HomeMy WebLinkAboutSection 3.0 - Market and Feasibility Study CHA
SECTION 3.0
Project Reports Gutchess Park
CHA Project No. 31591 June 2017
Market & Feasibility Advisors
Final Report
Gutchess Lumber Park/Sports Complex
Market and Feasibility Study
Submitted to:
Town of Cortlandville
Cortland County, NY
Submitted by:
Market & Feasibility Advisors
Thursday, October 06, 2016
MFA Project Number: 595
One South Dearborn, Suite 2100
Chicago IL 60603
312.212.4451 www.mfallc.com
Chicago Austin
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Table of Contents
Table of Contents 2
Introduction and Summary 4
Introduction 4
Market Summary 5
Financial Summary 6
Economic Impact Summary 6
Market Demographics 7
Findings 8
Drive Time Market Demographics 10
Primary/60-Minute Drive Time Market 10
Population 10
Ethnicity&Education 11
Household Income & Spending 13
Demand Potential by Propensity to Participate 15
Secondary/60-120 Minute Drive Time Market 16
Population 16
Ethnicity&Education 17
Household Income & Spending 19
Demand Potential by Propensity to Participate 21
Tertiary/120-240 Minute Drive Time Market(Tournament Market) 22
Population 22
Ethnicity&Education 23
Household Income & Spending 25
Demand Potential by Propensity to Participate 27
Market Potential/Sports Participation 28
Sports Participation Trends 28
Demand Potential by Sports Participation 29
Frequent Participants 32
Frequent Participants by Age Group 35
Findings 38
Comparable Benchmark Sport Complex Facilities 40
Maryland SoccerPlex &Discovery Sports Center 42
New England Baseball Complex 42
The Dome:Adirondack Sports Complex 43
In The Net 43
United Sports 44
Baseball Heaven 44
Pinnacle Athletic Center 45
Conclusion 45
Existing Local Competitive Sport Complexes 47
J.M. McDonald Sports Complex 49
SUNY Cortland Athletic Fields 49
Crown City Little League(Testa Park) 50
Ultimate Goal Family Sport Center 51
Champions For Life Sports Center 51
Carmelo K Anthony Center 52
Syracuse Indoor Sports Center 52
Central NY Family Sport Center 53
Hopkins Road Softball Park 53
Willis Carrier Recreation Center 53
Sport Center 481 54
Murray Athletic Center 55
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Conclusions 55
Financials 56
Year 3 Assumptions 56
Financial Pro forma 58
Construction Cost Estimate 59
Economic and Fiscal Impact Assessment 60
Introduction 60
Methodology 60
Impacts on Local Economy: One-Time and Ongoing 60
Selected Definitions Related to Impact 62
Cortlandville, Cortland County, NY, Economic & Fiscal Impacts 63
Construction Impact Assessment 63
Tax Revenues 64
Visitation/Event Attendee Impacts 64
Tax Revenues 64
Operations Impacts 64
Tax Revenues 65
Marketing Strategy and Funding Options 66
Marketing Strategy 66
Funding Options 66
Public Funding Options 66
Private Funding Options 68
Appendix 71
National Collegiate Athletic Association (NCAA) Student&Team Participation 71
New York State Public High School Athletic Association (NYSPHSAA) 77
About Market& Feasibility Advisors 78
General Limiting Conditions 79
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Introduction and Summary
Introduction
The Town of Cortlandville proposes to build a sports complex along Route 13 south near the Tompkins
County line. The complex would consist of eight (8) multi-use fields (soccer, football, and lacrosse) and
four(4) baseball fields.
Four (4) of the multi-use fields and two (2) of the baseball fields are proposed to be artificial turf fields,
which would extend the season and could be used more often than comparable grass fields.
The site for this potential development is conveniently located off Route 13, just south of the State
University of New York (SUNY) at Cortland and the city of Cortland. It will also be the site of a new public
park that will be replacing Citizens Park, copying and improving its amenities and adding more quality of
life for the local population. Additions proposed are multi-use trails, picnic shelters and an adventure
playground. Other important features are the link to the existing adjacent recreational facilities and
businesses, The Lime Hollow Center for Environment and Culture, the Elm Tree Golf Course, the
Shipwreck Mini-Golf Amusement Center, and the Byrne Dairy manufacturing/tourism center.
Cortland is located directly off Interstate 81, a north-south thoroughfare that connects Cortland to Canada
in the north and large metro areas like Philadelphia, Baltimore, Newark and New York to the south and
southeast. The New York State Thruway, Interstate 90, passes just a few miles to the north, connecting
Cortland conveniently to all cities along this important corridor and to the New England metro areas.
There are three (4) airports within a two-hour drive:
• Ithaca Tompkins Regional Airport, (ITH)—'/z hour
• Syracuse Hancock International Airport, (SYR)—45 minutes
• Greater Binghamton Airport—1 hour
• Greater Rochester International Airport (ROC)—2 hours
The Ithaca, Syracuse, and Rochester airports are serviced by all major US airlines. United Express, US
Airways, and Delta Airlines service the Binghamton airport.
MFAs findings and interviews suggest that there is a major shortage in outdoor fields in Cortland County.
The principal draw of the site for teams and parents is its central location, its easy accessibility and the
proximity (within six hours) to major East Coast markets, most importantly New York to the east and
Buffalo to the west. Furthermore, the facility as planned offers superior quality compared with the
competition. The area around the site is a convenient package of hotels, dining, retail, and entertainment
for families and teams to engage in during their trips to tournaments.
The County offers a strong transportation infrastructure that makes it easily accessible, more than 35
lodging properties and 2,750 hotel rooms within 25 miles around the project site, and possesses a
number of civic, cultural, recreational and entertainment assets
Together, these characteristics create ideal conditions for hosting large scale tournaments. Market
analysis findings indicate that Cortland presents a unique opportunity for developing an outdoor sports
complex due to the local demographic profile, geographic location, and ideal market conditions (demand)
for a sports complex that would extend the season into spring and fall by including artificial turf fields.
MFA believes that a sustainable operational model could be developed based on local weekday use and
a number of weekend tournaments.
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The proposed seasonal approach is as follows:
During the spring season (mid-March to end of May), the site would host mainly training and practice
events using its artificial turf fields with the possibility of a tournament in late May.
In the summer, for 12 consecutive weeks starting the first week of June and ending the last week of
August, the facility could host weekend tournaments for youth baseball, soccer, lacrosse and football.
Each event would bring in 20-160 teams per tournament (depending on the type of sport, age group and
competition level), with the teams being at the facility beginning play as early as Friday afternoon and
ending play on Sunday afternoon.
During the fall season, the sports center complex would continue to host tournaments and leagues. On a
larger scale, the Cortland Regional Sports Council could invite youth baseball, lacrosse and soccer teams
from local school districts, throughout New York and its neighboring states to participate in weekend
tournaments or host National Collegiate Athletic Association (NCAA) or the New York State Public High
School Athletic Association (NYSPHSAA) events.
Building on SUNY Cortland's excellent reputation for sports the site could organize and host
exposition/showcase tournaments, a platform for teams and players to present their skills to college and
pro-team scouts and coaches.
A key difference between the subject outdoor facility and its local competitors is the synthetic turf. This
material will be low maintenance and, if the weather cooperates in the winter months, the field conditions
should be playable. Studies show that the turf can last from 10 to 15 years with minimal maintenance.
Benefits of the development would be twofold: a recreation and social center for the local population
enhancing quality of life and the creation of economic benefits for the town, city, and county by bringing
more visitors to the area.
Market Summary
The market area encompasses a 4-hour drive time around Cortland and boasts 500,000 avid baseball,
soccer, lacrosse and football participants to which the facility will cater. Avid participants are active 50+
days in their respective sport per year. The core market for the facility are age groups 24 years and
younger. These young athletes are organized in leagues, high school and college teams. The market
area was home to an estimated 24,550 of those teams in 2015.
The proposed complex aims to draw as many athletes and teams as some of the well-known east coast
tournament destination venues do. We believe it has a chance to become one of the premier outdoor
sports destination venues due to its location and market access. It can achieve that because:
• It would offer a premium product: a 6-field all turf (four all-purpose, two baseball) and 6-field all
grass (four all purpose and two baseball) facility with lighting that can consistently be the best
playing venue in the region and the one with the longest season;
• It would offer state-of-the-art amenities: locker rooms, on-site concessions, bleachers, play
grounds and picnic pavilions;
• The location is easily accessible, offering ample parking and close to a package of hotels,
restaurants and shopping;
• The greater Cortland and Finger Lakes region provides additional cultural, entertainment,
shopping and recreational opportunities, and
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• The site itself has expansion potential and additional amenities potential (mini-golf, golf, trails
nature center)—the product can get even better if needed
Financial Summary
Based on local demand, tournament market share, expenses and revenue of comparable facilities, the
financial proforma is projecting for year 3 of operations(year of stabilized operation):
• annual facility revenues of$1.75 million
• operational expenses of$1.31 million
• earnings before interest, taxes, depreciation and amortization (EBITDA) of$450,000,
• 3,000 hours of field rental,
• 10 tournaments per year at the venue,
• plus sponsorship and concessions revenue of$773,000 and
• a tournament visitation of 37,000
For financial details and the full proforma please refer to the financial section of the report.
Economic Impact Summary
The fiscal and economic impact on Cortland would be considerable in:
• Short-term construction benefits—41 jobs supported with $1.8 million in income and $3.4 million
in economic activity, creating $223,000 in state and local tax benefits
• Long-term operation and visitation benefits— 102 jobs supported, with an annual income of$2.4
million and $7.3 million in economic activity creating $770,000 in state and local tax benefits
Table 1.: Impact Summary
Impact Employment Labor Local&State Economic
Income Tax Revenue Activity
One-Time Construction Impact 41 _ $1,795,369 $222,882 $3,352,000
Annual Reoccuring Visitor Impact 93 _ $2,233,772 $712,501 $6,652,971
Annual Reoccuring Operations Impact 9 $205,631 $54,751 $661,387
Annual Reoccuring Impacts Total 102 , $2,439,403 $767,252 $7,314,358
Other Tax Revenue TBD e.g. Municipal Utility,Telecommunication Taxes
10-Year Operations/Visitation 102 $24,394,030 $7,672,520 $73,143,580
Source:IMPLAN, MFA,BLS
Notes:
• The assessment assumes that all goods and services will be purchased in the impact area given
that the demanded economic sector is present. Thus, the model does not account for competition
in the marketplace. For example, a service will be acquired in the impact area even though it
might be cheaper outside of it. This means that the assessment reflects the maximum impact
based on the current local economy.
• The 10-year reoccurring operations &visitation impact shown in the table above does not account
for inflation or changes in tax legislation.
• Operation and Visitation impacts are based on Year 3 of operations. Year 3 of operations is
considered the year of stabilized operations. Use and demand for the facility is likely to increase
further beyond year three thus the annual impacts will too. The 10-year impact estimate is based
on an unchanged year three impact, therefore the number is a conservative estimate.
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Market Demographics
MFA analyzed the demographic composition of a 4-Hour Drive Time Market around the project site in
order to characterize the demand for the proposed outdoor sports complex of the subject project.
For purposes of this analysis, MFA established three market areas used to determine demand for the
outdoor sports complex. The trade area is composed of three markets as defined below. The map "Sports
Center Complex, Cortland, New York"that follows, illustrates the location of each of the market areas and
is located in this section following the findings.
1. Primary Market 0—60 minute drive time from the project site
2. Secondary Market 60— 120 minute drive time from the project site
3. Tertiary Market 120—240 minute drive time from the project site
This segmentation allows for better demand projections for the proposed development. For example, the
primary market is expected to be the core market with the highest market share and repeat visitations,
secondary and tertiary markets are expected to be the source of demand for the weekend and holiday,
and tournament visitations.
The following analysis draws from the Arc View application of ESRI's Business Analyst®. This national
model generates data by linking information such as demographics with specific locations or areas. The
data is updated continually using the benchmarks in the model that the software maker tracks, and it is
allocated geographically. MFA applies this Geographic Information System (GIS) by defining a specific
geographic area to which the program provides aggregated information.
Table 2.Cortland,NY Outdoor Sports Complex Market Area Demographics Summary
Indicator/Market Area Primary Secondary Tertiary
Population 2015 956,234 1,768,655 21,885,230
Households 2015 385,815 710,097 8,367,485
Families 2015 231,677 450,402 5,412,862
Average Household Size 2015 2.35 2.38 2.53
Owner Households 2015 244,397 481,810 4,916,309
Renter Households 2015 141,418 228,287 3,451,176
Median Age 2015 39.0 41.4 39.2
Population Annual Growth 2015-2020 0.07% 0.10% 0.38%
Households Annual Growth 2015-2020 0.13% 0.17% 0.41%
Families Annual Growth 2015-2020 0.06% 0.09% 0.35%
Owner HHs Annual Growth 2015-2020 -0.03% 0.05% 0.28%
Median Household Income Annual Growth 2015-
2020 2.05% 1.97% 2.99%
All Households with Children 2010 28.9% 29.6% 32.4%
Median Household Income 2015 $52,432 $50,451 $58,635
Average Household Income 2015 $69,556 $65,409 $85,907
Per Capita Income 2015 $28,701 $26,704 $33,176
Median Disposable Income 2015 $40,994 $39,471 $47,078
Average Disposable Income 2015 $52,945 $50,633 $63,622
Entertainment/Recreation Spending Average per HH $592 $524 $764
Source:U.S. Bureau of the Census, 2010 Census,ESRI BIS forecasts for 2015 and 2020,MFA
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Findings
• Annual population growth rates are below state and national levels in all three markets. Growth in
the primary market is only marginal. The tertiary market, that includes the east coast metro area,
has the highest growth rates of the three, which can be attributed to the market location.. On a
national level, the southern parts have the highest population growth rates while the northern
parts of the country show only small population growth or even a slight decline.
• The tertiary market has the highest percentage of households with children present of all three
market areas.
• The tertiary market also has the highest average household income of all three market areas,
again due to the metro areas where a larger number of high income households can be found
• In all three market areas rate of growth in the number of households exceeds the rate of growth in
population, this reflects the trend especially observed in metro areas to a higher number of
smaller one or two person households
• The tertiary market is the most ethnically diverse market; in all three markets white is the
dominant ethnicity.
• In all three markets the median age of the White/Caucasian population is by far the oldest (40+
years). Hispanics are the youngest (low to upper 20's) followed by the African American
population (upper 20's and low 30's). This could have implications in terms of what type of sports
will grow the most in the future.
• Spending per household, per year, for entertainment and recreation in the primary and secondary
market is roughly% compared to the tertiary market reflecting the difference in income/disposable
income and the higher cost of living in the tertiary markets metro areas.
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Drive Time Market Demographics
Primary/60-Minute Drive Time Market
Population
Between 2015 and 2020, the total population is projected to grow marginally by 0.07% per year. The
number of households is also projected to grow at a slightly higher rate by 0.13% per year between 2015
and 2020 indicating a trend more towards single households. The following table summarizes the key
demographics in the 60 Minute Drive Time Market(Primary Market). The median age in 2015 is 39 years,
compared to the U.S. median age of 38.
Table 3. Demographics Overview
Indicator 2010 2015 2020 CAGR 2015-2020
Population 956,668 956,234 959,577 0.07%
Households 382,361 385,815 388,363 0.13%
Families 230,886 231,677 232,397 0.06%
Average Household Size 2.37 2.35 2.34
Owner Households 246,553 244,397 243,973 -0.03%
Renter Households 135,808 141,418 144,390 0.42%
Median Age 38.2 39.0 39.5
Source:U.S.Bureau of the Census,2010 Census,ESRI BIS forecasts for 2015 and 2020
The trend to an older population becomes apparent in the decline of the number of children and young
adults 25 years and younger in the market area through 2020 and the increase in number in the older age
brackets, while the total population only grows marginal.
Table 4. Demographics by Age Group
Age Group 2010 2015 2020
0-4 52,387 49,233 48,505
5-9 54,833 51,955 49,727
10 14 � 59,059 54,897 54,129
15- 19 79,525 73,457 71,266
20-24 85,712 89,443 82,466
25-34 113,211 119,380 122,568
35-44 112,797 103,270 108,191
45-54 144,073 130,016 113,304
55-64 117,805 130,750 133,320
65-74 68,023 84,767 101,134
75-84 46,590 45,037 50,950
22,653 24,029 24,017
Total 956,668 956,234 959,577
Source:U.S.Bureau of the Census,2010 Census,ESRI BIS forecasts for 2015 and 2020
Age brackets market red are estimated to shrink while age brackets marked green are estimated to grow
between 2015 and 2020. Fields market blue show the largest age bracket in their respective years.
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The primary market population is growing at a lower percentage compared to New York State and the
rate of the U.S population as a whole is estimated to grow. All other indicators for the primary market,
while positive except Home Owner Households, are below the growth rates of New York State.
Table 5. Demographics Trend Comparison Annual Growth 2015-2020
Indicator 0-60 Minute Market _ New York State US
Population 0.07% 0.42% 0.75%
Households 0.13% 0.46% 0.77%
Families 0.06% 0.39% 0.69%
Owner HHs -0.03% _ 0.19% 0.70%
Median Household Income 2.05% 2.84% 2.66%
Source:U.S.Bureau of the Census,2010 Census, ESRI BIS forecasts for 2015 and 2020
Ethnicity & Education
The following table details the distribution of the main ethnicities by age group in the primary market (0-60
Minute Drive Time),
Table 6. Population by Ethnicity&Age Group in 2015
Total Population Hispanic Caucasian African American
# % # % # % #
Total 956,234 100.0% 40,312 100.0% 801,935 100.0% 73,788 100.0%
0-4 49,233 5.1% 4,184 10.4% 36,045 4.5% 5,757 7.8%
5-9 51,955 5.4% 3,742 9.3% 39,117 4.9% 5,994 8.1%
10- 14 54,897 5.7% 3,435 8.5% 42,586 5.3% 5,962 8.1%
15- 19 73,457 7.7% 5,240 13.0% 56,436 7.0% 7,436 10.1%
20-24 89,443 9.4% 5,793 14.4% 67,875 8.5% 8,102 11.0%
25-29 119,380 12.5% 3,168 7.9% 48,928 6.1% 5,651 7.7%
30-34 103,270 10.8% 3,008 7.5% 46,262 5.8% 5,465 7.4%
35-39 130,016 13.6% 2,331 5.8% 41,420 5.2% 4,326 5.9%
40-44 130,750 13.7% 1,988 4.9% 45,075 5.6% 4,269 5.8%
45-49 84,767 8.9% 1,827 4.5% 52,514 6.5% 4,338 5.9%
50-54 45,037 4.7% 1,556 3.9% 62,335 7.8% 4,394 6.0%
55-59 24,029 2.5% 1,307 3.2% 63,796 8.0% 3,733 5.1%
60-64 49,233 5.1% 927 2.3% 55,219 _ 6.9% 2,910 3.9%
65-69 51,955 5.4% 726 1.8% 45,751 5.7% 2,154 2.9%
70-74 54,897 5.7% 427 1.1% 32,579 4.1% 1,504 2.0%
75-79 73,457 7.7% 251 0.6% 23,598 2.9% 829 1.1%
80-84 89,443 9.4% 206 0.5% 19,121 2.4% 519 0.7%
85+ 119,380 12.5% 196 0.5% 23,278 2.9% 445 0.6%
Median Age 39.0 23.1 42.5 28.2
Source:U.S. Bureau of the Census,2010, ESRI BIS forecasts for 2015 and 2020,MFA
While the overall population is becoming older, the 0-30 year age brackets of the Hispanic and African-
American groups have the largest share of that population. This is also evident when comparing the
median age of each of the ethnicities.
