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Retail Site Analysis

Rizvi & Sons, Inc.

1602 Highway 6 South Houston, Texas 77077

September 1, 2016

PPrroojjeecctt SSuummmmaarryy The site is an operating Valero fuel station with convenience store located at 1602 Highway 6 South at Briar Forest Drive in Houston, Harris County, Texas. It has been proposed to raze the existing facility and develop a new generation fuel convenience facility. The focus of this evaluation is the anticipated fuel and convenience store sales volumes during the first three years following the proposed upgrade strategy.

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Management Summary 3

Site Photos & Survey 6

Traffic Summary 9

Facility Audit 10

Facility Upgrade Strategy 11

Projections: Metrics and Range 12

Competition Summary and Map 13

Trade Area Map and Demographics 20

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The site is located at 1602 Highway 6 South, at the southwest corner of the Briar Forest Drive intersection, in Houston, Harris County, Texas 77079.

State Highway 6 is a divided, six‐lane, north/south state highway artery with left and right turn lanes at the Briar Forest Drive intersection. Posted speed – 45 MPH.

Briar Forest Drive is a divided, four‐lane, east/west artery with left and right turn lanes at State Highway 6. Briar Forest Drive terminates at State Highway 6, extending to the east. Posted speed – 40 MPH.

The site is a 0.56‐acre developed area with operating fuel and convenience facility that affords frontage along State Highway 6.

Direct site access exists via two drive cuts along State Highway 6. Southbound traffic has convenient ingress and egress.

Vehicular movement is electronically regulated at the State Highway 6 and Briar Forest Drive intersection. Intersection stacking occurs both northbound and southbound along State Highway 6. Briar Forest Drive stacking occurs during peak traffic periods.

Unrestricted site visibility exists at the intersection. Facility visibility/reaction ratios are supported by exterior signgage, lighting, and canopy.

Management Summary

Rizvi & Sons, Inc. - Houston

Competitive Summary: Gasoline/Convenience Store

Fuel Brands/Chains Shell, Exxon, Chevron, Timewise

# of Competitors 5

Gasoline/Diesel Positions 52/36

Convenience Store SF 10,400

Average Distance from Site 0.8‐Mile

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The trade area is centered along State Highway 6, south of Interstate 10, in west Houston. State Highway 6 is a major north/south traffic corridor carrying in excess of 80,000 vehicles per day. The trade area includes an established residential population with multiple apartment developments within immediate vicinity. Neighborhood areas east of State Highway 6 are middle and upper‐middle income with a median population age of 42 and strong levels of occupation. State Highway 6 borders Barker Reservoir and George Bush Park. Trade area demand elements are established and projected for continued expansion. A series of rings and drive times were analyzed for demographic demand and profile.

Trade Area 2015 Population 0.75‐Mile 5,287

2015 Households 0.75‐Mile 2,208

% Household Change 2015‐2020 0.75‐Mile 13.7%

2015 Average HH Income 0.75‐Mile $106,808

2015 Median HH Income 0.75‐Mile $69,797

Total Household Vehicles 0.75‐Mile 3,852

Total Employees 0.75‐Mile 1,978

Total Daytime Population at Home 0.75‐Mile 2,984

IMST Traffic Counts Based on 24‐Hour Count (2016)

State Highway 6

83,987

Briar Forest Drive (Westbound)

8,870

Combined Intersection

92,857

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Upgraded and modernized forecourt with six (6) MPD’s, twelve (12) fueling positions, diesel hoses, stacked “dive‐in” fueling configuration, and updated canopy.

Major branded fuel with full exterior brand image and aggressive fuel pricing. LED fuel price signage.

3,500 square foot convenience store building featuring modern amenities, services, fixtures, and signage.

Ten (10) up‐front convenience store parking spaces. Additional perimeter site parking.

Advanced convenience store merchandising with cigarette, tobacco, beer, wine, snack food, candy, beverage, taqueria, and convenience categories. Competitive store pricing.

Expanded fountain beverage counter with frozen beverages and iced teas.

Branded coffee counter with broad product/condiment selection.

Interior, expanded restrooms will be updated and modernized.

Fifteen (15) door walk‐in cooler with LED lighting. Reach‐in coolers with single serve beverages.

Integrated proprietary fast food with Mexican food theme and menu selection. “Grab and go” and “made to order” fast food menu selections. Express breakfast, lunch, and snack fast food items.

Two (2) cashier stations with good standards of customer service. ATM. Lottery. Money orders.

Convenience facility operational 18 hours per day, 7 days per week.

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Current demographic demand estimates represent a combination of secondary sources, traffic samples, and primary trade area data collection. The studied site is located at a high traffic intersection with commuter, commercial, and residential trip generators. Site position along State Highway 6 south of Interstate 10 creates exposure to supporting spontaneous trips. The surrounding trade area is supported by neighborhood residents and office employees. Current performance at the operating facility is calibrated at 60,000 gasoline gallons per month and $32,500 convenience sales per month. The operating store is currently underperforming intersection demand. The planned facility upgrades will enhance the capture of intersection traffic currently bypassing the studied site for direct and indirect competitors. The planned facility will be “best‐in‐class” with strong standards of facility operation. Targeted traffic contains a high percentage of trips that do not originate or destined within the surrounding trade area. Volume penetration from spontaneous traffic demand must be captured through brand recognition, exterior facility appearance, and fuel pricing. Fuel projections include gasoline and diesel gallons. Fuel detail is provided within metrics and range. Convenience store sales include convenience items and fast food sales. A preliminary site plan has not been provided. Projections rely on site design and layout that allows proper spacing, parking, and flow. It must be determined by the operator if an adequate return on investment exists in the short‐term based on impact projections.

