retail site analysis - loopnet
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Retail Site Analysis
Highlands Gateway Land Trust
Highlands Gateway 2741 U.S. Highway 27 South
Lake Placid, Florida
April 5, 2014
PPrroojjeecctt SSuummmmaarryy Highlands Gateway Land Trust currently owns a previously undeveloped multiple‐acre land parcel located at the intersection of U.S. Highway 27 and Florida Highway 70. The company has proposed to create a new generation travel center that would offer a branded fuel forecourt, unbranded designated truck fueling lanes, convenience store including proprietary foodservice, and a free‐standing Tier II branded foodservice (QSR) operation. The focus of this Retail Sales Analysis (RSA) is to forecast average monthly gasoline, diesel, convenience store, and Tier II foodservice sales volumes during the first three years of planned operation. A detailed development strategy has been created and analyzed for the purpose of establishing sales volume performance objectives.
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Management Summary 3
Site Photos and Plans 8
Traffic Summary 11
Facility Development Strategies 12
Projections: Metrics and Range 14
Pro Forma Income Statements 15
Competition Summary and Map 18
Trade Area Map and Demographics 29
IMST Traffic Counts Based on 24‐Hour Count (2014)
U.S. Highway 27
15,383
Florida Highway 70
9,685
Total
25,068
SSiittee CChhaarraacctteerriissttiiccss
The studied site is located within the northeast quadrant of the intersection of U.S. Highway 27 and Florida Highway 70 in the city limits of Lake Placid, county of Highlands, Florida.
Designated address is 2741 US Highway 27 South, Lake Placid, FL 33852
Existing topographical conditions within the vicinity of the site and studied intersection creates good overall visibility characteristics. Desired visibility/reaction ratios can be achieved. A properly conceived site plan and correct facility placement can enhance customer awareness and exposure factors.
US Highway 27 is a four‐lane, north/south, secondary artery that serves as a commercial corridor extending through central Florida serving interior sections of the state and acting as a primary arterial link. A full median does exist at the intersection and within proximity of the site. The intersection has been expanded to include designated directional turn lanes. Posted speed‐ 55 MPH.
Florida Highway 70 is a two‐lane, east/west, secondary artery that extends between the east and west coasts of Florida serving the communities and agricultural areas of south Florida. It has been expanded to include turn lanes at the intersection. No barrier or obstacle restricts overall directional movement. Posted speed‐ 45 MPH.
The site will have direct access to either artery to be served. The site will not have direct access to southbound movement of US Highway 27. It will have full‐directional access to all movement on FL Highway 70.
Full electronic vehicular regulation (including designated turn sequencing) is in place at the intersection. This is a positive factor relative to overall vehicular flow through the intersection.
The exact size of the designated portion of land that will compose the site has not yet been determined by the owners/developers. However, it is known that adequate land area will be made available to accomplish all stated development objectives. Good on‐site movement characteristics exist. Proper site planning and facility placement will ensure that integrated functionality of each distinct profit center will be achieved.3
Relative to the primary arteries to be served, no planned or proposed expansions or improvements have been identified. Therefore, the creation of a viable site plan for the proposed facility will be relevant in the long‐term to serve the existing arterial configuration.
Management Summary
Highlands Gateway Land Trust
Page 3
Competitive Summary: Gasoline/Diesel/Convenience Store
Fuel Brands/Chains Shell, Gate, Marathon, Chevron, RaceWay
# of Competitors 5
Gasoline/Diesel Positions 30/40
Convenience Store SF 10,500 SF
Average Distance from Site 3.7‐Miles
Competitive Summary: QSR
Brands/Chains KFC, McDonald’s, Wendy’s
# of Competitors 3
Total Interior Seats 212
Total QSR SF 8,100 SF
Average Distance from Site 6.2‐Miles
CCoommppeettiittiioonn
TTrraaddee AArreeaa The primary trade area of the proposed facility is the daily vehicular movement through the studied intersection. A limited residential population exists within the very‐expanded market. Minimum commercial and retail activity generators are located within the immediate vicinity of the site which explains the lower daytime population level (in relationship to the overall market) and the reduced level of consistent daytime activity. Existing arterial configuration is not conducive to full‐directional support (as it relates to US Highway 27) of the proposed facility by exposed vehicle movement patterns. The existence of the scattered employment destination points located within all directions of the site does have a positive impact on the proposed development plan. Though rather minor in terms of overall size, a commercial, manufacturing, and industrial base does exist within the trade area. The strength in terms of daytime populations and employment within the trade area is generated almost exclusively from agricultural activities; the region is a major citrus crop producer. However, the negative implication of this fact is the strong seasonality of the associated activity within the commercial segment.
Trade Area 2013 Population 3‐Mile 3,221
2013 Households 3‐Mile 1,104
% Household Change 2013‐2018 3‐Mile 1%
2013 Average HH Income 3‐Mile $45,450
2013 Median HH Income 3‐Mile $30,685
Total Household Vehicles 3‐Mile 2,256
Total Employees 3‐Mile 593
Total Daytime Population 3‐Mile 2,658
Page 4
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New generation travel center offering automotive forecourt, designated/segregated truck fueling, convenience store, and free‐standing branded foodservice.
Eight (8) MPD’s with sixteen (16) fueling positions in a "stacked dive‐in" fueling configuration.
Eight (8) diesel (non‐truck) fueling positions integrated into forecourt design.
Six (6) segregated truck fueling lanes with Master/Slave hi‐volume fuel dispensers. Designated lanes will feature DEF, off‐road diesel, and biodiesel.
Forty‐eight (48) on‐site designated truck parking spaces.
Full customer amenities at fueling positions and truck lanes.
Competitive pricing position will be established and maintained.
An approximate 5,000 square foot building for the travel center/convenience store with limited trucker merchandise categories, amenities, and services. .
Fifteen (15) up‐front store parking spaces. Additional remote site parking.
Expanded convenience merchandise categories will be created relative to all "consumable" product categories as well as specific traditional categories and selections.
Hot, cold, and frozen expanded beverage counter with multiple choices allowing individual customer "taste satisfaction" and "appropriate size selection" based on individual wants.
Eighteen (18) door walk‐in display cooler in combination with a five (5) door walk‐in display freezer, of which, two (2) freezer doors will be used for bagged ice merchandising.
A beer cave merchandising/product placement format will be implemented.
Expanded interior restrooms offering the latest in customer amenities, enhanced lighting, and elevated cleanliness standards. Separate and distinct from trucker restroom and shower area.
A total of five (5) customer service‐transaction areas will be incorporated into the design; two (2) will be dedicated to "trucker only" and three (3) will be for all other transactions.
Specialty customer services such as lottery, ATM, money orders, etc. will be offered.
Highway billboard transitional program will be placed on US Highway 27 multiple miles north and south, and on FL Highway 70 multiple miles east and west of the intersection.
Operational 24 hours per day, seven (7) days per week.
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Approximate 3,100 square foot Tier II foodservice concept.
Open drive‐thru.
Pre‐order menu position at drive‐thru.
38 parking spaces.
12 exterior seats in landscaped patio area.
Interior seating capacity of 58.
Three (3) order positions at customer service counter.
Expanded restrooms.
Partial day‐part menu.
Page 5
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* NOTE: Forecasted convenience store sales do not include truck merchandiser, trucker amenities, and services, i.e., showers, laundry, etc.
