Rethinking the Box is a collection of ruminations on retail: a unique combination of sober (and sobering) business analysis mixed with drunken, inflammatory personal invective.
Previously:
Study your History. Recognise your Motives. Know your Customer Base, and your Staff. Find your Niche. Consider your Product Lines, take a second look at What the Customers Want, and then stare again in dismay at the Profit Margins. Try calculating the rent and the revenue from inventory (with a side of coffee) and compare your numbers to average industry per-storefront sales.
We’re still in the middle of the current topic: Physical Storefront — Consider your concept, and look at both guiding principles and actual demographics in selecting a neighborhood.
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Last Time, Torsten commented,
When doing the geographic/demographic research, I would recommend widening your area to at least the Census metropolitan boundaries, and/or fifty miles from your target location. If your store becomes a destination, then people will journey to shop there.
I hope you’ve got more to talk about regarding location… access to mass transit, easy to find, major thoroughfares, foot traffic, BIDs [Business Improvement Districts] and the Chamber of Commerce…
And while the last thing I really want to do is develop a syllabus and series of lectures on retail considerations in real estate — And Yes, this would be a whole course of study, not just a blog post, because there are no “quick tips” or Three Simple Rules or shortcuts to real estate, and anyone who tells you otherwise is
trying to sell you something — I guess this does represent a blind spot for many retailers and almost all entrepenuers (even those working in real estate development)
so let’s go back to first principles and try this again.
Before things get too involved and boring, though, there are three simple rules that you can use as a shortcut if you can’t be bothered to do the work and research:
1. Shop where you Shop: look for space to rent in those neighborhoods and retail centers where you yourself already shop and buy.
2. Look at your Neighbors: restaurants, coffee shops, movie theaters, and grocery stores & supermarkets generate a lot more traffic (foot and the more polluting sort) than furniture stores, clothing boutiques, antique dealers, and ‘gift shops’. Don’t go hip, quirky, and fun unless there are other, boring-but-reliable businesses that also recommend a neighborhood. (and don’t pick a spot out in the sticks, no matter how cheap, if they’re aren’t any neighbors.)
3. Don’t Fall in Love — If you’re buying a house, then yes: find the cute little bungalow that plucks at your heart and speaks to your soul. Retail is business, though, so don’t sign a lease for a storefront just because it looks exactly like the bookstore you’ve been dreaming of. White concrete brick walls, flourescent lighting, cheap carpet, and exposed ductwork visible beneath the steel roof aren’t heartwarming and exciting — but the cheap building methods means a cheaper rent and if the store is in the right place, and you have the right concept, customers will flock to gawk at your merchandise. They won’t even notice. This is the lesson you should take away from the success of the Big Box and Warehouse stores: it’s all about the stock. [and there are a few reasonable investments — wood shelving, dropped acoustical-tile ceiling, comfy chairs — that will convert a big box into a bookstore overnight]
With that, you can ignore this rest of this post (and the post before this one, and at least half of the post before that) and whistle as you go on your merry way, secure in the knowledge that you know all you need to know about retail and real estate.
I’m not leading you astray: those 3 rules will serve you well. Most ‘rules of thumb’ work because they draw from and are based on thousands of trial-and-error examples — there is a method to the madness.
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If you want to actually do the work…
OK. There are at least four different ways to approach real estate development — and while it’s very small scale, you are a real estate developer when you select an address for a restaurant, theater, or retail space.
Think on that a bit. Yes, you’re in it to make money. Yes, you’re only interested in your own storefront. But by opening a business, you are also improving a neighborhood. This is the core of development — well, that and buying low and selling high; but unlike stocks, which require only patience, you can sell at that higher price because you have improved the property in the interim.
4 Approaches to Real Estate Development:
- Demographics: Open where the people are.
- Market Analysis: Open where the other stores aren’t. That is to say, identify a need, see where that need is being filled — and where it isn’t, and situate yourself to take advantage of that lack.
- Breaking New Ground: Open where nothing is. Being first in means higher margins, but also greater risk.
- Urban Renewal: Open where nothing is, but where a vibrant neighborhood once was.
There is a lot of overlap: You don’t buy a rural parcel and look to build a shopping center unless you’ve done research into both the demographics (with projections 5 and 10 years into the future) while also checking the current market to see who else is building, who is already leasing, and what their occupancy rates are. You don’t take a chance on an urban neighborhood on the cusp of rebuilding unless the demographics in adjacent neighborhoods are also improving, or pretty good to begin with, and unless other market players are making the same move.