Average Monthly Volume Projections

Year 1 Year 2 Year 3

Fuel Volume (Gallons) 151,088 155,452 156,074

Convenience Store Sales (Dollars) $131,528 $135,315 $136,528

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Site approach southbound on State Highway 6

State Highway 6 facing north

Site approach westbound on Kowis Street

State Highway 6

Site approach northbound on State Highway 6

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Site viewed from the southeast

Site frontage along State Highway 6viewed from the south

Site viewed from the southeast

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Traffic Summary

Average Daily Traffic Counts Houston‐Galveston Area Council (2007/2009)

Primary Artery: State Highway 6

Combined movement north of the site 67,700

Combined movement south of the site 67,674

Secondary Artery: Briar Forest Drive

Combined movement east of the site 16,550

Average Daily Traffic Counts Determined by IMST (2016)

Primary Artery: State Highway 6

Northbound movement (non‐truck/truck) 37,384/1,178

Southbound movement (non‐truck/truck) 44,212/1,213

Total State Highway 6 movement 83,987

Secondary Artery: Briar Forest Drive

Westbound movement (non‐truck) 8,526/344

Total Briar Forest Drive movement 8,870

Total Intersection (non‐truck/truck) 90,122/2,735

Total Intersection Traffic 92,857

State Highway 6 and Briar Forest Drive

Name: Brand: Case # Audit

Location: Intersection: SW

Type: Impact: 102.8

4 MPD's Standard Canopy Unleaded $1.95 9

Electronic Pay Air/Water Midgrade

26 # of Gas Hoses Yes CRIND's Premium

3 # of Gas Grades 5 Brand Sign Facings Diesel $2.15 9

8 # of Fueling Positions 2 Price Sign Facings Card Discount

4 # of Diesel Hoses Pre Pay Fuel

# of Truck Lanes 2 # of Access Points Strategy ‐0.08

# of Kerosene Hoses Average Visibility ‐0.10

# of E‐85 Hoses Electronic Traffic Regulation

# of EV Stations Crossover Road Configuration 46.5

30 # of Self Service Hoses Average On Site Movement 11.5

# of Full Service Hoses 45 Posted Speed 30.3

Parallel Fuel Configuration 1,200 Size of Store 0.0

Car Wash Up Front Parking 1.00

8 Walk In Cooler Doors Below Avg Maintenance Interior Restrooms

Reach In Cooler Doors Below Avg Interior Lighting Limited Snack Merchandising

LED Cooler Lighting Below Avg Interior Signage Restricted Tobacco Merchandising

Walk In Freezer Doors Restricted Fountain Beverage Full Credit/Debit Card

Reach In Freezer Doors Frozen/Specialty 18 Hours of Operation

Open Coolers Restricted Coffee Bar 1 Cashier Stations

Interior Ice Doors 4 Beer/Wine Doors Yes Lottery

Exterior Ice Doors Beer Cave Yes ATM

1 Novelty Freezers Fast Food Brand Uniforms

Restricted Interior Visibility Fast Food Below Avg Customer Service/Experience

Competitive Impact

Gasoline Score

Diesel Score

Convenience Store Score

Fast Food Score

Convenience Store

Distance Score

Island Marketer

Forecourt & Exterior

Facility Audit

Valero

Posted Prices

Courtesy Mart 6

1602 Highway 6 South

Name: Brand: Case # 1


Type: Impact: 203.3

6 MPD's Updated Canopy Unleaded $1.95 9





8 # of Diesel Hoses Pre Pay Fuel







Stacked Fuel Configuration 3,500 Size of Store 4.0

Car Wash 10 Up Front Parking 1.00

15 Walk In Cooler Doors Average Maintenance Interior Restrooms

Reach In Cooler Doors Average Interior Lighting Average Snack Merchandising

Yes LED Cooler Lighting Average Interior Signage Average Tobacco Merchandising

3 Walk In Freezer Doors Average Fountain Beverage Full Credit/Debit Card

Reach In Freezer Doors Average Frozen/Specialty 16 Hours of Operation

1 Open Coolers Average Coffee Bar 2 Cashier Stations

1 Interior Ice Doors 6 Beer/Wine Doors Yes Lottery

2 Exterior Ice Doors Beer Cave Yes ATM

1 Novelty Freezers Fast Food Brand Yes Uniforms

Excellent Interior Visibility Taqueria Fast Food Average Customer Service/Experience

Distance Score

Convenience Store

Diesel Score


Fast Food Score

Competitive Impact

Gasoline Score

Convenience Store

Forecourt & Exterior Posted Prices

Facility Upgrade Strategy

Proposed Facility Branded


Rizvi & Sons, Inc. – 1602 Highway 6 South ne

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Projections, Analytical Range, & Metrics

TTrraaddee AArreeaa MMeettrriiccss Primary Area of Influence – 0.75‐Mile

Total Intersection Traffic – 92,857 VPD

Explained Intersection Traffic – 13.4%

Passing Intersection Traffic – 86.6%

Trade Area in Square Miles – 1.77

Trade Area Population Density – 4,145

Trade Area Employee Density – 1,498

PPrroojjeeccttiioonn MMeettrriiccss Annual Fuel Volume Year 1 – 1,813,056 gallons