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Five (5) existing convenience store/fuel competitors within more than a seven mile radius have been identified and analyzed as having an impact on the site. The two units that do exist at the same location are poorly conceived, outdated, and poorly operated facilities that exhibit numerous deficiencies, and are categorized as significantly below average by current industry standards. The existing units have benefited from the lack of strong competitive development and market entry. The RaceWay (#5) is a newer generation facility that has good appearance factors in place; however, the impact of the attractiveness of the facility is negatively impacted by the lower‐than‐acceptable operational standards in place. A positive competitive environment does exist in terms of establishing the level of potential customer support that might exist for the proposed facility. Primary operational emphasis of the new facility will be the daily vehicle movement through the studied intersection. The impacted arteries are corridors within a large geographic area that comprises central‐south Florida. Both corridors to be served have a strong activity influence on the trade area. The full‐time resident area population is overwhelmingly white which establishes the fact the product/service mix to be offered by the proposed facility does not need to be ethnically focused in total. However, the influx of migrant workers at select periods each year require the facility to have a defined seasonal flexibility in its merchandising creativity. Approximately 25,000 vehicles pass through the studied intersection and are exposed to the site on a daily basis. This relatively strong amount of daily movement underscores the importance of the arteries within the area. Full‐directional combined arterial directional movement is the most significant to the studied site. The level of vehicular movement is a relatively strong baseline number for providing an above average level of potential customer support. No extended short‐term significant economic activity that would positively impact the targeted trade area has been identified. Accelerated growth will not take place in the short‐term; the trade area will not significantly change or grow. Much has been written and speculated as to the nature of the level of positive impact the widening of the Panama Canal will have on the major ports along the east coast of Florida. Hence, the potentiality of substantial increase in truck volume activity along the highways of south‐central Florida. Such increased activity would directly impact the arteries to be served by the proposed facility. The widening of the canal is scheduled to be completed in 2014; the anticipated level of accelerate activity will slowly and
Average Monthly Volume Projections
Year 1 Year 2 Year 3
Gasoline Volume (Gallons) 153,074 156,901 160,431
Diesel Volume (Gallons) 374,828 382,325 389,971
Convenience Sales (Dollars)* $131,328 $134,611 $137,640
Tier II Foodservice Sales (Dollars) $78,050 $80,001 $81,801
Page 6
SSuummmmaarryy ((ccoonnttiinnuueedd)) systemically rise from the time of expansion completion. As witnessed by the creation of the NAFTA Treaty nearly two decades ago, the level of increased activity within the western Gulf Coast areas and along the mid‐continent arterial system has been gradually increased resulting in an overall positive impact on related business entities. As that has been, this will be. A gradual, steady increase overall transit activity resulting in long‐haul capacity and/or intermodal development. Exempting the statements being made regarding the activity associated with the Panama Canal, the trade area as it appears today will be what the trade area will primarily appear to be tomorrow. The management of Highlands Gateway Land Trust must determine if an adequate return on investment can be realized when forecasted sales volumes contained within this document are compared to estimated development costs of the project combined with daily operational costs to be incurred.
Page 7
SSiittee PPhhoottooss
Intersection viewed from the north on US Highway 27 Intersection viewed from the south on US Highway 27
Intersection viewed from the east on FL Highway 70 Intersection viewed from the west on FL Highway 70
Page 8
SSiittee PPhhoottooss ((ccoonnttiinnuueedd))
Site viewed from the northwest across US Highway 27 Site viewed from the southeast across FL Highway 70
Site viewed from the southwest across the studied intersection
Page 9
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Conceptual Plan A
Conceptual Plan B Page 10
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Traffic Summary
Average Daily Traffic Counts Florida DOT (2013)
Primary Artery: U.S. Highway 27
Combined movement north of the site 8,100
Combined movement south of the site 6,838
Secondary Artery: Florida Highway 70
Combined movement east of the site 4,300
Combined movement west of the site 3,700
Average Daily Traffic Counts Determined by IMST (2014)
Primary Artery: U.S. Highway 27
Northbound movement (non‐truck/truck) 5,065/2,345
Southbound movement (non‐truck/truck) 5,833/2,140
Total U.S. Highway 27 movement 15,383
Secondary Artery: Florida Highway 70
Eastbound movement (non‐truck/truck) 3,212/917
Westbound movement (non‐truck/truck) 4,788/768
Total Florida Highway 70 movement 9,685
Total Intersection (non‐truck/truck) 18,898/6,170
Total Intersection Traffic 25,068
U.S. Highway 27 and Florida Highway 70
Page 11
Name: Brand: Case # 0Location: Intersection: NortheastType: Impact: 252.1
8 MPD's Updated Canopy Unleaded $3.59 9
Electronic Free Air/Water Midgrade
16 # of Gas Hoses Yes CRIND's Premium
3 # of Gas Grades 7 Brand Sign Facings Diesel $4.09 9
16 # of Fueling Positions 2 Price Sign Facings Card Discount
8 # of Diesel Hoses Yes Pre Pay Fuel
6 # of Truck Lanes 4 # of Access Points Strategy 0.00
# of Kerosene Hoses Restricted Visibility 0.00
# of E‐85 Hoses Electronic Traffic Regulation
# of EV Stations Crossover Road Configuration 100.524 # of Self Service Hoses Average On Site Movement 26.5
# of Full Service Hoses 55 Posted Speed 125.1Stacked Fuel Configuration 5,000 Size of Store 44.0
Car Wash 15 Up Front Parking 1.00
18 Walk In Cooler Doors Average Maintenance Expanded RestroomsReach 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 24 Hours of Operation
Competitive Impact
Gasoline ScoreDiesel ScoreConvenience Store ScoreFast Food Score
Convenience Store
Distance Score
Travel Center
Forecourt & Exterior
Facility Development Strategy
Branded
Posted Prices
Highlands Gateway2741 US Highway 27 South
Reach In Freezer Doors Average Frozen/Specialty 24 Hours of Operation2 Open Coolers Average Coffee Bar 5 Cashier Stations2 Interior Ice Doors 3 Beer/Wine Doors Yes Lottery4 Exterior Ice Doors Yes Beer Cave Yes ATM
Novelty Freezers Tier II Fast Food Brand Yes Uniforms
Average Interior Visibility Made2Order Fast Food Average Customer Service/Experience
Page 12
Brand: Operation: Case # 1Location:Type: Intersection: Northeast
94.63100 Building Size 4 # of Access Points 165 # of Brand Sign Facings Average Visibility 1.00
38 # of Parking Spaces Electronic Traffic Regulation58 # of Interior Seats Crossover Road Configuration
National Brand Recognition Average On Site MovementUpdated Brand Image Compliance 55 Posted SpeedOpen Drive Thru Service
Average Drive Thru StackingYes Pre‐Order Menu Board12 # of Exterior Seats
Average Exterior MaintenanceAverage Exterior Lighting
Average Interior Visibility Yes Employee UniformsAverage Interior Maintenance Yes ATMExcellent Interior Lighting Yes Credit Card/Debit
Excellent Interior Signage 24 HoursSelf Serve Fountain Beverage Bar Interior Play Area
QSR Exterior
Fast Food ScoreBrand ScoreDistance Score
QSR Interior
Competitive Impact ‐ QSR
Facility Development Strategy: Fast Food
FranchiseBranded Tier II QSR2741 US Highway 27 SouthQSR ‐ Tier II
Self Serve Fountain Beverage Bar Interior Play AreaCoffee Bar Partial Menu Day Parts
Expanded Restrooms
Page 13
Highlands Gateway Land Trust
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Projections, Analytical Range, & Metrics
TTrraaddee AArreeaa MMeettrriiccss Primary Area of Influence – 3 Mile Radius
Total Intersection Traffic – 25,068 VPD
Explained Intersection Traffic – 20.4%
Passing Intersection Traffic – 79.6%
Trade Area in Square Miles – 28.27 SQ/MI
Trade Area Population Density – 33
PPrroojjeeccttiioonn MMeettrriiccss Annual Gasoline Volume Year 1 – 1,836,888 gallons
Gasoline Gallons per Dispenser – 19,134 gallons
Annual Diesel Volume Year 1 – 4,497,936 gallons
Annual Convenience Sales Year 1 – $1,575,936
Convenience Store Sales per Square Foot ‐ $26.27
Annual Tier II Foodservice Sales Year 1 ‐ $936,600
Year 1 Year 2 Year 3
Gasoline Volume (Gallons) 153,074 156,901 160,431
Diesel Volume (Gallons) 374,828 382,325 389,971
Convenience Sales (Dollars)* $131,328 $134,611 $137,640
Tier II Foodservice Sales (Dollars) $78,050 $80,001 $81,801
* NOTE: Forecasted convenience store sales do not include truck merchandiser, trucker amenities, and services, i.e., showers, laundry, etc.