Dude. This is work. People do this full time, and with tens of millions of dollars at stake. I can’t give you a magic formula that will work, because even the formulas will be different for each zip code.
So much depends on what you want, what you can tolerate, and where you think society is going.
Yeah. Let me cover that third point.
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Since 1908 our society [American society] has seen an increase in literal mobility for an ever-expanding portion of city dwellers, and the automobile combined with lots of available land, the dream of home ownership, the flight of the middle class away from the city centers (for whatever reason: some sources will cite race, or educational opportunities, or misconceptions about quality of life), and new business models developed to take advantage of the car (drive-ins, drive-thrus, enclosed shopping malls, and strip malls along every major highway) have lead to Sprawl.
In places where there were previously established urban centers combined with geographical constraints (San Francisco, Manhattan) the past century has led to the development of dense, vibrant urban centers; where even former blighted industrial districts get converted to loft apartments, and poor people have to move because they can’t afford the new rents as landlords look to rennovate and re-lease to young urban professionals.
In places where there are no geographic constraints—no ocean, no big rivers, no mountains—you end up with suburbs that have suburbs, one mall after another as you drive out on the interstates, and always always another new development just a tad further out. Atlanta and Houston may be the best (or worst) examples of this development. Los Angeles is the poster child for sprawl, but L.A. has also had a 30 year head start and eventually, hit the San Gabriel and Santa Monica mountains. L.A. is bad, but isn’t quite limitless sprawl.
It’s interesting to note that while New York and San Francisco are seen as cultural centers — and, aside from cost, some of the best places to live on the planet — Atlanta is the butt of jokes
This is obviously a much bigger issue than I can cover in a blog post. I’m going to have to refer you to the literature:

The Death and Life of Great American Cities by Jane Jacobs : Random House Vintage, New York; original copyright 1961, Vintage Books edition 1992, isbn 980679741954. The publisher’s web site and the Amazon listing both have previews.
48 years old and still one of the more insightful books on urban planning. While some of the language is dated (tenements? really?) this is still a primary source and starting point for any discussion of urban planning, renewal, or even the basic question: what is a neighborhood?
Many of the issues and problems outlined in Jacob’s book have yet to be resolved; this is still a current text for urban and real estate development. This was one of the books that was assigned to me in college — despite that I still recommend it to you.
Two more, briefly:

On the one side, Green Metropolis: Why Living Smaller, Living Closer, and Driving Less Are the Keys to Sustainability by David Owen : Penguin Riverhead Books, New York; 1st edition 2009, isbn 9781594488825.
Parts of this book were previously published as articles for The New Yorker. Quite a bit of its content can be divined by reading the subtitle. The main thrust of the book is that Manhattan is one of the Greenest places on the planet to live (with scientific proofs).

And in rebuttal, Sprawl: A Compact History by Robert Bruegmann : U. of Chicago Press, Chicago, copryright 2005, paperback edition 2006, isbn 9780226076911.
Sprawl may be bad, but it has also “provided millions of people with the kinds of mobility, privacy, and choices that were once the prerogotives of the rich and powerful”. Bruegmann also points out that sprawl is not specifically American, or even recent, but rather a function of cities themselves. So long as we organize ourselves in cities, we can’t avoid it.
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These are long-term issues — generational, even. But unless you plan to just open up long enough for the next comics boom (whenever that comes) and then cash out… wait a second: I can’t let that pass. HA! I mean, honestly? [*chuckle*] Are you looking at the same business I’ve been looking at?
Anyway, unless your horizon is just 5 years out, the Life or Death of your American City is a matter of business, and worth your consideration. This broader debate may seem beside the point, when it comes to retail. If you’re myopically focused on just the numbers — rent, payroll, cost of stock and turnover rates, inventory shrink, and marketing — then you miss the point of having a retail location. You can get the cheapest rent on a warehouse in the middle of nowhere (but within 2 hours drive of a UPS or FedEx shipping hub) and you can run an internet business where your market is, effectively, everyone.
Part of retail is serving a community. Lots of places could use a bookstore. Some neighborhoods could even use a specialty bookstore. At least one city on this godforsaken planet could use my Graphic Novel Superstore, and dammit, I’m going to figure out where that place is and rock its socks off.
Your concept might have to adapt, depending on the community you want to live and work in — wikipedia is no substitute for real research but they have one take on the situation: Your choices are Downtown/Intown, Edge City, Boomburb, Suburb, and Exurb.
