RED LOBSTER RESTAURANT - EDsuiteclassic.edsuite.com/proposals/proposals_166/red_lobster_fi_57.pdf · 4002 NE Stallings Dr, Nacogdoches, TX Retail Snapshot Retail Trade Area & Site

Nacogdoches, TX

As a Location For

RED LOBSTER RESTAURANT

Prepared May 2009

4002 NE Stallings Dr, Nacogdoches, TX

Table of Contents

Retail Snapshot

Executive Summary

Retail Matching Methodology

RED LOBSTER RESTAURANT Match Report

Site Trade Area Map

Site Trade Area Demographic Maps

Retail Leakage / Surplus Report

Demographic Report

Secondary Trade Area

Household Segmentation

About Buxton® and CommunityID®

Copyright © 2009 Buxton Company. All Rights Reserved. PRIZM® is a registered trademark of Nielsen Claritas. PRIZM® segment names (Blue Blood Estates™, Big Sky Families™, Country Squires™, etc.) are trademarks of Nielsen Claritas.


Retail Snapshot

Retail Trade Area & Site Characteristics Retail Trade Area 15-minute drive time Site Traffic Count (average daily volume) 25,133 Key Trade Area Demographics (15-minute drive time) Total Population (2007) 45,489 Total Households (2007) 16,959 Population Growth (’00 – ’07) 4.5% Projected Pop. Growth (’07 – ’12) 3.8% Household Growth (’00 – ’07) 5.5% Total Workplace Population (2007) 28,118 Average Household Income (2007) $47,363 Retail Potential Annual Retail Surplus $94,645,936 Highest Leakage Index by Store Type Sporting Goods, Hobby, Book, & Music Stores $-3,205,275 Furniture & Home Furnishings Stores $-1,280,883 Electronics & Appliances Stores $-1,142,905 Building Material & Garden Equipment & Supply Dealers $-3,182,520


Executive Summary

Purpose of This Report

On behalf of Nacogdoches, TX, Buxton conducted a study to determine the viability of Nacogdoches as a location for RED LOBSTER RESTAURANT. Buxton, based in Fort Worth, Texas, is a leading retail site location firm with clients including The Container Store, FedEx Office, California Pizza Kitchen, PETCO and hundreds of other national retailers and restaurants.

This report is intended to demonstrate the viability of Nacogdoches as a location for consideration by RED LOBSTER RESTAURANT. Further, it is meant to serve as a foundation for discussion between representatives of Nacogdoches and RED LOBSTER RESTAURANT.

Determination of Nacogdoches’ Potential as a Location for RED LOBSTER RESTAURANT

Buxton identified a number of RED LOBSTER RESTAURANT locations in markets that are similar to Nacogdoches. We analyzed the demographic and psychographic characteristics of households in those markets where RED LOBSTER RESTAURANT currently has locations. We compared the results with characteristics of households comprising Nacogdoches’ retail trade area in order to determine if Nacogdoches is a good “match” for RED LOBSTER RESTAURANT.

This report encapsulates the results of our analysis and documents the potential for RED LOBSTER RESTAURANT to establish a successful location in Nacogdoches.

The following are some reasons RED LOBSTER RESTAURANT should consider Nacogdoches as a potential location:

• The potential site possesses large numbers of households with a mix of dominant segment households that appeal to a wide variety of retailers and restaurants

• The potential site benefits from large traffic counts on NE Stallings Drive

• Within the potential trade area, the category with the highest leakage index is Sporting Goods, Hobby, Book, & Music Stores, with a total leakage of $-3,205,275. The category with the highest surplus index is Clothing & Clothing Accessories Stores, with a total surplus of $19,806,835.

Overall, this Nacogdoches, TX site is well situated to attract a quality mix of desired retailers and restaurants.

This is an excellent opportunity for RED LOBSTER RESTAURANT to achieve its expansion goals.


Retail Matching Methodology Nacogdoches’ Site Trade Area Profile Nacogdoches’ site trade area profile is created by analyzing the household segmentation (lifestyles and behavior patterns) of the residents within the trade area. The site’s trade area profile is what distinguishes it from other areas in the community. The household profile of a trade area provides retailers/restaurants with the necessary information for screening potential locations for the placement of new stores/restaurants. RED LOBSTER RESTAURANT Trade Area Profile The trade area profile for RED LOBSTER RESTAURANT is created by analyzing their existing locations in markets that are similar to Nacogdoches. Drive time trade areas are generated around all existing RED LOBSTER RESTAURANT locations in similar markets to Nacogdoches. A household profile is computed for each of these locations, forming an overall average trade area profile for RED LOBSTER RESTAURANT. Profile Matching Buxton uses a proprietary profile matching algorithm to determine if RED LOBSTER RESTAURANT should be considered a “match” for the site trade area. By analyzing the household segmentation (psychographics), demographics, and the existing retail landscape, Buxton is able to recommend if RED LOBSTER RESTAURANT “matches” the site trade area. The following page highlights several of the key elements when determining a match.


Retail Matching Methodology (continued)

The two example match reports below illustrate a “match” and a “non-match.”

Match

Non Match

Your Community, USA

Your Community, USA

Line graph represents the site trade area profile

Bar graph represents the retailer’s average trade

area profile

There is a greater number of Retailer ABC’s dominant

segment households in the site trade area than the

average Retailer ABC retail trade area

There are much fewer Retailer XYZ dominant

segment households in the site trade area than the

average Retailer ABC retail trade area

The Retailer XYZ profile is not similar to the site trade

area profile

The Retailer ABC profile is similar to the site trade area profile

Profile Match Report

Report Date:

4002 NE STALLINGS DR

Nacogdoches, TX

Company: RED LOBSTER RESTAURANT S i te :

5/6/2009

Com pany Profile (All Other Segm ents)

Segmentation Profile( 1) (15 Minute Drive Time)(2)

Company Profile (Dominant Segments)(3) Site Profile(4)

1 2 3 4 5 6 7 8 9 1011 1213 1415 1617 1819 2021 2223 2425 2627 2829 3031 3233 3435 3637 3839 4041 4243 4445 4647 4849 5051 5253 5455 5657 5859 6061 6263 6465 66

% C

ompo

sitio

n

24%

21%

18%

15%

12%

9%

6%

3%

0%

Total Population

Total Households

Company Dominant Segment Households

47,418

18,942

10,979

Trade Area Comparison (15 Minute Drive Time)

45,489

16,959

12,378

(1) Segmentation Profile Ev ery U.S. household is classif ied into one of 66 distinct segments described by that household's lif esty le and spending habits.(2) Drive Time Driv e time is used to def ine the trade area.(3) Dominant Segments Any segment that makes up at least 3 percent of a retailer's targeted prof ile (RED BARS).(4) Site Profile Those segments within the site's driv e time trade area (BLUE LINE).(5) Average Trade Area RED LOBSTER RESTAURANT trade areas used in this comparison are similar in population and market type to Nacogdoches, TX.