LOW Year 1 Year 2 Year 3
Gasoline Volume (Gallons) 137,767 140,522 143,333
Diesel Volume (Gallons) 337,345 344,092 350,974
Convenience Sales (Dollars) $120,822 $123,238 $125,703
Tier II Foodservice Sales (Dollars) $71,806 $73,242 $74,707
HIGH Year 1 Year 2 Year 3
Gasoline Volume (Gallons) 168,381 172,591 176,474
Diesel Volume (Gallons) 416,475 424,805 433,301
Convenience Sales (Dollars) $141,834 $145,380 $148,651
Tier II Foodservice Sales (Dollars) $84,294 $86,401 $88,345
Page 14
Pro Forma Income StatementPrepared by IMST Corp.
Highlands Gateway Land Trust
2741 U.S. Highway 27 South, Lake Placid, Florida 33852
SALES PER MONTH (Monthly Average) YEAR 1 YEAR 2 YEAR 3
Gasoline Volume (Gallons) 153,074 156,901 160,431
Diesel Volume (Gallons) 374,828 382,325 389,971
Convenience Sales $131,328 $134,611 $137,640
Foodservice Sales $78,050 $80,001 $81,801
MARGIN PER MONTH
Gasoline (CPG) $0.14 $21,430 $21,966 $22,460
Diesel (CPG) $0.20 $74,966 $76,465 $77,994
Convenience Sales 34.0% $44,652 $45,768 $46,798
Foodservice Sales 65.0% $50,733 $52,001 $53,171
Total Gross Margin $191,780 $196,200 $200,423
OPERATING EXPENSES PER MONTH
% of Total Gross Margin $
Wages 24.5% $46,986 $48,069 $49,104
Payroll Taxes 2.4% $4,603 $4,709 $4,810
Workers Compensation 0.8% $1,534 $1,570 $1,603
Health Insurance 3.6% $6,904 $7,063 $7,215
Utilities 4.2% $8,055 $8,240 $8,418
Property Taxes, Licenses 2.5% $4,794 $4,905 $5,011
Business Insurance 1.0% $1,918 $1,962 $2,004
Equipment Rent 1.0% $1,918 $1,962 $2,004
Communications 1.0% $1,918 $1,962 $2,004
Credit Card Fees 10.5% $20,137 $20,601 $21,044
Repairs & Maintenance 3.0% $5,753 $5,886 $6,013
Supplies 1.7% $3,260 $3,335 $3,407
Advertising & Promotion 1.2% $2,301 $2,354 $2,405
Cash Short and Over 0.3% $575 $589 $601
Other Not Listed 2.3% $4,411 $4,513 $4,610
Total Operating Expenses 60.0% $115,068 $117,720 $120,254
NET PROFIT
Monthly Net Profit Before Tax & Other Expenses $76,712 $78,480 $80,169
Annual Net Profit Before Tax & Other Expenses $920,544 $941,758 $962,029
General Assumptions:Store is developed in accordance with facility development strategy developed by IMST Corp.Store is operated meeting NACS industry standards.
Store meets volumes and sales indicated by IMST Corp. projections.
Specifc Assumptions:Based on 2012 NACS State of the Industry Report powered by CSXOperating expenses do not include debt service, depreciation & amortization, personal taxes, adminstrative allocation, or franchise fees.
Page 15
Pro Forma Income StatementPrepared by IMST Corp.
Highlands Gateway Land Trust
2741 U.S. Highway 27 South, Lake Placid, Florida 33852 LOW
SALES PER MONTH (Monthly Average) YEAR 1 YEAR 2 YEAR 3
Gasoline Volume (Gallons) 137,767 140,522 143,333
Diesel Volume (Gallons) 337,345 344,092 350,974
Convenience Sales $120,822 $123,238 $125,703
Foodservice Sales $71,806 $73,242 $74,707
MARGIN PER MONTH
Gasoline (CPG) $0.14 $19,287 $19,673 $20,067
Diesel (CPG) $0.20 $67,469 $68,818 $70,195
Convenience Sales 34.0% $41,079 $41,901 $42,739
Foodservice Sales 65.0% $46,674 $47,607 $48,560
Total Gross Margin $174,510 $178,000 $181,560
OPERATING EXPENSES PER MONTH
% of Total Gross Margin $
Wages 24.5% $42,755 $43,610 $44,482
Payroll Taxes 2.4% $4,188 $4,272 $4,357
Workers Compensation 0.8% $1,396 $1,424 $1,452
Health Insurance 3.6% $6,282 $6,408 $6,536
Utilities 4.2% $7,329 $7,476 $7,626
Property Taxes, Licenses 2.5% $4,363 $4,450 $4,539
Business Insurance 1.0% $1,745 $1,780 $1,816
Equipment Rent 1.0% $1,745 $1,780 $1,816
Communications 1.0% $1,745 $1,780 $1,816
Credit Card Fees 10.5% $18,324 $18,690 $19,064
Repairs & Maintenance 3.0% $5,235 $5,340 $5,447
Supplies 1.7% $2,967 $3,026 $3,087
Advertising & Promotion 1.2% $2,094 $2,136 $2,179
Cash Short and Over 0.3% $524 $534 $545
Other Not Listed 2.3% $4,014 $4,094 $4,176
Total Operating Expenses 60.0% $104,706 $106,800 $108,936
NET PROFIT
Monthly Net Profit Before Tax & Other Expenses $69,804 $71,200 $72,624
Annual Net Profit Before Tax & Other Expenses $837,647 $854,399 $871,488
General Assumptions:Store is developed in accordance with facility development strategy developed by IMST Corp.Store is operated meeting NACS industry standards.
Store meets volumes and sales indicated by IMST Corp. projections.
Specifc Assumptions:Based on 2012 NACS State of the Industry Report powered by CSXOperating expenses do not include debt service, depreciation & amortization, personal taxes, adminstrative allocation, or franchise fees.
Page 16
Pro Forma Income StatementPrepared by IMST Corp.
Highlands Gateway Land Trust
2741 U.S. Highway 27 South, Lake Placid, Florida 33852 HIGH
SALES PER MONTH (Monthly Average) YEAR 1 YEAR 2 YEAR 3
Gasoline Volume (Gallons) 168,381 172,591 176,474
Diesel Volume (Gallons) 416,475 424,805 433,301
Convenience Sales $141,834 $145,380 $148,651
Foodservice Sales $84,294 $86,401 $88,345
MARGIN PER MONTH
Gasoline (CPG) $0.14 $23,573 $24,163 $24,706
Diesel (CPG) $0.20 $83,295 $84,961 $86,660
Convenience Sales 34.0% $48,224 $49,429 $50,541
Foodservice Sales 65.0% $54,791 $56,161 $57,424
Total Gross Margin $209,883 $214,714 $219,332
OPERATING EXPENSES PER MONTH
% of Total Gross Margin $
Wages 24.5% $51,421 $52,605 $53,736
Payroll Taxes 2.4% $5,037 $5,153 $5,264
Workers Compensation 0.8% $1,679 $1,718 $1,755
Health Insurance 3.6% $7,556 $7,730 $7,896
Utilities 4.2% $8,815 $9,018 $9,212
Property Taxes, Licenses 2.5% $5,247 $5,368 $5,483
Business Insurance 1.0% $2,099 $2,147 $2,193
Equipment Rent 1.0% $2,099 $2,147 $2,193
Communications 1.0% $2,099 $2,147 $2,193
Credit Card Fees 10.5% $22,038 $22,545 $23,030
Repairs & Maintenance 3.0% $6,296 $6,441 $6,580
Supplies 1.7% $3,568 $3,650 $3,729
Advertising & Promotion 1.2% $2,519 $2,577 $2,632
Cash Short and Over 0.3% $630 $644 $658
Other Not Listed 2.3% $4,827 $4,938 $5,045
Total Operating Expenses 60.0% $125,930 $128,828 $131,599
NET PROFIT
Monthly Net Profit Before Tax & Other Expenses $83,953 $85,885 $87,733
Annual Net Profit Before Tax & Other Expenses $1,007,438 $1,030,625 $1,052,794
General Assumptions:Store is developed in accordance with facility development strategy developed by IMST Corp.Store is operated meeting NACS industry standards.