I have a feeling if you take Torsten’s suggestion for looking at entire Metro areas, compile the demographic info for every zip code and cross-index that with affordable rents, you’ll find yourself locating in an Edge City/“Boomburg” (a neologism I’ll admit I’d never come across before researching this article) — in Atlanta (where I currently live) that would open up Smyrna/Vinings, Downtown Marietta, Roswell/Alpharetta, Perimeter Center, Decatur, just about anywhere in Gwinnett Co., and even stuff on the south side of town if you’re feeling adventurous.
But intown locations shouldn’t be discarded out of hand, and at least one exercise I’ve done for this series was not to find the cheapest rent, but rather to find the upper limit of what we can afford. A downtown landmark location and “main street” address offer intangibles that can’t be duplicated, and are valuable for marketing your business. Even chains that do just fine with dozens of locations out in the ‘burbs will often spring for — and invest heavily in — an intown, flagship, show-case store.
If you only have one location, why not make it a landmark? (yeah, sure, you can do this anywhere, but downtown caché is only to be found downtown)
So there are choices that have nothing to do with dollars-and-cents but which can colour your business decisions anyway. A downtown location may not be the best option, numbers-wise, but if you commit to your downtown there are ways to find the best downtown location. If you trust your gut and “shop where you shop” (Rule of Thumb #1) you might have a good idea where you want to locate anyway. —this is perfectly valid. In any city there isn’t “one best site” but rather dozens of options with at least three sliding scales, and the point isn’t to make the quote-best-choice-unquote but to make the numbers work and to find something you’re happy with. You don’t have to live and work next to an airport unless you want to, you don’t have to drive 30 miles each way to your new store with the ‘perfect’ rent unless you want to, you don’t have to open up in downtown *or* out in the sticks unless you want to.
Most of us could open an independent bookstore (or even a comic shop) where we live already — even in this economy. There is likely an available location within 10 miles of your current address. The trick is to not just take what’s available but to practice due diligence, run the math, and find the location that works: for your neighborhood, for your concept, and for your budget. The posts before this one are not rules but tools: not a single path but a signpost to point out many possible paths.
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I’m guessing no one was looking for a philosophical post, or an admonition to find your own route to success: you’d rather have rules and a checklist and the One True Path. So Sorry. But if all you were looking for was a checklist, well, I maybe can do a checklist:
Before you even start shopping for retail space, you’ll need:
- and some idea about how much space you’ll need (and your first estimate is too low, I can already tell you). The actual square footage requirements are foremost, but also consider:
- How much sales floor, to how much stock room space? Do you need a “back room” at all?
- Office space (secured office space: if you’re doing cash business, you’ll need a spot to put a safe, if nothing else)
- Food prep and food storage space requirements
- Seating: for a bookstore, that’s not just the cafe tables but all the comfy, overstuffed chairs and small hidden nooks to curl up in. You might also consider some outdoor seating for your cafe, if you can reconcile the benefits of alfresco noshing with the big gaping opportunity this opens for shoplifting.
Make back-of-the-envelope estimates for all of this, and tack on an extra 10% or so.
Now,
- do you need all your square footage on a single floor, or will some types of multi-story buildings also serve? Or maybe even a couple of adjacent buildings?
- Identify a broad range of what you consider to be affordable rents…
- …with the requisite trade-offs: neighborhood vs. cost, size vs. cost, physical plant vs. cost (that is to say: is the building brand new or falling apart?), terms and duration vs. cost, proffered discounts, nominal ‘market rates’ vs. discounted rents and how, if, when, why, and for how long the latter might revert to the former.
There are more exceptions than rules. Do you accept a 99-year land lease for the nominal rent of £1 per annum with the understanding that no matter how nice a store you build there you own nothing, or do you pay through the nose for 5th Avenue Manhattan rents (or equivalent) secure in the knowledge that while you’re being overcharged now, over the 30 year term your final costs will average well below market rates (when adjusted for inflation), or do you sign a short-term lease because hell, you might not even be in business next year?
This is enough to give me a headache, and I’m not even shopping for my own storefront yet.
Historical arrangements (like land leases, or anything long term) are more of a curiosity these days than anything else: most commercial landlords are offering something in the 2-5 year range, renegotiable at the end of term and while they’ll be happy to cut you a “break” — either a discounted first year or more favorable rates after a proven payment history — they’re still in it for the money, 98% of them have to make a mortgage payment so rents aren’t as negotiable as one might hope, and for the best locations: there is always another guy with a dream who’d love to steal your prime storefront away from you.
