Retail Management

Retail Market Analysis & Revitalization Strategies
Linden Boulevard
Queens, New York
Prepared For:
Cambria Heights Development Corporation (CHDC)
October 2009
Retail Market Analysis

Linden Boulevard
Queens, New York
Table of Contents Introduction ............................................................................................... 3 Executive Summary .................................................................................. 5 Study Area and Environs.......................................................................... 9 Cambria Heights Study Area........................................................... 10 Vacant Retail Space........................................................................ 13 Vacant Land .................................................................................... 13 Trade Area Demographics...................................................................... 15 Cambria Heights Resident Trade Area ........................................... 16 Resident Population ........................................................................ 16 Resident Income ............................................................................. 19 Area Employees .............................................................................. 19 Retail Expenditures and Potential ......................................................... 20 Trade Area Residents Retail Potential ............................................ 21 Area Employees .............................................................................. 22 Total Retail Potential ....................................................................... 22 Retail Competition................................................................................... 23 Major Competitive Influences .......................................................... 24 Local Competitive Influences .......................................................... 25 Market Share............................................................................................ 26 Development Capabilities....................................................................... 28 Conclusions and Recommendations .................................................... 29 The Role of the Cambria Heights Development Corporation (CHDC)........................................................................ 29 Recommended Work Tasks and Projects ....................................... 29 Improvement of Streetscape Elements ........................................... 30 Storefront/Faade/Pedestrian Lighting Improvement Program........................................................................................... 30 Appendix
Property Database by Taxlot Number Market Data Primary Trade Zone Secondary Trade Zone Total Trade Area Queens County
29 WEST 17TH STREET
NEW YORK, NY 10011

Linden Boulevard
Queens, New York
Introduction
The following was prepared for the Cambria Heights Development Corporation (CHDC) to assess the current and potential future retail market along Linden Boulevard in the Cambria Heights sections of Queens. More specifically, the study examines potential retail sites and identifies new commercial businesses which would best serve this local market and match the probable size of these storetypes with the available inventory of available spaces or developable parcels. The study also serves as an update to our previous analysis undertaken in 2005 and to an earlier report prepared in 2000. Where possible, comparisons will be noted. The work scope for this study included: An update of the inventory of existing retail space along Linden Boulevard from Cross Island Parkway to Francis Lewis Boulevard. This was accomplished in the Fall of 2009. A delineation of the existing resident trade area for the study area. An analysis of the demographic and income profile of the trade area, as well as an assessment of retail expenditures and retail potential within the trade area. An assessment of the prevailing retail competition. An identification of vacant parcels suitable for new development. An identification of prospective retailers and/or store types that could benefit from a Linden Boulevard location.
In any study of this nature, certain assumptions have been made. Where these pertain to specific items, they have been detailed in the appropriate portions of the text. There are, however, certain basic assumptions that underlie the accuracy of all forecasts. These include: All information by either governmental or private sources is deemed sufficiently accurate for the purposes utilized. The United States, New York City and the New York Metro area will not undergo a serious economic decline during the forecast period. All dollar figures presented are in terms of the 2009 value of the dollar, except where indicated to the contrary.
29 WEST 17TH STREET
NEW YORK, NY 10011

Linden Boulevard
Queens, New York
There are various terms used throughout this report that may not be familiar to the reader. They are defined as follows: Primary Trade Zone That area from which a retail district draws customers on a regular and continuing basis. It can represent as much as 50% - 60% of the shopping areas GAFO dollar volume, and a higher percentage of the convenience spending. Secondary Trade Zone Those areas from which a retail district draws customers on a regular, but less frequent basis GAFO is an acronym for comparison goods (items where comparing price and quality are paramount in the decision to purchase). These include General merchandise normally sold by department stores, Apparel and accessories, home Furnishings and appliances, and Other comparison goods sold by specialty stores. Food at Home This term refers to stores that typically sell food consumed at home. In this study, they include Supermarkets, Grocery and Produce stores and Bodega type delis that serve the surrounding neighborhood. They exclude takeout restaurants as this use was included in the Eating and Drinking category. Convenience Goods This term refers to the type of items that are typically purchased on the basis of convenience as opposed to price. They include items sold in Drug Stores, Hardware Stores, Liquor Stores, and Florists. Constant Dollars This term refers to the 2009 value of the dollar. No future inflationary pressures have been accounted for although an annual increase in future retail expenditures of 1% has been included to reflect real increases in income Square Feet the term square feet used in this report refers to gross area, unless classified as another type of space measurement. Inflow - The portion of the sales volume that is derived from residents outside the trade area or from visitors to the study area, such as commuter students.
29 WEST 17TH STREET
NEW YORK, NY 10011

Linden Boulevard
Queens, New York
Executive Summary
Study Area and Environs The Cambria Heights Study Area is represented by 21 blocks along Linden Boulevard, a major east-west thoroughfare within the Cambria Heights neighborhood. It is defined by the Cross Island Parkway to the east and Francis Lewis Boulevard to the west. The Cambria Heights Study Area has approximately 178,435 square feet of retail type space, and about 166,040 square feet of space occupied by either business, medical, educational, social service or religious service facilities. Although there are many interruptions of non-retail activity, the district consists of several concentrations of neighborhood-oriented stores providing a variety of goods and services. Pure retail space represents about 52% of the total space in the study area, excluding residential uses. The study area also has 4 vacant parcels total almost 37,525 square feet of lot area. Except for several free-standing brand-name stores, independent small stores are the prevailing prototype. The average store size was only about 1,750 square feet; considerably smaller than the 2,500 standard footprint found in community shopping centers. There are approximately 11 vacant storefronts in the study area totaling 12,395 square feet, or 6.9% of the total retail square footage. Many of the small store vacancies are in older buildings and will require extensive tenant work before a new user could occupy them.
Trade Area Demographics The total resident trade area extends west to Dunkirk Boulevard, east to Elmont Road (Nassau County), south to the intersection of Merrick Boulevard and 131st Avenue, north to Hollis Avenue and 104th Avenue. The total trade area has approximately 89,800 residents, with a Primary Zone of about 26,700 persons, and a larger Secondary Zone of approximately 63,100 residents. The vast majority (89%) of residents are Black, either AfroAmerican or Afro-Caribbean. The median household income of the total trade area is estimated to be $70,485. In the Primary Zone, median household income is estimated at $75,790, more affluent than the Secondary Zone, and significantly higher than the Queens County figure of $57,640.
29 WEST 17TH STREET
NEW YORK, NY 10011

Linden Boulevard
Queens, New York
Retail Potential Total resident retail potential is estimated to be $805 million, of which approximately 35% is derived from the Primary Zone. Total GAFO potential is estimated to be over $295.2 million, of which a similar percentage is derived from the small Primary Zone. Area employees will contribute an additional $3.2 million of retail potential to the trade area, thus the total retail potential from both market segments approximates $805 million in 2009, and should rise to over $854 million by 2014.
Retail Competition Retail competition for the Cambria Heights study area stems primarily from the 1.6 million square foot Green Acres Mall, located 2.5 miles west and south, just over the Nassau County border. In addition, there are several shopping centers (5 Towns, Fresh Meadows) and free-standing big-box retailers (Home Depot, Costco) that service the surrounding area with comparison-type goods. Although there are small retail concentrations on Hollis Avenue, Farmers Boulevard, Springfield Boulevard and Merrick Boulevard, these areas do not have anchor stores with significant drawing power. The lack of significant anchor stores and major GAFO merchants along Linden Boulevard, along with the Pathmark Shopping center on Springfield Boulevard, limits the Linden Boulevards market penetration and potential to become a regional shopping destination, and therefore its influence is locally-based.
Market Share & Future Capabilities Based on the inventory of retail space and expected productivity at current rent levels, we estimate that the merchants in the study area produce about $44.7 million in sales volume annually in the categories that potential was calculated. This is a capture rate of only 5.6% of the total retail potential. As the demographic data shows, the area is affluent and has sufficient retail potential to support for more than the current level of retail activity even at modest market shares. However, the areas physical constraints limit development and the possibility of attracting additional anchor GAFO retailers. Therefore, the best way to increase the retail sales volume in the study area is to increase the share of local spending by broadening the retail base. The re-merchandising of Linden Boulevard with more specialty retail, financial services and restaurants should assist in attracting a wider range of stores, especially small boutique specialty shops. The retail categories missing from the mix include banks and financial investment centers, camera/photographic supply, crafts/sewing supply, bookstore, hobby/toy/game, musical instruments, and
29 WEST 17TH STREET
NEW YORK, NY 10011

