Looking for no/low cost Market Study tools

[Yaz Furukawa]

I'm a new developer and found an ideal site for a mixed-use new construction project on a 7 acre property. We're looking at a 110,000-140,000 sf 4-5 story complex with 30,000 sf retail and affordable housing. I would like a high level market study done to evaluate and/or validate my residential component ideas before engaging an architect. We're looking at anywhere from 110 to 130 units of 60/40 to 80/20 of one bedroom/2 bedroom mixes. Since we will be pursing HUD 221d4 or HUD 231 lending options, I will have to pay the market study cost at that time. Thus, I don't want to spend much money at this point. Does anyone know low or even no cost resources of market study? Perhaps web-based analytical tools?