Most landlords will negotiate with longstanding tenants rather than terminate the relationship: They like money, and will almost always favor guaranteed money from a proven source — unless you’ve done something to really piss them off — so if you’ve been open in the same location for 5 years, you’re likely golden… unless you want to move.
Which is why you should be doubly, trebly careful about signing that lease to begin with. (And I’d insert an argument for just buying a building but this will be beyond the means of almost everyone, doesn’t make much business sense, and really locks you in to a street address. I’m not saying it’s impossible, but…)
These are all questions of money, though, not so much about real estate: How much space can you afford? If what you can rent doesn’t match up with what you think you need, then you need to rework the business plan, find more money, reconsider your space requirements, or start looking at undeveloped land out past the suburbs.
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Forget about money for the next half hour — let’s say you’ve won the lottery. Cost is no object; we can set aside the tangles and tangibles of commercial real estate and just consider location. How do you find the ideal storefront? What should you be looking for?
When looking at the map, find your
- Competition: In my case that’s other bookstores, comic shops, game & hobby shops, and even things like computer game stores — whatever your target demographic buys, you’ll want to know where their favorite stores are located.
- That isn’t to say you need to avoid the competition and find a completely empty strip mall 15 miles minimum from your nearest competition: Have you ever noticed that all the hot, trendy bars tend to open up next to each other? Or that for 50% of the shopping malls, there is a Borders a quarter-mile to one side and a Barnes & Noble the same distance on the other? Or: Charing Cross Road in London, Saint-Germain-des-Près in Paris, New York’s ‘Book Row’ (Fourth Ave.), Kurfürstendamm in Berlin, Jinbōchō in Tokyo, İstiklâl Avenue in Instanbul — now, admittedly, some of these are more of historical note than latest-tourist-guide-fodder (The Strand is the last bookstore standing on old Book Row) but it points out that being next door to the competition isn’t always a bad thing.
- Interstate exits: My current place of employ isn’t off of an interstate. This makes giving directions, particularly in Atlanta, a royal pain in the ass. This despite the fact that, dude, we’re on Peachtree. [for non-Atlantans: Peachtree is like Main Street crossed with Main Street squared by Main Street, with a side of Broadway, a gloss of Tolkien’s Great East Road, and a knowing wink to Farmer’s Riverworld: there are many Peachtrees in Atlanta, but only one Peachtree — and why do I have to explain this over the phone at least once a day? If you can’t find us you’re either brand new to town or willfully ignorant] Anyway, if you can say, “Oh Yah we’re just past the Howard Johnson on Exit 52” you’ll save yourself hours of payroll and at least one coronary bypass surgery.
- Universities & Colleges: the closer, the better; whether your business is comics or books in general.
- High Schools: if your business is comics, being close to teens is all for the good. (as noted previously, the US Dept. of Education has you covered on this one)
- Malls. I don’t consider proximity to a shopping mall to be necessary, or desirable, but it’s probably a good idea to know where your local malls are
- Golf Courses. I’ve nothing against golf, other than the fact that I hate playing it. But there is a type of neighborhood, and a type of customer, and a disposable income associated with country clubs, and since they show up as big green blobs on most maps it’s just as well to make note of them, whether you choose to locate near one or avoid them altogether.
When driving out to see a property, note:
- Directions: could you find it the first time?
- Neighbors: What’s in the same shopping center? What’s across the street, and down the road? Heck, what kind of shop is immediately next door — will they help your business, or turn off your base?
- How far did you drive? How long did it take? Is it because you live no where near the location you want to open up in (…might want to fix that) or just because traffic around here is awful? — Nothing wrong with heavy traffic, actually (there is a potential customer in each and every one of those vehicles) but it will have an imapct on you: can you move, will you move, to be closer to your store?
- Is this an established, built-up part of town, or are there still empty lots (or worse, empty shopping centers) just waiting for the next economic expansion? Depending on the rent offered, this could be good or bad, but is yet another consideration
- Before making that last turn into what-might-be-your-parking lot: keep going. Get lost a little bit, even. What’s just past this location? What’s around the bend? Do you see subdivisions, more strip malls, schools, churches… or farmland? This can take ten minutes, or an hour. Maps and zip codes and census data are fine, but not a subsitute for looking at conditions on the ground.
Imagine you didn’t have a car. No, really.
- Sidewalks: if there are no sidewalks, there will be no foot-traffic. If there is no landscaping or if the sidewalks are in disrepair… there will likely be no foot traffic. Of course, sidewalks are a rare thing these days, after 80 years of development (in America) centered on cars.