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Persons of Hispanic origin represent 4% of the population in 2015 compared to 17.6% of the U.S.
population. This percentage is estimated to increase to 5% by 2020.
Table 7.Population by Ethnicity
Ethnicity 2010 2015 2020
Number Percent Number Percent Number Percent
White Alone 815,895 85.3% 801,935 83.9% 790,677 82.4%
Black Alone 69,716 7.3% 73,788 7.7% 78,286 8.2%
American Indian Alone 5,157 0.5% 5,429 0.6% 5,659 0.6%
Asian Alone 31,447 _ 3.3% 35,500 3.7% 39,992 4.2%
Pacific Islander Alone 330 0.0% 405 0.0% 462 0.0%
Some Other Race Alone 9,736 _ 1.0% 11,335 1.2% 12,864 1.3%
Two or More Races 24,387 2.5% 27,842 2.9% 31,637 3.3%
Total 956,668 956,234 959,577
Hispanic Origin(Any Race) 33,985 ' 3.6% 40,312 4.2% 47,391 4.9%
Source:U.S.Bureau of the Census,2010, ESRI BIS forecasts for 2015 and 2020,MFA
Table 8. 2015 Population Age 25+by Educational Attainment
Education/Market 0-60 Minute Drive Time Market
Total 637,249
Less than 9th Grade 2.8%
9th-12th Grade, No Diploma 6.7%
High School Graduate 23.8%
GED/Alternative Credential 4.8%
Some College, No Degree 17.6%
Associate Degree 12.0%
Bachelor's Degree 17.5%
Graduate/Professional Degree 14.9%
Source:U.S.Bureau of the Census,2010,ESRI BIS forecasts for 2015 and 2020,MFA
The table above shows that the primary market population is well educated - roughly 45% carry an
Associate Degree or a higher level of education.
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The following table shows that in only 29% (110,500) of all households children are present. Roughly
65% of all households are one or two person. Both indicate a trend towards smaller households without
children.
Table 9.2010 Households by Type&Size
Total Households 382,361
Households with 1 Person 30.9% 118,150
Households with 2+People 69.1% 264,211
Family Households 60.4% 230,946
Husband-wife Families 43.5% 166,327
With Related Children 17.5% 66,913
Other Family(No Spouse Present) 16.9% 64,619
Other Family with Male Householder 4.6% 17,589
With Related Children 2.7% 10,324
Other Family with Female Householder 12.3% 47,030
With Related Children 8.2% 31,354
Nonfamily Households 8.7% 33,265
An Households with Children 28.9% I 110,502
1 Person Household 30.9% 118,150
2 Person Household 33.8% 129,238
3 Person Household 15.5% 59,266
4 Person Household 11.9% 45,501
5 Person Household 5.0% 19,118
6 Person Household 1.8% 6,882
7+Person Household 1.1% 4,206
Source:U.S. Census Bureau, Census 2010
Household Income&Spending
The distribution of households by income shows that the majority, 51 percent of households, are in the
mid to upper income bracket. The number of households with an income up to $49,999 is estimated to
decline over the next 5 years. The number of middle class households is to estimated grow by 2 percent,
while the share of high income household is estimated to grow by 3 percent. The numbers do not account
for inflation or increased cost of living. The following table shows the distribution of households in the
market area in three main income brackets.
Table 10. Household Income-Summary
Income Brackets Households by Income Disposable Income
2015 2020 2015
<$15,000-$49,999 47.3% 42.7% 58.9%
$50,000-$99,999 31.8% 33.5% 30.2%
$100,000> 20.8% 23.7% 10.9%
Source:U.S.Bureau of the Census,2010 Census,ESRI BIS forecasts for 2014 and 2019
Roughly 59% of all households have a disposable income of less than $50,000.
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Median disposable household income in 2015 is estimated at $41,000 and the average disposable
household income is $53,000.
Table 11. Household Income-Summary
Year 2015 2020
Median Household Income $52,432 $58,020
Average Household Income $69,556 $78,352
Per Capita Income $28,701 $32,359
Median Disposable HH Income $40,994
Average Disposable HH Income $52,945
Source:U.S. Bureau of the Census,2010 Census,ESRI BIS forecasts for 2015 and 2020, MFA
The following two tables show household budget spending in categories demonstrating the market
potential for recreation and retail categories. The spending potential index (SPI) compares the likelihood
of a household spending money in a certain category to the national average of 100. In all categories the
spending is slightly below or at the national average.
The top three categories for household budget expenditures and three project significant household
budget categories are highlighted.
Table 12. Household Spending-Budget Spending
Average Spent per Total HH
Item HH Spending Percent of Total SPI
Total Expenditures $67,018.55 $25,856,760,419 100.0% 93
Food $7,959.24 $3,070,793,164 11.9% 94
Food at Home $4,914.71 $1,896,170,579 7.3% 94
Food Away from Home $3,044.52 $1,174,622,586 4.5% 93
Alcoholic Beverages $515.65 $198,946,267 0.8% 93
Housing $19,988.32 $7,711,794,643 29.8% 93
Shelter $15,162.00 $5,849,726,191 22.6% 92
Utilities, Fuel and Public Services $4,826.32 $1,862,068,452 7.2% 95
Household Operations $1,685.29 $650,210,904 2.5% 91
Housekeeping Supplies $675.79 $260,731,492 1.0% 94
Household Furnishings and
Equipment $1,719.57 $663,436,472 2.6% 93
Apparel and Services $2,136.19 $824,173,610 3.2% 92
Transportation $9,982.66 $3,851,461,008 14.9% 95
$1,779.43 ir. $686,530,541 2.7% 91
Health Care $4,537.81 $1,750,753,465 6.8% 96
Entertainment and Recreation $3,086.45 $1,190,800,590 4.6% 93
Personal Care Products&Services $723.88 $279,283,395 1.1% 92
Education $1,418.32 $547,209,975 2.1% 93
Smoking Products $466.67 $180,048,988 0.7% 100
Miscellaneous $1,099.84 $424,335,351 1.6% 95
Support Payments/Cash
Contribution/Gifts in Kind $2,335.07 $900,904,724 3.5% 93
Life/Other Insurance $431.03 $166,299,422 0.6% 93
Pensions and Social Security $6,477.32 $2,499,046,408 9.7% 91
Source:2011 and 2012 Consumer Expenditure Surveys,Bureau of Labor Statistics,MFA
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Table 13.Household Spending-Recreation
Item Average Spent per HH Total HH Spending SPI
Entertainment/Recreation Fees and Admissions Total $591.89 $228,361,716 92
Admission to Movies, Theater, Opera, Ballet $149.13 $57,535,327 90
Admission to Sporting Events, excl. Trips $64.41 $24,850,987 97
Fees for Participant Sports, excl. Trips $109.75 $42,344,794 91
Fees for Recreational Lessons $108.96 $42,037,140 89
Membership Fees for Social/Recreation/Civic Clubs $159.03 $61,354,756 93
Source:2011 and 2012 Consumer Expenditure Surveys,Bureau of Labor Statistics,MFA
Demand Potential by Propensity to Participate
The Demand Potential by Propensity to Participate is based on the socio-economic characteristics of
households in the market area and their tendencies to use various products and services. While this
approach estimates sports activity participation, it also estimates potential event (e.g. competition,
concert) attendance. However it covers adults only—age 18 and above.
The table indicates that participation in activities related to the project in the primary market are above the
national average, especially"Attending High School Sports Events"with only three exceptions.
Activity Number of Adults/HHs Percent MPI
Participated in baseball in last 12 months 32,240 4.2% 94
Participated in basketball in last 12 months 65,084 8.5% 102
Participated in bicycling(mountain)in last 12 months 33,012 10.6% 108
Participated in bicycling(road)in last 12 months 80,971 5.2% 103
Participated in football in last 12 months 39,661 5.2% 113
Participated in jogging/running in last 12 months 103,317 2.8% 98
Participated in skiing(downhill)in last 12 months 21,528 3.4% 91
Participated in soccer in last 12 months 26,170 3.8% 111
Participated in softball in last 12 months 29,164 30.0% 107
Participated in walking for exercise in last 12 months 229,704 5.3% 114
Attend sports events:high school sports 40,308 5.3% 114
Source:GfK MRI,MFA
An MPI (Market Potential Index) measures the relative likelihood of the adults or households in the
specified trade area to exhibit certain consumer behavior or purchasing patterns compared to the U.S. An
MPI of 100 represents the U.S. average.
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Secondary/60-120 Minute Drive Time Market
Population
Between 2015 and 2020, the total population is projected to grow marginally by 0.10% per year. The
number of households is also projected to grow at a slightly higher rate of 0.17% per year between 2015
and 2020 indicating a trend towards single households. The following table summarizes the key
demographics in the 60 -120 Minute Drive Time Market (Secondary Market). The median age in 2015 is
41.4 years compared to U.S. median age of 38.
Table 15. Demographics Overview
Indicator 2010 2015 2020 CAGR 2015-2020
Population 1,761,095 1,768,655 1,777,176 0.10%
Households 700,175 710,097 715,983 0.17%
Families 446,810 450,402 452,468 0.09%
Average Household Size 2.40 2.38 2.37
Owner Households 484,508 481,810 483,072 0.05%
Renter Households 215,666 228,287 232,911 0.40%
Median Age 40.5 41.4 42.2
Source:U.S. Bureau of the Census,2010 Census,ESRI B/S forecasts for 2015 and 2020
The trend to an older population becomes apparent in the decline of the number of children and young
adults 25 years and younger in the market area through 2020 and the increase in the number in the older
age brackets, while the total population only grows marginally.
Table 16. Demographics by Age Group
Age Group 2010 2015 2020
0-4 99,085 94,196 91,608
5 9 102,745 98,443 94,785
10- 14 109,649 102,469 103,310
15 19 Anailawramanam132,124 118,847 116,942
20-24 . 126,282 132,120 116,411
25-34 198,415 214,858 219,151
35-44 217,868 197,325 201,501
45-54 271,556 249,879 220,485
55-64 229,921 252,008 2 '
65-74 140,478 174,601 204,341
75-84 90,462 88,569 103,408
85+ 42,517 45,340 45,420
Total 1,761,095 1,768,655 1,777,176
Source:U.S.Bureau of the Census,2010 Census,ESRI B/S forecasts for 2015 and 2020
Age brackets marked in red are estimated to shrink while age brackets marked green are estimated to
grow between 2015 and 2020. Fields marked blue show the largest age bracket in their respective years.
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The secondary market population is growing at a much lower percentage compared to New York State
and the U.S population as a whole is estimated grow. All other indicators for the secondary market, while
positive, are at or below the growth rates of New York State.
Table 17. Demographics Trend Comparison Annual Growth 2015-2020
Indicator Secondary Market New York State US
Population 0.10% 0.42% 0.75%
Households 0.17% 0.46% 0.77%
Families 0.09% 0.39% 0.69%
Owner HHs 0.05% 0.19% 0.70%
Median Household Income 1.97% 2.84% 2.66%
Source:U.S.Bureau of the Census, 2010 Census,ESRI B/S forecasts for 2015 and 2020
Ethnicity & Education
The following table details the distribution of the main ethnicities by age group in the secondary market
(60-120 Minute Drive Time).
Table 18. Population by Ethnicity&Age Group in 2015
Total Population Hispanic Caucasian African American
## % #t % ## % # %
Total 1,768,655 100.0% 80,410 100.0% 1,583,776 100.0% 79,249 100.0%
0-4 94,196 5.3% 9,089 11.3% 77,460 4.9% 5,640 7.1%
5-9 98,443 5.6% 8,096 10.1% 82,397 5.2% 5,625 7.1%
10- 14 102,469 5.8% 7,058 8.8% 87,436 5.5% 5,658 7.1%
15-19 118,847 6.7% 8,095 10.1% 101,437 6.4% 7,585 9.6%
20-24 132,120 7.5% 9,196 11.4% 111,858 7.1% 9,091 11.5%
25-29 214,858 12.1% 7,217 9.0% 94,985 6.0% 6,868 8.7%
30-34 197,325 11.2% 6,476 8.1% 89,782 5.7% 6,246 7.9%
35-39 249,879 14.1% 5,016 6.2% 82,045 5.2% 5,240 6.6%
40-44 252,008 14.2% 4,450 5.5% 92,590 5.8% 5,218 6.6%
45-49 174,601 9.9% 3,851 4.8% 106,155 6.7% 4,950 6.2%
50-54 88,569 5.0% 3,386 4.2% 123,471 7.8% 4,840 6.1%
55-59 45,340 2.6% 2,746 3.4% 125,802 7.9% 3,757 4.7%
60-64 94,196 5.3% 1,899 2.4% 111,696 7.1% 2,860 3.6%
65-69 98,443 5.6% 1,608 2.0% 96,816 6.1% 2,323 2.9%
70-74 102,469 5.8% 913 1.1% 69,716 4.4% 1,414 1.8%
75-79 118,847 6.7% 599 0.7% 48,827 3.1% 902 1.1%
80-84 132,120 7.5% 373 0.5% 36,891 2.3% 540 0.7%
85+ 214,858 12.1% 342 0.4% 44,412 2.8% 492 0.6%
Median Age 41.4 24.3 43.5 29.4
Source:U.S.Bureau of the Census, 2010, ESRI BIS forecasts for 2015 and 2020,MFA
While the overall population is becoming older, the 0-30 year age brackets of the Hispanic and African-
American groups have the largest share of that population. This is also evident when comparing the
median age of each of the ethnicities.
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Persons of Hispanic origin represent 4.5% of the population in 2015 compared to 17.6% of the U.S.
population. This percentage is estimated to increase to 5.5% by 2020.
Table 19. Population by Ethnicity
Ethnicity 2010 2015 2020
Number Percent Number Percent Number ' Percent
White Alone 1,601,926 91.0% 1,583,776 89.5% 1,566,588 88.2%
Black Alone 71,888 4.1% 79,249 4.5% 85,939 4.8%
American Indian Alone 4,859 0.3% 5,656 0.3% 6,278 0.4%
Asian Alone 30,751 1.7% 36,825 2.1% 43,964 2.5%
Pacific Islander Alone 612 0.0% 816 0.0% 1,010 0.1%
Some Other Race Alone 19,591 1.1% 24,830 1.4% 29,980 1.7%
Two or More Races 31,448 1.8% 37,503 2.1% 43,417 2.4%
Total 1,761,095 1,768,655 1,777,176
Hispanic Origin(Any Race) 63,365 3.6% 80,410 4.5% 97,508 5.5%
Source:U.S. Bureau of the Census, 2010, ESRI BIS forecasts for 2015 and 2020,MFA
Table 20.2015 Population Age 25+by Educational Attainment
Education/Market 60-120 Minute Drive Time Market
Total 1,222,580
Less than 9th Grade 3.4%
9th-12th Grade, No Diploma 7.1%
High School Graduate 28.6%
GED/Alternative Credential 5.3%
Some College, No Degree 17.5%
Associate Degree 11.2%
Bachelor's Degree 15.4%
Graduate/Professional Degree 11.5%
Source:U.S.Bureau of the Census, 2010, ESRI BIS forecasts for 2015 and 2020,MFA
The table above shows that the primary market population is well educated, 38 percent carry an
Associate Degree or a higher level of education.
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The following table shows that in 30% (207,000) of all households children are present. Almost 65% of all
households are one or two person households.
Table 21.2010 Households by Type&Size
Total Households 700,167
Households with 1 Person 29.1% 203,749
Households with 2+People 70.9% 496,418
Family Households 63.9% 447,407
Husband-wife Families 47.5% 332,579
With Related Children 18.7% 130,931
Other Family(No Spouse Present) 16.3% 114,127
Other Family with Male Householder 4.9% 34,308
With Related Children 2.9% 20,305
Other Family with Female Householder 11.4% 79,819
With Related Children 7.4% 51,812
Nonfamily Households 7.1% 49,712
All Households with Odfdren 29.6% 207,249
1 Person Household 29.1% 203,749
2 Person Household 34.9% 244,358
3 Person Household 15.6% 109,226
4 Person Household 12.3% 86,121
5 Person Household 5.2% 36,409
6 Person Household 1.8% 12,603
7+Person Household 1.0% 7,002
Source:U.S. Census Bureau, Census 2010
Household Income& Spending
The distribution of households by income shows that half of all households are in the mid to upper income
bracket. The number of households with an income up to $50,000 is estimated to decline over the next 5
years, while the number of middle class and high-income households is estimated to grow by 2.5 percent
over the same period. The numbers do not account for inflation or increased cost of living. The following
table shows the distribution of households in the market area into three main income brackets.
Table 22. Household Income-Summary
Income Brackets Households by Income Disposable Income
2015 2020 2015
<$15,000-$49,999 49.5% 44.3% 60.9%
$50,000-$99,999 32.4% 35.0% 29.7%
$100,000> 18.2% 20.7% 9.3%
Source:U.S.Bureau of the Census,2010 Census,ESRI BIS forecasts for 2014 and 2019
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Roughly, 61% of all households have a disposable income of less than $50,000. Median disposable
household income in 2015 was estimated at $40,000 and the average disposable household income was
$50,633.