Annual Gasoline Volume Year 1 – 1,726,764 gallons

Gasoline Gallons per Dispenser – 23,983 gallons

Annual Diesel Volume Year 1 – 86,292 gallons

Annual Convenience Store Sales Year 1 – $1,578,336

Annual Convenience Sales Year 1 – $1,368,636

Annual Fast Food Sales Year 1 – $209,700

Convenience Store Sales per Square Foot ‐ $37.58

Year 1 Year 2 Year 3


Gasoline Volume (Gallons) 143,897 148,076 148,646

Diesel Volume (Gallons) 7,191 7,376 7,428


Convenience Sales (Dollars) $114,053 $117,347 $118,387

Fast Food Sales (Dollars) $17,475 $17,968 $18,141

LOW Year 1 Year 2 Year 3



HIGH Year 1 Year 2 Year 3



5

0.8

52

36 Total Auto Diesel Fueling Positions

10,400

2,080

49.6 Average Gasoline Impact Score Market Price Gasoline $2.03 9

13.2 Average Diesel Impact Score

51.0 Lead Price Gasoline $1.98 9

9.0 Average Fast Food Impact Score

0.5 Average Distance Impact Score Market Price Diesel $2.25 9

158.1 Lead Price Diesel $2.15 9

17.1

Date: 8/26/2016

Maximum Competitor Impact Score

Minimum Competitor Impact Score

Posted Prices

Average Convenience Store Square Footage

Average Convenience Impact Score

Brands and Convenience Chains

Competitive Impact Scores

Competitive Analysis Summary

Trade Area Summary

Total Competitive Units

Average Distance in Miles

Total Gasoline Fueling Positions

Total Convenience Store Square Footage

0

20

40

60

80

100

120

140

160

Shell

Timewise Exxon

Shell

Chevron

Unbranded

138.89

158.06

112.74

142.14

17.14

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Competition Map

1602 Highway 6 SouthHouston, Texas 77077

= Gasoline/Diesel/Convenience Store = Foodservice

Name: Brand: Map #: 1


Type: Distance: 1.3





20 # of Fueling Positions 2 Price Sign Facings Card Discount $1.99 9

8 # of Diesel Hoses Yes Pre Pay Fuel

# of Truck Lanes 3 # of Access Points Strategy 0.07




28 # of Self Service Hoses BelowAvg On Site Movement 13.5


Stacked Fuel Configuration 3,000 Size of Store 4.0



3 Reach In Cooler Doors Below Avg Interior Lighting Average Snack Merchandising

LED Cooler Lighting Average Interior Signage Average Tobacco Merchandising

Walk In Freezer Doors Limited Fountain Beverage Full Credit/Debit Card

Reach In Freezer Doors Limited Frozen/Specialty 24 Hours of Operation

2 Open Coolers Limited Coffee Bar 2 Cashier Stations



2 Novelty Freezers Fast Food Brand Yes Uniforms

Restricted Interior Visibility Taqueria Fast Food Average Customer Service/Experience

Date: 8/26/2016

Forecourt & Exterior

Competition Analysis: Convenience Store and Fuel

Shell

Posted Prices

Express Fuel

State Highway 6 and Memorial Drive

Convenience Store

Convenience Store

Distance Score

Competitive Impact

Gasoline Score

Diesel Score


Fast Food Score


Location: Intersection: NE

Type: Distance: 1.3














Soft Touch Car Wash 2 Up Front Parking 0.22

7 Walk In Cooler Doors Below Avg Maintenance Exterior Restrooms

4 Reach In Cooler Doors Below Avg Interior Lighting Limited Snack Merchandising

LED Cooler Lighting Below Avg Interior Signage Average Tobacco Merchandising

Walk In Freezer Doors Fountain Beverage Full Credit/Debit Card


Open Coolers Limited Coffee Bar 2 Cashier Stations



Novelty Freezers Fast Food Brand Yes Uniforms

Restricted Interior Visibility Fast Food Average Customer Service/Experience

Date:


Timewise Exxon

State Highway 6 and Memorial Drive

Island Marketer


Competitive Impact

Gasoline Score

Diesel Score


Fast Food Score

Distance Score

Convenience Store


Location: Intersection: NE

Type: Distance: 0.1





12 # of Fueling Positions 2 Price Sign Facings Card Discount $1.98 9


# of Truck Lanes 4 # of Access Points Strategy 0.01

# of Kerosene Hoses Average Visibility 0.10





Dive In Fuel Configuration 1,800 Size of Store 40.0

Touchless Car Wash 12 Up Front Parking 1.00

15 Walk In Cooler Doors Average Maintenance Interior Restrooms

Reach In Cooler Doors Average Interior Lighting Average Snack Merchandising

LED Cooler Lighting Average Interior Signage Average Tobacco Merchandising

Walk In Freezer Doors Average Fountain Beverage Full Credit/Debit Card

Reach In Freezer Doors Average Frozen/Specialty 24 Hours of Operation

Open Coolers Average Coffee Bar 2 Cashier Stations



1 Novelty Freezers Church's Fast Food Brand Uniforms

Average Interior Visibility Fast Food Below Avg Customer Service/Experience

Date:


Food Mart Shell


Convenience Store


Competitive Impact

Gasoline Score

Diesel Score


Fast Food Score

Distance Score

Convenience Store


Location: Intersection: SE

Type: Distance: 0.1








# of Kerosene Hoses Average Visibility 0.10








6 Reach In Cooler Doors Below Avg Interior Lighting Average Snack Merchandising

LED Cooler Lighting Below Avg Interior Signage Average Tobacco Merchandising

Walk In Freezer Doors Limited Fountain Beverage Full Credit/Debit Card

Reach In Freezer Doors Limited Frozen/Specialty 24 Hours of Operation

Open Coolers Limited Coffee Bar 2 Cashier Stations




Restricted Interior Visibility Roller Grill Fast Food Below Avg Customer Service/Experience

Date:


Food Mart Chevron


Convenience Store


Competitive Impact

Gasoline Score

Diesel Score


Fast Food Score

Distance Score

Convenience Store


Location: Intersection: SE

Type: Distance: 1.0

Pumps Not Operational

MPD's Partial Canopy Unleaded

Electronic Air/Water Midgrade

# of Gas Hoses CRIND's Premium

# of Gas Grades Brand Sign Facings Diesel

# of Fueling Positions Price Sign Facings Card Discount

# of Diesel Hoses Yes Pre Pay Fuel

# of Truck Lanes 3 # of Access Points Strategy

# of Kerosene Hoses BelowAvg Visibility

# of E‐85 Hoses Stop Traffic Regulation

# of EV Stations Divided Road Configuration 0.0

# of Self Service Hoses BelowAvg On Site Movement 0.0




8 Walk In Cooler Doors Poor Maintenance Restrooms

Reach In Cooler Doors Poor Interior Lighting Poor Snack Merchandising

LED Cooler Lighting Poor Interior Signage Poor Tobacco Merchandising

Walk In Freezer Doors Poor Fountain Beverage Full Credit/Debit Card


Open Coolers Poor Coffee Bar 2 Cashier Stations




Poor Interior Visibility Fast Food Poor Customer Service/Experience

Date:


Q Mart Unbranded

State Highway 6 and Piping Rock Lane

Convenience Store


Competitive Impact

Gasoline Score

Diesel Score


Fast Food Score

Distance Score

Convenience Store

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0.50 mi0.50 mi0.50 mi0.50 mi0.50 mi0.50 mi0.50 mi0.50 mi0.50 mi




6

6

Trade Area Map.50‐, .75‐, 1‐, and 1.25‐Mile Radii

1602 Highway 6 SouthHouston, Texas 77077

= Site= 2‐Minute Drive Time

Demand Report


Houston, Texas 77077

2 MINUTE

DRIVE TIME

3.91 SQ/MI

POPULATION TREND2010 Total Population 11,0542015 Total Population 12,8402020 Total Population 14,797% Population Change 2000 to 2010 70.2%% Population Change 2000 to 2015 97.7%% Population Change 2010 to 2020 33.9%% Population Change 2015 to 2020 15.2%

2015 Total Daytime Population 12,9712015 Total Employees 6,2642015 Total Daytime at Home Population 6,7072015 Total Employees (% of Daytime Population) 48.3%2015 Total Daytime at Home Population (% of Daytime Popula 51.7%

DENSITY2015 Population Density 4,5272015 Employee Density 2,151

HOUSEHOLDS TREND2010 Households 4,5212015 Households 4,9272020 Households 5,433% Household Change 2000 to 2010 74.8%% Household Change 2000 to 2015 90.5%% Household Change 2010 to 2020 20.2%% Household Change 2015 to 2020 10.3%

2015 Average household size: Owner occupied 1.72015 Average household size: Renter occupied 0.9

INCOME2010 Household income: Median $77,8252010 Household income: Average $113,718

2015 Household income: Median $73,1072015 Household income: Average $111,022

2020 Household income: Median $74,2882020 Household income: Average $113,716

HOUSEHOLD VEHICLES2015 Households: Number of vehicles available 8,5132015 Owner occupied: Number of vehicles available 6,0272015 Renter occupied: Number of vehicles available 2,749

Demand Report



2 MINUTE

DRIVE TIME

3.91 SQ/MI

RACE & ETHNICITY% 2015 White alone 65.3%% 2015 Black or African American alone 7.1%% 2015 American Indian and Alaska Native alone: Adult .2%% 2015 Asian alone 20.8%% 2015 Native Hawaiian and OPI alone .1%% 2015 Some Other Race alone 2.9%% 2015 Two or More Races 3.6%

% 2015 Hispanic 16.9%% 2015 Not Hispanic 83.1%

EDUCATION & OCCUPATIONEducation

% 2015 No High School Diploma 3.3%% 2015 High school graduate, GED, or alternative 14.4%% 2015 College No Degree 18.4%% 2015 College Degree 40.2%% 2015 Advanced Degree 23.8%% 2015 College or Advanced Degree 63.9%

Occupation% 2010 Occupation: White collar 83.6%% 2010 Occupation: Blue collar 16.4%% 2015 Occupation: White collar 81.1%% 2015 Occupation: Blue collar 18.9%

AGE & OCCUPANCYAge

2015 Total population: Median age 422015 Male population: Median age 412015 Female population: Median age 42

Occupancy2015 Households 4,927% 2015 Owner occupied housing units 60.6%% 2015 Renter occupied housing units 39.4%

Demand Report



2 MINUTE

DRIVE TIME

3.91 SQ/MI

RETAIL SALES POTENTIAL2015 Convenience stores $6,319,8822015 Gasoline stations with convenience stores $19,649,8792015 Beer, wine, & liquor stores $1,483,8472015 Supermarkets & other grocery (except convenience) sto $22,926,2202015 Restaurant Expenditures $6,157,440