RED LOBSTER RESTAURANT Nacogdoches , TXAverage Trade Area( 5 ) S ite Trade Area

PRIZM® is a registered trademark of Nielsen Claritas.PRIZM® segment names (Blue Blood Estates™, Big Sky Families™, Country Squires™, etc.) are trademarks of Nielsen Claritas.Business Data Source: Nielsen Claritas, infoUSA, Inc., Copyright 2009.Shopping Center Data:Copyright 2009 Nielsen Claritas and its Licensors.All Rights Reserved.Consumer Buying Power™: Nielsen Claritas, Global Insight, Copyright 2009.Retail Market Power™ :Nielsen Claritas, Global Insight, Copyright

2009.MRI Profiles: Nielsen Claritas, Mediamark Research, Inc., Copyright 2009.TANA: Nielsen Claritas., Tele Atlas North America, Inc. (TANA), Copyright 2009.Traffic Data: Nielsen Claritas., MPSI Systems, Inc./DataMetrix, Copyright 2009.

Retail Leakage and Surplus AnalysisThe Retail Leakage and Surplus Analysis examines the quantitative aspect of the community's retail opportunities. It is a guide to understanding retail opportunities but it is not an analysis that indicates unconditional opportunities. The analysis is sometimes called "a gap analysis" or "a supply and demand analysis" and can aid in the following:

·Indicating how well the retail needs of local residents are being met

·Uncovering unmet demand and possible opportunities

·Understanding the strengths and weaknesses of the local retail sector

·Measuring the difference between actual and potential retail sales

Understanding Retail Leakage

Retail leakage means that residents are spending more for products than local businesses capture. Retail sales leakage suggests that there is unmet demand in the trade area and that the community can support additional store space for that type of business.

However, retail leakage does not necessarily translate into opportunity. For example, there could be a strong competitor in a neighboring community that dominates the market for that type of product or store.

Understanding Retail Surplus

A retail surplus means that the community's trade area is capturing the local market plus attracting non-local shoppers. A retail surplus does not necessarily mean that the community cannot support additional business. Many communities have developed strong clusters of stores that have broad geographic appeal. Examples of these types of retailers include: sporting goods stores, home furnishing stores, restaurants, and other specialty operations that become destination retailers and draw customers from outside the trade area.

Examining the quantitative aspects (Leakage/Surplus) is only part of the evaluation of community's retail opportunities. Before any conclusions can be drawn about potential business expansion or recruitment opportunities, qualitative considerations such as trade area psychographics and buying habits must be analyzed in context of other market factors.

Site Address Analysis Geography

dt1 4002 NE Stallings Dr Nacogdoches, TX 75965 15 Minute Drive Time

Leakage/Surplus Index by Product

The Leakage/Surplus Index provides a relative comparison of the supply and demand across retail product categories. It is calculated by dividing actual sales by potential sales. An index greater than 1.0 means that the community is attracting retail sales (surplus) from outside the trade area. If the index is less than 1.0 it means that out-shopping is taking place and the community is not successfully drawing its own residents.

Leakage/Surplus Index (Figure 1) shows the strengths and weaknesses of a community's retail market by product.

Figure 1. Leakage/Surplus Index by Product



The sales potential and the actual sales potential by product category and the resulting index are shown in Figure 2.

Figure 2. Sales Potential and Actual Sales by Product

Product Type Potential Actual Sales Leakage/Surplus Index

Groceries and Other Foods 75,050,121 91,609,054 1.2

Meals and Snacks 54,552,418 56,776,524 1.0

Alcoholic Drinks 5,900,118 4,625,876 0.8

Packaged Liquor/Wine/Beer 10,311,862 11,841,632 1.1

Cigars, Cigarettes, and Tobacco & Smokers Accessories 10,231,587 11,845,405 1.2

Drugs, Health Aids, and Beauty Aids 39,765,758 41,448,610 1.0

Soaps, Detergents, and Household Cleaners 3,271,918 4,089,694 1.3

Paper and Related Products 3,391,220 4,199,433 1.2

Mens Wear 10,920,402 15,025,650 1.4

Womens, Juniors, and Misses Wear 21,067,703 23,290,965 1.1

Childrens Wear 5,278,741 5,780,648 1.1

Footwear 8,416,747 9,068,613 1.1

Sewing, Knitting, and Needlework Goods 742,068 1,460,691 2.0

Curtains, Draperies, Blinds, Slipcovers etc. 3,163,848 3,276,278 1.0

Major Household Appliances 3,575,158 3,749,271 1.0

Small Electric Appliances 1,309,623 1,290,811 1.0

Televisions, Video Recorders, Video Cameras 3,753,535 2,962,321 0.8

Audio Equipment, Musical Instruments, and Supplies 5,949,862 3,244,501 0.5

Furniture and Sleep Equipment 7,973,760 5,571,155 0.7

Flooring & Floor Coverings 3,218,780 3,730,395 1.2

Computer Hardware, Software and Supplies 12,438,621 3,553,027 0.3

Kitchenware and Home furnishings 5,065,704 5,669,328 1.1

Jewelry 4,819,980 4,471,644 0.9

Books 7,301,041 1,771,346 0.2

Photographic Equipment & Supplies 1,118,530 962,215 0.9

Toys, Hobby Goods, and Games 3,550,732 4,181,869 1.2

Optical Goods 838,520 676,806 0.8

Sporting Goods 5,745,815 16,280,234 2.8

Hardware Tools, and Plumbing and Electrical Supplies 27,092,732 28,487,295 1.1

Lumber and Building Materials 20,664,317 18,048,465 0.9

Paint and Sundries 3,252,449 3,406,462 1.0

Cars, Trucks, and Other Powered Transportation 81,678,802 110,693,213 1.4

Automotive Fuels 47,134,827 64,438,506 1.4

Automotive Lubricants 17,810,992 22,315,076 1.3

Pets, Pet Foods, and Pet Supplies 2,230,967 3,004,139 1.3

All Other Merchandise 15,132,990 15,086,102 1.0



Leakage/Surplus Index by Major Store Type

The quantitative comparison of retail leakage and surplus in the twelve major store types shown in the chart and table below provides an initial measure of market opportunities. Combining this analysis with the knowledge of the local retail situation will take the process of identifying retail possibilities one step further.

Figure 3 provides the leakage/surplus indices and following is the sales potential and actual sales for major store types.

Figure 3. Leakage/Surplus Index and Actual and Potential Sales by Major Store Types

Store Type Potential Actual Sales Leakage/Surplus Index

Motor Vehicle & Parts Dealers 102,437,398 152,168,099 1.49

Furniture & Home Furnishings Stores 11,412,951 10,132,068 0.89

Electronics & Appliances Stores 12,081,620 10,938,715 0.91

Building Material & Garden Equipment & Supply Dealers 47,779,353 44,596,833 0.93

Food & Beverage Stores 66,330,105 82,608,458 1.25

Health & Personal Care Stores 28,522,804 35,426,005 1.24

Clothing & Clothing Accessories Stores 25,460,502 45,267,337 1.78

Sporting Goods, Hobby, Book, & Music Stores 10,883,211 7,677,936 0.71

General Merchandise Stores 64,222,225 61,775,525 0.96

Miscellaneous Store Retailers 12,667,867 12,545,528 0.99

Foodservice & Drinking Places 55,905,496 57,017,886 1.02

GAFO 128,930,506 141,125,584 1.09

Total Retail Sales (Including Food Service & Drinking Places) 566,634,038 661,279,974 1.17

* GAFO refers to discount retailers that typically include the following departments: general merchandise; clothing and clothing accessories; furniture and home furnishings; electronics and appliances; sporting goods, hobby, books and music; and office supplies.



Leakage/Surplus Analysis by Sub-Categories of Major Retail Types

Additional leakage/surplus details are provided on subcategories of stores in each of the twelve major store types. These details can help further identity possible business expansion opportunities.