Linden Boulevard
Queens, New York
jewelry/gifts. Although many of these store types are represented by large specialty retailers (e.g., Barnes & Noble, Michaels), there is opportunity for small, independent retailers to serve the market. Moreover, the various educational uses could support a variety of retail stores directed toward children. Development Capabilities Linden Boulevard is physically incapable of accommodating the amount or type of retail space necessary to make it a regional destination or to significantly increase market share. Additionally, there is sufficient competition in the surrounding area from major malls and strip shopping centers to address this portion of the market. The R2 and R3-2 zoning districts do not encourage re-development of developed parcels into mixed-use residential and retail. The density allowed is no more than 0.5 FAR in a R3-2 district. There are two (2) city-owned sites within the study area sufficient in size for future development. However, they appear to be unavailable, as one parcel is being utilizing as a community garden and the other is a NYCDEP small parcel related to the areas water supply. The remaining 2 vacant parcels consist of Con Edison property that contains a transformer, and a privately-held storage yard just west of Springfield Boulevard that is under the same ownership of the office building at Nashville Boulevard. It is expected that this parcel will be utilized as accessory parking for the office tenants.
Recommendations Linden Boulevard should focus on its strength as a convenience-oriented, neighborhood, shopping destination. It should cater to its primary demographic segment, middle and upper-income African American and Caribbean Black families. Strengthening the existing retail and marketing the vacancies toward small, specialty type stores will assist in broadening the retail mix. CHDC can play a critical role in guiding community development; however, it must continue to strengthen and expand their relationships with merchants, property owners, and the larger community which will be the basis of support for various projects. We recognize the many efforts that CHDC has undertaken since our prior report in 2005, including the development of a website, a newsletter, a Shopping Guide, street banners, business seminars, a matching grant program for business improvements, and a shopper survey.
29 WEST 17TH STREET
NEW YORK, NY 10011

Linden Boulevard
Queens, New York
It is critical to maintain a high level of awareness of the CHDC through regular interaction with merchants, owners and the community at large, who are the primary customers of the Linden Boulevard stores.
Suggested Tasks Updating the Property and Tenant Database on a regular basis and creating an interactive property search and specific queries, such as, a listing of available spaces and contact information would allow for a matching of prospective retailers with property owners with available space. Additional website elements include transforming the Shopping Guide from a static graphic design to an interactive experience for the web-viewer. The goal is to link the updated database to the website presentations, so that information and news is always current. Additionally, more information relating to Transportation, Maps, Municipal Service Delivery Contact Information/Helpful Links for residents, brokers, property owners, merchants, and visitors would go a long way in establishing the CHDC to become a one-stop resource for many types of information serving many constituencies. The first step in the improvement of streetscape elements is to map what exists on Linden Boulevard, i.e., street trees, lighting and other utility poles, sidewalk ramps, parking meters, mailboxes etc. and to track their status and identify the proper agency responsible for the maintenance of these streetscape elements. With the assistance of the Community Board and the respective government agency, a plan of action for improvement can be addressed. The CHDCs development of a Storefront Improvement Program using the Pathmark Fund is a good starting point; however, attracting more funding (public and private) is needed in order to make this type of program successful. It is best if the CHDC could administer the program directly, rather than acting as a liaison to the funding source. The elements of this type of program (i.e. Participant Agreement, Project Architect, Contractor) provided in our prior report should be used by CHDC to ensure a successful, hand on program. Although the model block approach has a greater impact on the districts retail environment, the improvement of an individual storefront can spur interest of retailers and property owners to do the same.
29 WEST 17TH STREET
NEW YORK, NY 10011

Linden Boulevard
Queens, New York
Study Area and Environs

The Cambria Heights Study Area, encompassing approximately 21 blocks along Linden Boulevard from the Cross Island Parkway to Francis Lewis Boulevard, is the principle commercial corridor for the surrounding neighborhood of Cambria Heights. The boulevard maintains a diversity of mixed land-uses including residential homes, one story commercial and retail buildings, and numerous institutional and educational uses as well as many religious facilities. The development along Linden Boulevard is primarily low density, one or two story structures. Since our prior reports in January 2000 and in October 2005, Linden Boulevard has retained its overall neighborhood-oriented retail character, and in the past year has seen new residential, infill development on several sites facing Linden Boulevard, as well as the redevelopment of the Cambria Heights Public Library and a neighborhood senior center. At the western edge of the district, a former warehouse building is undergoing renovations for a new tenant. Overall, the retail development is primarily contained in small store space with the exception of a large supermarket, fast food chains, and free-standing, brand name drug stores. Unlike many neighborhood retail districts, Linden Boulevard is dominated by residential, educational, institutional and religious facilities which interrupt the retail continuum along Linden Boulevard, thereby reducing the impact and strength of the existing retail activity. Only about 40% of the total space in the Cambria Heights Study Area is occupied by retail uses, compared to 48% of the total space noted in our 2005 report. The surrounding residential area consists primarily of single-family homes and contributes to the semi-suburban open space character of the neighborhood. Cambria Heights is a historically strong, stable, African American neighborhood and has retained this characteristic despite the continuous immigrant resettlement patterns typical of other parts of Queens County. The Cambria Heights study area is linear in nature and contains varied development and retail characteristics. The map provided depicts the study areas boundaries and discussed below, is a description of the retail and land use characteristics.
29 WEST 17TH STREET
NEW YORK, NY 10011

Linden Boulevard
Queens, New York
Cambria Heights Study Area
29 WEST 17TH STREET
NEW YORK, NY 10011
10

Linden Boulevard
Queens, New York
Linden Boulevard: Cross Island Parkway to Francis Lewis Boulevard In total, the Cambria Heights Study Area contains approximately 178,439 square feet of retail space, of which 12,397 square feet is currently vacant (6.9%). The largest portion (31.8%) is occupied by personal service establishments, including hair salons, nail salons, dry cleaners, repair services and the like. This is followed by food at home and eating and drinking establishments, each which represent about 19.9% and 14.9% of the total retail space, respectively. GAFO goods retailers occupy 12.0% of the retail inventory. The current retail mix, that is the proportion of various store types, is virtually the same when compared to our inventory conducted in 2005; however the number of retail spaces has increased due to the removal of large warehouse building at the intersection of Linden Boulevard and Nashville Boulevard from the vacant retail space category, the inclusion of several side street businesses, and the new reconfiguration of the blockfront on the north side of Linden Boulevard, between 224th and 225th Streets. The transformation of the western part of the block front from one religious use to six small retail units provides for more retail opportunities which, in time, will strengthen the retail district overall. The composition of the retail mix indicates that Linden Boulevard remains essentially a neighborhood convenience destination serving the local residential community. It lacks both the concentration of retail stores and the GAFO merchandising mix that would make it a regional retail destination. In effect, the retail activity within the Cambria Heights study area represents less than half the total space within the district. Along side the retail uses along Linden Boulevard are many non-retail uses: (1) approximately 52,182 square feet is occupied by commercial, non-retail establishments, such as medical offices, financial, insurance and real estate companies and auto-related establishments; (2) about 114,035 square feet of space occupied by either educational, social service, governmental or religious organizations; (3) wholly residential uses fronting Linden Boulevard total about 71,485 square feet. In many instances, the commercial retail uses are clustered together within a block-front. However, the existing retail continuum is often interrupted with block-fronts of purely residential uses or by educational or religious facilities that occupy storefront spaces. The nodes of activity within the study area include: US Post office at 230th Street, Rite Aid drug store at 223rd Street, Cambria Heights Public Library, Farmbria Supermarket at 219th Street, and CVS at the western edge of the area.
29 WEST 17TH STREET
NEW YORK, NY 10011
11