Table 23. Household Income-Summary
Year 2015 2020
Median Household Income $50,451 $55,618
Average Household Income $65,409 $73,862
Per Capita Income $26,704 $30,207
Median Disposable HH Income $39,471
Average Disposable HH Income $50,633
Source:U.S.Bureau of the Census, 2010 Census,ESRI BIS forecasts for 2015 and 2020, MFA
The following two tables show household/budget spending in categories demonstrating the market
potential for recreation and retail categories. The spending potential index (SPI) compares the likelihood
of a household spending money in a certain category to the national average of 100. In most categories
the spending is significantly below the national average. The top three categories for household budget
expenditures and three project significant household budget categories are highlighted.
Table 24. Household Spending-Budget Spending
Average Spent per Total HH
Item HH Spending Percent of Total SPI
Total Expenditures $63,045.88 $44,768,687,070 100.0% 88
Food $7,537.27 $5,352,194,290 12.0% 89
Food at Home $4,698.66 $3,336,501,260 7.5% 90
Food Away from Home $2,838.62 $2,015,693,030 4.5% 86
Alcoholic Beverages $464.51 $329,847,553 0.7% 84
Housing $18,376.80 $13,049,313,918 29.1% 85
Shelter $13,722.37 $9,744,215,781 21.8% 83
Utilities, Fuel and Public Services $4,654.43 $3,305,098,137 7.4% 92
Household Operations $1,565.42 $1,111,602,276 2.5% 85
Housekeeping Supplies $656.20 $465,963,127 1.0% 91
Household Furnishings and
Equipment $1,630.13 $1,157,548,281 2.6% 89
Apparel and Services $1,980.61 $1,406,425,023 3.1% 86
Transportation $9,618.25 $6,829,892,392 15.3% 91
Travel $1,646.83 $1,169,407,310 2.6% 84
Health Care $4,444.66 $3,156,141,444 7.0% 94
Entertainment and Recreation $2,944.65 $2,090,989,296 4.7% 89
Personal Care Products&Services $675.88 $479,938,078 1.1% 86
Education $1,228.85 $872,604,379 1.9% 81
Smoking Products $470.32 $333,969,421 0.7% 101
Miscellaneous $1,085.59 $770,872,419 1.7% 93
Support Payments/Cash
Contribution/Gifts in Kind $2,248.86 $1,596,908,547 3.6% 90
Life/Other Insurance $426.95 $303,174,517 0.7% 92
Pensions and Social Security $6,044.10 $4,291,894,799 9.6% 85
Source:2011 and 2012 Consumer Expenditure Surveys,Bureau of Labor Statistics,MFA
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Table 25. Household Spending-Recreation
Item Average Spent per HH Total HH Spending SPI
Entertainment/Recreation Fees and Admissions $523.58 $371,792,236 81
Admission to Movies, Theater, Opera, Ballet $132.34 $93,976,845 80
Admission to Sporting Events,excl. Trips $58.33 $41,417,734 88
Fees for Participant Sports, excl. Trips $96.30 $68,382,084 80
Fees for Recreational Lessons $95.81 $68,037,181 78
Membership Fees for Social/Recreation/Civic Clubs $140.27 $99,605,914 82
Source:2011 and 2012 Consumer Expenditure Surveys,Bureau of Labor Statistics, MFA
Demand Potential by Propensity to Participate
The Demand Potential by Propensity to Participate is based on the socio-economic characteristics of
households in the market area and their inclinations to use various products and services. While this
approach estimates sports activity participation, it also estimates potential event (e.g. competition,
concert) attendance. However it covers adults only—age 18 and above.
The table shows that participation in activities related to the project in the secondary market are above
the national average, especially"Attending High School Sports Events"with only three exceptions.
Table 26. Demand Potential for Selected Activities 2015
Activity Number of Adults/HHs Percent MPI
Participated in baseball in last 12 months 59,898 4.2% 95
Participated in basketball in last 12 months 113,400 8.0% 97
Participated in bicycling(mountain)in last 12 months 52,231 3.7% 92
Participated in bicycling(road)in last 12 months 137,244 9.7% 99
Participated in football in last 12 months 67,386 4.8% 95
Participated in jogging/running in last 12 months 148,766 10.5% 83
Participated in skiing(downhill)in last 12 months 35,014 2.5% 87
Participated in soccer in last 12 months 40,797 2.9% 77
Participated in softball in last 12 months 51,284 3.6% 106
Participated in walking for exercise in last 12 months 402,032 28.5% 102
Attend sports events: high school sports 76,990 5.5% 118
Source:GfK MRI, MFA
An MPI (Market Potential Index) measures the relative likelihood of the adults or households in the
specified trade area to exhibit certain consumer behavior or purchasing patterns compared to the U.S. An
MPI of 100 represents the U.S. average.
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Tertiary/120-240 Minute Drive Time Market (Tournament Market)
Population
Between 2015 and 2020 the total population is projected to grow by 0.38% per year. The number of
households is also projected to grow at a slightly higher rate by 0.41% per year between 2015 and 2020
indicating a trend towards more single households. The following table summarizes the key
demographics in the 120-240 Minute Drive Time Market (Tertiary Market). The median age in 2015 was
39.2 years, compared to U.S. median age of 38.
Table 27.Demographics Overview
Indicator 2010 2015 2020 CAGR 2015-2020
Population 21,550,074 21,885,230 22,302,730 0.38%
Households 8,204,879 8,367,485 8,540,761 0.41%
Families 5,338,203 5,412,862 5,506,970 0.35%
Average Household Size 2.54 2.53 2.53
Owner Households 4,954,200 4,916,309 4,984,362 0.28%
Renter Households 3,250,693 3,451,176 3,556,399 0.60%
Median Age 38.4 39.2 39.9
Source:U.S.Bureau of the Census,2010 Census,ESRI BIS forecasts for 2015 and 2020
The trend to an older population becomes apparent in the decline of the number of children and young
adults 25 years and younger in the market area through 2020 as well as the increase in number in the
older age brackets, while the total population only reflects minimal growth.
Table 28. Demographics by Age Group
Age Group 2010 2015 2020
0-4 1,298,355 1,239,924 1,242,508
5-9 ' 1,335,327 1,314,183 1,245,847
10 14 '" 1,391,083 1,373,138 1,352,654
15- 19 1,542,313 1,447,198 1,415,235
20-24 ''. 1,501,655 1,566,174 1,415,466
25-34 2,766,582 2,883,477 3,031,732
35-44 2,907,479 2,715,405 2,826,963
45-54 3 -'i, �,i,;.'i(i 2,870,013
55-64 2,589,429 2,897,405 :,i
65-74 1,507,360 1,880,516 2,224,267
75-84 978,282 977,171 1,130,264
85+ 445,022 489,329 508,647
Total 21,550,074 21,885,230 22,302,730
Source:U.S.Bureau of the Census,2010 Census, ESRI BIS forecasts for 2015 and 2020
Age brackets marked in red are estimated to shrink while age brackets marked in green are estimated to
grow between 2015 and 2020. The fields marked blue show the largest age bracket in their respective
years.
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The tertiary market population is growing at a slightly lower percentage compared to New York State and
only about 1/2 of the rate, the U.S population as a whole is estimated grow. All other indicators for the
tertiary market, while positive, are at or below the growth rates of New York State except for homeowner
households and median household income.
Table 29. Demographics Trend Comparison Annual Growth 2015-2020
Indicator Tertiary Market New York State US
Population 0.38% 0.42% 0.75%
Households 0.41% 0.46% 0.77%
Families 0.35% 0.39% 0.69%
Owner HHs 0.28% 0.19% 0.70%
Median Household Income 2.99% 2.84% 2.66%
Source:U.S. Bureau of the Census,2010 Census, ESRI BIS forecasts for 2015 and 2020
Ethnicity & Education
The following table details the distribution of the main ethnicities by age group in the tertiary market (120-
240 Minute Drive Time).
Table 30. Population by Ethnicity&Age Group in 2015
Total Population Hispanic Caucasian African American
Total 21,885,230 100.0% 3,853,101 100.0% 14,955,061 100.0% 3,258,841 100.0%
0-4 1,239,924 5.7% 326,499 8.5% 717,914 4.8% 218,898 6.7%
5-9 1,314,183 6.0% 319,636 8.3% 785,279 5.3% 230,377 7.1%
10-14 1,373,138 6.3% 305,037 7.9% 856,028 5.7% 236,774 7.3%
15-19 1,447,198 6.6% 307,541 8.0% 915,945 6.1% 254,011 7.8%
20-24 1,566,174 7.2% 342,365 8.9% 983,536 6.6% 268,167 8.2%
25-29 2,883,477 13.2% 325,600 8.5% 894,080 6.0% 231,149 7.1%
30-34 2,715,405 12.4% 324,081 8.4% 888,080 5.9% 222,800 6.8%
35-39 3,101,310 14.2% 284,529 7.4% 825,475 5.5% 209,951 6.4%
40-44 2,897,405 13.2% 259,472 6.7% 924,109 6.2% 216,543 6.6%
45-49 1,880,516 8.6% 235,965 6.1% 1,036,590 6.9% 222,228 6.8%
50-54 977,171 4.5% 214,401 5.6% 1,186,996 7.9% 223,291 6.9%
55-59 489,329 2.2% 181,206 4.7% 1,192,553 8.0% 200,239 6.1%
60-64 1,239,924 5.7% 140,489 3.6% 1,024,220 6.8% 161,979 5.0%
65-69 1,314,183 6.0% 108,810 2.8% 863,392 5.8% 130,277 4.0%
70-74 1,373,138 6.3% 74,513 1.9% 619,456 4.1% 91,227 2.8%
75-79 1,447,198 6.6% 48,681 1.3% 452,184 3.0% 61,280 1.9%
80-84 1,566,174 7.2% 29,017 0.8% 359,709 2.4% 39,775 1.2%
85+ 2,883,477 13.2% 25,259 0.7% 429,515 2.9% 39,875 1.2%
Median Age 39.2 30.0 43.3 34.3
Source:U.S.Bureau of the Census,2010,ESRI BIS forecasts for 2015 and 2020,MFA
While the overall population is becoming older, the 0-30 year age brackets of the Hispanic and African-
American groups have the largest share of that population. This is also evident when comparing the
median age of each of the ethnicities.
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Persons of Hispanic origin represent 18% of the population in 2015 compared to 17.6% of the U.S.
population. This percentage is estimated to increase to 19.5% by 2020.
Table 31. Population by Ethnicity
Ethnicity 2010 2015 2020
Number Percent Number Percent Number Percent
White Alone 15,131,723 70.2% 14,955,061 68.3% 14,814,297 66.4%
Black Alone 3,172,536 14.7% 3,258,841 14.9% 3,359,056 15.1%
American Indian Alone 91,863 0.4% 96,844 0.4% 104,232 0.5%
Asian Alone 1,181,790 5.5% 1,347,507 6.2% 1,541,544 6.9%
Pacific Islander Alone 8,149 0.0% 9,348 0.0% 10,308 0.0%
Some Other Race Alone 1,378,594 6.4% 1,548,523 7.1% 1,718,670 7.7%
Two or More Races 585,328 2.7% 669,106 3.1% 754,623 3.4%
Total 21,550,074 21,885,230 22,302,730
Hispanic Origin(Any Race) 3,414,224 15.8% 3,853,101 17.6% 4,344,210 19.5%
Source:U.S. Bureau of the Census, 2010,ESRI BIS forecasts for 2015 and 2020,MFA
Table 32. 2015 Population Age 25+by Educational Attainment
Education/Market 120-240 Minute Drive Time Market
Total 14,944,613
Less than 9th Grade 5.4%
9th-12th Grade, No Diploma 6.9%
High School Graduate 25.5%
GED/Alternative Credential 3.5%
Some College, No Degree 16.3%
Associate Degree 7.6%
Bachelor's Degree 20.1%
Graduate/Professional Degree 14.5%
Source:U.S.Bureau of the Census, 2010, ESRI BIS forecasts for 2015 and 2020, MFA
The table above shows that 42 percent of the tertiary market population attained an Associate Degree or
higher level of education.
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The following table shows that in 32% (2.7 million) of all households children are present. About 59% of
all households are one or two person households, which is not uncommon for a market with several large
metro areas.
Table 33.2010 Households by Type&Size
Total Households 8,204,910
Households with 1 Person 28.2% 2,313,785
Households with 2+People 71.8% 5,891,125
Family Households 65.1% 5,341,396
Husband-wife Families 46.0% 3,774,259
With Related Children 20.7% 1,698,416
Other Family(No Spouse Present) 19.1% 1,567,138
Other Family with Male Householder 4.8% 393,836
With Related Children 2.5% 205,123
Other Family with Female Householder 14.2% 1,165,097
With Related Children 8.9% 730,237
Nonfamily Households 6.7% 549,729
All Hotisehaltil wti 616in 32.4%
1 Person Household 28.2% 2,313,785
2 Person Household 31.1% 2,551,727
3 Person Household 16.5% 1,353,810
4 Person Household 13.8% 1,132,278
5 Person Household 8.3% 681,008
6 Person Household 2.4% 196,918
7+Person Household 1.7% 139,483
Source:U.S. Census Bureau, Census 2010
Household Income &Spending
The distribution of households by income shows that more than half of all households are in the mid to
upper income bracket. The number of households with an income up to $49,999 is estimated to decline
over the next 5 years. The number of middle class is estimated to grow by slightly less than 1 percent,
while high income households is estimated to grow by just over 4 percent over the same period of time.
The numbers do not account for inflation or increased cost of living. The following table shows the
distribution of households in the market area into three main income brackets.
Table 34. Household Income-Summary
Income Brackets Households by Income Disposable Income
2015 2020 2015
<$15,000-$49,999 42.9% 37.6% 52.2%
$50,000-$99,999 28.7% 29.5% 29.2%
$100,000> 28.4% 32.9% 18.6%
Source:U.S.Bureau of the Census,2010 Census, ESRI BIS forecasts for 2014 and 2019
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More than 50% of all households have a disposable income of less than $50,000. The median disposable
household income in 2015 was estimated at $47,000 and the average disposable household income was
$64,000.
Table 35. Household Income-Summary
Year 2015 2020
Median Household Income $58,635 $67,929
Average Household Income $85,907 $97,853
Per Capita Income $33,176 $37,804
Median Disposable HH Income $47,078
Average Disposable HH Income $63,622
Source:U.S. Bureau of the Census,2010 Census, ESRI BIS forecasts for 2015 and 2020,MFA
The following two tables show household budget spending in categories demonstrating the market
potential for recreation and retail categories. The spending potential index (SPI) compares the likelihood
of a household spending money in a certain category to the national average of 100. In most categories
the spending is significantly below the national average. The top three categories for household budget
expenditures and three significant project household budget categories are highlighted.
Table 36. Household Spending-Budget Spending
Average Spent per Total HH
Item HH Spending Percent of Total SPI
Total Expenditures $82,593.45 $691,099,483,912 100.0% 115
Food $9,766.83 $81,723,771,961 11.8% 115
Food at Home $5,994.68 $50,160,377,037 7.3% 115
Food Away from Home $3,772.15 $31,563,394,924 4.6% 115
Alcoholic Beverages $655.36 $5,483,750,873 0.8% 118
Housing $25,383.96 $212,399,929,534 30.7% 118
Shelter $19,690.00 $164,755,751,458 23.8% 120
Utilities, Fuel and Public Services $5,693.97 $47,644,178,076 6.9% 113
Household Operations $2,148.28 $17,975,701,680 2.6% 117
Housekeeping Supplies $811.64 $6,791,358,307 1.0% 112
Household Furnishings and
Equipment $2,057.72 $17,217,981,214 2.5% 112
Apparel and Services $2,680.12 $22,425,883,216 3.2% 116
Transportation $11,715.45 $98,028,833,844 14.2% 111
Travel $2,250.95 $18,834,777,488 2.7% 115
Health Care $5,298.30 $44,333,481,720 6.4% 112
Entertainment and Recreation $3,761.30 $31,472,604,117 4.6% 114
Personal Care Products&Services $889.51 $7,442,931,287 1.1% 114
Education $1,920.94 $16,073,408,209 2.3% 126
Smoking Products $523.05 $4,376,620,419 0.6% 112
Miscellaneous $1,330.23 $11,130,678,068 1.6% 114
Support Payments/Cash
Contribution/Gifts in Kind $2,830.29 $23,682,373,834 3.4% 113
Life/Other Insurance $502.18 $4,201,990,108 0.6% 109
Pensions and Social Security $8,067.35 $67,503,408,032 9.8% 114
Source:2011 and 2012 Consumer Expenditure Surveys,Bureau of Labor Statistics, MFA
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Table 37. Household Spending-Recreation
Item Average Spent per HH Total HH Spending SPI
Entertainment/Recreation Fees and Admissions $763.64 $6,389,720,868 118
Admission to Movies, Theater, Opera, Ballet $196.48 $1,644,015,250 119
Admission to Sporting Events,excl. Trips $76.69 $641,696,021 115
Fees for Participant Sports, excl. Trips $137.70 $1,152,188,685 114
Fees for Recreational Lessons $152.39 $1,275,120,170 124
Membership Fees for Social/Recreation/Civic Clubs $199.67 $1,670,741,274 116
Source:2011 and 2012 Consumer Expenditure Surveys,Bureau of Labor Statistics,MFA
Demand Potential by Propensity to Participate
The Demand Potential by Propensity to Participate is based on the socio-economic characteristics of
households in the market area and their propensities to use various products and services. While this
approach evaluates sports activity participation, it also estimates potential event (e.g. competition,
concert) attendance. However it covers adults only—age 18 and above.
The table shows that participation in activities related to the project in the tertiary market are above the
national average, with only three exceptions.
Table 38.Demand Potential for Selected Activities 2015
Activity Number of Adults/HHs Percent MPI
Participated in baseball in last 12 months 753,231 4.4% 98
Participated in basketball in last 12 months 1,426,250 8.3% 100
Participated in bicycling(mountain)in last 12 months 706,386 4.1% 103
Participated in bicycling(road)in last 12 months 1,804,526 10.5% 107
Participated in football in last 12 months 844,258 4.9% 98
Participated in jogging/running in last 12 months 786,652 4.6% 100
Participated in skiing(downhill)in last 12 months 2,323,223 13.6% 106
Participated in soccer in last 12 months 551,711 3.2% 112
Participated in softball in last 12 months 693,094 4.0% 107
Participated in walking for exercise in last 12 months 579,018 3.4% 99
Attend sports events: high school sports 4,917,179 28.7% 102
Source:GfK MRI,MFA
An MPI (Market Potential Index) measures the relative likelihood of the adults or households in the
specified trade area to exhibit certain consumer behavior or purchasing patterns compared to the U.S. An
MPI of 100 represents the U.S. average.