Motor Vehicle and Parts Dealers Potential Actual Sales Leakage/Surplus Index

Automotive Dealers 88,388,436 107,823,670 1.22

Other Motor Vehicle Dealers 5,847,138 31,678,503 5.42

Automotive Parts, Accessories, & Tire Stores 8,201,823 12,665,924 1.54

Motor Vehicle & Parts Dealers 102,437,398 152,168,099 1.49



Electronics and Appliance Stores Potential Actual Sales Leakage/Surplus Index

Household Appliances Stores 1,854,996 2,654,585 1.43

Radio Television and Other Electronics Stores 7,235,907 7,538,380 1.04

Appliance, Television, and Other Electronics Stores 9,090,904 10,192,965 1.12

Computer and Software Stores 2,559,167 745,750 0.29

Camera & Photographic Equipment Stores 431,549 0 0.00

Electronics & Appliances Stores 12,081,620 10,938,715 0.91



Furniture and Home Furnishings Stores Potential Actual Sales Leakage/Surplus Index

Furniture Stores 6,390,808 4,038,587 0.63

Home Furnishing Stores 5,022,142 6,093,480 1.21

Furniture & Home Furnishings Stores 11,412,951 10,132,068 0.89



Building Material, Garden Equipment and Supply Dealers

PotentialActual Sales

Leakage/Surplus Index

Home Centers 17,317,712 18,728,121 1.08

Paint and Wallpaper Stores 1,005,591 958,000 0.95

Hardware Stores 3,600,787 2,385,441 0.66

Building Materials, Lumberyards 7,298,362 5,047,205 0.69

Other Building Materials Dealers 21,938,918 14,800,700 0.67

Building Material & Supply Dealers 43,863,010 36,872,262 0.84

Outdoor Power Equipment Stores 595,053 3,841,601 6.46

Nursery and Garden Centers 3,321,289 3,882,969 1.17

Lawn and Garden Equipment and Supplies Stores 3,916,342 7,724,571 1.97

Building Material & Garden Equipment & Supply Dealers 47,779,353 44,596,833 0.93



Food and Beverage Stores Potential Actual Sales Leakage/Surplus Index

Supermarkets and Other Grocery (except Convenience) Stores

56,882,039 75,146,823 1.32

Convenience Stores 3,031,777 1,122,729 0.37

Grocery Stores 59,913,816 76,269,552 1.27

Specialty Food Stores 1,899,145 586,957 0.31

Beer, Wine, & Liquor Stores 4,517,143 5,751,948 1.27

Food & Beverage Stores 66,330,105 82,608,458 1.25



Health and Personal Care Stores Potential Actual Sales Leakage/Surplus Index

Pharmacies and Drug Stores 25,025,750 27,466,931 1.10

Cosmetics, Beauty Supplies and Perfume Stores 994,357 1,897,999 1.91

Optical Goods Stores 713,957 553,002 0.77

Other Health and Personal Care Stores 1,788,738 5,508,073 3.08

Health & Personal Care Stores 28,522,804 35,426,005 1.24



Clothing and Clothing Accessories Stores Potential Actual Sales Leakage/Surplus Index

Mens Clothing Stores 1,224,176 217,999 0.18

Womens Clothing Stores 4,952,261 4,297,000 0.87

Childrens and Infants Clothing Stores 1,027,567 598,221 0.58

Family Clothing Stores 10,127,265 33,750,003 3.33

Clothing Accessories Stores 389,108 0 0.00

Other Clothing Stores 1,238,258 305,002 0.25

Clothing Stores 18,958,638 39,168,225 2.07

Shoe Stores 3,596,652 3,569,001 0.99

Jewelry Stores 2,666,551 2,530,111 0.95

Luggage, & Leather Goods Stores 238,660 0 0.00

Jewelry, Luggage, & Leather Goods Stores 2,905,211 2,530,111 0.87

Clothing & Clothing Accessories Stores 25,460,502 45,267,337 1.78



Sporting Goods, Hobby, Book and Music Stores

Potential Actual Sales Leakage/Surplus Index

Sporting Goods Stores 3,014,718 2,395,001 0.79

Hobby, Toys and Games Stores 1,780,161 2,687,558 1.51

Sew/Needlework/Piece Goods Stores 456,564 1,367,001 2.99

Musical Instrument and Supplies Stores 661,332 0 0.00

Sporting Goods, Hobby, & Musical Instrument Stores 5,912,777 6,449,560 1.09

Book Stores 3,847,095 868,375 0.23

News Dealers and Newsstands 103,855 0 0.00

Book Stores and News Dealers 3,950,951 868,375 0.22

Prerecorded Tape, Compact Disc, and Record Stores 1,019,482 360,000 0.35

Book, Periodical, & Music Stores 4,970,433 1,228,375 0.25

Sporting Goods, Hobby, Book, & Music Stores 10,883,211 7,677,936 0.71



General Merchandise Stores Potential Actual Sales Leakage/Surplus Index

Department Stores excluding leased depts. 30,302,015 19,539,002 0.64

Warehouse Clubs and Super Stores 29,470,738 40,821,768 1.39

All Other General Merchandise Stores 4,449,471 1,414,755 0.32

Other General Merchandise Stores 33,920,210 42,236,523 1.25

General Merchandise Stores 64,222,225 61,775,525 0.96



Miscellaneous Store Retailers Potential Actual Sales Leakage/Surplus Index

Florists 853,221 0 0.00

Office Supplies and Stationery Stores 2,780,169 5,334,001 1.92

Gift, Novelty, and Souvenir Stores 2,089,824 0 0.00

Office Supplies, Stationery, & Gift Stores 4,869,994 5,334,001 1.10

Used Merchandise Stores 1,156,922 0 0.00

Other Miscellaneous Store Retailers 5,787,729 7,211,527 1.25

Miscellaneous Store Retailers 12,667,867 12,545,528 0.99



Foodservice and Drinking Places Potential Actual Sales Leakage/Surplus Index

Full-service Restaurants 25,671,699 19,616,998 0.76

Limited-service Eating Places 23,014,458 26,672,031 1.16

Special Foodservices 4,692,297 9,215,078 1.96

Drinking Places -Alcoholic Beverages 2,527,042 1,513,777 0.60

Foodservice & Drinking Places 55,905,496 57,017,886 1.02



Sources and Methodology

Household demand estimates are derived by combining data from the Consumer Expenditures Survey by the Bureau of Labor Statistics with current household demographic estimates from Claritas. The demand estimates only account for household expenditures. Demand is defined as the estimated dollar amount spent by a household that resides in the area of analysis for a specified retail store type or merchandise line item.

Supply estimates are generated from the Census of Retail Trade, a component of the Economic Census. County-level sales tax data is allocated to low levels of geography using business sales estimates, business locations, and employee counts provided by Claritas' Business Facts® database. Supply includes all products sold at retail outlets in a specified area for a one-year period. Supply is defined as the estimated total retail sales for a retail store type or merchandise line item.

Source: Retail Market Power (Claritas).