Linden Boulevard
Queens, New York
Cambria Heights Study Area Retail & Land Uses By Type Fall 2009
Category
Food at Home Drug & Convenience GAFO Eating and Drinking Personal Services Total Occupied Retail Space Vacant Retail Spaces Total Retail Space FIRE *, Other Business, Medical, & Auto-Related Uses Educational/Social/Religious Use Residential Uses Vacant Land
* Finance, Insurance, Real Estate Source: Robert Pauls, LLC
# of Estab.
14 5 13 19 42 93 11 104 38 30 41 4
Total Sq.Ft
35,421 25,892 21,409 26,628 56,692 166,042 12,397 178,439 52,182 114,035 71,485 37,522
% of Total Retail Space

19.9% 14.5% 12.0% 14.9% 31.8% 93.1% 6.9% 100.0%
29 WEST 17TH STREET
NEW YORK, NY 10011
12

Linden Boulevard
Queens, New York
Vacant Retail Space As noted above, the retail inventory also revealed approximately 12,397 square feet of vacant retail space, which accounts for 6.9% of the retail inventory. Adjusting for the large warehouse at Linden Boulevard and Nashville Boulevard that will soon be occupied by HIP, the vacancy rate is higher compared to our earlier report which indicated a 4.6% vacancy rate. For the most part, the vacant space is primarily small storefront spaces. When compared with our 2005 report, there were 7 vacancies (not including the warehouse bldg.), of which 5 have been occupied with mostly personal service establishments; two units remain vacant. Of the 11 vacant units that currently exist, the majority of tenants that vacated were personal services type stores. In sum, the change within the Linden Boulevard shopping district has not been dramatic. It should be noted that in addition to vacant stores and non-retail uses fronting Linden Boulevard creating a diminished sense of vitality and activity, field visits to the area also confirmed that many stores had limited hours of operation, particularly in on a weekday during the morning hours. Vacant Land The Cambria Heights study area has a total of 4 vacant parcels covering 37,595 square feet of lot area. There are no new vacant parcels since of earlier report. Exhibit 1 identifies these parcels. Of this total, 2 parcels are City-owned (NYC Parks/Trust for Public Land & NYCDEP), 1 parcel is held by Con Edison, and the remaining parcel is privately-held. The two City-owned parcels are not considered available for development. First, there is the NYCDEP site which is partially improved with a small structure that appears to relate to the neighborhoods water supply, and second, the NYC Parks/Trust for Public Land site is currently being used as a community garden. The Con Edison site is partially improved with a utility structure that serves the area. Lastly, the privately held site (Block 12637, Lot 93) just west of Springfield Boulevard is under the same ownership as the adjacent warehouse (Block 12636, Lot 10) that is currently undergoing renovation at the corner of Nashville Street. The privately held vacant parcel totals 10,200 square feet and the 17,900 square foot warehouse is zoned C8-1 which only allows a broad range of commercial development.
29 WEST 17TH STREET
NEW YORK, NY 10011
13

Linden Boulevard
Queens, New York
Exhibit 1
Cambria Heights Study Area List of Vacant Parcels

Block
11327 11328 12744
Lot
1 1 60
St nbr
St Name
LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD NASHVILLE BOULEVARD
Use
Vacant Land with Community Garden. Vacant Land with Water Structure on site. Vacant Land with Utility Structure Vacant Land/ Accessory Yard to Renovated Office Bldg at Block 12636 Lot 10 same ownership.
Owner
NYC PARKS & REC NYC DEP CON EDISON 206-20 LINDEN LLC
Lot Sf Zoning*
9,600 7,520 10,275 R3-2 R2 R2
227-16
12637
93
10,200
C8-1
* All parcels, except for those zoned C8-1, are situated within a residential zoning designation with a commercial overlay component. The recently approved Cambria Heights Rezoning changed the residential designations for about 200 blocks in the neighborhood and did not impact the C1-2 and C2-2 commercial overlay guidelines.
29 WEST 17TH STREET
NEW YORK, NY 10011
14

Linden Boulevard
Queens, New York
Trade Area Demographics

The Cambria Heights study area serves two types of markets: resident population and area employees. Each of these market segments not only spends money on different types of goods and services, but each impacts the Cambria Heights study area differently. The trade area is limited by the competition created by several peripheral-shopping areas, physical barriers, such as highways and the size of the retail draw created by study area retail inventory. The trade area residents supply the greatest support for area merchants, but other market segments, such as area employees also contribute spending dollars in the area. Based on conversations with area merchants, we have maintained the trade area boundaries reflected in our 2005 report. However, due to the polygon-shape of the trade zones, not conforming to any governmental standard such as zip code nor census tract, the trade area boundaries are not an exact replica, and therefore, data comparisons are limited, although the profile of certain datasets can provide useful insights
Resident Market
The retail mix of the study area and the nearby competition has remained relatively stable over the years, and therefore has not impacted or changed the shape of the residential trade area which is relatively compact. The total resident trade area (that geographical area from which the bulk of the retail business is drawn) extends west to Dunkirk Street and Merrick Boulevard, east to Elmont Road (Nassau County), south to the intersection of Springfield Boulevard and 133th Avenue, north to Hollis Avenue and 100th Avenue. A Primary and Secondary Zone within the resident trade area have been delineated for the Cambria Heights study area based on access, retail characteristics of the study area and distribution of nearby competitive facilities. The Primary Zone is the nearby surrounding area of Linden Boulevard and is bounded by 120th Avenue to the south, the Cross Island Parkway to the east, 114th Avenue to the north, and 198th Street to the west. The Secondary Zone is represented by the balance of the overall resident trade area detailed above. A map of the resident trade area and its primary and secondary zones is presented.
29 WEST 17TH STREET
NEW YORK, NY 10011
15

Linden Boulevard
Queens, New York
Cambria Heights Resident Trade Area
Resident Population Exhibit 2 highlights the demographic profile of the trade area residents. The Primary Zone has almost 26,700 persons, and the larger Secondary Zone has 63,100 residents. The resident population of the total trade area is about 89% Black, 7.7% identifying themselves as Asian, Pacific Islander, or Other race, 3.5% of the population is estimated to be White. Persons of Hispanic origin represent 5.0% of the population. The Secondary Zone is more diverse than the Primary Zone, having a slightly greater number of Caucasian and Asian/Pacific Islander/Other residents, 3.8% and 8.5%, respectively. Compared to the data in our 2005 report, the total trade area has become more racially diverse. The resident population is expected to increase in both the Primary and Secondary trade zones, rising to 26,900 and 63,755 respectively, by 2014. This figure may slightly underestimate the actual population growth as Queens neighborhoods with new immigrant populations often having more than one household per dwelling unit. These additional individuals or families are not easily counted in the Census or related demographic tabulations. Nonetheless, irrespective of the type and source of growth, it is not expected to drastically alter the racial composition of the study area.
29 WEST 17TH STREET
NEW YORK, NY 10011
16