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Market Potential/Sports Participation
Sports Participation Trends
The following summarizes important general sports participation trends in the US with relevance to the
Cortland County market.
• Team sports are an early life activity, research shows that participation in team sports starts early
and ends early in terms of age for most participants. Participation peaks at age 13 and declines
by 50 percent once they reach age 18. This represents a combination of factors including lack of
programs and facilities available outside of the high school setting, social interests, work and
school demands.
• Organized team sports continue to be the main driver of sports participation. Casual play
continues to decline sharply as a percentage of total play. Casual play has a larger percentage of
play only in basketball, touch & flag football, volleyball and ice hockey. All of these activities with
the exception of ice hockey are more socially oriented versions of the game.
• With overall team sports participation down and all organized leagues claiming participation is
increasing, it implies that casual play continues to decline; and the trend to specialization in a
specific, organized sport raises the frequency of participation in organized play. Team sports
participation has consolidated among the most serious players.
• Growth in team sports for the last five years has come predominantly from women entering team
sports in larger numbers though we continue to see men are 40 percent more likely to play team
sports than the general population and women 40 percent less likely to play team sports than the
population as a whole. Traditional team sports generally showed declines highlighting the lack of
opportunity and resources in a tough economy and some cutbacks in schools. However, the
smaller and more "niche" team sports such as lacrosse, ice hockey and fast pitch softball, driven
by increased participation of women, fueled strong increases.
• Team sports income demographics do not skew as high as the income levels by household for
fitness activities. Highest income levels are in lacrosse and ice hockey, sports that tend to be
equipment intensive and centered in upscale demographic market areas.
• Core participation rates for mainstream team sports declined marginally, a trend that repeats itself
in major team activities. However, "niche" sports such as lacrosse, rugby and ice hockey continue
to show strong growth at core participation levels. We believe the decline in core participation is a
result of the economic downturn and specialization in sports. Core participants are made up of
those defined as frequent and regular participants. This group contains people most likely to buy
equipment&services and pay user fees related to the sport or activity.
Since 1981-82, football has had the most participants of any men's sport, and in 2014-15, that trend
continues with football having more than twice as many participants as the second sport, baseball. The
next highest participation levels for men are in the sports of indoor and outdoor track and field, soccer,
basketball and cross-country, respectively.
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Demand Potential by Sports Participation
To estimate the market potential for the proposed venue, MFA applied regional sports participation rates
to the market area population. This approach measures the number of individuals seven years of age or
older who participated in each of a number of different sports in the previous year, based on a
questionnaire.
The National Sporting Goods Association (NSGA) and the Sports and Fitness Industry Association (SFIA)
publish annual surveys on sports participation in the United States. Participation rates for selected
activities are available by region, age group (age 7+), frequency, gender and other variables. These rates
have been applied to the market area demographics to estimate the demand potential for the
development.
Detailed Market Participation Potential by Market Area
The first step is to apply the participation rates to the market area population. The National Sporting
Goods Association (NSGA) provides participation rates for age groups 7 years and older. The assumption
is that at a younger age the shift between different sports activities is too great to capture any useful
participation rates.
The following tables show the detailed participation potential (demand) in selected sports based on
demographics and participation rates for several key sports that would be found on a fully developed site
for the three market areas.
Table 39. Market Potential-Primary Market
Sport NSGA Participation Rate Population/Participants
2015 2020 Change
Population 7+Years of Age 886,505 891,422 4,917
Team Sports
Baseball 4.9% 43,439 43,680 241
Football 1.6% 14,184 14,263 79
Lacrosse 1.5% 13,298 13,371 74
Soccer 5.6% 49,644 49,920 275
Individual Sports
Bicycle Riding 14.1% 124,997 125,691 693
Exercise Walking 33.6% 297,866 299,518 1,652
Running/Jogging 14.0% 124,111 124,799 688
Source:ESRI B/S forecasts for 2015 and 2020, NSGA,MFA
Table 40. Market Potential-Secondary Market
Sport NSGA Participation Rate Population/Participants
2015 2020 Change
Population 7+Years of Age 1,635,650 1,648,303 12,653
Team Sports
Baseball 4.9% 80,147 80,767 620
Football 1.6% _ 26,170 26,373 202
Lacrosse 1.5% 24,535 24,725 190
Soccer 5.6% 91,596 92,305 709
Individual Sports
Bicycle Riding 14.1% 230,627 232,411 1,784
Exercise Walking 33.6% 549,578 553,830 4,251
Running/Jogging 14.0% 228,991 230,762 1,771
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Source:ESRI BIS forecasts for 2015 and 2020, NSGA,MFA
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Table 41. Market Potential—Tertiary Market
Sport NSGA Participation Rate Population/Participants
2015 2020 Change
Population 7+Years of Age 20,125,103 20,565,577 440,474
Team Sports
Baseball 4.9% 986,130 1,007,713 21,583
Football 1.6% 322,002 329,049 7,048
Lacrosse 1.5% 301,877 308,484 6,607
Soccer 5.6% 1,127,006 1,151,672 24,667
Individual Sports
Bicycle Riding 14.1% 2,837,640 2,899,746 62,107
Exercise Walking 33.6% 6,762,035 6,910,034 147,999
Running/Jogging 14.0% 2,817,514 2,879,181 61,666
Source:ESRI B/S forecasts for 2015 and 2020,NSGA,MFA
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Frequent Participants
To estimate demand realistically, MFA estimated the number of participants with the highest participation
percentage frequency for each selected sport. This shows estimates that are more conservative and
includes participants who are likely to participate in a specific sport/activity over a longer period, who take
part in tournaments and are willing to travel longer distances to events. Such participants represent the
core market demand.
The following tables show the detailed participation potential (demand) in selected sports based on
demographics and participation rates for avid participants — 50+ days per year for team sports and 110+
days for individual sports in each market area.
Table 42.Core Market Potential—Primary Market Frequent Participants
Sport/Activity 2015 2020 Change
Baseball
Total 43,439 43,680 241
Frequent 7,906 7,950 44
Percent Frequent Participants of Total 18.2%
Football
Total 14,184 14,263 79
Frequent 2,681 2,696 15
Percent Frequent Participants of Total 18.9%
Lacrosse
Total 13,298 13,371 74
Frequent 2,420 2,434 13
Percent Frequent Participants of Total 18.2%
Soccer
Total 56,892 57,208 316
Frequent 17,276 17,372 96
Percent Frequent Participants of Total 30.4%
Bicycle Riding
Total 124,997 125,691 693
Frequent 12,000 12,066 67
Percent Frequent Participants of Total 9.6%
Exercise Walking
Total 297,866 299,518 1,652
Frequent 91,445 91,952 507
Percent Frequent Participants of Total 30.7%
Running/Jogging
Total 124,111 124,799 688
Frequent 26,560 26,707 147
Percent Frequent Participants of Total 21.4%
Source:ESRI BIS forecasts for 2015 and 2020,NSGA,MFA
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Table 43.Core Market Potential-Secondary Market Frequent Participants
Sport/Activity 2015 2020 Change
Baseball
Total 80,147 80,767 620
Frequent 14,587 14,700 113
Percent Frequent Participants of Total 18.2%
Football
Total 26,170 26,373 202
Frequent 4,946 4,984 38
Percent Frequent Participants of Total 18.9%
Lacrosse
Total 24,535 24,725 190
Frequent 4,465 4,500 35
Percent Frequent Participants of Total 18.2%
Soccer
Total 104,969 105,781 812
Frequent 31,876 32,122 247
Percent Frequent Participants of Total 30.4%
Bicycle Riding
Total 230,627 232,411 1,784
Frequent 22,140 22,311 171
Percent Frequent Participants of Total 9.6%
Exercise Walking
Total 549,578 553,830 4,251
Frequent 168,721 170,026 1,305
Percent Frequent Participants of Total 30.7%
Running/Jogging
Total 228,991 230,762 1,771
Frequent 49,004 49,383 379
Percent Frequent Participants of Total 21.4%
Source:ESRI BIS forecasts for 2015 and 2020,NSGA,MFA
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Table 44.Core Market Potential-Tertiary Market Frequent Participants
Sport/Activity 2015 2020 Change
Baseball
Total 986,130 1,007,713 21,583
Frequent 179,476 183,404 3,928
Percent Frequent Participants of Total 18.2%
Football
Total 322,002 329,049 7,048
Frequent 60,858 62,190 1,332
Percent Frequent Participants of Total 18.9%
Lacrosse
Total 301,877 308,484 6,607
Frequent 54,942 56,144 1,202
Percent Frequent Participants of Total 18.2%
Soccer
Total 1,291,549 1,319,816 28,268
Frequent 392,198 400,782 8,584
Percent Frequent Participants of Total 30.4%
Bicycle Riding
Total 2,837,640 2,899,746 62,107
Frequent 272,413 278,376 5,962
Percent Frequent Participants of Total 9.6%
Exercise Walking
Total 6,762,035 6,910,034 147,999
Frequent 2,075,945 2,121,380 45,436
Percent Frequent Participants of Total 30.7%
Running/Jogging
Total 2,817,514 2,879,181 61,666
Frequent 602,948 616,145 13,197
Percent Frequent Participants of Total 21.4%
Source:ESRI BIS forecasts for 2015 and 2020, NSGA,MFA
Soccer has the highest frequent participation rate of the team sports. This is significant in terms of where
to direct future marketing efforts and what use on the multi-purpose field will be one most in demand, for
example.
Exercise Walking has the highest frequent participation rate of individual sports suggested for the
proposed site. However, this has significance only for the primary/local market since this activity will be
part of the site's designation as a public park and will not be part of the financial assessment that follows
in this report
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Frequent Participants by Age Group
The proposed outdoor sports center will cater mainly to young athletes, organized in leagues, high school
or college teams. To account for that, and to further refine the market potential, MFA applied participation
by age groups and the average number of team players per team for each of the four teams sports to be
played at the proposed facility. The following tables summarizes the results for each market area and
show a refined market potential
Table 45.Core Market Potential—Primary Market by Age Group&Number of Teams
Baseball 2015 2020 2015 Teams
Total Frequent 7 906 7 950 Avg. Number of Number of
Age Group Participants Players per Team Teams
7-11 23.5% 1,858 1,868 25 74
12-17 21.9% 1,731 1,741 25 69
18-24 9.8% 775 779 25 31
Total 4,364 4,388 25 175
Football 2015 2020 2015 Teams
Total Frequent 2 681 2 696 Avg. Number of Number of
Age Group Participants Players per Team Teams
7-11 19.0% 509 512 40 13
12-17 39.8% 1,067 1,073 40 27
18-24 18.1% 485 488 40 12
Total 2,062 2,073 40 52
Lacrosse 2015 2020 2015 Teams
Total Frequent 2 420 2 434 Avg. Number of Number of
Age Group Participants Players per Team Teams
7-11 11.6% 281 282 15 19
12-17 42.9% 1,038 1,044 15 69
18-24 14.9% 361 363 15 24
Total 1,680 1,689 15 112
Soccer 2015 2020 2015 Teams
Total Frequent 17 276 17 372 Avg. Number of Number of
Age Group Participants Players per Team Teams
7-11 29.5% 5,096 5,125 18 283
12-17 21.0% 3,628 3,648 18 202
18-24 14.4% 2,488 2,502 18 138
Total 11,212 11,274 18 623
Source:ESRI B/S forecasts for 2015 and 2020, NSGA,MFA
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Table 46.Core Market Potential—Secondary Market by Age Group&Number of Teams
Baseball 2015 2020 2015 Teams
Total Frequent 14 587 14 700 Avg. Number of Number of
Age Group Participants Players per Team Teams
7-11 23.5% 3,428 3,454 25 137
12-17 21.9% 3,194 3,219 25 128
18-24 9.8% 1,429 1,441 25 57
Total 8,052 8,114 25 322
Football 2015 2020 2015 Teams
Total Frequent 4 946 4 984 Avg.Number of Number of
Age Group Participants Players per Team Teams
7-11 19.0% 940 947 40 23
12-17 39.8% 1,969 1,984 40 49
18-24 18.1% 895 902 40 22
Total 3,804 3,833 40 95
Lacrosse 2015 2020 2015 Teams
Total Frequent 4 465 4 500 Avg. Number of Number of
Age Group Participants Players per Team Teams
7-11 11.6% 518 522 15 35
12-17 42.9% 1,916 1,930 15 128
18-24 14.9% 665 670 15 44
Total 3,099 3,123 15 207
Soccer 2015 2020 2015 Teams
Total Frequent Avg. Number of Number of
Age Group Participants 31,876 32,122 Players per Team Teams
7-11 29.5% 9,403 9,476 18 522
12-17 21.0% 6,694 6,746 18 372
18-24 14.4% 4,590 4,626 18 255
Total 20,687 20,847 18 1,149
Source:ESRI BIS forecasts for 2015 and 2020, NSGA,MFA
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Table 47.Core Market Potential-Tertiary Market by Age Group&Number of Teams
Baseball 2015 2020 2015 Teams
Total Frequent Avg. Number of Number of
Age Group Participants 179,476 183,404 Players per Team Teams
7-11 23.5% 42,177 43,100 25 1,687
12-17 21.9% 39,305 40,165 25 1,572
18-24 9.8% 17,589 17,974 25 704
Total 99,071 101,239 25 3,963
Football 2015 2020 2015 Teams
Total Frequent 60 858 62 190 Avg. Number of Number of
Age Group Participants Players per Team Teams
7-11 19.0% 11,563 11,816 40 289
12-17 39.8% 24,222 24,752 40 606
18-24 18.1% 11,015 11,256 40 275
Total 46,800 47,824 40 1,170
Lacrosse 2015 2020 2015 Teams
Total Frequent 54 942 56 144 Avg. Number of Number of
Age Group Participants Players per Team Teams
7-11 11.6% 6,373 6,513 15 425
12-17 42.9% 23,570 24,086 15 1,571
18-24 14.9% 8,186 8,365 15 546
Total 38,129 38,964 15 2,542
Soccer 2015 2020 2015 Teams
Total Frequent Avg. Number of Number of
Age Group Participants 392,198 400,782 Players per Team Teams
7-11 29.5% 115,698 118,231 18 6,428
12-17 21.0% 82,362 84,164 18 4,576
18-24 14.4% 56,477 57,713 18 3,138
Total 254,537 260,107 18 14,141
Source:ESRI BIS forecasts for 2015 and 2020,NSGA,MFA
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Findings
• Participation changes by age group and sport differently
The following chart shows that participation in baseball and soccer peaks in the 7-11 age group while
lacrosse and football participation peaks in the 12-17 range. This is helpful when it comes to marketing
and branding efforts. The rapid rise and decline in football and lacrosse also indicates a shorter interest
span in these sports, while soccer and baseball, even while declining, show a much steadier pattern, an
indication for a continual market and demand for facilities.
Participation Change with Age
50.0%
45.0%
40.0%
35.0%
30.0%
25.0% `
20.0% • "�..
•
15.0%
10.0%
5.0%
0.0%
7-11 12-17 18-24
--Baseball • Football — —Lacrncce Soccer
• The majority of frequent participants are in the age groups ranging from 7 to 24 years.
➢ Baseball 55.2% of all frequent participants
➢ Football 76.9% of all frequent participants
• Lacrosse 69.4% of all frequent participants
• Soccer 64.9% of all frequent participants
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The following table summarizes the market potential for the proposed sports complex in Cortland, NY.
Table 48.SummaryCore Market Potential-Participants&Number of Teams by Sport
Primary Market
Sport 2015 2020 2015 Teams
Baseball 4,364 4,388 175
Football 2,062 2,073 52
Lacrosse 1,680 1,689 112
Soccer 11,212 11,274 623
Secondary Market
Sport 2015 2020 2015 Teams
Baseball 8,052 8,114 322
Football 3,804 3,833 95
Lacrosse 3,099 3,123 207
Soccer 20,687 20,847 1,149
Tertiary Market
Sport 2015 2020 2015 Teams
Baseball 99,071 101,239 3,963
Football 46,800 47,824 1,170
Lacrosse 38,129 38,964 2,542
Soccer 254,537 260,107 14,141
Total Market
Sport 2015 2020 2015 Teams
Baseball 111,486 113,741 4,459
Football 52,665 53,730 1,317
Lacrosse 42,908 43,776 2,861
Soccer 286,436 292,229 15,913
Total Avid Players&Teams 493,496 503,477 24,550
Source:ESRI BIS forecasts for 2015 and 2020,NSGA,MFA
• The combined market potential of avid participants 7 to 14 years of age is roughly 500,000
or translated into 24,550 teams.
• Assuming a conservative market capture rate of 3% for the proposed facility in
Cortlandville that would result in about 740 teams of avid participants
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Comparable Benchmark Sport Complex Facilities
The goal of this project is to create a state-of-the-art outdoor sports complex that can compete with the
premier regional (shown in the table below) sports centers. Those benchmark facilities can be used as
templates for the new facility in terms of amenities, accessibility and to a lesser extent pricing.
Table 49.Benchmark Facilities Summary
Facility Name Location Ownership Fields/Size Leagues
Maryland Soccer 18031 Central Park Public Private 19 Full-size Soccer Fields Youth Lacrosse,
Plex&Discovery Cir,Boyds,MD Partnership: 3 synthetic turf soccer fields Youth Soccer,and
Sports Center 20841 Maryland Soccer 5 softball/baseball fields Men and Coed
Foundation and 66,000 sq.ft.indoor facility Adult Soccer
the MNCPPC
New England 333 SW Cutoff, Private:New 30-Acre Complex Used mostly for
Baseball Complex Northborough,MA England Baseball 3 synthetic turf baseball tournaments and
01532 Enterprises diamonds:can be converted into rentals
soccer/lacrosse/field hockey
fields
The Dome: 326 Sherman Ave, N/A 9-acres of outdoor baseball High school and
Adirondack Sports Queensbury,NY diamonds(3)and convertible adult soccer, Adult
Complex 12804 grass soccer fields(4),98,000 sq. Slow-pitch softball
ft.indoor space
In The Net 798 Airport Rd, Private ownership: Two sets of outdoor set ups:6 Lacrosse,Baseball,
Palmyra,PA 17078 Harold Weaver baseball fields(One turf)and a Softball,Field
turf soccer field,Or 4 grass soccer Hockey,Flag
fields,one turf baseball,one turf Football
soccer,Indoor sports facility
United Sports 1426 Marshallton Private 60-Acres Outdoor Sports Complex Youth Flag
Thorndale Rd, 11 fields,two that are artificial Football,Youth and
Downingtown,PA turf,127,000 sq.ft.indoor facility Adult Field Hockey,
19335 Adult Men
Lacrosse,
Baseball Heaven 350 Sills Rd, Private:Steel 30-acre Complex Spring and Summer
Yaphank,NY 11980 Sports 4 full-size ball fields and 3 little baseball
league sized ball fields(each field
has artificial turf,dugouts,
bullpens,and P.A.systems and
scoreboards
Pinnacle Athletic 748 Phillips Rd Private:Pinnacle Indoor Only Winter and Spring
Center Victor,NY 14564 Athletic Campus 40X70 field,105X70 full field indoor baseball
house,batting cages, (12U),Youth
basketball/volleyball court,and Lacrosse
fitness center
Source:Individual Facilities
On the pages that follow are descriptions of these facilities, along with pricing information when made
available.