HOUSEHOLD EXPENDITURESAutomotive

2015 Gasoline (Household Average) $2,6342015 Diesel fuel (Household Average) $552015 Gasoline on out‐of‐town trips (Household Average) $1482015 Motor oil (Household Average) $132015 Lube, oil change, and oil filters (Household Average) $932015 Maintenance and repairs (Household Average) $903

Food/Alcohol/Tobacco2015 Food at home $21,094,652

2015 Food at home (Household Average) $4,2812015 Food away from home (Household Average) $3,0072015 Meals at restaurants, carry outs (Household Average) $2,5502015 Breakfast and brunch (Household Average) $2672015 Lunch (Household Average) $8222015 Dinner (Household Average) $1,2592015 Alcoholic beverages $2,559,3262015 Alcoholic beverages (Household Average) $5192015 At home (Household Average) $3012015 Away from home (Household Average) $2182015 Beer and ale $367,9442015 Beer and ale (Household Average) $1292015 Wine $171,0852015 Wine (Household Average) $1332015 Other alcoholic beverages $256,0362015 Other alcoholic beverages (Household Average) $262015 Tobacco products and smoking supplies $1,622,9092015 Tobacco products and smoking supplies (Household Ave $3292015 Cigarettes $1,447,2842015 Cigarettes (Household Average) $2942015 Other tobacco products $143,3102015 Other tobacco products (Household Average) $292015 Smoking accessories $32,3152015 Smoking accessories (Household Average) $7

Demand Report



0.5 MILE

RING

0.79 SQ/MI

0.75 MILE

RING

1.77 SQ/MI

1 MILE

RING

3.14 SQ/MI

1.25 MILE

RING

4.91 SQ/MI

POPULATION TREND2010 Total Population 2,425 4,332 6,475 11,3482015 Total Population 3,175 5,287 7,699 13,1542020 Total Population 3,836 6,277 9,020 15,169% Population Change 2000 to 2010 84.0% 83.6% 75.6% 74.6%% Population Change 2000 to 2015 140.9% 124.1% 108.8% 102.4%% Population Change 2010 to 2020 58.2% 44.9% 39.3% 33.7%% Population Change 2015 to 2020 20.8% 18.7% 17.2% 15.3%

2015 Total Daytime Population 2,500 4,962 7,725 12,6802015 Total Employees 829 1,978 3,457 5,8602015 Total Daytime at Home Population 1,671 2,984 4,268 6,8202015 Total Employees (% of Daytime Population) 33.2% 39.9% 44.8% 46.2%2015 Total Daytime at Home Population (% of Daytime Popula 66.8% 60.1% 55.2% 53.8%

DENSITY2015 Population Density 5,672 4,145 4,405 4,6182015 Employee Density 1,297 1,498 1,159 1,080

HOUSEHOLDS TREND2010 Households 1,079 1,919 2,750 4,8042015 Households 1,350 2,208 3,081 5,2042020 Households 1,567 2,511 3,456 5,733% Household Change 2000 to 2010 95.8% 97.6% 84.3% 79.2%% Household Change 2000 to 2015 145.0% 127.4% 106.5% 94.1%% Household Change 2010 to 2020 45.2% 30.8% 25.7% 19.3%% Household Change 2015 to 2020 16.1% 13.7% 12.2% 10.2%

2015 Average household size: Owner occupied 1.8 1.8 1.7 1.62015 Average household size: Renter occupied 0.8 0.9 0.8 0.9

INCOME2010 Household income: Median $73,268 $74,362 $76,736 $77,6332010 Household income: Average $108,322 $110,798 $113,213 $113,065

2015 Household income: Median $69,801 $69,797 $71,672 $72,8632015 Household income: Average $106,134 $106,808 $109,665 $110,411

2020 Household income: Median $70,818 $71,340 $73,182 $74,0262020 Household income: Average $108,924 $109,868 $112,632 $113,179

HOUSEHOLD VEHICLES2015 Households: Number of vehicles available 2,326 3,852 5,404 8,9062015 Owner occupied: Number of vehicles available 1,635 2,796 3,921 5,9662015 Renter occupied: Number of vehicles available 695 1,216 1,567 2,967

Demand Report



0.5 MILE

RING

0.79 SQ/MI

0.75 MILE

RING

1.77 SQ/MI

1 MILE

RING

3.14 SQ/MI

1.25 MILE

RING

4.91 SQ/MI

RACE & ETHNICITY% 2015 White alone 64.8% 65.6% 66.1% 64.6%% 2015 Black or African American alone 7.7% 7.0% 6.7% 7.3%% 2015 American Indian and Alaska Native alone: Adult .2% .1% .1% .2%% 2015 Asian alone 19.7% 20.5% 20.5% 21.3%% 2015 Native Hawaiian and OPI alone .1% .1% .1% .1%% 2015 Some Other Race alone 3.5% 3.0% 2.9% 2.9%% 2015 Two or More Races 4.0% 3.6% 3.5% 3.6%

% 2015 Hispanic 20.3% 17.9% 17.1% 17.1%% 2015 Not Hispanic 79.7% 82.1% 82.9% 82.9%

