Staff analysis: most Goddard duplex units are renter‑occupied
Summary
Planning‑staff data show unsplit duplex parcels in Goddard are overwhelmingly renter‑occupied (about 95.5%), a finding staff said reflects how parcel records identify occupancy and how investors out‑of‑state own many non‑owner‑occupied units.
Staff member presented an analysis of parcel and tax‑record data and told the commission that most unsplit duplex units in Goddard are renter‑occupied.
"So this is what we came to in Goddard, that we have about 4.5% for ownership and about 95.5% for renters," Staff member said, summarizing the city's unsplit‑duplex sample. The staffer explained the team used county parcel data sent quarterly, processed with GIS software and address‑matching tools to estimate whether an owner lives at the property address or elsewhere.
The presentation distinguished unsplit duplex parcels (one tax ID for both sides) from split properties where each half has a separate tax ID. Staff noted the county parcel approach marks a parcel as owner‑occupied when the owner's mailing address matches the property; that method can undercount owner‑occupancy where one side of a duplex is owner‑occupied and the other is rented. The analysis also showed many non‑owner‑occupied duplexes have owner mailing addresses out of state, which Staff member cited as evidence of investor purchases.
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