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Table 50.Benchmark Facilities Summary-continued
Facility Name Tournaments Amenities Seasonality Other
Maryland Soccer U9-U16: Seating for up to The three artificial 650,000 visitors a year
SoccerPlex& 12 to 15 4,000 Restroom turf fields are year
Discovery Sports Lacrosse:2 to 5 per facilities,press box round
Center year Splash park
playground,Picnic
area,
New England Baseball(13U-19U)-33 Concession facility Late February Home of the New England
Baseball Complex Lacrosse and common area through Fall Ruffnecks.
Sponsorship Deals with
Apparel Company and scouting
firm
The Dome: Adult slow pitch Full service May-September for Dome is host to Karate classes
Adirondack Sports softball, restaurant in the outdoor fields and can be used as event/expo
Complex Softball 10U-23U: dome space
16-20
In The Net Baseball(9U-19U):37 Team room Year round indoor, Home to softball and baseball
Softball:6-8 rentals,concession March-Fall for academy and The Renegades
Lacrosse stand at main turf outdoor fields travel baseball and softball
field,lights, teams
indoors there's a Hosts over 1,000 teams a year
cafe
United Sports Youth and adult field Artificial turf fields Indoor year round Located on site of former
hockey,Youth and have lights,main Outdoor fields: airport
High school girls field can seat Leagues:April-Fall 18 Hole mini golf on site
lacrosse,Adult Soccer, 1,200,a vending
Adult Flag football, area.Aviators
restaurant at the
indoor facility
Baseball Heaven Baseball(U8-U18):16 Ballpark seating, Feb-November Offers events that showcase
from June through concessions,full player for college coaches
November restaurant,and a
picnic area.Onsite
pro-shop
Pinnacle Athletic Boys and Girls Mezzanine for Year Round Offers wide range of off camps,
Center Lacrosse parents,café, training academies,and
bathrooms,and developmental schools.Open
locker rooms play also offered
Plan is to expand to include
outdoor fields
Source:Individual Facilities
On the pages that follow are descriptions of these facilities, along with pricing information, when made
available.
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Maryland SoccerPlex & Discovery Sports Center
Boyds, Maryland
The Maryland SoccerPlex and Discovery Center welcomes more than 650,000 visitors and hosts over
5,000 league and tournament games annually. The indoor Discovery center is 66,000 square feet and
consists of eight basketball/volleyball courts, two full-size turf fields, meeting and conference space, a
café, and full locker rooms. The outdoors SoccerPlex consists of 19 full-size 115 x 75-yard grass soccer
fields, three year round lighted synthetic turf soccer fields, and five baseball/softball diamonds. In addition
to the fields, the complex also has a splash park playground and a large picnic area.
The highlight of the complex is the Championship Stadium, which consists of seating for up to 4,000, a
press box, box office, and full restroom facilities. The stadium is the home field for the Washington Spirit,
a NWSL pro team. It has also hosted matches for the NCAA and MLS. The SoccerPlex and its 22 fields is
the home to youth lacrosse leagues and youth and adult soccer leagues. In addition to the spring through
fall leagues, the facility hosts between 12 and 15 major youth soccer tournaments per year and two to five
lacrosse tournaments a year. These tournaments host teams from local clubs as well as clubs from
across the country.
Table 51.Benchmark Facilities Summary Field Rental(Outdoor fields when available)
Facility/Sport Soccer Lacrosse Baseball/ Flag/Football Field Hockey
Softball
Maryland SoccerPlex Artificial Turf: Artificial Turf: Artificial Turf: Artificial Turf: Artificial Turf:
&Discovery Sports $160/hr., $160/hr., $160/hr.,$195/hr. $160/hr.,$195/hr. $160/hr.,$195/hr.
Center $195/hr.with $195/hr.with with lights with lights with lights
lights lights
New England available for available for Rentals available available for rent available for rent
Baseball Complex rent rent from Late Feb
through Fall
$100-$200/hr.
The Dome: $55 for 1.5 hrs. 55 for 1.5 hrs. 55 for 1.5 hrs. $55 for 1.5 hrs. 55 for 1.5 hrs.
Adirondack Sports Field Field Field Field Field
Complex setup/marking: setup/marking: setup/marking: setup/marking: setup/marking:
$25-$50 $25-$50 $25-$50 $25-$50 $25-$50
In The Net Lighted turf Lighted turf field Lighted turf field Lighted turf field Lighted turf field
field Adjustable fields Adjustable fields Adjustable fields Adjustable fields
Adjustable N/A N/A N/A N/A
fields
N/A
United Sports not listed not listed not listed not listed not listed
Baseball Heaven N/A N/A Not offered N/A N/A
Pinnacle Athletic Whole Field Whole Field Whole Field Whole Field Whole Field
Center house,Half house,Half field house,Half field house,Half field house,Half field
field house, house,One house,One field, house,One field, house,One field,
One field, field,Courts Courts Courts Courts
Courts
Source:Individual Facilities
New England Baseball Complex
Northborough, Massachusetts
The 30-acre New England Baseball Complex consists of three regulation synthetic turf baseball
diamonds. All three fields are fully lighted, and two of the fields can be adjusted to little league
dimensions. Between the fields is a concession building and a common area, but no permanent restroom
facilities.
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The complex is home to the New England Ruffnecks travel baseball team, which uses the fields for
practices, games, and tournaments from late February through the fall. Ruffneck players uses the fields
year round, even in the winter, in exchange for working on the fields and removing snow when needed.
Some added benefits for Ruffneck players are that the complex has a sponsorship deal with an apparel
company as well as a deal with a college-scouting firm. Throughout the baseball season, the complex
hosts up to 33 tournaments for teams throughout the northeast.
Each of the three fields can also be converted into soccer/lacrosse/field hockey fields. The facility has
hosted local soccer, flag football, field hockey, and lacrosse clubs for games and tournaments in the off
weeks and weekends when there are no baseball games.
The Dome: Adirondack Sports Complex
Queensbury, New York
The Adirondack Sports Complex consists of 9 acres of outdoor fields and a 98,000 square-foot climate
controlled multi-use dome. The Dome has a 75,600 square-foot indoor synthetic turf field that can be
converted into one regulation soccer/lacrosse/field hockey field, four indoor practice fields, two youth
sized baseball/softball fields, one regulation baseball field, or a 110-yard driving range.
The outside facility is comprised of four baseball/softball diamonds and four convertible grass soccer
fields. These fields host a variety of youth and adult softball and soccer leagues from May until
September. If the scheduling allows, outdoor games can be moved to inside the Dome during inclement
weather. During the year, the complex will host between 16 to 20 girls softball tournaments. The Dome
also has a full service restaurant.
Table 52.Benchmark Facilities Summary Tournament Costs per team(when available)
Facility/Sport Soccer Lacrosse Baseball/ Flag/Football Field Hockey
Softball
Maryland SoccerPlex& $695-$950 $1,500-$5,500 N/A N/A N/A
Discovery Sports Center •
_
New England Baseball N/A Have hosted $825-$1,800 N/A N/A
Complex Lacrosse
Tournaments
The Dome:Adirondack N/A Indoor only Adult softball: N/A N/A
Sports Complex $225-$250 Fall&
Summer youth:
$475-$550
In The Net Indoor $1,250 Baseball$525- N/A N/A
$875
United Sports Indoor only $575-$1,300 N/A Adult 7X7 Flag: $350-$435
$300
Baseball Heaven N/A N/A $895-$1,175 N/A N/A
Pinnacle Athletic Center Offered Offered N/A N/A N/A
Source:Individual Facilities
In The Net
Palmyra, Pennsylvania
In The Net is a 25-acre indoor/outdoor sports facility connected to the larger 100-acre Flight Path Sports
Park. The indoor facility has a 180' x 330' artificial turf field beneath a 75' dome structure. Outside are a
regulation size multi-use artificial turf field, an artificial turf baseball diamond, and five grass baseball
fields that can be converted into four multi-use fields. Both artificial turf fields have lights, allowing for
night games, which is a plus during tournaments.
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The Net Baseball and Softball Academy is connected to the indoor facility which is home to the
Renegades, a travel baseball and softball team. This facility has a 55' x 75' artificial turf field that can be
used as an infield, six batting cages, or four pitching mounds. A concession area is located outside the
artificial turf field.
More than 1,000 teams participate in more than 30 baseball tournaments, 6 to 8 softball tournaments, 3
lacrosse tournaments, and several soccer events every year at the In the Net Sports Complex.
United Sports
Downingtown, Pennsylvania
United Sports is a 60-acre indoor/outdoor sports complex located on the site of a former airport. The
127,000 square-foot indoor facility consists of a 170' x 65' rink, two regulation turf multi-use fields, a 225'
x 160' field house used for basketball and volleyball, and a 30-foot high rock-climbing wall.
Outdoors, United Sports has 11 fields of varying sizes each, on average 115 yards x 70 yards. The two
fields closest to the indoor facility have synthetic turf and lights for night games. The main stadium field
has seating for 1,200. Outdoor leagues and tournaments for flag football, field hockey, lacrosse, and
soccer run from April through the end of fall.
An 18-hole miniature golf course is also located on the outdoor complex and a vending village is located
near the second turf field.
Table 53.Benchmark Facilities Summary League Costs per team(when available)
Baseball/
Facility/Sport Soccer Lacrosse Softball Flag/Football Field Hockey
Maryland SoccerPlex Adult:$880 $1,150 N/A N/A N/A
&Discovery Sports U9-U17:$775
Center
New England N/A N/A Home to N/A N/A
Baseball Complex Ruffneck Travel
team
The Dome: $720-$1,440 $78-$117/player Adult slow-pitch $995(Indoor) $750(indoor)
Adirondack Sports (high school, (indoor) softball:$400
Complex adult) Indoor winter
leagues listed
$1,416-$2,124
In The Net Leagues played Boys&Girls: Winter leagues Flag Football: Summer league
in indoor facility $775 indoor $400
United Sports $75-$100/player Adult:$85- Whiffle ball Youth: Adult:$100/player
$100/player (indoor) $145/player Youth$100-
$110/player
Baseball Heaven N/A N/A Spring and N/A N/A
Summer leagues
Pinnacle Athletic Adult Soccer: $200 deposit Offered N/A N/A
Center $45/player
Source:Individual Facilities
Baseball Heaven
Yaphank, New York
Baseball Haven is a 30-acre complex with four full-size baseball fields and three little league fields. Each
field includes below grade dugouts, connecting bullpens, warning tracks, PA systems, electronic
scoreboards, spectator seating, and state-of-the-art artificial turf. Also located on the site are a
concession stand, picnic area, restaurant, and a pro shop.
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The complex is home to spring and summer travel baseball leagues, which begin practicing in late
February. From June through November, the complex will host 16 baseball tournaments with teams from
across the country playing.
Pinnacle Athletic Center
Victor, New York
Pinnacle Athletic Center is a 135,000 sq. ft. multi-use facility located on the 94-acre Pinnacle Athletic
Campus. The facility plans to expand to include four baseball fields that can convert into soccer/lacrosse
fields, up to two hotels, and medical and retail space to lease. The athletic center contains one regulation
turf soccer field, a small training field, two basketball courts, a separate volleyball court area, a fitness
center, and meeting rooms. There is a mezzanine for parents, a café, bathrooms, and locker rooms.
The facility hosts spring and winter baseball leagues that play on the full-size turf field, which can be
converted into a baseball field. In addition to hosting lacrosse leagues and tournaments, the athletic
center offers year round developmental schools and camps for baseball, lacrosse, soccer, and volleyball.
Table 54.Benchmark Facilities Summary Training/Camps
Facility/Sport Soccer Lacrosse Baseball/ Flag/Football Field Hockey
Softball
Maryland SoccerPlex 8 week camp(6-16): $175 N/A Dual N/A
&Discovery Sports $235Soccer/Tennis: Football/Basketb
Center $345/week all:$245/2 weeks
New England N/A N/A Spring N/A N/A
Baseball Complex Development
Camp:$400/7
weeks
The Dome: Soccer Academy $91(indoor) Softball Baseball N/A 9 week camp:
Adirondack Sports (indoor) youth:$42/6 $117(indoor)
Complex weeks
In The Net Camp:$250 N/A Academy Classes N/A $125-$200
year round
United Sports Boys/Girls 9-12: Youth boys: Boys/Girls:$295 Boys/Girls 5-12: Girls:$295
$295 $110 $295 One Day
NFL clinic:$60
Baseball Heaven N/A N/A Steel Sports N/A N/A
Academy:
$295/week
Private Lessons
available
Pinnacle Athletic $280 $229 $99-$350 Camps $65-$75 N/A
Center and Clinics
Source:Individual Facilities
Conclusion
On a regional scale, the sports complexes profiled here have done well. Specific aspects of each of these
complexes could be applied to the proposed outdoor sports center's plan. With the potential Cortlandville
complex consisting of six synthetic turf fields and six grass fields, visiting teams will feel confident in the
field conditions, thus ensuring an efficiently run tournament where each team will play its tournament
pool.
The regional locations profiled in this section are where the avid baseball, soccer, football, and lacrosse
player go to compete. These complexes host teams from throughout the Mid-Atlantic and New England
regions and also attract NCAA tournaments. This is important to note because local team sports facilities
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do not generally factor into these large regional markets.
While local complexes suffer from inadequate facilities and compete for local teams, the inter-regional
complexes draw from a much larger market. Local markets try to parlay their tournaments into fun-filled
family activities to attract local sports competition events; the inter-regional market's venues attract the
best in competition, which, in turn, ensures the best overall tournament play. The elite tournament play
also makes it attractive to sponsors.
The concept for the proposed outdoor sports complex is to strive to serve these inter-regional markets
and create economic activity and growth for both Cortland and Cortland County. Ideally, this facility will
also provide an activity venue for the local population, enhancing the quality of local life by doing so.
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Existing Local Competitive Sport Complexes
The following tables and write-ups summarize existing local sport complexes. Most facilities offer both an
indoor and an outdoor aspect, a few have outdoor artificial turf fields but none have the capacity that is
needed to accommodate larger tournaments.
Table 55.Selected Local Outdoor Sports Facilities
Facility Name Location Ownership Fields/Size
J.M.McDonald 4292 Fairgrounds Dr. Non-profit 210'x110'turf field,110'x50'boarded turf field
Sports Complex Cortland,NY 13045 Suit-Kote Arena(ice hockey and field hockey)
State University 1 Folmer Dr. 2 artificial turf stadium fields,baseball diamond,softball
New York Cortland Cortland,NY 13045 University diamond, 3 soccer fields(2 grass 1 artificial turf),Field
house,ice arena,and gymnasium
Crown City Little 1416 Starr Rd. City of 2 regulation little league fields,1 regulation soccer field,
League(Testa Park) Cortland,NY 13045 Cortland 1 multi-purpose baseball/softball field
Ultimate Goal 3800 Lee-Mulroy Rd. Private Two boarded indoor regulation multi-use turf fields
Family Sport Center Marcellus,NY 13108
Champions For Life 453 Grant Avenue Rd. 50,000 sq.ft.indoor sports complex,3 indoor tennis
Sports Center Auburn,NY 13021 Non-profit courts
One large indoor arena 10,000 sq.ft.gymnastics arena
Carmelo K Anthony 1075 Comstock Ave Syracuse
Center Syracuse,NY 13210 University 54,000 sq.ft featuring two full sized basketball courts
Central New York 72011ones Rd. Two indoor multi-use turf fields with boards Seven
Family Sport Center Syracuse,NY 13209 Private outdoor grass fields ranging in size from 35 yd.x 25 yd.
to 110 yd.x 70 yd.
Syracuse Indoor 4989 Hopkins Rd. Private Two regulation indoor turf fields
Sports Center Liverpool,NY 13088
6841 Collamer Rd. 70,000 sq.ft.multi-sport training facility.Full Turf field
Sport Center 481 East Syracuse,NY Private measures 100'x 240'Smaller turf field.Basketball court,
13057 Batting Cages One full-size outdoor grass field
Comprised of three geocentric domes,3,200 seat ice
Murray Athletic 170 Huck Finn Rd. hockey arena,2,000 seat gymnasium and a 38,000 sq.ft.
Center Pine Valley,NY 14845 Elmira College field house that has 4 indoor tennis courts and 6 squash
courts.Outside there is a grass field hockey field and a
lighted soccer field
Hopkins Road 4821 Hopkins Rd. Onondaga 5 tournament quality softball fields(two have lights)and
Softball Park Liverpool,NY 13088 County Parks one fenced in baseball field
600 Roby Ave. 22-acre park,two baseball/softball fields currently
Willis Carrier Township of complete,two artificial turf multi-use fields in
Recreation Center East Syracuse,NY DeWitt development,up to 8 additional baseball fields,
13057
basketball and tennis courts
Source:Individual Facilities
Some complexes in the table above offer additional sports not initially targeted by the subject facility,
some only offer one or two sports of the sports that will be available at the proposed venue. Also
included, to complete the local market picture, are some non-competitive and college/university facilities
with limited access. Although these facilities do not compete with the benchmark facilities in the previous
section, this review gives the proposed facility a good idea of its local competitors, which it may face in its
initial years of operations.