DemographicsAnalysis Geography: 4002 NE Stallings Dr

Nacogdoches, TX Date: 5/7/2009

15 Min Drive TimePopulation Profile

2012 Projection2007 Estimate2000 Census1990 Census

47,231

41,500

45,48943,526

Household Profile

2012 Projection2007 Estimate2000 Census1990 Census

17,68816,95916,06915,168

Work Place Population15 Min Drive

Time

Total 28,118

Population Change

Growth 1990-2000 % Growth 2000-2007 % Growth 5 Year Proj %

5%

0%

Househo ld Change

Growth 1990-2000 % Growth 2000-2007 % Growth 5 Year Proj %

5%

0%

PRIZM® is a registered trademark of Nielsen Claritas.PRIZM® segment names (Blue Blood Estates™, Big Sky Families™, Country Squires™, etc.) are trademarks of Nielsen Claritas.Business Data Source: Nielsen Claritas, infoUSA, Inc., Copyright 2009.Shopping Center Data:Copyright 2009 Nielsen Claritas and its Licensors.All Rights Reserved.Consumer Buying Power™: Nielsen Claritas, Global Insight, Copyright 2009.Retail Market Power™ :Nielsen Claritas, Global Insight, Copyright 2009.MRI Profiles: Nielsen Claritas, Mediamark Research, Inc., Copyright 2009.TANA: Nielsen Claritas., Tele Atlas North America, Inc. (TANA), Copyright 2009.Traffic Data: Nielsen Claritas., MPSI Systems,

Inc./DataMetrix, Copyright 2009.Page: 1



Population By Race (Current)

WhiteBlackAmerican IndianAsianPacific IslanderOtherTwo Or More

Total Population By Race

30,2869,42419250046

4,114927

45,489

15 Min Drive Time

Population By Hispanic Origin (Current)15 Min Drive

Time

Hispanic OriginNon Hispanic Origin 37,537

7,952

Population By Race (Current)

White Black American Indian Asian Pacific Islander Other Two Or More

70% 65% 60% 55% 50% 45% 40% 35% 30% 25% 20% 15% 10% 5% 0%





Population By Age (Current)15 Min Drive

Time

0 to 4 years5 to 9 years10 to 14 years15 to 17 years18 to 20 years21 to 24 years25 to 34 years35 to 44 years45 to 49 years50 to 54 years55 to 59 years60 to 64 years65 to 74 years75 to 84 years85+ Years

Total Population By AgeAverage Age

3,4442,9902,7661,5544,8785,0036,0134,9782,4512,3772,2361,7432,3991,756901

45,489

34.0

Median Age 30.9

Population By Age (Current)

0 - 4

Yea

rs

5 - 9

Yea

rs

10 -

14 Y

ears

15 -

17 Y

ears

18 -

20 Y

ears

21 -

24 Y

ears

25 -

34 Y

ears

35 -

44 Y

ears

45 -

49 Y

ears

50 -

54 Y

ears

55 -

59 Y

ears

60 -

64 Y

ears

65 -

74 Y

ears

75 -

84 Y

ears

85+

Yea

rs10%

5%

0%





Households By Income (Current)15 Min Drive

Time

Under $15,000$15,000 to $24,999$25,000 to $34,999$35,000 to $49,999$50,000 to $74,999$75,000 to $99,999$100,000 to $149,999$150,000 to $249,999$250,000 to $499,999$500,000 +

Total Households By IncomeAverage Household IncomePer Capita Income $23,033

$47,363

16,959

43167461

1,1141,2442,3212,3142,0382,3914,866

Median Household Income $35,251

Househo lds By Income (Current)

Under $15

K

15K - 25K

25K - 35K

35K - 50K

50K - 75K

75K - 100

K

100K - 15

0K

150K - 25

0K

250K - 50

0K

500K +

31.18% 28.95% 26.73% 24.5%

22.27% 20.04% 17.82% 15.59% 13.36% 11.14% 8.91% 6.68% 4.45% 2.23%

0%





Housing Units By Occupancy (Current)15 Min Drive

Time

Owner - OccupiedRenter - OccupiedVacant

Owner - Occupied Property Values (Current)

10.3%41.6%48.0%

Under $20,000$20,000 to $39,999$40,000 to $59,999$60,000 to $79,999$80,000 to $99,999$100,000 to $149,999$150,000 to $199,999$200,000 to $299,999$300,000 to $399,999$400,000 to $499,999$500,000 to $749,999$750,000 to $999,999$1,000,000 +

Total Owner - Occupied Property Values

737992

1,083831

1,3081,9201,04675721860752929

9,085

Median Property Value 98,301

Owner - Occupied Property Values (Current)

Under 20K

20K - 40K

40K - 60K

60K - 80K

80K - 100

K

100K - 15

0K

150K - 20

0K

200K - 30

0K

300K - 40

0K

400K - 50

0K

500K - 75

0K

750K - 10

00K

1000K

+

24.24% 21.55% 18.85% 16.16% 13.47% 10.77% 8.08% 5.39% 2.69%

0%



lllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll

.-

,+

&%

$#

"!

.-,+

$#

.-

,+

&%

$#

"!

.-,+

$#

NacogdochesNacogdochesNacogdochesNacogdochesNacogdochesNacogdochesNacogdochesNacogdochesNacogdoches

GarrisonGarrisonGarrisonGarrisonGarrisonGarrisonGarrisonGarrisonGarrison

ApplebyApplebyApplebyApplebyApplebyApplebyApplebyApplebyAppleby

A L Mangham Jr. RegionalA L Mangham Jr. RegionalA L Mangham Jr. RegionalA L Mangham Jr. RegionalA L Mangham Jr. RegionalA L Mangham Jr. RegionalA L Mangham Jr. RegionalA L Mangham Jr. RegionalA L Mangham Jr. Regional

259259

5959

5959

204204

2121

2121

77

259259

Shopping CentersGLA in thousands

1000+

500 to 1000

NACOGDOCHES, TX: Population Map

ProposedRetail Locationlllllllllllllllllllllllllllllllllllllllllllllllll

N

Trade Area

2008 PopulationBy Block Group

5,000 and Above3,000 to 5,0001,500 to 3,0001,000 to 1,5001,000 and Below

0 31.5

Miles

2651 S. Polaris Dr. Fort Worth, Texas 76137 tel: 817.332.3681 fax:817.332.3686 e-mail:[email protected] http://www.buxtonco.com

PRIZM® is a registered trademark of Nielsen Claritas.PRIZM® segment names (Blue Blood Estates™, Big Sky Families™, Country Squires™, etc.) are trademarks of Nielsen Claritas.Business Data Source: Nielsen Claritas, infoUSA, Inc., Copyright 2009and its Licensors.All Rights Reserved.Consumer Buying Power™: Nielsen Claritas, Global Insight, Copyright 2009.Retail Market Power™ :Nielsen Claritas, Global Insight, Copyright 2009

Shopping Center Data:Copyright 2009 Nielsen Claritas MRI Profiles: Nielsen Claritas, Mediamark Research, Inc., Copyright 2009.TANA: Nielsen Claritas., Tele Atlas North

America, Inc. (TANA), Copyright 2009.Traffic Data: Nielsen Claritas., MPSI Systems, Inc./DataMetrix, Copyright 2009.


.-

,+

&%

$#

"!

.-,+

$#

.-

,+

&%

$#

"!

.-,+

$#





259259

5959

5959

204204

2121

2121

77

259259


1000+

500 to 1000

NACOGDOCHES, TX: Population Growth


N

Trade Area

Projected Change 2008-2013% Change By Block Group

15% and Above10% to 15%5% to 10%0% to 5%

Population Loss0 31.5

Miles






.-

,+

&%

$#

"!

.-,+

$#

.-

,+

&%

$#

"!