Linden Boulevard
Queens, New York
The total trade areas average household size is 3.28 persons per household. This is significantly higher that the Queens County average of2.85. The median age of trade area residents is fairly typical of residents of Queens County. The median age of residents is estimated to be 38.0 years in the trade area, and 37 years old in Queens County. There is very little age difference among residents of the primary and secondary zone. Exhibit 2 summarizes the demographic data for the trade area and for Queens County. More detailed demographic information is provided in the Appendix.
29 WEST 17TH STREET
NEW YORK, NY 10011
17

Linden Boulevard
Queens, New York
Exhibit 2
Cambria Heights Resident Trade Area Demographic Profile

Primary Zone Population 2000 2009 Households 2000 2009 Average Household Size 2000 2009 Racial Profile 2009 Total Population White Black Asian/Pacific Islander/Other Hispanic Origin Household Income-2009 Household Base % Under $15,000 % $15,000 - $24,999 % $25,000 - $49,999 % $50,000 - $74,999 % $75,000 - $99,999 % $100,000 -$199,999 % $200,000 + Per Capita Income 2009 Median Household Income 2009
Source: ESRI, Inc
Secondary Total Trade Zone Area 62,046 63,112 88,555 89,803
Queens County 2,229,379 2,285,503
26,509 26,691
8,146 8,180
18,883 19,118
27,029 27,298
782,664 791,513
3.25 3.26
3.28 3.30
3.27 3.28
2.81 2.85
26,691 2.7% 91.4% 5.9% 4.0%
63,112 3.8% 87.7% 8.5% 5.4%
89,803 3.5% 88.8% 7.7% 5.0%
2,285,503 39.8% 19.7% 40.5% 7.0%
8,177 5.9% 5.0% 16.4% 21.8% 18.0% 28.0% 4.9% $28,232 $75,789
19,119 8.5% 6.3% 19.2% 21.4% 17.7% 23.4% 3.5% $24,767 $68,207
27,067 7.8% 5.8% 18.4% 21.5% 17.8% 24.8% 3.9% $25,809 $70,483
791,491 12.1% 8.6% 22.6% 21.8% 16.2% 15.9% 2.8% $24,384 $57,639
29 WEST 17TH STREET
NEW YORK, NY 10011
18

Linden Boulevard
Queens, New York
Resident Income The trade area contains residents of varying income levels and has a large and stable middle and upper-middle class. As shown in Exhibit 2, an estimated 68.0% of the households have annual incomes exceeding $50,000. These high-income households are a far greater percentage of the population than in Queens County, where only 56.7% of the households exceed the $50,000 income level. The Primary Zone and Secondary Zone contains nearly the same percentage of moderateincome households; about 72% and 66% of the households earn over $50,000 annually respectively. The Primary Zone has slightly higher percentage of affluent residents, those with households earning over $75,000 annually (51% within the Primary Zone compared to 45% in the Secondary Zone). The median household income and per capita income for trade area residents is estimated to be $70,485 and $25,800, respectively. This is markedly higher than the Queens County average of $57,640, and $24,385 respectively. The difference between the Primary and Secondary trade zones is negligible. The higher income levels found in the trade area are correlated to the greater incidence of home ownership. Almost 70% of the trade areas housing units are owner-occupied, according to estimates made by ESRI Business Solutions Inc. In Queens County, owneroccupied housing units only accounted for 41% of the housing units. Area Employees The demographics of the trade area are also influenced by employees associated with the numerous businesses in the surrounding area. This non-resident population must be accounted for separately, as it is excluded from demographic forecasts that are extrapolated from US Census data. Using employment data at the zip code level, the smallest geographic breakdown for which this information is readily tabulated, the New York State Department of Labor reports that for the 1st Quarter 2009, there are about 1,330 private sector employees within the zip codes (Zip Code 11411) that encompasses the trade area. Private sector employment has increased compared to our in our earlier report in 2005 where the total private sector employment totaled about 640 employees. The largest increase occurred within the Healthcare and other services sector. It is important to note that this figure does not include government employees associated with area facilities since the government sector employees figure represents those at the headquarters location which is often a Manhattan location. Therefore, the areas government employees, if included, would add to the retail potential generated by the employee sector.
29 WEST 17TH STREET
NEW YORK, NY 10011
19

Linden Boulevard
Queens, New York
Retail Expenditures and Potential

Based on the US Department of Commerces Consumer Expenditure Survey and the elasticity of spending at various income levels, we have determined per capita spending patterns for area residents for a variety of retail categories. Using an International Council of Shopping Centers (ICSC) study of employee spending, retail expenditures for area employees was estimated. The per capita expenditures for both market segments were increased 1% annually to reflect real increases in income. Typically, only GAFO expenditures and potential are calculated for the Secondary Zone residents, as those residents do not typically travel large distances for food and conveniencetype goods and services. The contribution to the study area volume for these convenience categories from the Secondary Zone residents is usually included as part of the inflow. However, due to the compactness of the trade area, we have included the convenience categories from the Secondary Zone. Additionally, in calculating the retail potential we have excluded Food at Home spending by area employees, as most of this type of shopping is done near their place of residence. The per capita expenditures in the applicable major retail categories for each trade area segment are presented on Exhibit 3. Exhibit 3 Cambria Heights Trade Area Per Capita Expenditures by Retail Category 2009
Primary Zone Residents GAFO Convenience & Services Food at Home Eating & Drinking Secondary Zone Residents GAFO Convenience & Services Food at Home Eating & Drinking Area Employees GAFO Convenience & Services Eating & Drinking
Source: Robert B. Pauls, LLC; ESRI, Inc
2014
$3,768 $950 $4,006 $1,543
2019
$3,961 $998 $4,210 $1,622
$3,585 $903 $3,811 $1,468
$3,145 $793 $3,344 $1,288
$3,306 $833 $3,514 $1,354
$3,474 $875 $3,693 $1,423
$779 $519 $1,131
$819 $546 $1,188
$860 $574 $1,249
29 WEST 17TH STREET
NEW YORK, NY 10011
20

Linden Boulevard
Queens, New York
Trade Area Residents Retail Potential When the per capita expenditures are multiplied by the trade area population, the resulting product is the retail potential. Total resident retail potential is estimated to be $801 million, of which approximately 33% is derived from the Primary Zone. Total GAFO potential is estimated to be over $294.2 million, of which 32.5% is derived from the small, but nearby Primary Zone. The trade area resident retail potential in each retail category by trade area zone is presented on Exhibit 4. Exhibit 4
Cambria Heights Trade Area Resident Retail Potential in ($ 000s)

2009
Primary Zone GAFO Convenience & Services Food at Home Eating & Drinking Secondary Zone GAFO Convenience & Services Food at Home Eating & Drinking Total Trade Area GAFO Convenience & Services Food at Home Eating & Drinking Total Resident Retail Potential
Source: Robert B. Pauls, LLC; ERSI, Inc
2014
$101,557 $25,589 $107,955 $41,583
2019
$107,728 $27,144 $114,514 $44,109
$95,732 $24,121 $101,762 $39,197
$198,522 $50,021 $211,028 $81,285
$210,633 $53,073 $223,901 $86,243
$223,462 $56,305 $237,538 $91,496
$294,254 $74,143 $312,790 $120,482 $801,669
$312,190 $78,662 $331,855 $127,826 $850,533
$331,190 $83,449 $352,052 $135,605 $902,296
29 WEST 17TH STREET
NEW YORK, NY 10011
21

