Unnatural Selection, Part 2

Recall from Unnatural Selection, Part 1, that site selection is critical to successful real estate development. The case study is a national brand grocery developed on a site with access and visibility issues:

  • grocery store building not visible to southbound traffic.
  • northbound traffic can see the store, but must pass it by to drive in.
  • east/west traffic can see the store, but accessibility is limited.
  • only 2 curb cuts, both with limited visibility and accessibility.
  • grocery is not accessible via the adjacent gas station.

A simplistic scoring of the study site, as it relates to grocery store development, is presented next. Access and visibility are weighted equally, at 50 points each, for a total of 100 points possible. Each group of 50 points can be further split evenly for all four traffic directions at 12.5 points each.

ACCESS
Traffic Direction Rating Rating % Possible Points Score
Northbound Limited 50% 12.5 6.25
Southbound Limited 50% 12.5 6.25
Eastbound None 0% 12.5 0
Westbound Good 100% 12.5 12.5
Access Score = 25 out of 50
VISIBILITY
Traffic Direction Rating Rating % Possible Points Score
Northbound Good 100% 12.5 12.5
Southbound None to Limited 25% 12.5 3.13
Eastbound Good 100% 12.5 12.5
Westbound Good 100% 12.5 12.5
Visibility Score = 40.63 out of 50

Total Score = 65.63 out of 100

As shown above, the site failed my test based on market parameters of access and visibility. But unfortunately, I am not the only one grading. The property is also given a failing grade by local shoppers, demonstrated by numerous front row spots available in the parking lot, even on weekends and during other peak hours.

It’s only a matter of time until the use changes, along with the market rent and the assessment of this property.