.-,+

$#





259259

5959

5959

204204

2121

2121

77

259259


1000+

500 to 1000

NACOGDOCHES, TX: Median Income


N

Trade Area

Median Household IncomeBy Block Group

$200,000 and Above$100,000 to $200,000$50,000 to $100,000$25,000 to $50,000$25,000 and Below

0 31.5

Miles






.-

,+

&%

$#

"!

.-,+

$#

.-

,+

&%

$#

"!

.-,+

$#





259259

5959

5959

204204

2121

2121

77

259259


1000+

500 to 1000

NACOGDOCHES, TX: Property Value


N

Trade Area

Property ValueBy Block Group

$75,000 and Above$50,000 to $75,000$25,000 to $50,000$25,000 and Below 0 31.5

Miles





ŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒ

ŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒ

ŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒ

ŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒ ŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒ



ŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒ

ŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒ ŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒ ŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒ

ŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒ



25,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,1337,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,500


25,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,13325,1337,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,500

2,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0002,0005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,5005,500

4,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,5504,550

12,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00012,00018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,40018,400

10,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,00010,000

9,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,0009,000

12,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,50012,500

16,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,50016,500 5,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,3005,300

6,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,1006,100

880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880880 4,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,9004,900 7,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,5007,500

4,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,2004,20017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,60017,6001,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,8501,85013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,30013,300

5,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,2005,200





NACOGDOCHES, TX: Traffic


N

0 10.5

MilesTraffic CountŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒŒ

Household Segmentation Introduction CommunityID® uses the latest technologies including extensive databases and geographic information systems to analyze a community’s retail potential. This section describes the research methodologies. Profiling and Segmentation

Profiling and segmenting household data creates the picture of customers on a psychographic basis, giving us the ability to distinguish amongst demographically similar households anywhere in the United States. Technically, segmentation is a standardized method of classifying, sorting, and grouping people. Segmentation classifies households into distinct socioeconomic groups and measures households according to lifestyles and behavior patterns. Millions of customer transactions are analyzed and grouped on an annual basis to determine similar purchasing habits, which are used to develop psychographics. Compared to traditional broad-based demographics, the psychographic approach is more focused and produces results that are more accurate.

Households by Segment (example)

Household Segmentation The advantage of this system is the ability to integrate behavioral, demographic, and, most importantly, consumer spending habits into models that describe any household in the United States. These models not only describe age, income, and education, but also the investments and purchases a household is likely to make. The customer segmentation system has been thoroughly tested and is well recognized by retailers, services and restaurants.

CommunityID® identifies 66 customer segments nationally, ranging from “Upper CrustTM” at the highest level of the socioeconomic continuum to “Low-Rise LivingTM” at the lowest level. The importance of customer segmentation to this study is that once the dominant segments of the area are known, this “profile” will be recognizable to any retailer in the country. For example, if it is discovered that segment one, “Upper CrustTM” appears with more frequency in the study site trade area than the national average, retailers who market to that segment may find the area attractive as a new location

The figure below shows the household segmentation profile for the United States.

Source: Claritas, Inc, PRIZM® NE, © 2008

U.S. Segmentation Profile

0

1

2

3

4

1 3 5 7 9 1 1 1 3 1 5 1 7 1 9 2 1 2 3 2 5 2 7 2 9 3 1 3 3 3 5 3 7 3 9 4 1 4 3 4 5 4 7 4 9 5 1 5 3 5 5 5 7 5 9 6 1 6 3 6 5

Household Segmentation Brief Descriptions 1 UPPER CRUSTTM – The nation’s most exclusive address, Upper CrustTM is the

wealthiest lifestyle in America—a haven for empty-nesting couples over 55 years old. No segment has a higher concentration of residents earning over $200,000 a year or possessing a postgraduate degree, and none has a more opulent standard of living.

2 BLUE BLOOD ESTATESTM – Blue Blood EstatesTM is a family portrait of suburban

wealth, a place of million-dollar homes and manicured lawns, high-end cars and exclusive private clubs. The nation’s second-wealthiest lifestyle, it is characterized by married couples with children, college degrees, a significant percentage of Asian Americans and six-figure incomes earned by business executives, managers and professionals.

3 MOVERS & SHAKERSTM – Movers & ShakersTM is home to America’s up-and-

coming business class: a wealthy suburban world of dual-income couples who are highly educated, typically between the ages of 35 and 54, often with children. Given its high percentage of executives and white-collar professionals, there is a decided business bent to this segment: Movers & ShakersTM rank number one for owning a small business and having a home office.

4 YOUNG DIGERATITM – Young DigeratiTM are the nation’s tech-savvy singles and

couples living in fashionable neighborhoods on the urban fringe. Affluent, highly educated and ethnically mixed, Young DigeratiTM communities are typically filled with trendy apartments and condos, fitness clubs and clothing boutiques, casual restaurants and all types of bars—from juice to coffee to microbrew.

5 COUNTRY SQUIRESTM – The wealthiest residents in exurban America live in

Country SquiresTM, an oasis for affluent Baby Boomers who have fled the city for the charms of small-town living. In their bucolic communities noted for their recently built homes on sprawling properties, the families of executives live in six-figure comfort. Country SquiresTM enjoy country club sports like golf, tennis and swimming as well as skiing, boating and biking.

6 WINNER’S CIRCLETM – Among the wealthy suburban lifestyles, Winner’s CircleTM

is the youngest, a collection of mostly 25- to 34-year-old couples with large families in new-money subdivisions. Surrounding their homes are the signs of upscale living: recreational parks, golf courses and upscale malls. With a median income of nearly $90,000, Winner’s CircleTM residents are big spenders who like to travel, ski, go out to eat, shop at clothing boutiques and take in a show.

Household Segmentation Brief Descriptions 7 MONEY & BRAINSTM – The residents of Money & BrainsTM seem to have it all:

high incomes, advanced degrees and sophisticated tastes to match their credentials. Many of these city dwellers—predominantly white with a high concentration of Asian Americans—are married couples with few children who live in fashionable homes on small, manicured lots.

8 EXECUTIVE SUITESTM – Executive SuitesTM consists of upper-middle-class singles

and couples typically living just beyond the nation’s beltways. Filled with significant numbers of Asian Americans and college graduates—both groups are represented at more than twice the national average—this segment is a haven for white-collar professionals drawn to comfortable homes and apartments within a manageable commute to downtown jobs, restaurants and entertainment.

9 BIG FISH, SMALL PONDTM – Older, upper-class, college-educated professionals,

the members of Big Fish, Small PondTM are often among the leading citizens of their small-town communities. These upscale, empty-nesting couples enjoy the trappings of success, belonging to country clubs, maintaining large investment portfolios and spending freely on computer technology.

10 SECOND CITY ELITETM – There’s money to be found in the nation’s smaller

cities, and you’re most likely to find it in Second City EliteTM. The residents of these satellite cities tend to be prosperous executives who decorate their $200,000 homes with multiple computers, large-screen TV sets and an impressive collection of wines. With more than half holding college degrees, Second City EliteTM residents enjoy cultural activities—from reading books to attending theater and dance productions.

11 GOD’S COUNTRYTM – When city dwellers and suburbanites began moving to the

country in the 1970’s, God’s CountryTM emerged as the most affluent of the nation’s exurban lifestyles. Today, wealthier communities exist in the hinterlands, but God’s CountryTM remains a haven for upper-income couples in spacious homes. Typically college-educated Baby Boomers, these Americans try to maintain a balanced lifestyle between high-power jobs and laid-back leisure.