Linden Boulevard
Queens, New York
Area Employees Area employees have a relatively small impact on the areas retail potential contributing an additional $3.2 million dollars of retail potential to the trade area. Nearly half of the employees spending is in eating and drinking establishments, and approximately one third of the spending is on GAFO goods. The retail potential derived from area employees is expected to grow 1% annually over the next five years due to real income growth. Thus, it will reach $3.5 million in 2014 and almost $4.0 million in 2019. Total Retail Potential The total retail potential is the sum of the various market segments detailed below. It approximates $805 million dollars in 2009, and should rise to over $854 million by 2014. This is presented by spending categories in Exhibit 5. It is important to note however, that this potential is available to all merchants, both within and beyond the trade area borders, including those in a number of competitive retail concentrations surrounding the Cambria Heights study area. Exhibit 5
Total Retail Potential All Market Segments in ($000s)

2009
GAFO Convenience & Services Food at Home Eating & Drinking Total Retail Potential ($000s)
2014
$313,340 $79,429 $331,855 $129,496 $854,120
2019
$332,471 $84,304 $352,052 $137,466 $906,294
$295,290 $74,833 $312,790 $121,986 $804,900
29 WEST 17TH STREET
NEW YORK, NY 10011
22

Linden Boulevard
Queens, New York
Retail Competition
Linden Boulevard faces competition from several retail concentrations and shopping centers outside the study area. The competition impacting Linden Boulevard from the north, east and south, along with physical barriers such as the VA Hospital to the west, and a lack of significant retail concentration and national store brands, limits the areas market penetration. The competition, combined with the Cambria Heights study areas limited ability to expand, conspire to limit the growth of this retail area, thereby casting it as a local, neighborhood shopping destination. A few of the nearby competitive retail concentrations affecting Linden Boulevard are presented in the map and in Exhibit 6 below. Exhibit 6
Major Competitive Retail Facilities

Map Key 1 Name Green Acres Mall Bay Harbour Mall and surroundings 5 Towns Shopping Ctr Pathmark Plaza Home Depot Plaza Franklin Square CBD and outskirts Downtown Jamaica Location Sunrise Highway Valley Stream Peninsula Blvd & Rockaway Blvd Cedarhurst Rockaway Blvd Springfield Boulevard & Merrick Blvd. Springfield Gardens Hempstead Turnpike Elmont Hempstead Turnpike Franklin Square Jamaica Ave & 164th St. Jamaica Size (SF) Major Tenants Macys, Sears, JC Penney, Old Navy Walmart & 200 specialty stores. BJs Warehouse, Target Burlington Coats, Marshalls, Bed Bath Beyond, Costco, Duane Reade, Office Max K-Mart, Old Navy, TJ Maxx, Conway, Michaels, Modells Pathmark, Payless Shoes, Radio Shack, Rainbow Shops Home Depot, Office Max, Marshalls Eckerds, Party City, Duane Reade, Petland, Payless Shoes, Sleepys Jamaica Center, Gertz Mall grnd flr., 300 +small stores, Old Navy, Conway, 15 Screen Multiplex Kohls, Filenes, Dress Barn, Childrens Place, CVS, Cinema Macys, Toys R Us Home Depot
1.6 million
2 3 4 5 6
295,000 + 450,000 97,000 250,000 N/A
N/A
8 9 10
Fresh 188th St & LIE Meadows Mall Fresh Meadows Douglaston Home Depot LIE & Douglaston Pkwy. Merrick Blvd. & 180th St
230,000+ N/A 135,000
Source: Robert B. Pauls, LLC
29 WEST 17TH STREET
NEW YORK, NY 10011
23

Linden Boulevard
Queens, New York
Major Retail Competition
Major Competitive Influences The primary competition for GAFO type merchandise is from the Green Acres Mall in Valley Stream, Long Island. Located approximately 2.5 miles south east of study area, this 1.6 million square foot mall is a common destination for area shoppers. The mall, which is anchored by Macys, Sears, and JC Penney, contains over 200 stores, a food court and a freestanding Target. There is also a Walmart, Home Depot and Petland located across two parking lots on the south side of the mall. Green Acres Mall has numerous out-parcels, including restaurants, movie theaters and two smaller adjacent shopping centers with Toys R Us, Jennifer Convertibles and Seamans Furniture. South of the study area there are two additional shopping centers on Rockaway Boulevard in and around the vicinity of Peninsula Boulevard. Both the 495,000 square foot Five Town Shopping Mall and the 295,000 square foot Bay Harbour Shopping Mall have an off-price tenant mix, featuring Burlington Coat Factory, TJ Maxx, Marshalls, Modells and others. In addition, there is a large freestanding Costco on Rockaway Boulevard between the two shopping centers. A Home Depot is also nearby to the south at Merrick Road and 180th Street.
29 WEST 17TH STREET NEW YORK, NY 10011
24

Linden Boulevard
Queens, New York
Located just over the Nassau County line in Elmont, there is a 250,000 square foot outdoor shopping center, anchored by Home Depot, Office Max, and Marshalls. Just east on Hempstead Turnpike near the central business district of Franklin Square, there is a concentration of retailers in small shopping plazas, including, Duane Reade, Eckerd Drug, Party City, Payless Shoes, and Sleepys Mattress. These shopping centers and surrounding freestanding stores compete with retailers in the eastern part of study area. Although somewhat far away, they benefit from easy access, parking and more dense commercial development. North and west of the study area is Downtown Jamaica, Fresh Meadows shopping center anchored by Kohls and Filenes and Douglastons Macys and Toys R Us. Jamaica is an older retail area containing over 300 stores of various sizes. As a major transportation hub, Jamaica and its retail stores benefit from the large number of commuters that pass through the area to take the subway or LIRR. Unlike the study area, it maintains the critical mass of commercial establishments to make it an active retail district. Local Competitive Influences Despite the strong demographic figures found in the trade area, there is a limited amount of retail competition to Linden Boulevard from similar surrounding retail concentrations on parallel avenues. Portions of Hollis Avenue, only seven blocks north, have convenience retail stores that serve the same residential areas. Likewise, the retail and commercial establishments on Linden Boulevard east of the study area, on Hempstead Turnpike, and on northern portions of Farmers Boulevard also draw customers from the residential area serviced by Linden Boulevard merchants. However, these small retail nodes do not amount to a significant retail concentration. They primarily impact Linden Boulevard retail businesses in so far as they disperse the density of commercial activity, making Linden Boulevard a less prominent retail location. The greatest competition facing Linden Boulevard merchants is the Pathmark Plaza shopping center at the intersection of Merrick and Springfield Boulevards. The 97,000 square foot project is anchored by Pathmark and contains a Radio Shack, Rockaway Bedding and Payless Shoes, and Rainbow Shops. The shopping center, with ample free parking and national brand-name tenants is an easy and convenient alternative for Cambria Heights and St. Albans residents, which further emphasizes the Cambria Heights study areas position as a local and neighborhood-oriented retail district.
29 WEST 17TH STREET
NEW YORK, NY 10011
25

Linden Boulevard
Queens, New York
Market Share
Based on the inventory of retail space and expected productivity at current rent levels, we estimate the merchants in the study area produce about $44.7 million of sales volume annually in the four categories that potential was calculated. As illustrated in Exhibit 7, we estimate that the study area captures 5.6% of the total retail potential from all trade area market segments. Exhibit 7
Cambria Heights Trade Area Market Share

Estimated Retail Volume
GAFO Drug, Convenience & Services Food at Home Eating & Drinking Total
Total Retail Potential ($000s)

