary and secondary
market areas. In Lansdowne, about 75% of the population is
White alone, 19% is Black alone, and the remainder is split
among Asian, two or more races, and other. The major difference
in racial characteristics of Lansdowne and its neighbors is
that there are a higher number of Asian residents in the secondary
market area than in Lansdowne.
POPULATION BY RACE
LANSDOWNE AND SECONDARY MARKET AREA
|
Lansdowne
|
Secondary Market
|
Total Market
|
||||
| Number | Percent | Number | Percent | Number | Percent | |
| Total: | 11,044 | 103,891 | 114,935 | |||
| White alone | 8,311 | 75.3% | 73,482 | 70.7% | 81,793 | 71.2% |
| Black alone | 2,096 | 19.0% | 19,660 | 18.9% | 21,756 | 18.9% |
| Amer. Indian/Alaska Native | 10 | 0.1% | 135 | 0.1% | 145 | 0.1% |
| Asian alone | 317 | 2.9% | 8,121 | 7.8% | 8,438 | 7.3% |
| Pacific Islander alone | 1 | 0.0% | 22 | 0.0% | 23 | 0.0% |
| Some other race alone | 47 | 0.4% | 532 | 0.5% | 579 | 0.5% |
| Two or more races | 262 | 2.4% | 1,939 | 1.9% | 2,201 | 1.9% |
| Hispanic | 163 | 1.5% | 1,619 | 1.6% | 1,782 | 1.6% |
Source: U.S. Bureau of the Census, Census 2000
The table below summarizes the age distribution
in the primary and secondary market areas. Lansdowne has a
slightly older population than its neighbors. While just under
14% of the population is 65 and over in both the primary and
secondary market areas, almost 24% of Lansdowne’s population
is 45 to 64, compared to 20% of the secondary market area.
There are a total of 2,284 Lansdowne residents between 11
and 28 (21% of the Borough’s population), and another 24,883
in the secondary market area (24% of that population), bringing
the total number in that age group in both market areas to
27,167, or 23.6% of the population.
POPULATION BY AGE
LANSDOWNE AND SECONDARY MARKET AREA
|
Lansdowne
|
Secondary Market
|
Total Market
|
||||
| Number | Percent | Number | Percent | Number | Percent | |
| Total | 11,044 | 103,891 | 114,935 | |||
| Under 5 | 730 | 6.6% | 6,872 | 6.6% | 7,602 | 6.6% |
| 5 to 10 years | 866 | 7.8% | 8,998 | 8.7% | 9,864 | 8.6% |
| 11 to 18 years | 1,048 | 9.5% | 11,505 | 11.1% | 12,553 | 10.9% |
| 19 to 28 years | 1,236 | 11.2% | 13,378 | 12.9% | 14,614 | 12.7% |
| 29 to 44 years | 3,007 | 27.2% | 27,771 | 26.7% | 30,778 | 26.8% |
| 45 to 64 years | 2,620 | 23.7% | 20,911 | 20.1% | 23,531 | 20.5% |
| 65 and over | 1,537 | 13.9% | 14,456 | 13.9% | 15,993 | 13.9% |
Source: U.S. Bureau of the Census, Census 2000
The table below summarizes the educational levels
of the primary and secondary market area. Lansdowne’s population
is more educated than the population of the secondary market
area and of Delaware County. About 35% of those over 25 residing
in Lansdowne have a four-year college degree or more. About
25% pf the residents of the secondary market area, and 30%
of the residents of the County, have attained that level of
education. Only 9% of Lansdowne residents over 25 have not
received a high school diploma, compared to 15% of the secondary
market area and 14% of Delaware County.
EDUCATIONAL ATTAINMENT, POPULATION 25 YEARS
AND OVER
LANSDOWNE AND SECONDARY MARKET AREA
|
Lansdowne
|
Secondary Market
|
Total Market
|
Delaware County
|
|||||
| Number | Percent | Number | Percent | Number | Percent | Number | Percent | |
| Population 25 Years & over | 7,716 | 69,165 | 76,881 | 365,174 | ||||
| Less than High School Grad | 701 | 9.1% | 10,445 | 15.1% | 11,146 | 14.5% | 49,226 | 13.5% |
| High School Graduate | 2,110 | 27.3% | 24,043 | 34.8% | 26,153 | 34.0% | 120,698 | 33.1% |
| Some College, No Degree | 1,666 | 21.6% | 12,763 | 18.5% | 14,429 | 18.8% | 63,185 | 17.3% |
| Associate Degree | 566 | 7.3% | 4,655 | 6.7% | 5,221 | 6.8% | 22,395 | 6.1% |
| Bachelor’s Degree | 1,622 | 21.0% | 11,437 | 16.5% | 13,059 | 17.0% | 66,484 | 18.2% |
| Graduate Degree | 1,051 | 13.6% | 5,822 | 8.4% | 6,873 | 8.9% | 43,186 | 11.8% |
Source: U.S. Bureau of the Census, Census 2000
The table below summarizes the industries in
which residents of the primary and secondary market areas
are employed, and compares those employment patterns to the
employment patterns of the County as a whole. Unemployment
at the time of the year 2000 Census was uniformly low in the
market area and the County, hovering in the vicinity of 3%.
In Lansdowne, the largest category of employment is educational,
health, and social services (26.5%), followed by professional,
scientific, management, and administration, (12%), and retail
trade (11%). Lansdowne’s population has a slightly lower percentage
of its population employed in manufacturing than its neighbors,
and a slightly higher percentage employed in information services,
the arts, entertainment, recreation, and food services.
