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Intern's 7th Avenue MSD case study finds revitalization without clear displacement signal
Summary
An intern presented demographic, zoning and investment analysis of the 7th Avenue Municipal Service District, reporting a population drop in the MSD, increased racial/ethnic diversity and municipal investments (about $9.5 million since 2018 and $931,000 in housing rehab funds); staff and council said more granular property-value data could be provided.
Jules Chapin Tsai, a summer intern, presented a case study of Hendersonville's 7th Avenue Municipal Service District (MSD), reviewing demographic trends, historical context and municipal investments from 2010 to 2026.
Jules reported that while Henderson County and the city saw population increases from 2010 to 2020 (8.9% and 15.2% respectively), the 7th Ave area lost about 10.2% of its population (roughly 82 residents) in that period and showed a shift toward greater racial and ethnic diversity (mixed-race increased and Hispanic share rose to 30% in 2020). She also identified roughly $9.5 million invested since 2018 in sidewalks, water, sewer and stormwater projects and described a housing rehab program using CDBG neighborhood revitalization funds that brought approximately $931,000 in combined grant and city funds to rehabilitate three homes and add sidewalks.
Councilors thanked the intern and asked for property-level valuation data for specific blocks; staff and council offered to supply those figures post-meeting. The presentation concluded that the MSD and targeted city investments were associated with business and job gains and private investment without clear evidence in the city's analysis that those trends had driven displacement at scale.