Store meets volumes and sales indicated by IMST Corp. projections.
Specifc Assumptions:Based on 2012 NACS State of the Industry Report powered by CSXOperating expenses do not include debt service, depreciation & amortization, personal taxes, adminstrative allocation, or franchise fees.
Page 17
53.73040 Total Auto Diesel Fueling Positions
10,5002,100
42.7 Average Gasoline Impact Score Market Price Gasoline $3.63 9
8.1 Average Diesel Impact Score45.8 Lead Price Gasoline $3.59 9
0.8 Average Fast Food Impact Score0.0 Average Distance Impact Score Market Price Diesel $4.09 9
130.3 Lead Price Diesel $4.09 9
46.1Date: 3/25/2014
Maximum Competitor Impact ScoreMinimum 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 UnitsAverage Distance in MilesTotal Gasoline Fueling Positions
Total Convenience Store Square Footage
0
20
40
60
80
100
120
140
Chevron
Shell
Marathon
Gate
RaceW
ay
130.34
100.90
46.11
94.89
110.71
Impact Scores
Page 18
Name: Brand: Map #: 1Location: Intersection: SouthwestType: Distance: 0
4 MPD's Standard Canopy Unleaded $3.59 9
Electronic Pay Air/Water Midgrade
8 # of Gas Hoses Yes CRIND's Premium
3 # of Gas Grades 4 Brand Sign Facings Diesel $4.09 9
8 # of Fueling Positions 2 Price Sign Facings Card Discount
2 # of Diesel Hoses Yes Pre Pay Fuel
3 # of Truck Lanes 2 # of Access Points Strategy ‐0.04
# of Kerosene Hoses Average Visibility 0.00
# of E‐85 Hoses Electronic Traffic Regulation
# of EV Stations Crossover Road Configuration 55.510 # of Self Service Hoses Poor On Site Movement 11.5
# of Full Service Hoses 55 Posted Speed 41.1Parallel Fuel Configuration 2,600 Size of Store 4.0
Car Wash Up Front Parking
14 Walk In Cooler Doors Poor Maintenance Interior RestroomsReach In Cooler Doors Poor Interior Lighting Poor Snack MerchandisingLED Cooler Lighting Poor Interior Signage Limited Tobacco Merchandising
Walk In Freezer Doors Limited Fountain Beverage Full Credit/Debit CardReach In Freezer Doors Frozen/Specialty Hours of OperationOpen Coolers Limited Coffee Bar 2 Cashier StationsInterior Ice Doors 5 Beer/Wine Doors Yes Lottery
1 Exterior Ice Doors Beer Cave Yes ATM1 Novelty Freezers Fast Food Brand Yes Uniforms
Poor Interior Visibility Made2Ord Fast Food Below Avg Customer Service/Experience
Date: 3/25/2014
Forecourt & Exterior
Competition Analysis: Convenience Store and Fuel
Chevron
Posted Prices
Food MartU.S. Highway 27 and FL Highway 70Island Marketer
Convenience Store
Distance Score
Competitive Impact
Gasoline ScoreDiesel ScoreConvenience Store ScoreFast Food Score
Page 19
Name: Brand: Map #: 2Location: Intersection: NorthwestType: Distance: 0
4 MPD's Standard Canopy Unleaded $3.59 9
Electronic Pay Air/Water Midgrade
8 # of Gas Hoses Yes CRIND's Premium
3 # of Gas Grades 4 Brand Sign Facings Diesel
8 # of Fueling Positions 2 Price Sign Facings Card Discount
2 # of Diesel Hoses Yes Pre Pay Fuel
2 # of Truck Lanes 2 # of Access Points Strategy ‐0.04
# of Kerosene Hoses Average Visibility
# of E‐85 Hoses Electronic Traffic Regulation
# of EV Stations Crossover Road Configuration 53.510 # of Self Service Hoses Poor On Site Movement 9.5
# of Full Service Hoses 55 Posted Speed 26.0Parallel Fuel Configuration 2,400 Size of Store 0.0
Car Wash 6 Up Front Parking
12 Walk In Cooler Doors Below Avg Maintenance Interior RestroomsReach In Cooler Doors Below Avg Interior Lighting Limited Snack Merchandising
Yes LED Cooler Lighting Below Avg Interior Signage Average Tobacco Merchandising
Walk In Freezer Doors Average Fountain Beverage Full Credit/Debit Card2 Reach In Freezer Doors Limited Frozen/Specialty Hours of Operation2 Open Coolers Limited Coffee Bar 2 Cashier Stations1 Interior Ice Doors 4 Beer/Wine Doors Yes Lottery4 Exterior Ice Doors Yes Beer Cave Yes ATM
Novelty Freezers Fast Food Brand Yes Uniforms
Poor Interior Visibility Fast Food Poor Customer Service/Experience
Date: 3/25/2014
Competition Analysis: Convenience Store and Fuel
Circle K ShellU.S. Highway 27 and FL Highway 70Convenience Store
Forecourt & Exterior Posted Prices
Competitive Impact
Gasoline ScoreDiesel ScoreConvenience Store ScoreFast Food ScoreDistance Score
Convenience Store
Page 20
Name: Brand: Map #: 3Location: Intersection: EastsideType: Distance: 4.4
3 MPD's Standard Canopy Unleaded $3.59 9
2 Electronic Free Air/Water Midgrade
18 # of Gas Hoses Yes CRIND's Premium
3 # of Gas Grades 4 Brand Sign Facings Diesel $4.09 9
6 # of Fueling Positions 2 Price Sign Facings Card Discount
8 # of Diesel Hoses Yes Pre Pay Fuel
# of Truck Lanes 2 # of Access Points Strategy ‐0.04
# of Kerosene Hoses BelowAvg Visibility 0.00
# of E‐85 Hoses None Traffic Regulation
# of EV Stations Ltd Access Road Configuration 26.026 # of Self Service Hoses BelowAvg On Site Movement 4.0
# of Full Service Hoses 60 Posted Speed 5.7Parallel Fuel Configuration 300 Size of Store 0.0
Car Wash Up Front Parking 0.06
Walk In Cooler Doors Poor Maintenance Exterior RestroomsReach In Cooler Doors Poor Interior Lighting Poor Snack MerchandisingLED Cooler Lighting Poor Interior Signage Poor Tobacco Merchandising
Walk In Freezer Doors Fountain Beverage Full Credit/Debit Card5 Reach In Freezer Doors Frozen/Specialty Hours of Operation
Open Coolers Coffee Bar 1 Cashier StationsInterior Ice Doors Beer/Wine Doors Lottery
1 Exterior Ice Doors Beer Cave ATMNovelty Freezers Fast Food Brand Uniforms
Poor Interior Visibility Fast Food Poor Customer Service/Experience
Date: 3/24/2014
Competition Analysis: Convenience Store and Fuel
Food Center MarathonU.S. Highway 27 (north)Service Station/Snacks
Forecourt & Exterior Posted Prices
Competitive Impact
Gasoline ScoreDiesel ScoreConvenience Store ScoreFast Food ScoreDistance Score
Convenience Store
Page 21
Name: Brand: Map #: 4Location: Intersection: SouthwestType: Distance: 6.5
4 MPD's Standard Canopy Unleaded $3.69 9
Electronic Free Air/Water Midgrade $3.87 9
8 # of Gas Hoses Yes CRIND's Premium $4.00 9
3 # of Gas Grades 4 Brand Sign Facings Diesel
8 # of Fueling Positions 2 Price Sign Facings Card Discount
4 # of Diesel Hoses Yes Pre Pay Fuel