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Table 56.Selected Local Outdoor Sports Facilities-continued
Facility Name Leagues Tournaments Amenities
J.M.McDonald Adult and youth flag football, Youth ice hockey, Concessions,Dining area,875 bleacher
Sports Complex adult soccer,ice hockey,roller dodgeball,roller seating for arena,200 seating for large
derby derby turf field
State University Sports facilities are primarily used by the university sports programs and are usually not for rent
New York Cortland
Crown City Little 9U,11U,and 14U summer and 10u and 12u Baseball
League(Testa Park) fall Baseball leagues,CCYSA once a year Concession stand,restroom facilities
youth soccer leagues
Ultimate Goal Adult and youth soccer,youth Seating areas on second floor above the
Family Sport Center and high school lacrosse Soccer,Lacrosse fields,restaurant
Tennis,Soccer and Men's and women's locker rooms,two
Champions For Life Soccer,Tennis Lacrosse at Evert elevated viewing areas,24-hour fitness
Sports Center Park center
Carmelo K Anthony Men's and women's locker rooms,
Center coaching suites,athletic training suite,
and equipment room
Outdoor and Indoor youth and Indoor and outdoor Inside:seating for 320,men's and
Central New York adult soccer,Indoor youth soccer,indoor women's locker rooms,restrooms and
Family Sport Center lacrosse,flag football lacrosse and indoor 1,800 sq.ft.event room,concession
flag football Outdoors:Picnic area and Kickwall
Syracuse Indoor Youth and adult soccer,high Youth and high
Sports Center school field hockey school Soccer restrooms,restaurant
Sport Center 481 Youth and Adult soccer,Youth Tournaments offered Full weight room just outside the field
lacrosse for any indoor sports area,
Murray Athletic Contains a media room and smart class
room for film sessions.
Center
weight room also in facility
Hopkins Road Travel baseball and softball
Softball Park teams U14-U23,adult slow pitch Baseball and softball Full concession stand and bathrooms
softball
Willis Carrier Special needs baseball none as of now Restrooms,playground,concessions,
Recreation Center and a picnic pavilion
Source:Individual Facilities
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Table 57.Selected Local Outdoor Sports Facilities-continued
Facility Name Seasonality Other
Year Round YMCA gymnastic program offered,Roller Derby
J.M.McDonald Sports Complex Ice Rink:Aug-March
without ice:April Aug Leagues,Dodgeball Tournament
State University New York Year Round
Cortland
Crown City Little League(Testa
Park) Spring-Fall Walking trial around the fields
Ultimate Goal Family Sport Year Round Fitness classes offered
Center
Champions For Life Sports Center Year Round Open gym time available for$5.00 a person.
Tennis leagues tournaments and clinics offered
Carmelo K Anthony Center Year Round 19 million dollar facility
Central New York Family Sport Year Round Indoor, Pickup soccer$5/person on Monday nights
Center Spring-Fall Outdoor home to the PARISI speed school
Syracuse Indoor Sports Center Year Round Flight Room Fitness Center on site
"In Season"Oct-April
Sport Center 481 "Off Season" May Oct Pickup Soccer$5/person on Wednesday nights
(reduced rental rates) indoor and outdoor
Murray Athletic Center Year Round Indoor Ice arena is available for open skate during the
Spring-Fall Outdoor weekends
Hopkins Road Softball Park Spring-Fall Home to Homerun Softball&Baseball organization
Willis Carrier Recreation Center Spring-Fall Home to the Syracuse Challenger Baseball league.
Location still in development
Source:Individual Facilities
J.M. McDonald Sports Complex
4292 Fairgrounds Dr., Cortland, NY 13045
The J.M. McDonald Sports Complex is an indoor sports and recreation center that contains one large turf
field, one small-boarded turf field, and a full-size rink. The rink is an ice rink from August through March
and is ice free from April through August. There is a concession stand with a dining area for up to 75,
spectator seating for 875 on the ice/roller rink, and seating for 200 on the large turf field.
Ice Hockey teams use the ice rink for tournaments and league games. During the non-ice season, the
rink is used for roller derby and field hockey teams. The turf fields host youth and adult flag football
leagues, adult soccer leagues, and dodge ball tournaments. For $6, a person the complex also offers
nightly pickup games for field hockey, floor hockey, lacrosse, and soccer. In addition to being used for
athletics, both the large turf field and the rink, when it is ice-free, can be transformed into concert venues.
The turf field can seat up to 2,274 and the rink has a capacity of 1,625 floor seats and 875 bleacher
seats.
SUNY Cortland Athletic Fields
1 Folmer Dr., Cortland, NY 13045
The SUNY Cortland athletic program has a large sports complex that is home to its athletic teams. The
stadium complex features two artificial turf fields with lights that have seating for 6,500 and 1,500. These
fields are home to the school's football, men's and women's lacrosse, field hockey, and track and field
teams. The baseball field has seating for 600, and the softball field has seating for 400. The three Jet's
Fields host the men's and women's soccer teams and acts as the NY Jets professional football team
training camp location. In addition, SUNY's indoor facilities include a gymnasium, hockey arena, pool, and
field house for indoor track and field.
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Crown City Little League(Testa Park)
1416 Starr Rd., Cortland, NY 13045
Testa Park is home to the Crown City Little League and consists of two regulation little league baseball
fields, one multi-purpose baseball/softball field, and a regulation soccer field. The park has a concession
stand, restroom facilities, and a walking trial. It is home to 9U, 11U, and 14U summer and fall baseball
leagues and hosts a baseball tournament once a year for 10U and 12U age divisions. The soccer field is
one of many fields in the area that host CCYSA youth soccer league games.
Table 58.Selected Local Outdoor Sports Facilities-Field Rental(when available)
Sport Soccer Lacrosse Baseball/ Flag/Football Field Hockey
Softball
Large field: Large field: Large field:
J.M.McDonald Sports $140/hr. $140/hr. Batting cages: $140/hr. Ice Hockey:
Complex Small field: Small field: $30/hr. Small field: $195/hr.
$67/hr. $67/hr. $67/hr.
State University New Sports facilities are primarily used by the university sports programs and are usually not for rent
York Cortland
Crown City Little League
not listed N/A not listed N/A N/A
(Testa Park)
Ultimate Goal Family
Sport Center $150/hr. $150/hr. $150/hr. $150/hr. $150/hr.
Champions For Life Tennis:
Sports Center available available N/A $40/1.5hrs available
Indoor field: Indoor field: Indoor field: Indoor field: Indoor field:
Central NY Family Sport $165/hr. $165/hr. $165/hr. $165/hr. $165/hr.
Center Outdoor field: Outdoor field: Outdoor field: Outdoor field: Outdoor field:
$55-$65 $55-$65 $55-$65 $55-$65 $55-$65
Syracuse Indoor Sports
Center available available N/A available available
Large Field: Large Field: Large Field:
Sport Center 481 $200/hr. $200/hr. $200/hr. N/A N/A
Small Field: Small Field: Small Field:
$125/hr. $125/hr. $125/hr.
Public Skate:
Murray Athletic Center N/A N/A N/A N/A $3.00 plus skate
rental
Softball fields:
$75/hr.or
$125/hr.with
Hopkins Road softball N/A N/A lights Baseball N/A N/A
Park field:
$125/game
Whole complex:
$1,800/day
Willis Carrier Recreation facility not facility not facility not facility not facility not
Center complete complete complete complete complete
Source:Individual Facilities
Pricing not available for the Carmelo K Anthony Center.
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Ultimate Goal Family Sport Center
3800 Lee-Mulroy Rd, Marcellus, NY 13108
The Ultimate Goal Family Sports Center is a multi-use sports and recreation facility comprised of two
large-boarded turf fields. In addition to the fields, the facility has a restaurant, second level seating for
parents, and a fitness room that is currently run with COAST Physical Therapy. The facility runs youth
and adult soccer and high school lacrosse leagues as well as tournaments throughout the year. The fields
can also host games and leagues for football, softball, ultimate Frisbee, whiffle ball, dodgeball, and
volleyball.
Champions For Life Sports Center
453 Grant Avenue Rd, Auburn, NY 13021
The Champions for Life Sports Park is a 50,000 square-foot multi-sport complex that consists of three
indoor tennis courts, a 10,000 square-foot gymnastics area, one large multi-sport turf field, and a 24-hour
fitness center. The facility has two elevated viewing areas and men's and women's locker rooms. The
sports center hosts gymnastic competitions, tennis leagues and tournaments, two youth soccer leagues,
and offers open play for$5 a person when the field is not being used. Champions for Life Sports Park is
associated with the 160-acre Everest Park in Auburn, NY. The park has five full-size athletic fields that
are only open to members and guests of Champions for Life. It is also used to host soccer and lacrosse
leagues and tournaments form spring through the fall.
Table 59.Selected Local Outdoor Sports Facilities-Tournament Costs per team(when available)
Sport Soccer Lacrosse Baseball/ Flag/Football Field Hockey
Softball
J.M.McDonald Sports N/A N/A N/A N/A Ice Hockey:
Complex Available
State University New Sports facilities are primarily used by the university sports programs and are usually not for rent
York Cortland
Crown City Little League N/A N/A available N/A N/A
(Testa Park) _
Ultimate Goal Family
Sport Center $235 not listed N/A N/A N/A
Champions For Life At Everest Park At Everest Park N/A N/A N/A
Sports Center only:$350 only:$400
Central NY Family Sport $225-325
Center (outdoor) $250-$650 N/A $250(indoor) N/A
$175(indoor)
Syracuse Indoor Sports
Center $250 N/A N/A N/A N/A
Sport Center 481 offered offered N/A _ N/A _ N/A
Hopkins Road softball N/A N/A $300-$550 N/A N/A
Park
Willis Carrier Recreation Free for players:
Center facility not at full build-out Relies on facility not at full build-out
donations
Source:Individual Facilities
Pricing not available for the Murray Athletic Center and the Carmelo K Anthony Center.
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Carmelo K Anthony Center
1075 Comstock Ave, Syracuse, NY 13210
The Carmelo K Anthony Center is a 54,000 sq. ft. basketball training facility for the University of
Syracuse. Attached to the Manley Field House, the center features two full-size practice basketball
courts. The Center also contains full men's and women's locker rooms film rooms, fitness room, hydro-
therapy room, and coaching suites. It is mentioned here because it is in the market area but it does not
provide facilities for the sports that are part of the proposed venue.
Syracuse Indoor Sports Center
4989 Hopkins Rd, Liverpool, NY 13088
The Syracuse Indoor Sports Center contains two regulation multi-use turf fields, restroom facilities, and a
restaurant. The facility is currently under renovations to add a speed and agility room, an expanded lobby,
a meeting room, and an additional field. Currently the center hosts leagues and tournaments for youth
and adult soccer and high school field hockey. Though they currently do not run any lacrosse leagues,
the center has rented the fields out to local high school, college, and club teams for games.
Table 60.Selected Local Outdoor Sports Facilities-League Costs per team(when available)
Baseball/
Sport Soccer Lacrosse Softball Flag/Football Field Hockey
$600/team Ice Hockey:
J.M.McDonald Sports $6/person Available
Complex $6/person pickup games N/A $60/person Field Hockey:$6
pickup games
pickup games
State University New Sports facilities are primarily used by the university sports programs and are usually not for rent
York Cortland
Crown City Little League offered N/A $50-$65/person N/A N/A
(Testa Park)
Ultimate Goal Family
Sport Center $325-$950 $400-$820 N/A N/A N/A
Champions For Life
Sports Center $650 Everest Park N/A N/A N/A
Central NY Family Sport not currently not currently
Center $750 $850-$950 N/A offered offered
not currently
Syracuse Indoor Sports offered but not currently
Center $550-$950 rents to other N/A offered $895
leagues
Sport Center 481 available $1,300-$1,400 N/A N/A N/A
Hopkins Road softball N/A N/A Slow Pitch:$400 N/A N/A
Park Fast Pitch:$650
Willis Carrier Recreation facility not at full build-out
Center
Source:Individual Facilities
Pricing not available for the Murray Athletic Center and the Carmelo K Anthony Center.
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Central NY Family Sport Center
7201 Jones Rd, Syracuse, NY 13209
The Central New York Family Sports Center is an indoor/outdoor multi-use sports complex. The indoor
complex includes two 185' x 85' sport turf boarded fields, bleacher seating for 320, men's and women's
changing rooms, restrooms, a banquet room, concessions, and an 1,800 sq. ft. event room. The outdoor
facility contains a total of seven outdoor fields ranging in size from 330' x 210' to 105' x 75'. There is also
a picnic area and an outdoor kick wall. The indoor facility features soccer, lacrosse, flag football leagues
and tournaments and the outdoor fields host soccer leagues and tournaments. In addition to leagues and
tournaments, the Center hosts $5 soccer pickup games on Monday nights and is the home to the PARISI
speed training school.
Table 61.Selected Local Outdoor Sports Facilities-Training/Camps(when available)
Sport Soccer Lacrosse Baseball/ Flag/Football Field Hockey
Softball
J.M.McDonald Sports Ice Hockey:
Complex $32/day $35/day N/A N/A $55-$225/week
State University New Sports facilities are primarily used by the university sports programs and are usually not for rent
York Cortland
Crown City Little League
(Testa Park) $70/week N/A $80/week N/A N/A
Ultimate Goal Family
Sport Center $50-$145 $45-$80 N/A N/A N/A
Champions For Life $90 $25(Everest N/A N/A N/A
Sports Center Park) _
Central NY Family Sport
Center $95 available available available N/A
Syracuse Indoor Sports $90-$95 N/A N/A N/A N/A
Center
Baseball
Sport Center 481 $90-$105 $120 academy:$550- N/A N/A
$1,500
Hopkins Road softball N/A N/A $40-$55/hr. N/A N/A
Park
Willis Carrier Recreation
Center facility not at full build-out
Source:Individual Facilities
Hopkins Road Softball Park
4821 Hopkins Rd. Liverpool, NY 13088
Hopkins Road Park consists of five tournament quality softball fields, two of which have lights, and a
fenced baseball field. The location has a full concession stand and restroom facilities. The park is home
to U14-U23 travel baseball and softball teams and there are summer and fall leagues for men, women,
coed, and senior rec teams from April through early November. The park hosts regional and national fast
pitch and slow pitch tournaments.
Willis Carrier Recreation Center
600 Roby Ave. East Syracuse, NY 13057
Willis Carrier Recreation Center (River Park) is a 22-acre park that has two baseball/softball fields. The
fields that opened in May of 2016 are home to the Syracuse Challenger Baseball league. The league
offers people of all ages with various special needs, physical handicaps, and developmental delays a
chance to play baseball. The league, which relies on donations to operate, is free to all who wish to play.
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The second phase of the complex, which is in development, will include two turf fields that will be full
handicap accessible for soccer, lacrosse, and football. There will also be 10 little league fields added
along with courts for basketball, volleyball, and tennis.
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Sport Center 481
6841 Collamer Rd. East Syracuse, NY 13057
The Sport Center 481 is a 70,000 sq. ft. multi-sport indoor training center and one full-size outdoor grass
field. The indoor facility contains a 240' x 100' turf field, a smaller turf field, a basketball court, and batting
cages. There is also full weight lifting equipment located just outside the main turf field. The facility is
home to youth and adult soccer leagues and youth lacrosse leagues. The fields are also rented out for
soccer and lacrosse tournaments. The Sports Zone Baseball and Softball Academy uses the fields for
training and camps. Pick up soccer games for $5 a person are available on both the indoor and outdoor
fields on Wednesday nights.
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Murray Athletic Center
170 Huck Finn Rd. Pine Valley, NY 14845
The Murray Athletic Center is the off campus home to Elmira College athletic program. The facility is
comprised of three geocentric domes, which feature a 3,200-seat ice arena, a 2,000-seat gymnasium and
38,000 sq. ft. field house. The field house includes four indoor tennis courts, six squash courts, and two
playing fields. The domes also include medic rooms, study rooms, film rooms, and weight room facilities.
Outside the facility, there is a grass field hockey field and a full-size lighted grass practice field.
Conclusions
After conducting research on youth participation, tournaments and local existing facilities, MFA believes
that there is sufficient market demand for the proposed outdoor sports complex to successfully operate.
• Sports participation—especially among the avid players—is strong in all three market areas.
• While the local competition has strengths in providing year round indoor space, they still lack the
capacity to host a higher number and larger tournaments implying that current demand for league
&tournament play as well as practice &training cannot be met.
• The play surfaces and overall amenities of the existing competitive facilities would not be of the
same quality as the proposed facility, with the exception of the Willis Carrier Recreation Center.
However, that facility will still have a lower capacity at full build-out than the proposed sports
center in Cortlandville.
• Available target markets such college tournaments and showcase/exhibition events can be
attracted by offering a longer season because of the consistent field conditions, a large number of
fields at one site and SUNY Cortland's reputation for a premier sport program among high school
players and their parents who aspire to college athletic scholarships.
• The proposed sports center will also provide a venue for sectional, regional and statewide New
York State Public High School Athletic Association (NYSPHSAA) tournaments and
championships. NYSPHSAA holds championships for more than 30 different sports, including
boys & girls' soccer, boys &girls' lacrosse, girls' softball, baseball and football. Cortland is part of
Section III (see map in appendix) Central, New York. Beside the statewide championships, each
section holds a sectional championship tournament in each sport and class (classes are defined
by school enrollment size). The sectional champions then meet first in regional competition, then
in state competition, to determine the state champion in each class.
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Financials
Following are the operating assumptions for the Pro forma. In general Year three (3) is considered the
year of stabilized operations for a new facility.
Year 3 Assumptions
Annual tournaments: 10
• Organized by Cortland Regional Sports Council/town of Cortlandville: two (2), one (1) soccer and
one (1) lacrosse, revenue will be tournament entry fee for each team
• Organized by "out-of-town" providers: eight (8), three (3) soccer, two (2) lacrosse and three (3)
baseball tournaments, revenue is field rent by organizing entity.
Annual Field Rentals: 3,006 hours
• Local2,254
• Non—Local: 752
Rental Fee per Hour
• Artificial Turf$148—Discounted for Local $37
• Grass $65—Discounted for Local $16
Energy Expenses
Energy cost per square foot $1.5
Facility Square Feet(Structures) 15,000 sq. ft.