$ 295,290 $74,833 $312,790 $121,986 $ 804,900
Market Share
1.8% 24.8% 4.5% 5.5% 5.6%
$5,352,250 $18,581,400 $14,168,400 $6,657,000 $44,759,050
As the demographic data shows, the area is affluent and has sufficient retail potential to support the current level of retail activity and much more, at moderate market shares. Linden Boulevards lack of significant market penetration is a function of the size and strength of the study areas retailers and the strong competition posed by surrounding retail areas. The lack of major GAFO stores and the lack of quality retail space to attract them limits the areas consumer draw. The market share for each retail segment varies significantly. Presently, area merchants capture more than half the dollars spent on convenience goods and personal services, items typically purchased near home. This is indicative of the neighborhood-type convenience store mix found in the study area. There is additional opportunity to capture a greater share of this segment as many Linden Boulevard merchants cater to the surrounding residential community. In contrast, Linden Boulevard captures a very small share of the GAFO dollars. This is primarily due to the lack of GAFO-type merchants on Linden Boulevard. While this appears to be an opportunity to address an untapped market, the majority of these goods are purchased at regional shopping malls or large retailers located in shopping centers. Linden Boulevard does not have the physical space to attract these retailers and thus is ill equipped to effectively compete for these retail dollars.
29 WEST 17TH STREET
NEW YORK, NY 10011
26

Linden Boulevard
Queens, New York
The area also captures a small percentage of the food at home and eating and drinking expenditures. Part of the out-flowing Food at Home expenditures is being captured by the Pathmark supermarket to the south. However, there is untapped potential that could be directed to Linden Boulevard. As a neighborhood destination, retailers in this market segment may address merchandising issues and store appearance to attract a greater percentage of local dollars. The eating and drinking category also provides opportunity. There is clearly an opportunity to develop new dining venues and cafes. These types of establishments cater not only to the local residents, but have the ability to attract consumers from outlying areas. Because restaurants, bars and cafes are unique and individualized, they contribute to the areas unique identity. A restaurants reputation often allows it to draw from a larger trade area, as consumers are willing to travel for superior dining establishments.
29 WEST 17TH STREET
NEW YORK, NY 10011
27

Linden Boulevard
Queens, New York
Development Capabilities
There are two primary ways to grow retail volume within a retail area: 1) create a greater draw through the development of additional destination retail space, which increases the size of the trade area or, 2) increase the share of the existing retail potential the study area captures. The sporadic retail continuum along portions of Linden Boulevard allows for the possibility of additional retail development. However, Linden Boulevard is physically incapable of accommodating the amount or type of retail space necessary to make it a regional destination. Additionally, there is sufficient competition in the surrounding area from major malls and strip shopping centers to address this portion of the market. The Cambria Heights study area has a total of 4 vacant parcels covering 37,597 square feet of lot area (See Exhibit 1). These parcels do not appear readily available for development. The City-owned parcels contain either a utility structures or community garden plantings. The Con Edison site also contains a utility structure. Lastly, the open yard at Nashville Boulevard, just west of Springfield Boulevard is under the same ownership as the adjacent warehouse which is undergoing renovation for a new tenant. It is expected that the prospective tenant would utilized this parcel for parking or other permitted uses under the current C8-1 zoning designation. Broadening the Retail Mix In order to gain a significant share of the untapped potential, it would require adding significant amounts of retail space and broadening the spectrum of merchandise offered. This may be difficult to achieve, as the Cambria Heights study area has formidable competition, nearby along Linden Boulevard and at various locations in the surrounding area. However, there is sufficient additional potential from growth in the area to both fill the existing vacancies, and if possible, create additional space. The success of strengthening the Cambria Heights study area mostly likely will be reflected in the broadening of the existing retail mix. The re-merchandising of Linden Boulevard with more specialty retail and restaurants should assist in attracting a wider range of stores, especially small boutique specialty shops. For example, there are several categories of retail missing from the mix, such as, banks and financial investment centers, camera/photographic supply, crafts/sewing supply, bookstore, hobby/toy/game, musical instruments, and jewelry/gifts. Although many of these store types are represented by large specialty retailers (e.g., Barnes & Noble, Michaels), there is opportunity for small, independent retailers to serve the market. Moreover, the various educational uses could support a variety of retail stores directed toward children.
29 WEST 17TH STREET
NEW YORK, NY 10011
28

Linden Boulevard
Queens, New York
Conclusions and Recommendations

The retail market analysis presented above has detailed the existing conditions of the Cambria Heights study area and has identified its assets and challenges as a retail district providing goods and services to area residents, employees and visitors. It is clear that Linden Boulevard does not have the capacity to be developed into a major shopping destination, with large regional or national retailers. Instead, Linden Boulevard should focus on its strength as a convenience-oriented, neighborhood, shopping destination. We came to conclusion in our earlier report and still believe that the districts viability will depend on how well it functions as a neighborhood retail corridor. For example, it should cater to its primary demographic segment, middle and upper-income, African American and Caribbean Black families, with a mix of specialty, small store tenants. More specifically, tenancy of vacant storefronts could include art stores, specialty food stores, ethnocentric bookstores, music stores, restaurants, and the like. Additionally, proximity to John F. Kennedy International Airport, and the large number of import and export companies seeking to establish a presence near the airport, is also conducive to this niche retail strategy. Companies involved in commercial trade with the Caribbean or African markets may be viable potential tenants for the vacant retail and commercial space in the study area. Overall, the goal is to strengthen the existing retail and to undertake revitalization efforts that create an attractive neighborhood retail district The Role of the Cambria Heights Development Corporation (CHDC) Since our earlier report, the CHDC has undertaken many of the suggested tasks we recommended in order to play a more active role in developing its organization and fostering cooperation among merchants, property owners, government officials and others to work towards creating a unique and thriving retail district along Linden Boulevard. The development of a website, a newsletter, a Shopping Guide, street banners, business seminars, a matching grant program for storefront improvements, and a shopper survey were significant first steps that now must be maintained and expanded on. It is critical to maintain a high level of awareness of the CHDC through regular interaction with merchants, owners and the community at large, who are the primary customers of the Linden Boulevard stores. Recommended Work Tasks and Projects The following remarks represent important issues identified in our earlier report and reflect recent comments from Linden Boulevard merchants. The Property and Tenant Database for the district should be updated regularly. This information is the source for regular communication with the constituents of the CHDC and the real estate development community who can be served by matching prospective retailers with property owners with available space. At present, in many instances, vacant storefronts lack a For Rent or
29 WEST 17TH STREET
NEW YORK, NY 10011
29

Linden Boulevard
Queens, New York
Coming Soon sign. The CHDC website would benefit from an interactive property search and specific queries, such as, a listing of available spaces and contact information. Additional website elements include transforming the Shopping Guide from a static graphic design to an interactive experience for the web-viewer. The goal is to link the updated database to the website presentations, so that information and news is always current. Additionally, more information relating to Transportation, Maps, Municipal Service Delivery Contact Information/Helpful Links for residents, brokers, property owners, merchants, and visitors. All of these website efforts are directed at establishing the CHDC and its website as a onestop source for many types of information serving many constituencies. Improvement of Streetscape Elements The improvement of streetscape elements was identified in our earlier report and remains an important factor in establishing a strong Linden Boulevard identity and in creating an attractive, customer friendly, retail district. The CHDC street banners are a good visual marker for the district, and the NYC Dept of Sanitations street corner receptacles are useful. However, in order to ensure the maintenance of these and other improvements, it is useful to map the streetscape elements such as, street trees, lighting and other utility poles, sidewalk ramps, parking meters, mailboxes etc. and to track their status. Other issues, such as parking meters, street lighting, sidewalk and crosswalk conditions, sanitation, etc. should all be evaluated with the assistance of the Community Board and the applicable governmental agency in order to identify areas in need of improvement and mechanisms to address the particular issue. Storefront/Faade/Pedestrian Lighting Improvement Program The CHDCs development of a Storefront Improvement Program using the Pathmark Fund is a good starting point; however, attracting more funding (public and private) is needed in order to make this type of program successful. It is best if the CHDC could administer the program directly, rather than acting as a liaison to the funding source. The elements of this type of program (i.e. Participant Agreement, Project Architect, Contractor) provided in our prior report should be used by CHDC to ensure a successful, hand on program. Although the model block approach has a greater impact on the districts retail environment, the improvement of an individual storefront can spur interest of retailers and property owners to do the same.
29 WEST 17TH STREET
NEW YORK, NY 10011
30