# of Truck Lanes 5 # of Access Points Strategy 0.06
# of Kerosene Hoses BelowAvg Visibility
# of E‐85 Hoses Electronic Traffic Regulation
# of EV Stations Crossover Road Configuration 61.512 # of Self Service Hoses BelowAvg On Site Movement 7.5
# of Full Service Hoses 45 Posted Speed 70.3Dive In Fuel Configuration 2,400 Size of Store 0.0
Car Wash 6 Up Front Parking 0.04
11 Walk In Cooler Doors Average Maintenance Interior RestroomsReach In Cooler Doors Below Avg Interior Lighting Limited Snack MerchandisingLED Cooler Lighting Below Avg Interior Signage Average Tobacco Merchandising
Walk In Freezer Doors Limited Fountain Beverage Full Credit/Debit Card1 Reach In Freezer Doors Frozen/Specialty Hours of Operation1 Open Coolers Limited Coffee Bar 2 Cashier Stations
Interior Ice Doors 5 Beer/Wine Doors Yes Lottery2 Exterior Ice Doors Beer Cave Yes ATM
Novelty Freezers Fast Food Brand Yes Uniforms
Average Interior Visibility Fast Food Average Customer Service/Experience
Date: 3/25/2014
Competition Analysis: Convenience Store and Fuel
Gate ProprietaryU.S. Highway 27 and Tower StreetConvenience Store
Forecourt & Exterior Posted Prices
Competitive Impact
Gasoline ScoreDiesel ScoreConvenience Store ScoreFast Food ScoreDistance Score
Convenience Store
Page 22
Name: Brand: Map #: 5Location: Intersection: SoutheastType: Distance: 7.4
12 MPD's Standard Canopy Unleaded $3.69 9
Electronic Pay Air/Water Midgrade
24 # of Gas Hoses Yes CRIND's Premium
3 # of Gas Grades 5 Brand Sign Facings Diesel $4.09 9
# of Fueling Positions 2 Price Sign Facings Card Discount
24 # of Diesel Hoses Yes Pre Pay Fuel
# of Truck Lanes 3 # of Access Points Strategy 0.06
# of Kerosene Hoses BelowAvg Visibility 0.00
# of E‐85 Hoses None Traffic Regulation
# of EV Stations Crossover Road Configuration 0.048 # of Self Service Hoses Average On Site Movement 25.0
# of Full Service Hoses 50 Posted Speed 85.7Stacked Fuel Configuration 2,800 Size of Store 0.0
Car Wash 9 Up Front Parking 0.04
14 Walk In Cooler Doors Average Maintenance Interior Restrooms3 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 Average Fountain Beverage Full Credit/Debit CardReach In Freezer Doors Limited Frozen/Specialty Hours of Operation
1 Open Coolers Average Coffee Bar 2 Cashier StationsInterior Ice Doors 5 Beer/Wine Doors Yes Lottery
4 Exterior Ice Doors Yes Beer Cave Yes ATM1 Novelty Freezers Fast Food Brand Yes Uniforms
Average Interior Visibility Fast Food Average Customer Service/Experience
Date: 3/25/2014
Competition Analysis: Convenience Store and Fuel
RaceWay ProprietaryU.S. Highway 27 and Lakeview Road, Lake PlacidConvenience Store
Forecourt & Exterior Posted Prices
Competitive Impact
Gasoline ScoreDiesel ScoreConvenience Store ScoreFast Food ScoreDistance Score
Convenience Store
Page 23
36.2
8,1002,700 Average Fast Food Square Footage140212
7
76.4 Average Fast Food Impact Score12.0 Average Brand Impact Score0.0
83.471.5
Date: 3/24/2014
Competitive Analysis Summary: Fast Food
Trade Area QSR Summary
Total Competitive QSR UnitsAverage Distance in MilesTotal Fast Food Square Footage
Total Parking Spaces
Maximum Fast Food Impact ScoreMinimum Fast Food Impact Score
Total Interior Seats
Average Distance Impact Score
QSR Brands and Chains
Competitive Impact Scores: QSR
Total Order Positions
Impact Scores: Fast Food
64
66
68
70
72
74
76
78
80
82
84
Wendy's McDonald's KFC
Page 24
Brand: Operation: Map #: 1Location: Intersection: SouthwestType: Distance: 6.1
74.32,100 Building Size 2 # of Access Points 123 # of Brand Sign Facings BelowAvg Visibility 0.0555 # of Parking Spaces None Traffic Regulation88 # of Interior Seats Crossover Road Configuration
National Brand Recognition Average On Site MovementFull Brand Image Compliance 45 Posted SpeedOpen Drive Thru Service
Average Drive Thru StackingYes Pre‐Order Menu Board
Exterior Play AreaAverage Exterior MaintenanceBelowAvg Exterior Lighting
Average Interior Visibility Yes Employee UniformsAverage Interior Maintenance ATMAverage Interior Lighting Yes Credit Card/Debit
Average Interior Signage 24 HoursFountain Beverage Bar Interior Play Area
QSR Exterior
Competition Analysis: Fast Food
FranchiseWendy'sU.S. Highway 27 and Plumosa StreetQSR ‐ Burger
Distance Score
QSR Interior
Competitive Impact ‐ QSR
Fast Food ScoreBrand Score
g yCoffee Bar Partial Menu Day Parts
Interior Restrooms
Date: 3/24/2014
Page 25
Brand: Operation: Map #: 2Location: Intersection: NortheastType: Distance: 6.2
83.43,200 Building Size 2 # of Access Points 123 # of Brand Sign Facings BelowAvg Visibility 0.0542 # of Parking Spaces None Traffic Regulation72 # of Interior Seats Crossover Road Configuration
National Brand Recognition BelowAvg On Site MovementFull Brand Image Compliance 45 Posted SpeedOpen Drive Thru Service
BelowAvg Drive Thru StackingPre‐Order Menu BoardExterior Play Area
BelowAvg Exterior MaintenanceBelowAvg Exterior Lighting
Restricted Interior Visibility Yes Employee UniformsBelowAvg Interior Maintenance ATMBelowAvg Interior Lighting Yes Credit Card/Debit
Average Interior Signage 24 HoursSelf Serve Fountain Beverage Bar Interior Play Area
Distance Score
Competition Analysis: Fast Food
McDonald's FranchiseU.S. Highway 27 and Phoenix Street, Lake Placid
QSR Exterior
QSR Interior
QSR ‐ Burger
Competitive Impact ‐ QSR
Fast Food ScoreBrand Score
g yCoffee Bar Full Menu Day Parts
Interior Restrooms
Date: 3/24/2014
Page 26
Brand: Operation: Map #: 3Location: Intersection: WestsideType: Distance: 6.3
71.52,800 Building Size 2 # of Access Points 123 # of Brand Sign Facings BelowAvg Visibility 0.0543 # of Parking Spaces None Traffic Regulation52 # of Interior Seats Divided Road Configuration
National Brand Recognition BelowAvg On Site MovementFull Brand Image Compliance 45 Posted SpeedYes Drive Thru Service
BelowAvg Drive Thru StackingPre‐Order Menu BoardExterior Play Area
BelowAvg Exterior MaintenanceBelowAvg Exterior Lighting
Average Interior Visibility Yes Employee UniformsBelowAvg Interior Maintenance ATMBelowAvg Interior Lighting Yes Credit Card/Debit
BelowAvg Interior Signage 24 HoursFountain Beverage Bar Interior Play Area