12 BRITE LITES, LI’L CITYTM – Not all of the America’s chic sophisticates live in major

metros. Brite Lights, Li’l CityTM is a group of well-off, middle-aged couples settled in the nation’s satellite cities. Residents of these typical double income, no kids households have college educations, well-paying business and professional careers and swank homes filled with the latest technology.

Household Segmentation Brief Descriptions

13 UPWARD BOUNDTM – More than any other segment, Upward BoundTM appears to be the home of those legendary Soccer Moms and Dads. In these small satellite cities, upper-class families boast dual incomes, college degrees and new split-levels and colonials. Residents of Upward BoundTM tend to be kid-obsessed, with heavy purchases of computers, action figures, dolls, board games, bicycles and camping equipment.

14 NEW EMPTY NESTSTM – With their grown-up children recently out of the house,

New Empty NestsTM is composed of upscale older Americans who pursue active—and activist— lifestyles. Nearly three-quarters of residents are over 65 years old, but they show no interest in a rest-home retirement. This is the top-ranked segment for all-inclusive travel packages; the favorite destination is Italy.

15 POOLS & PATIOSTM – Formed during the postwar Baby Boom, Pools & PatiosTM

has evolved from a segment of young suburban families to one for mature, empty-nesting couples. In these stable neighborhoods graced with backyard pools and patios—the highest proportion of homes were built in the 1960’s—residents work as white-collar managers and professionals, and are now at the top of their careers.

16 BOHEMIAN MIXTM – A collection of young, mobile urbanites, Bohemian MixTM

represents the nation’s most liberal lifestyles. Its residents are a progressive mix of young singles and couples, students and professionals, Hispanics, Asians, African-Americans and whites. In their funky row houses and apartments, Bohemian MixersTM are the early adopters who are quick to check out the latest movie, nightclub, laptop and microbrew.

17 BELTWAY BOOMERSTM – The members of the postwar Baby Boom are all grown

up. Today, these Americans are in their forties and fifties, and one segment of this huge cohort—college-educated, upper-middle-class and home-owning—is found in Beltway BoomersTM. Like many of their peers who married late, these Boomers are still raising children in comfortable suburban subdivisions, and they’re pursuing kid-centered lifestyles.

18 KIDS & CUL-DE-SACSTM – Upscale, suburban, married couples with children is the

description of Kids & Cul-de-SacsTM, an enviable lifestyle of large families in recently built subdivisions. With a high rate of Hispanic and Asian Americans, this segment is a refuge for college-educated, white-collar professionals with administrative jobs and upper-middle-class incomes. Their nexus of education, affluence and children translates into large outlays for child-centered products and services.


19 HOME SWEET HOMETM – Widely scattered across the nation’s suburbs, the

residents of Home Sweet HomeTM tend to be upper-middle-class married couples living in mid-sized homes with few children. The adults in the segment, mostly between the ages of 25 and 54, have gone to college and hold professional and white-collar jobs. With their upscale incomes and small families, these folks have fashioned comfortable lifestyles, filling their homes with toys, TV sets and pets.

20 FAST-TRACK FAMILIESTM – With their upper-middle-class incomes, numerous

children and spacious homes, Fast-Track FamiliesTM are in their prime acquisition years. These middle-aged parents have the disposable income and educated sensibility to want the best for their children. They buy the latest technology with impunity: new computers, DVD players, home theater systems and video games. They take advantage of their rustic locales by camping, boating and fishing.

21 GRAY POWERTM – The steady rise of older, healthier Americans over the past

decade has produced one important by-product: middle-class, home-owning suburbanites who are aging in place rather than moving to retirement communities. A segment of older, mid-scale singles and couples who live in quiet comfort, Gray PowerTM reflects this trend.

22 YOUNG INFLUENTIALSTM – Once known as the home of the nation’s yuppies,

Young InfluentialsTM reflects the fading glow of acquisitive yuppiedom. Today, the segment is a common address for young, middle-class singles and couples who are more preoccupied with balancing work and leisure pursuits. Having recently left college dorms, they now live in apartment complexes surrounded by ball fields, health clubs and casual-dining restaurants.

23 GREENBELT SPORTSTM – A segment of middle-class exurban couples, Greenbelt

SportsTM is known for its active lifestyle. Most of these middle-aged residents are married, college-educated and own new homes; about a third have children. And few segments have higher rates for pursuing outdoor activities such as skiing, canoeing, backpacking, boating and mountain biking.

24 UP-AND-COMERSTM – Up-and-ComersTM is a stopover for young, mid-scale

singles before they marry, have families and establish more deskbound lifestyles. Found in second-tier cities, these mobile twenty-somethings include a disproportionate number of recent college graduates who are into athletic activities, the latest technology and nightlife entertainment.

Household Segmentation Brief Descriptions 25 COUNTRY CASUALSTM – There’s a laid-back atmosphere in Country CasualsTM, a

collection of middle-aged, upper-middle-class households that have started to empty-nest. Workers here—and most households boast two earners—have well-paying blue- or white-collar jobs, or own small businesses. Today these Baby-Boom couples have the disposable income to enjoy traveling, owning timeshares and going out to eat.

26 THE COSMOPOLITANSTM – Educated, mid-scale and multi-ethnic, The

CosmopolitansTM are urbane couples in America’s fast-growing cities. Concentrated in a handful of metros—such as Las Vegas, Miami and Albuquerque—these households feature older home-owners, empty-nesters and college graduates. A vibrant social scene surrounds their older homes and apartments, and residents love the nightlife and enjoy leisure-intensive lifestyles.

27 MIDDLEBURG MANAGERSTM – Middleburg ManagersTM arose when empty-

nesters settled in satellite communities which offered a lower cost of living and more relaxed pace. Today segment residents tend to be middle-class and over 55 years old with solid managerial jobs and comfortable retirements. In their older homes, they enjoy reading, playing musical instruments, indoor gardening and refinishing furniture.

28 TRADITIONAL TIMESTM – Traditional TimesTM is the kind of lifestyle where small-

town couples nearing retirement are beginning to enjoy their first empty-nest years. Typically in their fifties and sixties, these middle-class Americans pursue a kind of granola-and-grits lifestyle. On their coffee tables are magazines with titles ranging from Country Living and Country Home to Gourmet and Forbes. But they’re big travelers, especially in recreational vehicles and campers.

29 AMERICAN DREAMSTM – American DreamsTM is a living example of how

ethnically diverse the nation has become: more than half the residents are Hispanic, Asian or African-American. In these multilingual neighborhoods—one in ten residents speaks a language other than English—middle-aged immigrants and their children live in middle-class comfort.

30 SUBURBAN SPRAWLTM – Suburban SprawlTM is an unusual American lifestyle: a

collection of mid-scale, middle-aged singles and couples living in the heart of suburbia. Typically members of the Baby Boom generation, they hold decent jobs, own older homes and condos, and pursue conservative versions of the American Dream. Among their favorite activities are jogging on treadmills, playing trivia games and renting videos.

Household Segmentation Brief Descriptions 31 URBAN ACHIEVERSTM – Concentrated in the nation’s port cities, Urban

AchieversTM is often the first stop for up-and-coming immigrants from Asia, South America and Europe. These young singles and couples are typically college-educated and ethnically diverse: about a third are foreign-born, and even more speak a language other than English.