- Bus Stops: A subway/rail station would be even better, but not every city will have heavy rail or massive mass-transit. Bus lines are better than nothing. When someone calls for directions, can you tell them which bus route you’re on?
- Is there anyone who lives within walking distance? Granted, this is such a laughable concern out in the suburbs (*psfsh* everyone has a car, are you kidding?) but when considering intown locations, especially for bookstores and other general retailers, this is pretty damn important. Are there residential neighborhoods nearby, or is it all retail/commercial/industrial for miles around?
- Neighbors, again: people without cars tend to really combine trips. Are your neighbors the sort of weekly-neh-daily must-stop-locations for shoppers, or just the once-a-year-type destinations? You want regular traffic, on the roads or on the sidewalks. (This is Rule of Thumb #2, cited above)
- Even if you’re considering a ‘specialty’ retail district: Who Are Your Neighbors? Music/CD/Vinyl Shops, a Newsstand, Coffee, Restaurants, Video Sales/Rental — heck, where’s the closest library, or college? There are a lot of adjacencies that might make the address more valuable than even the landlord realizes.
You’re standing in front of your potential store:
- Is it inviting?
- Does it have a presence, from the street?
- If no — can you fix it so that, yes, it has a presence and is inviting?
- OK, so where’s the parking? Do you have your own lot, do you rely on street parking, or is there no parking? (no visible parking is a problem)
- Look to your left, look to your right: One of you will not be here next year. This is a hoary old saw that they fed to the incoming freshman [at Georgia Tech] back in my day. If the café that seems to do booming business now suddenly closes, will you survive the loss? Can you subsist on your own merits — at least as long as it takes for someone else to open a trendy café in the same space?
- Do you have window display space? Granted, this is minor; if the store is good, you can get by with a single 32” door that opens up onto a staircase that leads up to your fantastic 20,000 sq.ft. store (and if this is in fact the case, you could likely make that into a marketing push) but for most [intown] retailers, a little street-side window shopping is a major marketing component. Does this location have a storefront display on the street?
Step Inside.
- Do you feel it? No, really: Is this your store?
That’s most important, actually. Still:
- Is it big enough? You can always make compromises, but whenever possible get a space you can grow into.
- Do the floorboards creak? (if there are floorboards… concrete slab is more likely.) Does the roof leak? Stains on ceiling tiles are the most obvious sign of leaks, but it is possible the tiles have been replaced (or that there isn’t a acoustic tile dropped ceiling in place to begin with). Consider drainage around the shop and in your parking lot — sure, maybe there is a drought on now but what happens when it rains? You might even go so far as to find a home inspector in the yellow pages and have them come out to take a look.
- Where’s the thermostat? Can you figure it out? (some of these new digital models are tricky…) Past that, what is the age of the HVAC [heating, ventilation, and air-conditioning] system? Who is responsible for repairs, you or the landlord?
- Where are the fire exits?
- What’s the layout? Single, massive big-box style sales floor? Multi-story? Rennovated residential with a maze of rooms and floors? Shotgun-style single use retail spaces that can be combined but only by knocking through walls? I could make just about any space work — and the more idiosyncratic, the better, to a certain extent — but you might have other preconceptions and ideas about retail. Can you fit your concept to this layout?
- Find the middle of the sales space: this might be on the second floor, or just past the main entrance, …or really easy to find in a big box. Close your eyes. [no, really. and taking a big breath and letting it out is optional but recommended] Ask yourself: Where are your specialty departments? The Café, the kids department, foreign language comics, adult comics, new release displays, whatever specific categories you’ve decided on: without opening your eyes, can you picture a home for each in this space? Yes, this is new-age-y crap. Don’t skip this step.
also:
- Are the ceilings tall enough? Bookcases (particularly those installed on a wall) can be 7-8’ tall, and the taller they are the more impressive the store will be to customers.
- Where will you put your restrooms? (If you think you can run a bookstore without a public restroom, all I can say is you are mistaken).
- What will the sales floor look like? Is there a logical flow or will it be a literal maze? There are recommendations for both layouts, acutally, but it depends on what your concept is.
- Is this the first property you’ve looked at? Sure, maybe it is the best, but shop around anyway.
- Don’t fall in love. (Rule of Thumb #3) Sure, it’s perfect. But step back, run the numbers, call in a friend for a second opinion.
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That’s it. I’m tapped out. If you still have more questions, I’m pretty sure that you need to go back and re-read all three posts, or that you shouldn’t be looking for professional business advice from an admittedly drunken blogger anyway.