Distance Score
Competition Analysis: Fast Food
KFC FranchiseU.S. Highway 27 (north), Lake Placid
QSR Exterior
QSR Interior
QSR ‐ Chicken
Competitive Impact ‐ QSR
Fast Food ScoreBrand Score
g yCoffee Bar Partial Menu Day Parts
Interior Restrooms
Date: 3/24/2014
Page 27
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Competition Map
2741 U.S. Highway нт SouthLake Placid, Florida 33852
= Gasoline/Diesel/Convenience Store = FoodservicePage 28
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5.00 mi5.00 mi5.00 mi5.00 mi5.00 mi5.00 mi5.00 mi5.00 mi5.00 mi
70
621
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27
Trade Area Map2‐, 3‐, and 5‐Mile Radii
2741 U.S. Highway 27 SouthLake Placid, Florida 33852
= Site= 3‐Minute Drive Time= 4‐Minute Drive Time= 5‐Minute Drive Time Page 29
Demand Report
Location:
2741 U.S. Highway 27 South
Lake Placid, Florida 33852
2 MILE
RING
12.56 SQ/MI
3 MILE
RING
28.27 SQ/MI
5 MILE
RING
78.53 SQ/MI
POPULATION TREND2010 Total Population 1,963 3,227 6,443
2013 Total Population 1,960 3,221 6,404
2018 Total Population 1,956 3,223 6,397
Population Change 2000 to 2010 3.4% 5.9% 8.7%
Population Change 2000 to 2013 3.2% 5.7% 8.0%
Population Change 2010 to 2018 ‐.4% ‐.1% ‐.7%
Population Change 2013 to 2018 ‐.2% .1% ‐.1%
2013 Total Daytime Population 1,661 2,658 5,404
2013 Total Employees 426 593 1,177
2013 Total Daytime at Home Population 1,236 2,065 4,226
2013 Total Employees (% of Daytime Pop) 25.6% 22.3% 21.8%
2013 Total Daytime at Home Population (% of Daytime Pop) 74.4% 77.7% 78.2%
DENSITY2013 Population Density 26 33 43
2013 Employee Density 6 6 8
HOUSEHOLDS TREND2010 Households 629 1,117 2,471
2013 Households 623 1,104 2,427
2018 Households 627 1,115 2,447
Household Change 2000 to 2010 4.3% 6.1% 9.6%
Household Change 2000 to 2013 3.3% 4.8% 7.6%
Household Change 2010 to 2018 ‐.3% ‐.2% ‐1.0%
Household Change 2013 to 2018 .6% 1.0% .8%
2013 Average Household Size 2.7 2.6 2.5
INCOME2010 Household income: Median $26,227 $29,922 $32,972
2010 Household income: Average $38,716 $45,018 $47,257
2013 Household income: Median $26,517 $30,685 $33,644
2013 Household income: Average $39,049 $45,450 $47,620
2018 Household income: Median $30,689 $41,581 $43,749
2018 Household income: Average $43,038 $49,938 $52,569
HOUSEHOLD VEHICLES2013 Households: Number of vehicles ‐ Aggregate 1,271 2,256 4,849
2013 Owner occupied: Number of vehicles ‐ Aggregate 998 1,812 3,917
2013 Renter occupied: Number of vehicles ‐ Aggregate 268 454 956
Page 30
Demand Report
Location:
2741 U.S. Highway 27 South
Lake Placid, Florida 33852
2 MILE
RING
12.56 SQ/MI
3 MILE
RING
28.27 SQ/MI
5 MILE
RING
78.53 SQ/MI
RACE & ETHNICITY% 2013 White alone 65.5% 68.1% 71.8%
% 2013 American Indian and Alaska Native alone .7% .6% .5%
% 2013 Asian alone .3% .3% .5%
% 2013 Native Hawaiian and OPI alone .0% .0% .0%
% 2013 Some Other Race alone 24.8% 21.5% 14.2%
% 2013 Two or More Races alone 3.2% 3.4% 2.9%
% 2013 Black or African American alone 5.6% 6.0% 10.1%
% 2013 Hispanic 45.5% 42.1% 30.9%
% 2013 Not Hispanic 54.6% 57.9% 69.1%
EDUCATION & OCCUPATION
Education% 2013 No High School Diploma 42.3% 38.5% 29.9%
% 2013 High school graduate, GED, or alternative 27.4% 27.6% 28.6%
% 2013 College No Degree 15.0% 17.5% 20.7%
% 2013 College Degree 11.6% 10.0% 13.6%
% 2013 Advanced Degree 3.6% 6.3% 7.2%
% 2013 College or Advanced Degree 15.2% 16.4% 20.8%
Occupation% 2010 Occupation: White collar 25.8% 31.4% 40.8%
% 2010 Occupation: Blue collar 74.2% 68.6% 59.2%
% 2013 Occupation: White collar 25.8% 31.3% 40.7%
% 2013 Occupation: Blue collar 74.4% 68.6% 59.2%
AGE & OCCUPANCY
Age2013 Total population: Median age 40 42 47
2013 Male population: Median age 36 38 43
2013 Female population: Median age 47 49 52
Occupancy2013 Households 623 1,104 2,427
% 2013 Owner occupied housing units 75.1% 76.9% 77.2%
% 2013 Renter occupied housing units 24.9% 23.1% 22.8%
Page 31
Demand Report
Location:
2741 U.S. Highway 27 South
Lake Placid, Florida 33852
2 MILE
RING
12.56 SQ/MI
3 MILE
RING
28.27 SQ/MI
5 MILE
RING
78.53 SQ/MI
RETAIL SALES POTENTIAL2013 Convenience stores $580,089 $1,042,084 $2,324,637
2013 Gasoline stations with convenience stores $1,895,291 $3,444,181 $7,471,012
2013 Beer, wine, & liquor stores $142,730 $255,768 $544,334
2013 Supermarkets & other grocery (except convenience) sto $2,318,386 $4,196,872 $8,912,138
2013 Restaurant Expenditures $695,894 $1,278,161 $2,639,620
HOUSEHOLD EXPENDITURES
Automotive2013 Gasoline (Household Average) $2,084 $2,140 $2,079
2013 Diesel fuel (Household Average) $27 $27 $31
2013 Gasoline on out‐of‐town trips (Household Average) $92 $99 $104
2013 Motor oil (Household Average) $12 $12 $11
2013 Lube, oil change, and oil filters (Household Average) $75 $78 $77
2013 Maintenance and repairs (Household Average) $733 $751 $743
Food/Alcohol/Tobacco2013 Food at home $2,125,887 $3,869,697 $8,251,371
2013 Food at home (Household Average) $3,412 $3,505 $3,400
2013 Food away from home (Household Average) $2,613 $2,691 $2,610
2013 Meals at restaurants carry outs (Household Average) $2,060 $2,113 $2,058
2013 Alcoholic beverages $253,749 $463,601 $1,004,576
2013 Alcoholic beverages (Household Average) $407 $420 $414
2013 At home (Household Average) $229 $232 $224
2013 Away from home (Household Average) $178 $188 $190
2013 Beer and ale (at home) $50,560 $87,473 $202,389
2013 Beer and ale (Household Average) $81 $79 $83
2013 Wine (at home) $21,444 $35,012 $81,767
2013 Wine (Household Average) $86 $92 $89
2013 Other alcoholic beverages $17,516 $26,188 $51,616
2013 Other alcoholic beverages (Household Average) $28 $24 $21
2013 Tobacco products and smoking supplies $197,173 $361,044 $776,220
2013 Tobacco products and smoking supplies (Household Ave $316 $327 $320
2013 Cigarettes $180,011 $330,821 $715,119
2013 Cigarettes (Household Average) $289 $300 $295
2013 Other tobacco products $16,436 $28,626 $57,722
2013 Other tobacco products (Household Average) $26 $26 $24
2013 Smoking accessories $725 $1,598 $3,379
2013 Smoking accessories (Household Average) $1 $1 $1