32 NEW HOMESTEADERSTM – Young, middle-class families seeking to escape

suburban sprawl find refuge in New HomesteadersTM, a collection of small rustic townships filled with new ranches and Cape Cods. With decent-paying jobs in white-collar and service industries, these dual-income couples have fashioned comfortable, child-centered lifestyles, their driveways filled with campers and powerboats, their family rooms with PlayStations and Game Boys.

33 BIG SKY FAMILIESTM – Scattered in placid towns across the American heartland,

Big Sky FamiliesTM is a segment of young rural families who have turned high school educations and blue-collar jobs into busy, middle-class lifestyles. Residents like to play baseball, basketball and volleyball in addition to going fishing, hunting and horseback riding. To entertain their sprawling families, they buy virtually every piece of sporting equipment on the market.

34 WHITE PICKET FENCESTM – Midpoint on the socioeconomic ladder, residents in

White Picket FencesTM look a lot like the stereotypical American household of a generation ago: young, middle-class, married with children. But the current version is characterized by modest homes and ethnic diversity—including a disproportionate number of Hispanics and African-Americans.

35 BOOMTOWN SINGLESTM – Affordable housing, abundant entry-level jobs and a

thriving singles scene— all have given rise to the Boomtown SinglesTM segment in fast-growing satellite cities. Young, single and working-class, these residents pursue active lifestyles amid sprawling apartment complexes, bars, convenience stores and laundromats.

36 BLUE-CHIP BLUESTM – Blue-Chip BluesTM is known as a comfortable lifestyle for

young, sprawling families with well-paying blue-collar jobs. Ethnically diverse—with a significant presence of Hispanics and African-Americans—the segment’s aging neighborhoods feature compact, modestly priced homes surrounded by commercial centers that cater to child-filled households.


37 MAYBERRY-VILLETM – Like the old Andy Griffith Show set in a quaint picturesque

berg, Mayberry-villeTM harks back to an old-fashioned way of life. In these small towns, middle-class couples and families like to fish and hunt during the day, and stay home and watch TV at night. With lucrative blue-collar jobs and moderately priced housing, residents use their discretionary cash to purchase boats, campers, motorcycles and pickup trucks.

38 SIMPLE PLEASURESTM – With more than two-thirds of its residents over 65 years

old, Simple PleasuresTM is mostly a retirement lifestyle: a neighborhood of lower-middle-class singles and couples living in modestly priced homes. Many are high school-educated seniors who held blue-collar jobs before their retirement, and a disproportionate number served in the military; no segment has more members of veterans clubs.

39 DOMESTIC DUOSTM – Domestic DuosTM represents a middle-class mix of mainly

over-55 singles and married couples living in older suburban homes. With their high-school educations and fixed incomes, segment residents maintain an easy-going lifestyle. Residents like to socialize by going bowling, seeing a play, meeting at the local fraternal order or going out to eat.

40 CLOSE-IN COUPLESTM – Close-In CouplesTM is a group of predominantly African-

American couples living in older homes in the urban neighborhoods of mid-sized metros. High school educated and empty nesting, these 55-year-old-plus residents typically live in older city neighborhoods, enjoying secure and comfortable retirements.

41 SUNSET CITY BLUESTM – Scattered throughout the older neighborhoods of small

cities, Sunset City BluesTM is a segment of lower-middle-class singles and couples who have retired or are getting close to retirement. These empty-nesters tend to own their homes but have modest educations and incomes. They maintain a low-key lifestyle filled with newspapers and television by day, and family-style restaurants at night.

42 RED, WHITE & BLUESTM – The residents of Red, White & BluesTM typically live in

exurban towns rapidly morphing into bedroom suburbs. Their streets feature new fast-food restaurants, and locals have recently celebrated the arrival of chains like Wal-Mart, Radio Shack and Payless Shoes. Middle-aged, high school educated and lower-middle class, these folks tend to have solid, blue-collar jobs in manufacturing, milling and construction.


43 HEARTLANDERSTM – America was once a land of small middle-class towns, which

can still be found today among HeartlandersTM. This widespread segment consists of middle-aged couples with working-class jobs living in sturdy, unpretentious homes. In these communities of small families and empty-nesting couples, Heartlanders pursue a rustic lifestyle where hunting and fishing remain prime leisure activities along with cooking, sewing, camping and boating.

44 NEW BEGINNINGSTM – Filled with young, single adults, New BeginningsTM is a

magnet for adults in transition. Many of its residents are twenty-something singles and couples just starting out on their career paths—or starting over after recent divorces or company transfers. Ethnically diverse—with nearly half its residents Hispanic, Asian or African-American—New Beginnings households tend to have the modest living standards typical of transient apartment dwellers.

45 BLUE HIGHWAYSTM – On maps, blue highways are often two-lane roads that

wind through remote stretches of the American landscape. Among lifestyles, Blue HighwaysTM is the standout for lower-middle-class couples and families who live in isolated towns and farmsteads. Here, Boomer men like to hunt and fish; the women enjoy sewing and crafts, and everyone looks forward to going out to a country music concert.

46 OLD GLORIESTM – Old GloriesTM are the nation’s downscale suburban retirees,

Americans aging in place in older apartment complexes. These racially mixed households often contain widows and widowers living on fixed incomes, and they tend to lead home-centered lifestyles. They’re among the nation’s most ardent television fans, watching game shows, soaps, talk shows and newsmagazines at high rates.

47 CITY STARTUPSTM – In City StartupsTM, young, multi-ethnic singles have settled in

neighborhoods filled with cheap apartments and a commercial base of cafés, bars, laundromats and clubs that cater to twenty-somethings. One of the youngest segments in America—with ten times as many college students as the national average—these neighborhoods feature low incomes and high concentrations of Hispanics and African-Americans.


48 YOUNG & RUSTICTM – Like the soap opera that inspired its nickname, Young &

RusticTM is composed of young, restless singles. Unlike the glitzy soap denizens, however, these folks tend to be lower income, high school-educated and live in tiny apartments in the nation’s exurban towns. With their service industry jobs and modest incomes, these folks still try to fashion fast-paced lifestyles centered on sports, cars and dating.

49 AMERICAN CLASSICSTM – They may be older, lower-middle class and retired, but

the residents of American ClassicsTM are still living the American Dream of home ownership. Few segments rank higher in their percentage of home owners, and that fact alone reflects a more comfortable lifestyle for these predominantly white singles and couples with deep ties to their neighborhoods.

50 KID COUNTRY, USATM – Widely scattered throughout the nation’s heartland, Kid

Country, USATM is a segment dominated by large families living in small towns. Predominantly white with an above-average concentration of Hispanics, these young working-class households include homeowners, renters and military personnel living in base housing; about 20 percent of residents own mobile homes.

51 SHOTGUNS & PICKUPSTM – The segment known as Shotguns & PickupsTM came

by its moniker honestly: it scores near the top of all lifestyles for owning hunting rifles and pickup trucks. These Americans tend to be young, working-class couples with large families—more than half have two or more kids—living in small homes and manufactured housing. Nearly a third of residents live in mobile homes, more than any other segment.

52 SUBURBAN PIONEERSTM – Suburban PioneersTM represents one of the nation’s

eclectic lifestyles, a mix of young singles, recently divorced and single parents who have moved into older, inner-ring suburbs. They live in aging homes and garden-style apartment buildings where the jobs are blue-collar and the money is tight. What unites these residents—a diverse mix of whites, Hispanics and African-Americans—is a working-class sensibility and an appreciation for their off-the-beaten-track neighborhoods.