Linden Boulevard
Queens, New York
Appendix
29 WEST 17TH STREET
NEW YORK, NY 10011

Linden Boulevard
Queens, New York
Property Database by Taxlot Number
29 WEST 17TH STREET
NEW YORK, NY 10011
Cambria Heights Study Area: Linden Boulevard from Cross Island Parkway to Francis Lewis Blvd.
ZIP 11411 11412 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 BLOCK LOT 11079 11080 11082 11082 11317 11317 11317 11317 11317 11318 11318 11319 11319 11320 11320 11320 11320 11320 11320 11320 11321 11321 11322 11322 11322 11322 11322 11322 11322 11323 11323 11324 11324 11324 11325 11325 1 181 8 14 1 2 3 4 5 4 6 1 6 1 2 3 4 5 6 103 1 6 1 6 7 8 9 10 11 1 6 1 8 9 1 6 STNBR ST NAME 206-09 207-05 207-19 208-15 216-19 216-17 216-15 216-13 216-01 116-54 217-01 218-13 218-01 219-21 219-19 219-17 219-13 219-11 219-01 219-15 220-11 220-01 221-17 221-11 221-09 221-07 221-05 221-03 221-01 222-19 222-01 223-05 223-03 223-01 224-11 224-01 LINDEN BOULEVARD 208 STREET LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD 218 STREET LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD OWNER FRANCIS CREW LLC U-HAUL INTNL INC U-HAUL INTNL INC KORD HOLDINGS, LLC ABDUL WAHAB PIERRE LOUIS EMMANUEL KENNEDY, DONOVAN LIN, CHONG-LIANG ARCHLAND PROPERTY I, FREDERICK, MARVA KAM YING REALTY CORP QUEENS PUBLIC LIBRARY DAVIS, KENNETH SCHAEFER MARGARET DIRECT ACCESS CORP DIRECT ACCESS CORP DIRECT ACCESS CORP LANSON & LANSON ASSO GREATER BETHEL INTERD DIRECT ACCESS CORP JIE LIN ZETA ZETA LAMBDA HOLD MERONNEE, LIONEL ANNEUS CHERY DAVID DUCHATELLIER HAITIAN AM/UN/FR/PRO/ HAITIAN AMERICANS UNI DIEUFORT JEANNOT SEVENTH DAY CHURCH/GO MCNULTY HARRY KATCHIS HELEN 223-05-21 LINDEN BLVD STERLING, WALTER JONES CHARLES D BROSIS, LLC HEZGHIA LEON Page 1 of 4 BLDGCL LTFRONT LTDEPTH STORIES BLDFRONT BLDDEPTH K9 G9 G7 G9 K4 S1 S1 S2 G7 A5 K1 P8 B3 S3 K1 K1 O7 K1 M9 K1 K1 P5 K1 K1 K1 O9 O9 K1 M1 G2 K1 K1 S1 O8 K1 M9 200 160 147 100 20 20 20 20 100 35 100 100 25 20 16 16 16 16 100 16 100 100 42 16 16 16 16 16 20 100 100 160 20 20 100 100 104 106 100 95 100 99 99 99 98 100 99 104 100 107 107 107 106 106 106 106 110 109 94 96 92 92 92 92 91 97 96 90 98 98 104 101 1 1 1 2 2 2 2 2 1 1 2 2 1 1 1 1 2 1 1 1 1 1 1 1 1 1 1 1 1 1 2 2 1 1 97 46 0 25 20 20 20 20 0 20 100 80 20 20 16 16 16 16 100 16 100 88 42 15 16 16 16 16 20 60 100 160 20 20 100 100 101 70 0 75 71 55 55 55 0 40 99 100 40 75 65 65 65 65 100 65 54 100 64 60 60 60 60 60 85 28 80 65 45 90 95 55
ZIP 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 BLOCK LOT 11326 11327 11327 11328 11328 11329 11329 11329 11329 11330 11331 11331 11331 11332 11332 11333 11333 11333 11333 11334 11334 11334 11334 11334 11334 11334 11334 11334 11334 12636 12636 12636 12637 12637 12734 12734 1 1 7 1 6 2 3 5 7 1 1 78 81 1 5 1 4 5 6 1 2 3 4 5 6 7 8 9 10 1 6 10 50 93 8 15 STNBR ST NAME 225-01 LINDEN BOULEVARD LINDEN BOULEVARD 226-03 LINDEN BOULEVARD LINDEN BOULEVARD 227-01 LINDEN BOULEVARD 228-19 LINDEN BOULEVARD 228-15 LINDEN BOULEVARD 228-11 LINDEN BOULEVARD 228-01 LINDEN BOULEVARD 229-15 LINDEN BOULEVARD 230-01 LINDEN BOULEVARD 116-66 231 STREET 230-11 LINDEN BOULEVARD 116-74 232 STREET 231-01 LINDEN BOULEVARD 116-80 233 STREET 232-11 LINDEN BOULEVARD 232-09 LINDEN BOULEVARD 116-75 232 STREET 233-21 LINDEN BOULEVARD 233-19 LINDEN BOULEVARD 233-17 LINDEN BOULEVARD 233-15 LINDEN BOULEVARD 233-11 LINDEN BOULEVARD 233-09 LINDEN BOULEVARD 233-07 LINDEN BOULEVARD 233-05 LINDEN BOULEVARD 233-03 LINDEN BOULEVARD 233-01 LINDEN BOULEVARD 206-06 LINDEN BOULEVARD 206-14 LINDEN BOULEVARD 206-20 LINDEN BOULEVARD 117-08 SPRINGFIELD BLVD NASHVILLE BOULEVARD 216-04 LINDEN BOULEVARD 217-20 LINDEN BOULEVARD OWNER PALSHUA REALTY LLC TRUST FOR PUBLIC LAND DOUGLAS U. SMITH DEPT OF ENVIRONMENTAL DORA REALTY ASSOCIATE HAN JONG Y RAY HERBERT SMITH MORTON ALLEN ASSETS INC U S GOVERNMENT OWNRD REVEALED WORD CHRSTN MICHAEL BOND SEWELL CLINTON J JANICE WILLIAMS CHOI, YEONG BAE NEELY, GREGORY EDWARDS, LANNIE C JOSEPH, YVES M MARY PEART MIDOUIN, GEORGETTE YVETTE LEWIS MARGARET B. WALLACE GOLDING, CLAUDETTE PICAULT, MARIE NADINE ANGELO PHELPS PAMPLIN, LYDIA EXANTUS, KAMEL CLAUDE NICOME, HALCYON PRINCE, SHELDON O. KFC PROPERTIES LLC MT. MORIAH AME CHURCH 206-20 LINDEN LLC 206-20 LINDEN LLC MEADMER CORP 117-01 SPRINGFIELD BL AN AND BROTHERS INC Page 2 of 4 BLDGCL LTFRONT LTDEPTH STORIES BLDFRONT BLDDEPTH K1 V2 A1 U9 K1 K1 K1 K1 K1 Z3 M9 A5 O7 B9 K1 A5 A5 A5 A5 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 K5 K1 E1 G7 G4 G4 K1 200 120 80 80 120 20 40 40 100 200 103 58 44 30 103 33 23 23 16 20 20 20 20 20 20 20 20 20 20 100 80 179 100 100 109 580 100 80 108 94 81 97 97 96 94 98 123 53 134 103 92 80 93 90 80 85 88 92 95 99 82 86 89 93 96 100 100 125 102 100 115 122 1 2 1 1 1 1 1 1 1 3 1 2 1 2 2 2 2 2 2 2 2 2 2 2 2 2 2 1 1 1 1 1 1 200 0 29 0 120 20 40 40 100 107 103 19 44 16 45 18 18 18 16 20 20 20 20 20 20 20 20 20 20 76 20 179 0 15 48 180 60 0 28 0 90 80 80 80 53 98 92 38 60 34 70 36 36 36 34 44 44 44 44 44 44 44 44 44 44 30 40 100 0 20 46 100