Page 32
Demand Report
Location:
2741 U.S. Highway 27 South
Lake Placid, Florida 33852
3 MINUTE
DRIVE TIME
5.63 SQ/MI
4 MINUTE
DRIVE TIME
9.05 SQ/MI
5 MINUTE
DRIVE TIME
13.66 SQ/MI
POPULATION TREND2010 Total Population 1,210 1,487 2,104
2013 Total Population 1,209 1,484 2,102
2018 Total Population 1,203 1,477 2,100
Population Change 2000 to 2010 .2% 1.1% 4.3%
Population Change 2000 to 2013 .1% .9% 4.2%
Population Change 2010 to 2018 ‐.6% ‐.7% ‐.2%
Population Change 2013 to 2018 ‐.5% ‐.5% ‐.1%
2013 Total Daytime Population 1,061 1,297 1,759
2013 Total Employees 310 368 433
2013 Total Daytime at Home Population 752 929 1,327
2013 Total Employees (% of Daytime Pop) 29.2% 28.4% 24.6%
2013 Total Daytime at Home Population (% of Daytime Pop) 70.9% 71.6% 75.4%
DENSITY2013 Population Density 20 22 27
2013 Employee Density 5 5 6
HOUSEHOLDS TREND2010 Households 387 467 690
2013 Households 384 463 684
2018 Households 385 464 689
Household Change 2000 to 2010 2.9% 2.9% 5.2%
Household Change 2000 to 2013 2.1% 2.0% 4.3%
Household Change 2010 to 2018 ‐.5% ‐.6% ‐.1%
Household Change 2013 to 2018 .3% .2% .7%
2013 Average Household Size 2.7 2.7 2.7
INCOME2010 Household income: Median $22,897 $23,883 $27,538
2010 Household income: Average $32,062 $33,524 $41,576
2013 Household income: Median $23,221 $24,240 $27,741
2013 Household income: Average $32,334 $33,871 $41,859
2018 Household income: Median $25,378 $27,364 $32,832
2018 Household income: Average $35,713 $37,545 $46,062
HOUSEHOLD VEHICLES2013 Households: Number of vehicles ‐ Aggregate 785 950 1,395
2013 Owner occupied: Number of vehicles ‐ Aggregate 600 729 1,106
2013 Renter occupied: Number of vehicles ‐ Aggregate 174 212 288
Page 33
Demand Report
Location:
2741 U.S. Highway 27 South
Lake Placid, Florida 33852
3 MINUTE
DRIVE TIME
5.63 SQ/MI
4 MINUTE
DRIVE TIME
9.05 SQ/MI
5 MINUTE
DRIVE TIME
13.66 SQ/MI
RACE & ETHNICITY% 2013 White alone 63.4% 64.1% 65.8%
% 2013 American Indian and Alaska Native alone .7% .7% .6%
% 2013 Asian alone .2% .2% .2%
% 2013 Native Hawaiian and OPI alone .0% .0% .0%
% 2013 Some Other Race alone 27.5% 27.4% 23.9%
% 2013 Two or More Races alone 3.0% 2.8% 3.4%
% 2013 Black or African American alone 5.2% 4.8% 5.9%
% 2013 Hispanic 47.6% 47.5% 44.9%
% 2013 Not Hispanic 52.4% 52.5% 55.1%
EDUCATION & OCCUPATION
Education% 2013 No High School Diploma 45.2% 46.5% 40.8%
% 2013 High school graduate, GED, or alternative 26.9% 26.8% 27.6%
% 2013 College No Degree 12.9% 12.7% 15.8%
% 2013 College Degree 14.3% 12.7% 11.3%
% 2013 Advanced Degree .7% 1.5% 4.4%
% 2013 College or Advanced Degree 15.0% 14.2% 15.7%
Occupation% 2010 Occupation: White collar 20.0% 20.8% 27.7%
% 2010 Occupation: Blue collar 80.0% 79.2% 72.3%
% 2013 Occupation: White collar 19.8% 20.6% 27.6%
% 2013 Occupation: Blue collar 80.2% 79.4% 72.4%
AGE & OCCUPANCY
Age2013 Total population: Median age 38 39 40
2013 Male population: Median age 35 35 36
2013 Female population: Median age 45 46 46
Occupancy2013 Households 384 463 684
% 2013 Owner occupied housing units 73.6% 74.7% 75.5%
% 2013 Renter occupied housing units 26.4% 25.3% 24.5%
Page 34
Demand Report
Location:
2741 U.S. Highway 27 South
Lake Placid, Florida 33852
3 MINUTE
DRIVE TIME
5.63 SQ/MI
4 MINUTE
DRIVE TIME
9.05 SQ/MI
5 MINUTE
DRIVE TIME
13.66 SQ/MI
RETAIL SALES POTENTIAL2013 Convenience stores $352,917 $423,597 $642,336
2013 Gasoline stations with convenience stores $1,139,929 $1,368,437 $2,112,785
2013 Beer, wine, & liquor stores $86,326 $105,727 $156,104
2013 Supermarkets & other grocery (except convenience) sto $1,399,316 $1,683,016 $2,577,390
2013 Restaurant Expenditures $411,346 $501,337 $774,601
HOUSEHOLD EXPENDITURES
Automotive2013 Gasoline (Household Average) $2,031 $2,021 $2,119
2013 Diesel fuel (Household Average) $27 $27 $27
2013 Gasoline on out‐of‐town trips (Household Average) $85 $86 $96
2013 Motor oil (Household Average) $13 $12 $12
2013 Lube, oil change, and oil filters (Household Average) $72 $72 $77
2013 Maintenance and repairs (Household Average) $714 $714 $742
Food/Alcohol/Tobacco2013 Food at home $1,275,059 $1,537,597 $2,368,162
2013 Food at home (Household Average) $3,320 $3,321 $3,462
2013 Food away from home (Household Average) $2,528 $2,547 $2,645
2013 Meals at restaurants carry outs (Household Average) $2,003 $2,010 $2,084
2013 Alcoholic beverages $149,997 $185,110 $279,553
2013 Alcoholic beverages (Household Average) $391 $400 $409
2013 At home (Household Average) $225 $228 $228
2013 Away from home (Household Average) $166 $171 $180
2013 Beer and ale (at home) $31,974 $38,277 $54,918
2013 Beer and ale (Household Average) $83 $83 $80
2013 Wine (at home) $14,276 $16,698 $22,714
2013 Wine (Household Average) $79 $82 $88
2013 Other alcoholic beverages $12,625 $14,330 $18,111
2013 Other alcoholic beverages (Household Average) $33 $31 $26
2013 Tobacco products and smoking supplies $117,120 $142,604 $219,302
2013 Tobacco products and smoking supplies (Household Ave $305 $308 $321
2013 Cigarettes $106,384 $130,104 $200,244
2013 Cigarettes (Household Average) $277 $281 $293
2013 Other tobacco products $10,402 $12,075 $18,170
2013 Other tobacco products (Household Average) $27 $26 $27
2013 Smoking accessories $333 $425 $888
2013 Smoking accessories (Household Average) $1 $1 $1
Page 35
Full Demographic Report
Location:
2741 U.S. Highway 27 South
Lake Placid, Florida 33852
2 MILE
RING
12.56 SQ/MI
3 MILE
RING
28.27 SQ/MI
5 MILE
RING
78.53 SQ/MI
POPULATION OVERVIEW
Population Trend2000 Total Population 1,899 3,046 5,930
2010 Total Population 1,963 3,227 6,443
2013 Total Population 1,960 3,221 6,404
2018 Total Population 1,956 3,223 6,397
Population Change 2000 to 2010 3.4% 5.9% 8.7%
Population Change 2000 to 2013 3.2% 5.7% 8.0%
Population Change 2010 to 2018 ‐.4% ‐.1% ‐.7%
Population Change 2013 to 2018 ‐.2% .1% ‐.1%
2013 Race and EthnicityWhite alone 65.5% 68.1% 71.8%
Black or African American alone 5.6% 6.0% 10.1%
Asian alone .3% .3% .5%
Other Race 28.7% 25.6% 17.6%
Hispanic or LatinoHispanic 45.5% 42.1% 30.9%
Not Hispanic 54.6% 57.9% 69.1%