EDUCATION & OCCUPATIONEducation

% 2015 No High School Diploma 3.5% 3.2% 3.1% 3.3%% 2015 High school graduate, GED, or alternative 16.2% 15.3% 14.7% 14.5%% 2015 College No Degree 21.1% 19.3% 18.5% 18.3%% 2015 College Degree 37.4% 38.8% 39.8% 40.0%% 2015 Advanced Degree 21.7% 23.4% 23.9% 23.9%% 2015 College or Advanced Degree 59.1% 62.2% 63.7% 63.9%

Occupation% 2010 Occupation: White collar 81.1% 82.7% 83.6% 83.7%% 2010 Occupation: Blue collar 18.9% 17.3% 16.4% 16.3%% 2015 Occupation: White collar 78.2% 79.6% 80.9% 81.2%% 2015 Occupation: Blue collar 21.9% 20.4% 19.1% 18.8%

AGE & OCCUPANCYAge

2015 Total population: Median age 40 42 43 412015 Male population: Median age 40 41 42 412015 Female population: Median age 41 43 44 42

Occupancy2015 Households 1,350 2,208 3,081 5,204% 2015 Owner occupied housing units 62.9% 61.7% 63.6% 58.5%% 2015 Renter occupied housing units 37.1% 38.3% 36.4% 41.5%

Demand Report



0.5 MILE

RING

0.79 SQ/MI

0.75 MILE

RING

1.77 SQ/MI

1 MILE

RING

3.14 SQ/MI

1.25 MILE

RING

4.91 SQ/MI

RETAIL SALES POTENTIAL2015 Convenience stores $1,722,677 $2,810,231 $3,933,110 $6,673,4802015 Gasoline stations with convenience stores $5,358,966 $8,746,070 $12,251,819 $20,726,9822015 Beer, wine, & liquor stores $400,200 $658,138 $924,982 $1,562,2682015 Supermarkets & other grocery (except convenience) sto $6,243,150 $10,222,027 $14,322,470 $24,166,3242015 Restaurant Expenditures $1,662,187 $2,731,659 $3,840,556 $6,479,224

HOUSEHOLD EXPENDITURESAutomotive

2015 Gasoline (Household Average) $2,624 $2,618 $2,628 $2,6302015 Diesel fuel (Household Average) $55 $55 $55 $552015 Gasoline on out‐of‐town trips (Household Average) $146 $147 $148 $1482015 Motor oil (Household Average) $13 $13 $13 $132015 Lube, oil change, and oil filters (Household Average) $92 $92 $93 $932015 Maintenance and repairs (Household Average) $892 $896 $902 $900

Food/Alcohol/Tobacco2015 Food at home $5,746,389 $9,407,451 $13,179,046 $22,237,052

2015 Food at home (Household Average) $4,257 $4,261 $4,278 $4,2732015 Food away from home (Household Average) $2,970 $2,977 $2,996 $2,9992015 Meals at restaurants, carry outs (Household Average) $2,525 $2,528 $2,541 $2,5452015 Breakfast and brunch (Household Average) $266 $265 $266 $2672015 Lunch (Household Average) $815 $816 $820 $8212015 Dinner (Household Average) $1,245 $1,246 $1,254 $1,2562015 Alcoholic beverages $689,802 $1,133,412 $1,593,268 $2,695,4112015 Alcoholic beverages (Household Average) $511 $513 $517 $5182015 At home (Household Average) $296 $298 $300 $3002015 Away from home (Household Average) $215 $215 $217 $2182015 Beer and ale $99,981 $163,120 $228,413 $389,0332015 Beer and ale (Household Average) $128 $128 $128 $1292015 Wine $45,659 $75,495 $106,607 $179,7282015 Wine (Household Average) $130 $131 $133 $1322015 Other alcoholic beverages $69,272 $113,231 $158,860 $269,8812015 Other alcoholic beverages (Household Average) $26 $26 $27 $262015 Tobacco products and smoking supplies $446,155 $724,132 $1,010,393 $1,716,0322015 Tobacco products and smoking supplies (Household Ave $330 $328 $328 $3302015 Cigarettes $398,252 $646,104 $901,200 $1,530,5002015 Cigarettes (Household Average) $295 $293 $293 $2942015 Other tobacco products $39,063 $63,667 $89,161 $151,3062015 Other tobacco products (Household Average) $29 $29 $29 $292015 Smoking accessories $8,840 $14,362 $20,032 $34,2272015 Smoking accessories (Household Average) $7 $7 $7 $7

Full Demographic Report



0.5 MILE

RING

0.79 SQ/MI

0.75 MILE

RING

1.77 SQ/MI

1 MILE

RING

3.14 SQ/MI

1.25 MILE

RING

4.91 SQ/MI

POPULATION OVERVIEWPopulation Trend2000 Total Population 1,318 2,359 3,688 6,4992010 Total Population 2,425 4,332 6,475 11,3482015 Total Population 3,175 5,287 7,699 13,1542020 Total Population 3,836 6,277 9,020 15,169% Population Change 2000 to 2010 84.0% 83.6% 75.6% 74.6%% Population Change 2000 to 2015 140.9% 124.1% 108.8% 102.4%% Population Change 2010 to 2020 58.2% 44.9% 39.3% 33.7%% Population Change 2015 to 2020 20.8% 18.7% 17.2% 15.3%

2015 Race and Ethnicity% 2015 White alone 64.8% 65.6% 66.1% 64.6%% 2015 Black or African American alone 7.7% 7.0% 6.7% 7.3%% 2015 Asian alone 19.7% 20.5% 20.5% 21.3%% 2015 Other Race ‐ Population 7.9% 7.0% 6.7% 6.8%