53 MOBILITY BLUESTM – Young singles and single parents make their way to Mobility

BluesTM, a segment of working-class neighborhoods in America’s satellite cities. Racially mixed and under 25 years old, these transient Americans tend to have modest lifestyles due to their lower-income blue-collar jobs. Surveys show they excel in going to movies, playing basketball and shooting pool.


54 MULTI-CULTI MOSAICTM – An immigrant gateway community, Multi-Culti

MosaicTM is the urban home for a mixed populace of younger Hispanic, Asian and African-American singles and families. With nearly a quarter of the residents foreign born, this segment is a Mecca for first-generation Americans who are striving to improve their lower-middle-class status.

55 GOLDEN PONDSTM – Golden PondsTM is mostly a retirement lifestyle, dominated

by downscale singles and couples over 65 years old. Found in small bucolic towns around the country, these high school-educated seniors live in small apartments on less than $25,000 a year; one in five resides in a nursing home. For these elderly residents, daily life is often a succession of sedentary activities such as reading, watching TV, playing bingo and doing craft projects.

56 CROSSROADS VILLAGERSTM – With a population of middle-aged, blue-collar

couples and families, Crossroads VillagersTM is a classic rural lifestyle. Residents are high school-educated with lower-middle incomes and modest housing; one-quarter live in mobile homes. There’s an air of self-reliance in these households as Crossroads VillagersTM help put food on the table through fishing, gardening and hunting.

57 OLD MILLTOWNSTM – America’s once-thriving mining and manufacturing towns

have aged—as have the residents in Old MilltownsTM communities. Today, the majority of residents are retired singles and couples living on downscale incomes in pre-1960 homes and apartments. For leisure they enjoy gardening, sewing, socializing at veterans clubs or eating out at casual restaurants.

58 BACK COUNTRY FOLKSTM – Strewn among remote farm communities across

the nation, Back Country FolksTM are a long way away from economic paradise. The residents tend to be poor, over 55 years old and living in older, modest-sized homes and manufactured housing. Typically, life in this segment is a throwback to an earlier era when farming dominated the American landscape.

59 URBAN ELDERSTM – For Urban EldersTM—a segment located in the downtown

neighborhoods of such metros as New York, Chicago, Las Vegas and Miami—life is often an economic struggle. These communities have high concentrations of Hispanics and African-Americans and tend to be downscale, with singles living in older apartment rentals.


60 PARK BENCH SENIORSTM – Park Bench SeniorsTM are typically retired singles

living in the racially mixed neighborhoods of the nation’s satellite cities. With modest educations and incomes, these residents maintain low-key, sedentary lifestyles. Theirs is one of the top-ranked segments for TV viewing, especially daytime soaps and game shows.

61 CITY ROOTSTM – Found in urban neighborhoods, City RootsTM is a segment of lower-income retirees, typically living in older homes and duplexes they’ve owned for years. In these ethnically diverse neighborhoods—more than a third are African-American and Hispanic—residents are often widows and widowers living on fixed incomes and maintaining low-key lifestyles.

62 HOMETOWN RETIREDTM – With three-quarters of all residents over 65 years

old, Hometown RetiredTM is one of the oldest segments. These racially mixed seniors tend to live in aging homes—half were built before 1958—and typically get by on social security and modest pensions. Because most never made it beyond high school and spent their working lives at blue-collar jobs, their retirements are extremely modest.

63 FAMILY THRIFTSTM – The small-city cousins of inner-city districts, Family ThriftsTM contain young, ethnically diverse parents who have lots of children and work entry-level service jobs. In these apartment-filled neighborhoods, visitors find the streets jam-packed with babies and toddlers, tricycles and basketball hoops, Daewoos and Hyundais.

64 BEDROCK AMERICATM – Bedrock AmericaTM consists of young, economically challenged families in small, isolated towns located throughout the nation’s heartland. With modest educations, sprawling families and blue-collar jobs, many of these residents struggle to make ends meet. One quarter live in mobile homes. One in three has not finished high school. Rich in scenery, Bedrock AmericaTM is a haven for fishing, hunting, hiking and camping.

65 BIG CITY BLUESTM – With a population that’s half Latino, Big City BluesTM has the highest concentration of Hispanic Americans in the nation, but it’s also the multi-ethnic address for downscale Asian and African-American households occupying older inner-city apartments. Concentrated in a handful of major metros, these young singles and single-parent families face enormous challenges: low incomes, uncertain jobs and modest educations. More than 40% haven’t finished high school.

Household Segmentation Brief Descriptions 66 LOW-RISE LIVINGTM – The most economically challenged urban segment, Low-

Rise LivingTM is known as a transient world for young, ethnically diverse singles and single parents. Home values are low—about half the national average—and even then, less than a quarter of residents can afford to own real estate.

Buxton utilizes the Nielsen Claritas® PRIZM® segmentation system in this analysis. PRIZM® is a registered trademark of Nielsen Claritas. PRIZM segment names (Blue Blood EstatesTM, Big Sky FamiliesTM, Country SquiresTM, , etc.) are trademarks of Nielsen Claritas.

About Buxton® and CommunityID® CommunityID® was developed by Buxton. The process assesses the retail trade potential of any community and profiles its households based on lifestyle and purchase behavior. These profiles are used to determine which retailers, restauranteurs and other commercial enterprises would find success in these communities. Buxton is a leading market research company specializing in site selection for major retailers. This is accomplished by combining the most advanced technologies available in the field of market research with an extensive wealth of consumer data, including consumer lifestyle, purchase behavior and media preferences in addition to basic demographic data. Household data is merged with retail data to develop an accurate retail assessment for any type of retailer, anywhere in America. Their client list includes The Container Store, FedEx Office, California Pizza Kitchen, PETCO, Sally Beauty, HEB, Concentra, Interstate Batteries and more than 1,700 other retail, restaurant and service-oriented companies. Thomas J. Buxton, Chief Executive Officer and President, Buxton. Mr. Buxton founded the business after a career that spanned over two decades with the consumer electronics giant, Tandy Corporation. He rose through the Radio Shack retail organization and was Divisional Vice President responsible for the sales and operations of over 1,500 Radio Shack stores. Later, as Vice President of Real Estate, Design and Construction, he managed that aspect of the operations for all of Tandy’s retail concepts which included over 6,000 stores. Bill R. Shelton is a founding partner of CommunityID®. For more than 20 years, Bill worked for the Fort Worth Chamber of Commerce, serving 16 years as its president. He is a Certified Economic Developer and is past chair of the American Economic Development Council. A founding member of the Texas Economic Development Council, he has served as the organization’s president. Bill was honored with a lifetime membership to the International Economic Development Council. Bill’s professional service also includes serving as dean of the Basic Economic Development Course at Texas A&M University. Bill holds a bachelor’s degree in marketing from the University of Texas at Austin, and he completed post-graduate studies at Texas A&M University. Bob Bolen is a founding partner of CommunityID®. His extensive experience in both retail ownership and city government give him a unique insight into retail economic development. Bob served as Mayor of Fort Worth for nine years during a period of rapid expansion for the city. He has served as president of both the Texas Municipal League and the National League of Cities. In addition to his many civic contributions, as owner of Hallmark stores in North Texas, he was named Retailer of the Year.

Documents

RED LOBSTER RESTAURANT - EDsuiteclassic.edsuite.com/proposals/proposals_166/red_lobster_fi_57.pdf · 4002 NE Stallings Dr, Nacogdoches, TX Retail Snapshot Retail Trade Area & Site