Age Trend2013 Median Age 40.1 42.3 47.3
2013 Male population: Median age 36 38 43
2013 Female population: Median age 47 49 52
2013 Total population: Median age 41 44 49
19 and Under 23.6% 23.0% 21.9%
20 to 29 14.8% 13.5% 11.0%
30 to 39 11.4% 10.7% 9.4%
40 to 49 11.6% 11.4% 10.6%
50 to 64 15.6% 16.6% 18.5%
65 and Over 23.0% 24.8% 28.6%
Male Population% 2013 Male population: Under 5 years 3.4% 3.2% 3.0%
% 2013 Male population: 5 to 9 years 2.6% 2.6% 2.6%
% 2013 Male population: 10 to 14 years 3.2% 3.1% 2.8%
% 2013 Male population: 15 to 19 years 4.2% 3.9% 3.3%
% 2013 Male population: 20 to 24 years 6.8% 5.9% 4.1%
% 2013 Male population: 25 to 29 years 4.7% 4.4% 3.4%
% 2013 Male population: 30 to 34 years 4.1% 3.7% 3.0%
% 2013 Male population: 35 to 39 years 3.5% 3.2% 2.7%
% 2013 Male population: 40 to 44 years 4.2% 3.9% 3.2%
% 2013 Male population: 45 to 49 years 3.1% 2.9% 2.7%
% 2013 Male population: 50 to 54 years 3.2% 3.3% 3.2%
Page 36
Full Demographic Report
Location:
2741 U.S. Highway 27 South
Lake Placid, Florida 33852
2 MILE
RING
12.56 SQ/MI
3 MILE
RING
28.27 SQ/MI
5 MILE
RING
78.53 SQ/MI% 2013 Male population: 55 to 59 years 2.9% 2.8% 2.9%
% 2013 Male population: 60 to 64 years 2.3% 2.6% 3.0%
% 2013 Male population: 65 to 69 years 3.3% 3.5% 3.9%
% 2013 Male population: 70 to 74 years 3.0% 3.3% 3.7%
% 2013 Male population: 75 to 79 years 2.3% 2.4% 2.7%
% 2013 Male population: 80 to 84 years 1.6% 2.0% 2.2%
% 2013 Male population: 85 years and over 1.0% 1.0% 1.2%
Female Population% 2013 Female population: Under 5 years 2.5% 2.4% 2.6%
% 2013 Female population: 5 to 9 years 1.9% 2.0% 2.1%
% 2013 Female population: 10 to 14 years 2.7% 2.6% 2.7%
% 2013 Female population: 15 to 19 years 3.2% 3.2% 2.9%
% 2013 Female population: 20 to 24 years 1.8% 1.8% 1.9%
% 2013 Female population: 25 to 29 years 1.5% 1.4% 1.6%
% 2013 Female population: 30 to 34 years 2.0% 1.9% 2.0%
% 2013 Female population: 35 to 39 years 1.8% 1.8% 1.8%
% 2013 Female population: 40 to 44 years 2.2% 2.2% 2.1%
% 2013 Female population: 45 to 49 years 2.1% 2.4% 2.6%
% 2013 Female population: 50 to 54 years 2.5% 2.6% 3.0%
% 2013 Female population: 55 to 59 years 2.0% 2.3% 2.8%
% 2013 Female population: 60 to 64 years 2.6% 3.0% 3.7%
% 2013 Female population: 65 to 69 years 3.3% 3.5% 4.0%
% 2013 Female population: 70 to 74 years 3.0% 3.0% 3.5%
% 2013 Female population: 75 to 79 years 2.0% 2.5% 2.9%
% 2013 Female population: 80 to 84 years 1.6% 1.6% 2.0%
% 2013 Female population: 85 years and over 1.8% 2.1% 2.5%
HOUSEHOLD OVERVIEW
Household Trend2000 Households 603 1,053 2,255
2010 Households 629 1,117 2,471
2013 Households 623 1,104 2,427
2018 Households 627 1,115 2,447
Household Change 2000 to 2010 4.3% 6.1% 9.6%
Household Change 2000 to 2013 3.3% 4.8% 7.6%
Household Change 2010 to 2018 ‐.3% ‐.2% ‐1.0%
Household Change 2013 to 2018 .6% 1.0% .8%
2013 Household SizeAverage Household Size 2.7 2.6 2.5
% Family Households 63.9% 65.2% 65.3%
% Nonfamily households 36.1% 34.8% 34.7%
Page 37
Full Demographic Report
Location:
2741 U.S. Highway 27 South
Lake Placid, Florida 33852
2 MILE
RING
12.56 SQ/MI
3 MILE
RING
28.27 SQ/MI
5 MILE
RING
78.53 SQ/MI
Household Income Trend2000 Median Income $28,544 $28,459 $29,178
2010 Median Income $26,227 $29,922 $32,972
2013 Median Income $26,517 $30,685 $33,644
2018 Median Income $30,689 $41,581 $43,749
Median Income Change 2000 to 2010 ‐8.1% 5.1% 13.0%
Median Income Change 2000 to 2013 ‐7.1% 7.8% 15.3%
Median Income Change 2010 to 2018 17.0% 39.0% 32.7%
Median Income Change 2013 to 2018 15.7% 35.5% 30.0%
2000 Household income: Average $53,773 $51,900 $50,037
2010 Household income: Average $38,716 $45,018 $47,257
2013 Household income: Average $39,049 $45,450 $47,620
2018 Household income: Average $43,038 $49,938 $52,569
2013 Household Incomeup to $24,999 47.4% 40.9% 37.1%
$25,000 to $49,999 30.8% 31.3% 29.7%
$50,000 to $74,999 12.2% 14.4% 18.2%
$75,000 to $124,999 6.4% 8.3% 8.8%
$125,000 to $199,999 2.2% 2.8% 3.7%
$200,000 or more 1.1% 2.4% 2.6%
HOUSING UNITS OVERVIEW
2013 Home ValueMedian Home Value $89,576 $119,565 $128,226
Average Home Value $143,123 $155,842 $176,793
2013 OccupancyHouseholds 623 1,104 2,427
Owner Occupied 75.1% 76.9% 77.2%
Renter Occupied 24.9% 23.1% 22.8%
Occupancy by Number of Units1 Unit, Detached 50.4% 60.0% 65.3%
1 Unit, Attached 4.8% 3.8% 4.1%
2 to 9 4.3% 3.1% 7.2%
10 to 49 .0% .0% .2%
50 or more Units .0% .0% .0%
Mobile Home 38.0% 30.9% 21.6%
Boat, RV, Van, etc. 2.5% 2.2% 1.6%
Page 38
Full Demographic Report
Location:
2741 U.S. Highway 27 South
Lake Placid, Florida 33852
2 MILE
RING
12.56 SQ/MI
3 MILE
RING
28.27 SQ/MI
5 MILE
RING
78.53 SQ/MI
2013 OccupationCivilian employed population 16 years and over 788 1,275 2,374
White collar 25.8% 31.3% 40.7%
Blue collar 74.4% 68.6% 59.2%
2013 Educational AttainmentPopulation 25 years and over 1,327 2,232 4,619
No High School Diploma 42.3% 38.5% 29.9%
High school graduate, GED, or alternative 27.4% 27.6% 28.6%
College No Degree 15.0% 17.5% 20.7%
College or Advanced Degree 15.2% 16.4% 20.8%
2013 Marital StatusPopulation 15 years and over 1,641 2,711 5,401
Married 51.1% 53.3% 55.2%
Not Married 48.9% 46.7% 44.8%
Average Travel Time to Work Trend2000 Travel time: Average (in minutes) 32 31 29
2010 Travel time: Average (in minutes) 46 39 33
2013 Travel time: Average (in minutes) 46 39 33
Work at Home Trend% 2000 Workers 16+ years who work at home 3.9% 3.8% 3.0%
% 2010 Workers 16+ years who work at home
% 2013 Workers 16+ years who work at home 7.4% 8.5% 7.2%
Did Not Work at Home Trend% 2000 Workers 16+ years who did not work at h 96.4% 96.4% 97.1%
% 2010 Workers 16+ years who did not work at h 92.6% 91.4% 92.7%
% 2013 Workers 16+ years who did not work at h 92.6% 91.5% 92.8%
Mode of Transportation to WorkCar, truck, or van ‐ Drove alone 37.9% 47.2% 58.6%
Page 39
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 Drive, Suite 102 Houston, TX 77084 Phone: 281.398.0321 FAX: 281.825.4179 Email: [email protected] Website: www.imstcorp.com
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