Hispanic or Latino% 2015 Hispanic 20.3% 17.9% 17.1% 17.1%% 2015 Not Hispanic 79.7% 82.1% 82.9% 82.9%

2015 Age TrendTotal population: Median age 40 42 43 41Male population: Median age 40 41 42 41Female population: Median age 41 43 44 42

Age 19 and Under 25.4% 24.1% 23.7% 23.6%Age 20 to 29 10.6% 9.2% 8.9% 10.4%Age 30 to 39 13.5% 13.4% 13.4% 14.3%Age 40 to 49 15.1% 14.4% 14.3% 14.2%Age 50 to 64 19.6% 18.8% 19.7% 20.4%Age 65 and Over 15.8% 20.2% 20.0% 17.1%

2015 Male Population% Male population 48.0% 47.3% 47.3% 48.0%% Male population: Under 5 years 3.3% 3.2% 3.1% 3.3%% Male population: 5 to 9 years 3.2% 3.2% 3.2% 3.2%% Male population: 10 to 14 years 3.4% 3.1% 3.0% 3.0%% Male population: 15 to 19 years 3.4% 3.0% 2.9% 2.7%% Male population: 20 to 24 years 2.3% 1.9% 1.8% 1.9%% Male population: 25 to 29 years 2.4% 2.1% 2.2% 2.7%% Male population: 30 to 34 years 3.1% 2.9% 3.0% 3.6%% Male population: 35 to 39 years 3.1% 3.2% 3.1% 3.2%% Male population: 40 to 44 years 3.7% 3.6% 3.5% 3.5%% Male population: 45 to 49 years 3.5% 3.3% 3.3% 3.3%% Male population: 50 to 54 years 3.5% 3.4% 3.6% 3.7%% Male population: 55 to 59 years 3.3% 3.2% 3.4% 3.5%% Male population: 60 to 64 years 2.8% 2.7% 2.9% 3.0%% Male population: 65 to 69 years 2.2% 2.0% 2.1% 2.1%




0.5 MILE

RING

0.79 SQ/MI

0.75 MILE

RING

1.77 SQ/MI

1 MILE

RING

3.14 SQ/MI

1.25 MILE

RING

4.91 SQ/MI% Male population: 70 to 74 years 1.5% 1.5% 1.5% 1.5%% Male population: 75 to 79 years 1.1% 1.3% 1.4% 1.2%% Male population: 80 to 84 years .9% 1.5% 1.5% 1.1%% Male population: 85 years and over 1.2% 2.1% 2.0% 1.4%

2015 Female Population% Female population 52.0% 52.7% 52.7% 52.0%% Female population: Under 5 years 2.6% 2.7% 2.8% 2.9%% Female population: 5 to 9 years 3.3% 3.2% 3.2% 3.1%% Female population: 10 to 14 years 3.1% 2.9% 2.9% 2.9%% Female population: 15 to 19 years 3.1% 2.7% 2.6% 2.5%% Female population: 20 to 24 years 2.8% 2.3% 2.2% 2.3%% Female population: 25 to 29 years 3.1% 2.8% 2.9% 3.5%% Female population: 30 to 34 years 3.5% 3.4% 3.4% 3.8%% Female population: 35 to 39 years 3.9% 3.9% 3.8% 3.7%% Female population: 40 to 44 years 3.7% 3.7% 3.7% 3.6%% Female population: 45 to 49 years 4.1% 3.8% 3.8% 3.8%% Female population: 50 to 54 years 3.5% 3.3% 3.6% 3.8%% Female population: 55 to 59 years 3.1% 3.0% 3.2% 3.3%% Female population: 60 to 64 years 3.3% 3.0% 3.1% 3.1%% Female population: 65 to 69 years 2.5% 2.5% 2.5% 2.5%% Female population: 70 to 74 years 1.7% 2.0% 2.0% 1.8%% Female population: 75 to 79 years 1.3% 1.8% 1.8% 1.5%% Female population: 80 to 84 years 1.4% 2.3% 2.2% 1.7%% Female population: 85 years and over 1.9% 3.3% 3.2% 2.3%

HOUSEHOLD OVERVIEWHousehold Trend2000 Households 551 971 1,492 2,6812010 Households 1,079 1,919 2,750 4,8042015 Households 1,350 2,208 3,081 5,2042020 Households 1,567 2,511 3,456 5,733% Household Change 2000 to 2010 95.8% 97.6% 84.3% 79.2%% Household Change 2000 to 2015 145.0% 127.4% 106.5% 94.1%% Household Change 2010 to 2020 45.2% 30.8% 25.7% 19.3%% Household Change 2015 to 2020 16.1% 13.7% 12.2% 10.2%

2015 Household SizeAverage household size 2.7 2.6 2.5 2.5% Family households 68.8% 65.8% 66.0% 66.2%% Nonfamily households 31.2% 34.2% 34.0% 33.8%




0.5 MILE

RING

0.79 SQ/MI

0.75 MILE

RING

1.77 SQ/MI

1 MILE

RING

3.14 SQ/MI

1.25 MILE

RING

4.91 SQ/MI

Household Income Trend2000 Median income $72,772 $77,333 $79,132 $78,9652010 Median income $73,268 $74,362 $76,736 $77,6332015 Median income $69,801 $69,797 $71,672 $72,8632020 Median income $70,818 $71,340 $73,182 $74,026% Median Income Change 2000 to 2010 .7% ‐3.8% ‐3.0% ‐1.7%% Median Income Change 2000 to 2015 ‐4.1% ‐9.7% ‐9.4% ‐7.7%% Median Income Change 2010 to 2020 ‐3.3% ‐4.1% ‐4.6% ‐4.6%% Median Income Change 2015 to 2020 1.5% 2.2% 2.1% 1.6%