EMPLOYED CIVILIAN POPULATION BY INDUSTRY
LANSDOWNE AND ITS SECONDARY MARKET AREA
|
Lansdowne
|
Secondary Market
|
Total Market
|
Delaware County
|
|||||
| Number | Percent | Number | Percent | Number | Percent | Number | Percent | |
| Population 16 Years and Over | 8,665 | 80,653 | 89,318 | 429,983 | ||||
| In Civilian Labor Force | 6,190 | 71.4% | 52,800 | 65.5% | 58,990 | 66.0% | 272,092 | 63.3% |
| Employed | 5,908 | 68.2% | 50,443 | 62.5% | 56,351 | 63.1% | 258,782 | 60.2% |
| Unemployed | 282 | 3.3% | 2,357 | 2.9% | 2,639 | 3.0% | 13,310 | 3.1% |
| Percent of civilian labor force | 4.6% | 4.5% | 4.5% | 4.9% | ||||
| Employed Population by Industr | 5,908 | 50443 | 56,351 | 258,782 | ||||
| Agriculture/Forestry/Fishing/Mining | 20 | 0.3% | 140 | 0.3% | 160 | 0.3% | 541 | 0.2% |
| Construction | 341 | 5.8% | 3,063 | 6.1% | 3,404 | 6.0% | 14,678 | 5.7% |
| Manufacturing | 417 | 7.1% | 4,125 | 8.2% | 4,542 | 8.1% | 25,616 | 9.9% |
| Wholesale Trade | 117 | 2.0% | 1,314 | 2.6% | 1,431 | 2.5% | 8,145 | 3.1% |
| Retail Trade | 640 | 10.8% | 5,779 | 11.5% | 6,419 | 11.4% | 29,025 | 11.2% |
| Transportation, Warehousing and Utilities | 419 | 7.1% | 3,045 | 6.0% | 3,464 | 6.1% | 14,724 | 5.7% |
| Information | 277 | 4.7% | 1,982 | 3.9% | 2,259 | 4.0% | 9,016 | 3.5% |
| Finance, Insurance, Real Estate & Rental | 511 | 8.6% | 4,352 | 8.6% | 4,863 | 8.6% | 23,024 | 8.9% |
| Professional, Scientific, Management, Admin. | 705 | 11.9% | 5,453 | 10.8% | 6,158 | 10.9% | 30,389 | 11.7% |
| Educational, Health and Social Services | 1,563 | 26.5% | 12,662 | 25.1% | 14,225 | 25.2% | 65,868 | 25.5% |
| Arts, Entertainment, Recreation, Food Services | 448 | 7.6% | 3,686 | 7.3% | 4,134 | 7.3% | 16,006 | 6.2% |
| Other Services (except public administration) | 259 | 4.4% | 3,039 | 6.0% | 3,298 | 5.9% | 12,733 | 4.9% |
| Public Administration | 191 | 3.2% | 1,803 | 3.6% | 1,994 | 3.5% | 9,017 | 3.5% |
Source: U.S. Bureau of the Census, Census 2000
The following table summarizes median, average,
and per capita incomes in Lansdowne and its neighboring municipalities.
Lansdowne has the highest income of the municipalities in
the market area. Its median income for families is close to
that of Delaware County. The other municipalities in the market
area have lower incomes, ranging from a median household income
of $30,185 in Millbourne to $45,450 in Yeadon Borough. Lansdowne’s
per capita income was slightly higher than the County’s.
MEDIAN, AVERAGE AND PER CAPITA INCOME BY MUNICIPALITY
| Median Household Income | Median Family Income | Per Capita Income | |
| Lansdowne Borough | $47,017 | $60,305 | $25,177 |
| Clifton Heights Borough | $39,291 | $48,919 | $20,534 |
| East Lansdowne Borough | $44,205 | $53,021 | $19,558 |
| Millbourne Borough | $30,185 | $39,063 | $15,752 |
| Upper Darby Township | $41,489 | $52,500 | $20,770 |
| Yeadon Borough | $45,450 | $55,169 | $22,546 |
| Delaware County | $50,092 | $61,590 | $25,040 |
Source: U.S. Bureau of the Census, Census 2000
Shown below are year 2000 incomes and housing
tenure for Lansdowne and the secondary market area. Lansdowne
has a slightly higher percentage of home ownership than its
neighbors. It also has a higher percentage of higher income
households than the secondary market area, with 48% of its
population having incomes over $50,000, compared to 41% for
those in its secondary market area.
HOUSEHOLD INCOME AND TENURE
LANSDOWNE AND SECONDARY MARKET
| Lansdowne | Secondary Market | Total Market | ||||
| Number | Percent | Number | Percent | Number | Percent | |
| Total Households* | 4,688 | 41,339 | 46,027 | |||
| Under $25,000 | 1,032 | 22.0% | 10,957 | 26.5% | 11,989 | 26.0% |
| $25,000 to $49,999 | 1,423 | 30.4% | 13,385 | 32.4% | 14,808 | 32.2% |
| $50,000 to $74,999 | 1,028 | 21.9% | 8,523 | 20.6% | 9,551 | 20.8% |
| $75,000 to $99,999 | 559 | 11.9% | 4,575 | 11.1% | 5,134 | 11.2% |
| $100,000 & over | 646 | 13.8% | 3,899 | 9.4% | 4,545 | 9.9% |
| Total Households | 4,724 | 41,265 | 45,989 | |||
| Owner | 3,024 | 64.0% | 25,707 | 62.3% | 28,731 | 62.5% |
| Renter | 1,700 | 36.0% | 15,558 | 37.7% | 17,258 | 37.5% |
Source: U.S. Bureau of the Census, Census 2000
*Total households by income is based on a sample. The total
does not equate to the total owner/renter households.