Subtotal $22,500
Outdoor Lighting
Cost Per Field $5,000
Number of Fields 12
Subtotal $60,000
Maintenance Expenses
Janitorial Cost per square foot: $0.30
Annual Janitorial Cost $4,500
Annual Field Maintenance: $150,000
Replacement Reserve: 5%of Total Annual Revenue
Hourly Staff
Wage(loaded) $12
Average people on duty when outdoor complex open 7.5
Days outdoor complex open 228
Hours open/day 13.5
Open Hours 3,139
Expenses $282,510
Total Operating Hours 5,265
Medical Staff(1)Wage $25
Medical Expenses $78,475
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Table 62.Key Revenue Assumptions
Indicator/Year Year 1 Year 2 Year 3 Year 4 Year 5
Tournament Assumptions
Tournaments 5 7 10 10 12
Total Number of Teams 387 522 618 618 753
Number of overnight visiting teams 129 174 206 206 251
Total Projected Players 6,750 9,390 11,430 11,430 14,070
Projected number of overnight visiting players 2,250 3,130 3,810 3,810 4,690
Coaches and team related staff per team 3 _ 3 _ 3 3 3
Total estimated coaches and team related staff 1,161 1,566 1,854 1,854 2,259
Projected overnight visiting coaches and team
related staff 387 522 618 618 753
Friends and family per player 2 2 2 2 2
Total Friends and family per player 13,500 18,780 22,860 22,860 28,140
Projected Overnight friends and family 4,500 6,260 7,620 7,620 9,380
Total Tournament On-Site Visitation (Players,
Staff, Family) 21,411 29,736 36,144 36,144 44,469
Typical Tournament Days(Length) 2 2 2 2 2
Tournament Visitor On-Site Concessions Per Cap $10 $10 $10 $10 $10
Total Tournament On-Site Concessions Sales $428,220 $594,720 1 $722,880 $722,880 $889,380
Field Rentals
Tournament Field Rental Revenue $72,000 $93,600 $122,400 $122,400 $144,000
Discounted Rental Fee-Local Users Cortland
County Grass $16 $16 $16 $16 $16
Discounted Rental Fee-Local Users Cortland
County Grass Revenue $11,505 $13,406 $16,088 $16,575 $16,965
Discounted Rental Fee-Local Users Cortland $37 $37 $37 $37 $37
County Turf
Discounted Rental Fee-Local Users Cortland
County Turf Revenue $32,634 $37,944 $46,628 $49,726 $51,828
Rental Fee-Non-Local Users Cortland County
Grass $65 $65 $65 $65 $65
Rental Fee-Non-Local Users Cortland County
Grass Revenue $15,340 $17,875 $21,450 $22,100 $22,620
Rental Fee-Non-Local Users Cortland County $148 $148 $148 $148 $148
Turf
Rental Fee-Non-Local Users Cortland County
Turf Revenue $43,513 $50,593 $62,171 $66,301 $69,104
Field Rental Hours Local 1,593 1,854 2,255 2,369 2,450
Field Rental Hours Non-Local 531 618 752 790 817
Projected Revenue Local Field Rental $44,139 $51,351 $62,716 $66,301 $68,793
Projected Revenue Non-Local Field Rental $58,853 $68,468 $83,621 $88,401 $91,724
Total Non-Tournament Field Rental Revenue $102,992 $119,818 $146,337 $154,702 $160,517
Sources:Similar Projects and MFA
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Table 63.Summary Key Revenue Assumptions
Indicator/Year Year 1 Year 2 Year 3 Year 4 Year 5
Key Revenue Findings
Tournament Revenue $72,000 $93,600 $122,400 $122,400 $144,000
Total Tournament On-Site Concessions Sales $428,220 $594,720 $722,880 $722,880 $889,380
Total Field Rental Revenue $102,992 $119,818 $146,337 $146,337 $146,337
Total Revenue $603,212 $808,138 $991,617 $991,617 $1,179,717
Sources:Similar Projects and MFA
Financial Pro forma
Table 64.Operating Pro forma Cortland Outdoor Sports Complex
Year Year 1 Year 2 Year 3 Year 4 Year 5
Revenue
Facility Revenue $174,992 $808,138 $991,617 $999,982 $1,006,055
Concession&Vending $428,220 $594,720 $722,880 $722,880 $722,880
Sponsorships&Advertising $25,000 $30,000 $50,000 $50,000 $50,000
Total Revenues $628,212 $1,432,858 $1,764,497 $1,772,862 $1,778,935
Expenses
Concession COGS $214,110 $297,360 $361,440 $361,440 $361,440
Sponsorship Implementation $2,500 $3,000 $5,000 $5,000 $5,000
Hourly Labor(including medical) $360,985 $360,985 $360,985 $360,985 $360,985
Office Expense&Supplies $30,000 $25,000 $20,000 $20,000 $20,000
Marketing Expenses $120,000 $110,000 $100,000 $90,000 $90,000
Repairs and Maintenance $35,000 $35,000 $35,000 $45,000 $45,000
Maintenance Contracts $7,000 $7,000 $7,000 $7,000 $7,000
HVAC Contracts $5,000 $5,000 $5,000 $5,000 $5,000
Building Supplies $10,000 $10,000 $10,000 $10,000 $10,000
Janitorial Expense $4,500 $4,500 $4,500 $4,500 $4,500
Outdoor Field Maintenance $150,000 $150,000 $175,000 $175,000 $175,000
Misc. $10,000 $12,000 $15,000 $15,000 $15,000
Energy(including outdoor lighting) $82,500 $82,500 $82,500 $82,500 $82,500
Snow Removal Expenses $15,000 $15,000 $15,000 $15,000 $15,000
Legal Expenses $10,000 $12,500 $15,000 $15,000 $15,000
Accounting Expenses $10,000 $12,500 $15,000 $15,000 $15,000
Replacement Reserve 5%of Total
Revenue $31,411 $71,643 $88,225 $88,643 $88,947
Real Estate Taxes No Assumption
Municipal Licenses and Fees No Assumption
Property Insurance No Assumption
Business Insurance No Assumption
Total Expenses $1,098,006 $1,213,988 $1,314,650 $1,315,068 $1,315,372
Net Revenue Before EBITDA -$469,794 $218,870 $449,847 $457,794 $463,563
Sources:Similar Projects and MFA
Note: Pre-Opening Operation Costs for each of the two years prior to facility opening/operation are
expected to total approximately$125,000
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Construction Cost Estimate
Table 65.12-Field Outdoor Sports Complex Basic Cost Estimate
Fields
Type of Field Grass Artificial Turf
Number 6 6
Multiuse Soccer,Lacrosse, Football Fields 4 4
Baseball Fields 2 2
Multiuse Fields sq.ft. per field 90,000 90,000
Baseball Fields sq.ft. per Field 56,000 56,000
Total sq.ft. 472,000 472,000
Base preparation per field $175,000 $350,000
Materials per sq.ft. $3.00 $5.00
Base Preparation Total $1,050,000 $2,100,000
Materials Total $1,416,000 $2,360,000
Subtotal by Field Type $2,466,000 $4,460,000
Total Cost Fields $6,926,000
Amenities
Dugouts(8) $9,000 each $72,000
Scoreboard(12) $5,000 each $60,000
Concession, Restrooms(2)each 2,500 sq.ft. $75 per sq. $375,000
Locker Rooms, Maintenance,Storage&Admin
Bldg. 10,000 sq.ft. $100 per sq. $1,000,000
Bleachers(24) $4,000 each $96,000
Field Lightning(12) $65,000 each $780,000
Subtotal $2,383,000
Professional Fees(arch,eng, legal) $489,000
Total Cost Estimate $9,798,000
Sources:Suppliers,Similar Projects and MFA
Does not include FF&E (furniture, fixtures &equipment)
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Economic and Fiscal Impact Assessment
Introduction
MFA analyzed the economic and fiscal impact of the construction costs, operations, and potential
visitor/attendee spending of the proposed outdoor sports complex in the Town of Cortlandville, Cortland
County, New York.
This study uses an impact analysis model that is based on consumption or expenditure. The underlying
economic rationale is that new expenditures in a region drive the demand for goods and services and
lead to economic growth. The logic of the model is that any additional demand in any sector or institution
triggers economic responses from other sectors and institutions through the linkages in the input-output
matrix. This is often called the ripple effect, since it is similar to the cascade of waves that form when a
stone is thrown into a lake.
The economic and fiscal impact of any project and its surrounding community is measured by deviation in
economic activity (output), and the associated changes in jobs (employment), income (wages), and
related tax revenues. To generate these estimates, MFA used estimated construction costs, local tax
rates, and local economic multipliers from IMPLAN, a nationally recognized software system driven by
local market inputs.
Methodology
Regional input-output (1-0) multipliers systematically analyze economic impacts and account for inter-
industry relationships within and between regions. These multipliers are unique to each industry sector
and are geographically based on the economic make-up of the locality. Thus, a construction project will
have a greater local impact on an area that has a concentration of construction material suppliers,
whereas a change to a banking policy will have a greater impact on an area with a concentration of
financial institutions.
This impact analysis begins by identifying the economic activity, such as capital improvement projects,
operational expenditures, expenditures on programs, or increased sales from a new initiative. Such
activity is then assigned to the appropriate industry sector. The IMPLAN model includes information for
536 different industries, generally at the three or four digit Standard Industrial Classification (SIC) level —
called the NAICS codes. IMPLAN multipliers are then selected based on the impact area's geography
and are applied to each industry sector to calculate the indirect and induced impacts.
The multipliers are an aggregation of the iterative nature of the economy. As a dollar flows through an
economy, it touches various industries, some local and some non-local. The portion of a dollar spent
locally turns over again. At each iteration, a portion of the economic activity spurs additional economic
activity in the area, while some of the economic activity "leaks" to another area. The multipliers capture
this iterative process until the whole dollar is"leaked."
A large impact area (such as a state) or an economically diverse impact area may have high multipliers
because a greater portion of activity required to support the change in final demand would come from
within the impact area's boundaries than from, for example, a specific county or a single zip code. For a
small impact area or a less diverse economy such as a single county or zip code, multipliers could be
lower.
Impacts on Local Economy: One-Time and Ongoing
There are two principal types of impacts: one-time impacts, such as those associated with a construction
project, which end when the construction is completed, and ongoing impacts, which continue annually,
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such as those from the operation of a long-standing program, retailer, or other facility.
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For example, the addition of a new attraction, or capital improvement to Cortland would have a one-time
effect during the construction and on-going annual effects due to additional revenue and changes
(increases) in the operational expenditures.
Selected Definitions Related to Impact
Direct Impact
A direct impact is the change in sales, income, and jobs in those businesses or agencies that directly
receive revenues from the agency or program. For example, the economic activity of the construction
company building a parking deck would be a direct impact.
Indirect Impact
An indirect impact is the change in sales, income, and jobs in those businesses or agencies that supply
the businesses or agencies receiving direct impacts. For example, if a steel fabrication plant in the impact
area produces the steel that is sold to the construction company, the economic activity at the steel
fabrication plant is an indirect impact.
Induced Impact
Induced impact measures ripple effects of wages in the local economy. As employees are paid by the
businesses and agencies directly or indirectly impacted, there is an increase in household income, which
is then spent, at least in part, in the impact area.
Output/Economic Activity
Output represents the value of industry production (gross domestic product -- GDP). These are annual
production estimates for the year of the data set and are expressed in producer prices.
Employment
The number of jobs supported by a project. Aggregated job estimates are presented in the context of"full-
time equivalent" positions. In the disaggregated data, partial jobs may be shown and could represent
increased hours or labor productivity, depending on firm-by-firm staffing decisions.
Labor Income
Labor income includes all forms of employment income -- both employee compensation (wages and
benefits) and proprietor income.
Taxes
Tax revenue contribution of the development, business or project to local, state and federal units of
government. The analysis assumes current tax policy. However, results can vary depending on special
incentives, programs, or rebates associated with the business or project being assessed.
Multiplier Effect
The "multiplier effect" is used to determine the impact of each dollar entering, impacting, and eventually
leaving a defined economy (i.e. "dollar turnover"). This turnover results in increased production and
expenditures, employment creation and attraction, and retention of new residents, businesses and
investments. The "multiplier effect" is added to the final demand, which is the estimate of the level of
spending in the local economy by the private or public sector.
The result of all of the above is the total economic impact -- the sum of direct, indirect, and induced
impacts. The multiplier effect is usually estimated by utilizing the regional input/output model multipliers as
developed by the U.S. Department of Commerce.
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Cortlandville, Cortland County, NY, Economic & Fiscal Impacts
MFA defined the impact area as Cortland County, New York. The model assumes that all spending is
local given the economic sector in which the spending occurs is present in the defined impact area, thus
eliminating competition resulting in the maximum possible impact. If an economic sector is not present in
the impact area, the spending for this sector"leaks" out of the impact area and has no effect there.
Of the 536 economic sectors, 192 are present in Cortland County. Machinery manufacturing, education
hospitals, wholesale trade and real estate represent the top five economic drivers in Cortland County.
They generate roughly$687.5 million in economic activity
In 2015, Cortland County had 18,746 households with a total population of 49,259. The average
household income was$59,541; the median household income was $45,512
Table 66.:Top Ten Economic Sectors in Cortland County,NY by Employment
Economic
Economic Sector Employment Income Activity
Employment and payroll of local govt,education 1,509 $124,645,700 $142,374,300
All other food and drinking places 1,129 $27,112,150 $46,054,600
Employment and payroll of local govt, non-education 929 $61,309,930 $70,096,070
Scales, balances, and miscellaneous general purpose 881 $91,134,740 $280,568,600
machinery manufacturing
Hospitals 870 $48,590,000 $109,859,700
Limited-service restaurants 726 $14,113,480 $59,927,190
Real estate 644 $10,153,300 $77,228,790
Employment and payroll of state govt,education 636 $30,028,430 $34,534,910
Employment and payroll of state govt, non-education 596 $51,157,980 $58,993,960
Retail-Food and beverage stores 578 $13,534,600 $33,044,720
Source:IMPLAN,BLS
Construction Impact Assessment
Construction or capital improvement projects have a one-time impact; their impact ends when the projects
are completed. Total capital improvement (construction) spending for this is estimated at $9.8 million (see
construction cost estimate in the financials section). The estimated impacts of facility construction are
shown in the following tables. These expenditures might occur over several years, but are analyzed here
with the currently available 2014 impact multipliers and are shown in 2016 dollars.
Table 67.:Cortland County,NY Construction Impacts
Impact Type Employment Labor Income Economic Activity
Direct Effect 29 $1,384,926 $3,352,000
Indirect Effect 5 $177,186 $466,094
Induced Effect 7 $233,257 $767,958
Total Effect 41 $1,795,369 $4,586,051
Source:IMPLAN,MFA,BLS,LAI
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Tax Revenues
The construction in Cortlandville, NY will also produce revenues for local, state, and federal government
agencies based on current taxing policy. The tax revenue estimates from those projects are as follows.
Table 68.:Cortland County,NY Construction Tax Revenue
Total State and Local Tax $222,882
Total Federal Tax $388,203
Source:IMPLAN,MFA, BLS
Visitation/Event Attendee Impacts
Visitor or event attendee impacts are "ongoing" annual impacts. To estimate the visitor impact, MFA
combined annual attendance estimates from the financials section of the report, roughly 37,000, and
spending per person of domestic visitors to the Finger Lakes region in New York, provided by Tourism
Economics, the US Travel Association, U.S. Department of Commerce, International Trade
Administration, and U.S. Office of Tourism Industries. These expenditures were analyzed with the
currently available 2014 impact multipliers and are shown in 2016 dollars.
Table 69.:Cortland County,NY Visitation Impacts
Impact Type Employment Labor Income Economic Activity
Direct Effect 78 $1,711,877 $4,939,486
Indirect Effect 7 $232,094 $759,702
Induced Effect 8 $289,801 $953,783
Total Effect 93 $2,233,772 $6,652,971
Source:IMPLAN,MFA,BLS
Tax Revenues
The visitor/attendee spending in Cortland will also produce revenues for local, state, and federal
government agencies based on current taxing policy. The tax revenue estimates are as follows.
Table 70.:Cortland County,NY Visitor Tax Revenue
Total State and Local Tax $712,501
Total Federal Tax $541,669
Source:IMPLAN,MFA,BLS
Operations Impacts
Based on the operational expense assumptions in the financial sections of this study, MFA estimated the
annual operational impacts of the proposed facility. These impacts were analyzed with the currently
available 2014 impact multipliers and are shown in 2016 dollars.
Table 71.:Cortland County,NY Operations Impacts
Impact Type Employment Labor Income Economic Activity
Direct Effect 7 $151,772 $497,219
Indirect Effect 1 $27,110 $76,075
Induced Effect 1 $26,749 $88,093
Total Effect 9 $205,631 $661,387
Source:IMPLAN,MFA,BLS
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Tax Revenues
Operational expenses will also produce revenues for local, state, and federal government agencies based
on current taxing policy. The tax revenue estimates are as follows.
Table 72.:Cortland County,NY Operations Tax Revenue
Total State and Local Tax $54,751
Total Federal Tax $44,956
Source:IMPLAN,MFA,BLS
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Marketing Strategy and Funding Options
Marketing Strategy
At the beginning would be to create and implement a program to reach out to teams and organizations
that have already been to previous events and tournaments in Cortland. Simultaneously, extending this to
perspective teams and organizations with a web and social media campaign supplemented with direct
mail, magazine ads and promotional stories in newspapers throughout the region (market area) will entice
them to"check-out"this new facility.
MFA recommends:
• Developing an events-based campaign to become the most highly regarded outdoor sports
center facility locally and regionally. To do this, we suggest running a major sports event program
the first year the facility is open. It would emphasize inter-regional and/or state-wide college
teams and high school league teams that could be part of these events The program includes
showcase or exhibition tournaments that don't have full length games thus allowing for more
teams to participate. The showcase tournaments do charge a higher participation fee thus
enhancing the revenue stream.
• This facility has the potential to be digital from the ground up. A Wi-Fi service, in addition to fully
interactive website allowing teams to register for tournaments, reserve hotel rooms, plan
itineraries, take pre-orders, and stay in contact with past and future participants of the events
would be desirable because of its convenience and the mobile times we live in. In addition, to
that, webcasting games for those who can't always be there in person and of course a steady
twitter feed of happenings at the facility would round out the digital elements.
Funding Options
The funding can be separated into two distinct groups; public funding and private funding.
• Public funding may include taxes, municipal bonds, grants, public private partnerships and
special authority bonds.
• Private funding may include cash donations and contributions, naming rights, concessionaire
and/or restaurant rights, sponsorships, lease agreements, parking fees, advertising, fundraising
and gift shops revenues.