2000 Household income: Average $94,243 $100,657 $102,823 $102,5602010 Household income: Average $108,322 $110,798 $113,213 $113,0652015 Household income: Average $106,134 $106,808 $109,665 $110,4112020 Household income: Average $108,924 $109,868 $112,632 $113,179

2015 Household Incomeup to $24,999 17.4% 17.5% 17.1% 16.3%$25,000 to $49,999 18.7% 18.8% 18.3% 17.9%$50,000 to $74,999 16.4% 16.7% 16.5% 17.0%$75,000 to $124,999 18.4% 17.8% 17.7% 18.2%$125,000 to $199,999 17.2% 17.3% 17.6% 17.7%$200,000 or more 11.8% 12.0% 12.8% 12.8%Income Below $75,000 52.5% 52.9% 51.9% 51.3%Income $75,000 to $199,999 35.6% 35.1% 35.3% 35.9%

HOUSING UNITS OVERVIEW2015 Home ValueMedian Home Value $218,539 $238,497 $248,996 $249,426Average Home Value $308,100 $321,340 $321,983 $317,366

2015 OccupancyHouseholds 1,350 2,208 3,081 5,204Owner occupied 62.9% 61.7% 63.6% 58.5%Renter occupied 37.1% 38.3% 36.4% 41.5%

Occupancy by Number of Units1 Unit, Detached 49.0% 50.9% 52.9% 49.3%1 Unit, Attached 11.7% 9.3% 8.9% 8.7%2 .1% .2% .2% .3%3 or 4 2.5% 2.7% 2.7% 2.9%5 to 9 5.5% 5.2% 4.8% 5.4%10 to 19 12.0% 12.3% 11.6% 12.9%20 to 49 5.9% 6.3% 6.0% 6.8%50 or more 13.3% 13.2% 12.8% 13.5%Mobile home .1% .0% .0% .0%Boat, RV, van, etc. .0% .0% .0% .0%

2015 OccupationWorkers 16 years and over 1,557 2,391 3,556 6,512White collar 78.2% 79.6% 80.9% 81.2%




0.5 MILE

RING

0.79 SQ/MI

0.75 MILE

RING

1.77 SQ/MI

1 MILE

RING

3.14 SQ/MI

1.25 MILE

RING

4.91 SQ/MIBlue collar 21.9% 20.4% 19.1% 18.8%

2015 Educational AttainmentPopulation 25 years and over 2,206 3,789 5,575 9,509No High School Diploma 3.5% 3.2% 3.1% 3.3%High school graduate, GED, or alternative 16.2% 15.3% 14.7% 14.5%College No Degree 21.1% 19.3% 18.5% 18.3%College Degree 37.4% 38.8% 39.8% 40.0%Advanced Degree 21.7% 23.4% 23.9% 23.9%College or Advanced Degree 59.1% 62.2% 63.7% 63.9%

2015 Marital StatusPopulation 15 years and over 2,572 4,314 6,297 10,740Not Married 45.6% 44.9% 44.4% 44.7%Married 54.4% 55.2% 55.6% 55.3%

Average Travel Time to Work Trend2000 Travel time: Average (in minutes) 26 26 26 262010 Travel time: Average (in minutes) 29 28 28 282015 Travel time: Average (in minutes) 30 30 29 29

Work at Home Trend% 2000 Workers 16+ years who work at home 7.1% 7.1% 7.1% 7.0%% 2010 Workers 16+ years who work at home 3.8% 4.3% 4.1% 3.1%% 2015 Workers 16+ years who work at home 3.3% 3.7% 3.5% 2.7%

Did Not Work at Home Trend% 2000 Workers 16+ years who do not work at h 92.9% 92.9% 92.9% 93.0%% 2010 Workers 16+ years who do not work at h 96.2% 95.7% 95.9% 96.9%% 2015 Workers 16+ years who do not work at h 96.6% 96.3% 96.5% 97.3%

Mode of Transportation to WorkCar, truck, or van ‐ Drove alone 82.7% 82.8% 83.3% 83.9%Car, truck, or van ‐ Carpooled 8.5% 8.3% 8.0% 8.1%

The contents of this study, including all projections, are based on information furnished by the client, customer and data collected by IMST in the field, and from other sources. IMST does not warrant that there have been no material changes in the data since generation, including merchantability and fitness for a particular purpose with regard to the study and all underlying data and analysis. IMST makes reasonable efforts to obtain all data for the study; however, market conditions are subject to change and these changes may significantly alter actual sales. The completed study is not intended to provide a guarantee of actual business performance. It is our understanding that the studied site has been thoroughly tested regarding potential contamination and no problems now exist that create negative environmental conditions. If you should have any questions regarding this information, please call us at 281.398.0321.

Presented by:

IMST Corp. 16360 Park Ten Place, Suite 102 Houston, TX 77084 Phone: 281.398.0321 FAX: 281.825.4179 Email: [email protected] Website: www.imstcorp.com

RR11331199

retail site analysis - loopnet · advanced convenience store merchandising with cigarette, tobacco,...

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