An area west of Atherton Street is "too dependent on students" to have a thriving neighborhood, a recent market study concluded.

State College Borough Council will vote Monday whether to receive the final draft of the study, which Chicago-based analyst Economics Research Associates (ERA) began this spring.

The report assessed the condition of an area along West College and Railroad avenues between Atherton and Buckhout streets, as well as adjacent land in Ferguson Township.

"I think it's pretty run-down," council member Cathy Dauler said. "A lot of houses [on College Avenue] are probably in need of some major repairs ..."

Full-time students account for 99 percent of the area -- and they may be flocking to newer housing, according to another report.

"There tends to be a high vacancy rate, which indicates the market may be moving away from [the area]," borough manager Tom Fountaine said.

Some students have said they think the neighborhood is a "less safe" area, while others perceived it as "cool" or "alternative," according to the report.

John Braun (junior-film), who lives at 633 W. College Ave., said he thinks the area is showing some age but nothing out of the ordinary.

"It seems really friendly," he said. "There's not too many problems I see."

The neighborhood would benefit by increasing the amount of owner-occupied homes south of West College Avenue between Corl and Atherton streets, the study shows.

"Unless there's a different mix of people living there, it's going to be tough to have anything but student-oriented businesses," Dauler said.

By strengthening owner-occupied homes and businesses in the area, the borough will attract permanent residents to increase its tax base, she said.

The study also suggests adding a mixed-use retail area along Railroad Avenue on either Sparks or Gill streets, which would include a combination of housing and businesses. Renovating historic housing along West College Avenue for mixed use and creating a pedestrian link from the area to campus are also priorities, according to the study.

Council President Tom Daubert said he doesn't think renovations will decrease student housing in the area; instead, he said more students would live in mixed-use buildings, such as apartments above businesses.

"I don't think there'll be any net loss of housing," he said. "I think there'll just be other places to choose from."

Dauler said she thinks most council members will approve the report.

Daubert, however, said he thinks council spent money on a study that didn't give enough specifics.

"I mean, he didn't find anything," he said. "All he did was look at the situation and compare it to other cities."

Several pages of the $15,000 study cite redevelopment examples in other cities.

ERA Senior Associate Chris Brewer could not be reached for comment.

Dauler said because the report is a market study, it was intended to provide a general overview.

"Our staff does not have the time nor the expertise to do something like a market study, so I think the money was well-spent," she said. "There had been plenty of discussion about what people would like to see happen there, but we never really had an expert tell us what would actually succeed in this area ..."

Daubert said council would discuss hiring a consultant to begin a strategic plan.

Borough staff would work with property owners, Penn State and Ferguson Township early next year to develop specific redevelopment plans, Fountaine said.

Collegian Staff Writer Sara Ganim contributed to this report.