Public Funding Options
Public Grants
There are a couple of public grants available in NYS that can be used as development funding for sports
complexes that benefit the community they are in such as:
Market New York
Market New York is a grant program established to strengthen tourism and attract visitors to New York
State by promoting destinations, attractions and special events. Funding is available for tourism
marketing initiatives, capital/construction projects and the recruitment and/or execution of meetings,
conferences, conventions, festivals, athletic competitions and consumer and industry trade shows. The
Market New York program and each funded proposal will work to support the long term strategic plans for
economic growth as put forth by the Regional Economic Development Councils (REDCs).
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Economic Development Purposes Grants
Funding is for economic development initiatives and projects that create or retain jobs, generate
increased economic activity and improve the economic and social viability and vitality of local
communities.
Eligible applicants include for-profit businesses, not-for-profit corporations, business improvement
districts, local development corporations, public benefit corporations (including industrial development
agencies), economic development organizations, research and academic institutions, incubators,
technology parks, municipalities, counties, regional planning councils, tourist attractions, and community
facilities.
Funds may be used for(Matches for the Cortlandville Sports Complex are highlighted):
• Acquisition or leasing of land, buildings, machinery and/or equipment
• Acquisition of existing business and/or assets
• Demolition and environmental remediation
• New construction, renovation or leasehold improvements
• Acquisition of furniture and fixtures
• Planning and feasibility studies
• Site and infrastructure development
• Inventory
• Training
• Soft costs
• Working capital
• Marketing and advertising
Environmental Protection Fund Grant Program for Parks, Preservation and Heritage (EPF)
The Parks program is for the acquisition, development and planning of parks and recreational facilities to
preserve, rehabilitate or restore lands, waters or structures for park, recreation or conservation purposes
and for structural assessments and/or planning for such projects. Examples of eligible projects include:
playgrounds, courts, rinks, community gardens, and facilities for swimming, boating, picnicking, hunting,
fishing, camping or other recreational activities. To ensure the public benefits from the investment of state
funds, public access covenants will be conveyed to the state for all park development projects undertaken
by not-for-profit corporations. Conservation easements will be conveyed to the state for park acquisition
projects undertaken by not-for-profit corporations. Parkland acquired or improved by a municipality must
remain parkland in perpetuity and is subject to the State's Parkland Alienation Law.
Other Public Funding Options
• Tax Increment Financing (TIF)
• Municipal Bonds
Tax Increment Financing (TIF) is a public financing method used as a subsidy for redevelopment,
infrastructure, and other community-improvement projects. However, this funding option is the least
applicable one to the subject project.
In New York State, The Municipal Redevelopment Law entitles municipalities to issue tax increment
bonds that are payable from and secured by real property taxes in order to establish a TIF district. TIF
districts can work in conjunction with regional strategic plans to renew distressed neighborhoods and
main streets. TIF is another tool working toward local and statewide smart growth goals.
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Bonds are a way for a municipality to generate money needed for the construction of a new or the
renovation of a sports facility.
A bond is defined as:" an interest bearing certificate issued by a government or corporation promising to
pay interest and to repay a sum of money(the principal) at a specified date in the future"
Bonds sold by a government are referred to as municipal bonds. The two most common type of
municipal bonds are general obligation bonds and non-guaranteed bonds.
Federal Community Development Block Grant(CDBG)
The program by the Department of Urban Housing and Development (HUD) website, it is "a flexible
program that provides communities with resources to address a wide range of unique community
development needs." CDBG grants are disbursed annually. HUD determines the amount of each grant,
based on a number of community-based factors like population growth and poverty.
Private Funding Options
The first step in developing significant private funding is to form a private fundraising organization for the
money raised e.g. a booster club, a "Friends of the Cortlandville Sports Complex"," and/or a 401(c) 3 that
can receive tax-exempt monies. The Booster organization can be the vehicle for fund raising, engage
corporate sponsors and individual donors, raise youth sport user fees, and generate concessions sales.
Private Grants
Many professional sports leagues, associations and organizations offer grants to develop youth sport
facilities.
• National Football League
• US Soccer
• Major League Baseball
• USA Track & Field
• US Tennis Association
• National Hockey League
• Endowments/Foundations
Municipalities can apply for grants from US Soccer, US Tennis Association (USIA), Nike Endowments
and
Foundations, the National Hockey League (NHL), etc. These organizations, and others, have been
involved in providing funding for public projects. They provide these grants as a way to propagate their
particular sport or interest. Those grants require that it is a new facility; the applicant must provide a
preliminary design and be familiar with competitive grant writing. A private grant solicitation or submission
has to demonstrate how the awarded grant will facilitate the propagation of the interested sport.
For example:
• Is there un-resourced soccer demand in your community?
• If so, and if US Soccer grants funding for the project; will it result in new field inventory that will
service that otherwise un-resourced demand thereby increasing interest in that sport?
Sponsorship
One of the more lucrative fundraising opportunities is corporate or individual sponsorship associated with
naming rights of the facility. The fundraising committee should determine the municipality's policy with
regard to naming rights before initiating the fundraising drive, and identify naming opportunities (field,
track, scoreboard, etc.)
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Public/Private Partnership
A public/private partnership strategy can be complicated because it requires contract negotiations and
other legal processes, but with declined tax revenues, municipalities are becoming increasingly
dependent on them.
This type of partnership comes in two forms:
By Use.
This is the partnership frequently seen between a municipality and an institution or private non-profit
organization. By reaching out to a local community with available land, but constrained funding, the two
parties enter into an understanding. The Institution or private non-profit organization builds an
improved/expanded facility on public land with additional capacity for the municipality that provided the
land, so that that the municipality is able to use it often, pay no fees or reduced fees and is given
scheduling preference. These partnerships are becoming increasingly popular and they could be a
win/win for both entities to meet their need for expanded facilities of higher quality than neither could
achieve on their own.
By Profit.
Under this scenario, a for-profit, private organization enters into an agreement with Cortland whereby they
would develop an athletic or recreation facility on public land with facilitated permitting, public services,
and tax incentives. They may gift a portion of the facility (e.g. a soccer or baseball field) outright and
retain control of a for-profit facility, or they may operate the overall facility for profit but give the
municipality use at reduced rates. There are a few complications that arise with this type of arrangement.
First, Cortland as the public owner cannot simply enter into this agreement with a private entity without
going through an RFP process. Secondly, in case of the study subject, part of the land has to be used to
replace the public park and its facilities that have been lost in the land swap that gave Cortland control
over the subject site. Thirdly, Cortland would lose much of its control over the site and facilities; however,
the financial cost and operational risks of the sports facilities would be carried by the for-profit
organization.
Within the RFP process the municipality typically has to advertise the opportunity, define the selection
criteria, review all the proposals, and come to a decision based on the best value for the community and
negotiate contracts.
Donor in-Kind Goods and Services
The donation of in-kind goods and services is another way to help fund an athletic project. The
fundraising group should identify early on the various businesses in the community that could potentially
perform in-kind services for the project. For example, these businesses could include companies that
provide and/or perform:
• Stone, asphalt, and concrete
• Earthwork and landscaping
• Topsoil and seed
• Site and athletic lighting
• Fencing
The best way to identify and approach, these companies is through networking with the Chamber of
Commerce and various philanthropic groups within Cortland.
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Other Private Funding Options
Utility Leases
Private utility companies might be willing to provide funding in return for the rights to develop private
utilities on public land such as cell towers, solar power arrays, and wind power based on long-term lease
contracts. Of these funding opportunities, solar power sites currently appear to be the most in demand.
Professional Fundraising
A professional fundraiser can assist Cortland with identifying potential corporate and individual sponsors,
and develop a successful campaign. There are two types of professional fundraisers: those that work for
a percentage of the funds raised and those that work for a set fee.
For the Cortland Outdoor Sport Complex a combination of grant funding (public and private), the
fundraising efforts of a "Booster" organization and sponsorships appears to be the best option.
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Appendix
National Collegiate Athletic Association (NCAA) Student &Team Participation
Sports Participation
A study by the National Collegiate Athletic Association (NCAA) on student and team sports participation
reveals the following findings:
• Championship sports were at an all-time high in 2014-15 for both male and female student-
athletes, with total participation surpassing 480,000. There are now approximately 482,533
student-athletes participating in sports for which the NCAA conducts championships.
• There are still more male student-athletes (56.6 percent of the total) than female student-athletes
participating in championship sports.
• In 2014-15, the average NCAA member institution had approximately 437 student-athletes (247
males and 190 females).
• Women's outdoor track and field has more female student-athletes in the NCAA than any other
women's sport. Soccer, indoor track and field, softball, volleyball, basketball and cross-country
follow in that order as the sports with the next highest number of female participants.
Table 73.Divisions I,II&Ill Combined Student Athlete Participation 1998-99-2014-15
Percent Change Percent Change Percent Change
Year Men Men Women Women Total Total
1997-98 200,030 0.32 133,445 3.21 _ 333,475 1.46
1998-99 207,685 3.83 145,873 9.31 _ 353,558 6.02
1999-00 208,481 0.38 146,617 0.51 355,098 0.44
2000-01 214,154 2.72 155,698 6.19 369,852 4.15
2001-02 209,890 _ -1.99 153,601 -1.35 363,491 -1.72
2002-03 214,464 2.18 158,469 3.17 372,933 2.60
2003-04 214,854 0.18 160,997 1.60 375,851 0.78
2004-05 219,744 2.28 164,998 2.49 384,742 2.37
2005-06 224,926 2.36 168,583 2.17 393,509 2.28
2006-07 230,259 2.37 172,534 2.34 402,793 2.36
2007-08 236,774 _ 2.83 175,994 2.01 412,768 2.48
2008-09 240,822 1.71 180,347 2.47 421,169 2.04
2009-10 245,875 2.10 184,426 2.26 430,301 2.17
2010-11 252,946 2.88 191,131 3.64 444,077 3.20
2011-12 257,690 1.88 195,657 2.37 453,347 2.09
2012-13 262,249 1.77 200,953 2.71 463,202 2.17
2013-14 267,604 _ 2.04 205,021 2.02 472,625 2.03
2014-15 273,061 2.04 209,472 2.17 482,533 2.10
Source:National Collegiate Athletic Association(NCAA)
• Both indoor and outdoor track and field have the highest number of female participants in Division
I, and soccer has the highest numbers in Divisions II and III.
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• Since 1981-82, football has had the most participants of any men's sport, and in 2014-15 that
trend continues with football having more than twice as many participants as the second sport,
baseball. The next highest participation levels for men are in the sports of indoor and outdoor
track and field, soccer, basketball and cross country, respectively.
Teams Added
• In 2014-15, there were 140 men's teams added and 179 women's teams added at NCAA
member institutions.
• Since 1988-89, there have been 3,912 men's teams added and 5,464 women's teams added with
each specific academic year having more women's teams added than men's teams.
• The general trend of adding more women's than men's teams each year has continued for each
division. In each division separately, with only a few exceptions, the general trend of adding more
women's teams than men's teams each year continued.
The following tables and graphs show and detail NCAA participation in sports with relevance to the
project site over the last five years.
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Table 74.Divisions I,II&Ill Student Athlete Participation by Sports&Sex 2010-11-2014-15 Selected Sports with Relevance to the Project
Division I Division II Division Ill
Sport Teams Athletes Squad Size Teams Athletes Squad Size Teams Athletes Squad Size
2010-11 Participation
Women's Sports
Softball 283 5,633 19.9 279 5,355 19.2 407 7,200 17.7
Lacrosse 89 2,433 27.3 62 1,418 _ 22.9 206 _ 4,217 20.5
Soccer 315 8,473 26.9 242 6,003 24.8 427 10,195 23.9
Men's Sports
Baseball 293 10,046 34.3 255 9,248 36.3 374 11,970 32
Football 238 26,087 109.6 168 17,921 106.7 238 23,879 100.3
Lacrosse 60 2,740 45.7 41 1,572 38.3 179 6,112 34.1
Soccer 201 5,719 28.5 190 5,357 28.2 403 11,497 28.5
2011-12 Participation
Women's Sports
Softball 285 5,770 20.2 _ 285 5,620 19.7 406 7,115 _ 17.5 _
Lacrosse 91 2,495 27.4 70 1,610 23 215 4,377 20.4
Soccer 317 8,511 26.8 254 6,487 25.5 425 10,166 23.9
Men's Sports
Baseball 293 10,093 34.4 _ 264 9,712 36.8 370 12,194 33
Football 242 26,737 110.5 169 18,507 109.5 240 24,399 101.7
Lacrosse 61 2,791 45.8 46 1,718 37.3 188 6,394 34
Soccer 202 5,647 28 200 5,818 29.1 401 11,522 28.7
2012-13 Participation
Women's Sports
Softball 290 5,856 20.2 288 5,616 19.5 410 7,199 17.6
Lacrosse 100 2,784 27.8 76 1,758 23.1 240 4,979 20.7
Soccer 322 8,749 27.2 257 6,784 26.4 432 10,551 24.4
Men's Sports
Baseball 297 10,160 34.2 266 9,846 37 373 _ 12,444 33.4
Football 247 27,329 110.6 167 18,287 109.5 241 24,531 101.8
Lacrosse 62 2,828 45.6 50 1,928 38.6 207 6,966 33.7
Soccer 204 5,706 28 205 6,038 29.5 406 11,621 28.6
Source:National Collegiate Athletic Association(NCAA)
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Table 75.Divisions I,II&Ill Student Athlete Participation by Sports&Sex 2010-11-2014-15 Selected Sports-continued
Division I Division II Division III
Sport Average Average Average
Teams Athletes Squad Size Teams Athletes Squad Size Teams Athletes Squad Size
2013-14 Participation
Women's Sports
Softball 290 5,942 20.5 293 5,710 19.5 414 7,395 17.9
Lacrosse 103 3,018 29.3 85 1,962 23.1 255 5,350 21
Soccer 325 8,843 27.2 260 6,861 26.4 437 10,654 24.4
Men's Sports
Baseball 297 10,338 34.8 267 10,164 38.1 379 12,929 34.1
Football 249 27,687 111.2 169 18,530 109.6 246 25,074 101.9
Lacrosse 67 3,070 45.8 57 2,199 38.6 215 _ 7,413 34.5
Soccer 201 5,731 28.5 208 6,045 29.1 409 11,826 28.9
2014-15 Participation
Women's Sports
Softball 289 6,044 20.9 299 5,987 20 415 7,597 18.3
Lacrosse _ 106 3,172 29.9 94 2,157 22.9 270 5,665 21
Soccer 326 8,963 27.5 265 7,229 27.3 439 10,803 24.6
Men's Sports
Baseball 295 10,396 35.2 271 10,522 38.8 385 13,280 34.5
Football 250 27,873 111.5 172 19,306 112.2 248 _ 25,609 103.3
Lacrosse 68 3,109 45.7 59 2,346 39.8 223 7,710 34.6
Soccer 200 5,738 28.7 214 6,551 30.6 413 12,188 29.5
Source:National Collegiate Athletic Association(NCAA)
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About Market & Feasibility Advisors
Market & Feasibility Advisors (MFA) provides timely in-depth data, comprehensive analysis, and
sustainable strategies for public, private, and non-profit clients.
We often work with firms that provide professional services in Architecture; City and Regional Planning;
Real Estate Development, Entertainment, Leisure and Recreation, Exhibit Design; Fund Raising;
Landscape Architecture; Legal Services; Survey Research; Civil Engineering; Theatre Design; Museum
Planning; Transportation; Education and Branding.
Whether working directly for clients or as a part of multi-disciplinary team, MFA executes market,
feasibility, master plan economics, and impact studies resulting in strategic planning based on realistic
environments and the unique characteristics of each specific site, project, target market, and competition.
• MFA's public sector work includes: downtown, corridor, neighborhood, and many types of
economic development and urban redevelopment plans, as well as real estate and retail studies,
transit-oriented developments (TOD), industrial and military base closures, historic districts,
brownfield re-use, parks and recreational facilities, and convention and meeting facilities.
• MFA's private sector work includes: mixed-use developments, housing, retail, hotel and resort,
medical, and commercial entertainment, including theme parks, attractions, and waterparks.
• MFA's cultural and non-profit sector clientele includes: performing arts facilities, zoos, historic
structures and districts, aquariums, museums.
MFA is comprised primarily of consultants who worked for the firm formerly known as ERA (Economics
Research Associates) and helped grow that firm prior to its sale.
Market & Feasibility Advisors has offices in Chicago and Austin. Our Chicago office is centrally located in
Chicago downtown, at One South Dearborn, a LEED Silver certified building. MFA is an all-senior
consultant organization.
Market and Feasibility Advisors has offices in Chicago and Austin. For more information please visit our
website www.mfallc.com and follow us on Twitter: http://twitter.com/MFALLC
mfa Offices:
Midwest Texas
One South Dearborn 100 South Congress
Suite 2100 Suite 2000
Chicago, IL 60603 Austin, TX 78701-2745
Phone: 312-212-4451 Phone: 512-469-370
Administration and Accounting
P.O. Box 438940
Chicago, IL 60643
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General Limiting Conditions
Every reasonable effort has been made to ensure that the data contained in this study reflect the most
accurate and timely information possible and they are believed to be reliable. This study is based on
estimates, assumptions and other information developed by Market & Feasibility Advisors LLC from its
independent research effort, general knowledge of the industry, and consultations with the Client and the
Client's representatives. No responsibility is assumed for inaccuracies in reporting by the Client, the
Client's agent, and representatives or any other data source used in preparing or presenting this study.
No warranty or representation is made by Market & Feasibility Advisors LLC that any of the project values
or results contained in this study will actually be achieved.
The fee Market & Feasibility Advisors LLC received for undertaking this project is in no way dependent
upon the specific conclusions reached in this report. Market & Feasibility Advisors LLC has no financial
interest in the project.
Possession of this study does not carry with it the right of publication thereof or to use the name of
"Market & Feasibility Advisors LLC" in any manner. No abstracting, excerpting, or summarization of this
study may be made. This study is not to be used in conjunction with any public or private offering of
securities or other similar purpose where it may be relied upon to any degree by any person other than
the client. This study may not be used for purposes other than that for which it is prepared. Exceptions to
these restrictions may be permitted after obtaining prior written consent from Market & Feasibility
Advisors LLC.
It is understood by MFA that the findings of this report are the proprietary property of the client and they
will not be made available to any other organization or individual without the consent of the client.
Market & Feasibility Advisors LLC understands that the client may publish this report under the
agreement that Market & Feasibility Advisors LLC will be indemnified against any losses, claims,
damages and liabilities under federal and state securities laws which may arise as a result of statements
or omissions in public or private offerings of securities.
This study is qualified in its entirety by, and should be considered in light of, these limitations, conditions
and considerations.
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