 Fruitvale Neighborhood Characteristics
The Greater Fruitvale is a two and a half square mile area bounded by 14th Avenue to the west, the Oakland Estuary to the south, High Street to the east and Interstate 580 to the north. According to the 2000 Census, the population of the Fruitvale was 46,182 -- given Fruitvale’s neighborhood demographics, this count represents an underestimate. A recent independent study places the Fruitvale population count at 48,063, which is even higher than the 2004 Census trend projection of 47,449. By Census figures, Fruitvale's population increased by 15% between 1990 and 2000, more than twice that of the City of Oakland, which only increased by 7%. Fruitvale is the most densely populated neighborhood in the city, comprising about 4.5% of Oakland’s total land area but housing 12% of Oakland’s total population.
Moreover, Fruitvale has the most racially, ethnically and culturally diverse population in Oakland, which is one of the most diverse cities in California and the nation. In 2000, Latinos represented approximately 49% of the Fruitvale population; Asians represented 19%; African Americans represented 20%; and Caucasians represented 8%. A large percentage of the Latino and Asian populations are recent immigrants. Census 2000 Sample Data calculates that about 66% of Fruitvale residents age 5 and older spoke a language other than English at home: 46% spoke Spanish; 18% spoke an Asian or Pacific Island language; and 2% spoke some another language.
Forty-nine percent of households in Fruitvale earned an income of less than $30,000 in 1999 as compared to 28% in Alameda County as a whole (SOURCES: Census 2000 Sample Data and Alameda County Public Health Department). Despite this dismal statistic, there is considerable evidence that Fruitvale has turned around, and is now looked upon by those within and outside of the community as a neighborhood with a booming economic future.
In 1999, Fannie Mae declared the Fruitvale as one of the top three emerging neighborhoods in the United States and the Fruitvale is becoming a Neighborhood of Choice as it is now more physically attractive, economically vibrant and livable. Unity Council-sponsored programs and projects have resulted in wealth accumulation and asset building by Fruitvale homeowners and other property owners as property values have increased dramatically over the past five years. Between January 2002 and January 2003, the median sales price for Fruitvale homes (as bound by zip code 94601) increased by 43%, making it the highest increase in Oakland and the second highest in Alameda County (SOURCE: DataQuick report published in San Francisco Chronicle Sunday March 2, 2003).
Over the past ten years the commercial vacancy rate has decreased from over 50% to less than 1% as new businesses have moved to the Fruitvale and existing businesses have expanded. Business owners have seen their customer base and sales increased. The City of Oakland has seen an increase in business, sales, and property taxes. We project that more than 200 jobs have been created as a result of Unity Council business assistance programs, and another 300 jobs as a result of the Unity Council’s Fruitvale Village development.
Fruitvale: Oakland’s Second Downtown
The Fruitvale district, once inhabited by the Ohlone Indian tribe, was settled in the nineteenth century by German immigrants who planted fruit orchards. Fruitvale's affluence caused the City of Oakland to annex it in 1909. Considered Oakland's "second downtown," Fruitvale attracted many large businesses such as Montgomery Ward’s which opened in 1923. World War II stimulated an economic boom and an influx of thousands of war industry workers, including the first significant numbers of African American and Spanish-speaking residents.
After the war, factories closed and workers were laid off. The temporary workers’ housing was dismantled, forcing many families to share crowded accommodations. Meanwhile, government-sponsored freeway construction and subsidized mortgages encouraged affluent residents to move to the suburbs. Fruitvale's businesses, centered on East 14th Street, suffered from the declining base of affluent customers and many were forced to board up their shops. The canneries and factories, which remained in the area after the war, gradually shut down.
By the 1960s, Fruitvale's decline was noticeable. Residents organized themselves and created community-based groups, which advocated for improved building code enforcement, crime prevention, and health services.
Today, the neighborhood faces many challenges. Its households are mostly of low- and moderate-income, with a large proportion of residents living in poverty. Almost one-fifth of the population lacks basic English skills.
The cost of both owner-occupied and renter-occupied housing in Fruitvale increased dramatically compared to household incomes during the 1980s. While household size has increased, there has been almost no increase in housing stock. This has created problems of overcrowding and declining housing quality.
Despite its image as a troubled neighborhood, Fruitvale has experienced dramatic improvements in recent years. Due to the efforts of local residents, business owners, and community organizations, the negative image of Fruitvale is now belied by the reality of a viable business community, a strong network of community-based organizations, and a well-established neighborhood character and identity.
Unlike the commercial areas of most low-income neighborhoods, Fruitvale’s business district today is crowded with shoppers and is considered a regional destination for the Latino market. There are few vacant commercial buildings and the neighborhood has attracted three major shopping center projects in recent years.
One of Fruitvale’s strengths is its great ethnic diversity. The largest ethnic group is Chicanos and Latinos, with Asian Americans and African Americans each accounting for large segments. The Native American population in Fruitvale is one of the largest in the Bay Area.
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