ZIP 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 BLOCK LOT 12736 12736 12737 12737 12737 12737 12737 12737 12738 12738 12739 12740 12740 12740 12740 12740 12740 12740 12741 12741 12741 12741 12741 12741 12741 12741 12741 12742 12742 12742 12742 12742 12743 12743 12743 12744 1 6 56 57 58 59 60 61 111 116 1 55 56 57 58 59 61 63 1 2 3 4 5 6 7 8 9 57 58 61 62 64 1 3 6 55 STNBR ST NAME 219-02 219-16 220-02 220-04 220-06 220-08 220-10 220-12 221-02 221-14 222-14 223-02 223-04 223-08 223-10 223-12 223-14 223-18 224-02 224-04 224-06 224-08 224-10 224-12 224-14 224-16 224-18 117-01 225-08 225-16 225-18 225-20 117-01 226-10 117-02 227-02 LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD 225 STREET LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD 226 STREET LINDEN BOULEVARD 227 STREET LINDEN BOULEVARD OWNER CHERY, FLORA GABRIEL AMCO PROPERTIES, L.L. BRELAND DELORES DESTIN, NIQUETTE NIGEL OGLE OGLE, NIGEL ILENE GOODEN CAMBRIA HEIGHTS GOSPE CAMBRIA HEIGHTS GOSPE EMILE JR OSSE RICCOLOO INC VINETTE ABEL MILLS, KEMORENE MARVIN E GRIFFIN GOLDING, EUNICE DUZANT EVA G YOUNG, ROXIE 223-18-20 LINDEN BLVD BARRY FARQUHARSON LEVASSEUR, MIRKO MILLO ONE ENTERPRISES NI-FLO REALTY CO. DASQUE YVETTE NEVILLE S AUSTIN AGATHA A. ANOSIKE DUPITON, MARIE DUPITON, MARIE ANTHONY NARDONE PERLES, LESLIE ANN CAMBRIA HEIGHTS REALT CAMBRIA HEIGHTS REALT CAMBRIA HEIGHTS REALT PHILLIPS, JOYCE GRANDISON DAVID MORRIS, LEMUEL D BC OF QUEENS INC. Page 3 of 4 BLDGCL LTFRONT LTDEPTH STORIES BLDFRONT BLDDEPTH K1 K2 C0 C0 C0 C0 C0 M9 M1 K1 K1 A5 A5 A5 A5 A5 A5 K1 K4 S3 S3 S4 S3 S3 S3 S3 S2 A2 S9 O7 I5 I5 B1 B1 B1 K1 100 100 20 19 19 19 20 100 100 100 200 27 26 26 26 26 26 40 23 22 22 22 22 22 22 22 23 30 60 37 21 21 33 27 20 100 115 112 91 91 91 90 90 90 108 107 105 101 101 101 100 100 99 99 98 98 97 97 97 96 96 96 96 60 114 63 63 62 85 110 88 108 1 2 3 3 3 3 3 1 1 1 1 2 2 2 2 2 2 1 2 3 3 3 3 3 3 3 2 1 2.5 1 1 1 2 2 2 1 90 60 20 19 19 19 20 100 40 100 100 26 26 26 26 26 26 40 23 22 22 22 22 22 22 22 23 24 20 35 21 21 24 20 20 100 72 60 51 50 49 49 49 65 74 80 100 24 24 24 24 24 24 85 78 98 97 97 97 96 96 96 72 38 30 46 52 52 50 47 47 70
ZIP 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11411 11354 11411 BLOCK LOT 12744 12745 12745 12745 12745 12745 12746 12746 12747 12748 12748 12748 12748 12749 12749 12749 12749 12750 12750 12750 12750 12751 12751 12751 60 1 3 4 5 6 55 60 156 101 104 105 107 51 57 155 156 1 2 4 5 218 222 227 STNBR ST NAME 227-16 228-02 228-06 228-08 228-12 228-20 229-02 229-16 117-02 117-01 231-10 231-12 117-02 117-01 117-02 232-10 232-12 233-02 233-04 233-08 233-10 234-04 234-16 234-20 LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD 231 STREET 231 STREET LINDEN BOULEVARD LINDEN BOULEVARD 232 STREET 232 STREET 233 STREET LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD LINDEN BOULEVARD OWNER CON EDISON OF N Y 228-02 LINDEN BLVD. , RUNARD REALTY CORP CHARLES E ALLEN FRANTZ LEREBOURS ROGER C BUDHU 229 LINDEN LLC 229 LINDEN REALTY COR DESSIE LEE STEWART COMER ELAINE P WARNER EDGAR A SANCHEZ, MILKA ROBERT J MITCHELL LAEMMIE, KARLENE M JACKSON CHARLES W WHITE, IVEL NEELY GREGORY B GAMBA FAMILY, LLC GAMBA FAMILY, LLC GAMBA FAMILY, LLC CONCORD OF QUEENS INC HAN KYONG K N & P USA REALTY, LLC YOO, JIN JOO BLDGCL LTFRONT LTDEPTH STORIES BLDFRONT BLDDEPTH U2 O7 W9 W9 O7 G2 K1 K1 A5 A5 A5 A5 A5 A5 A5 B1 B1 K1 K1 K2 W8 K1 K1 K1 100 36 16 32 16 100 100 100 7 29 23 23 11 33 30 23 23 16 29 15 142 74 88 40 102 105 104 104 104 102 101 100 103 80 91 86 80 77 80 103 116 86 94 96 121 91 99 99 0 36 16 32 16 62 98 100 16 16 16 16 16 18 16 18 18 16 29 15 142 72 77 31 0 70 70 70 70 28 72 74 34 34 34 34 34 36 34 36 36 73 80 87 50 50 59 70
1 1 1 1 1 1 1 2 2 2 2 2 2 2 2 2 1 1 1.5 1 1 1 1
Page 4 of 4

Linden Boulevard
Queens, New York
Market Data
29 WEST 17TH STREET
NEW YORK, NY 10011

Linden Boulevard
Queens, New York
Primary Trade Zone
29 WEST 17TH STREET
NEW YORK, NY 10011
Primary Trade Zone Area = 2.43 Square miles
Site Map
Prepared by ESRI September 9, 2009
2009 ESRI
On-demand reports and maps from Business Analyst Online. Order at www.esri.com/bao or call 800-292-2224
Page 1 of 1
Market Profile
Prepared by ESRI Primary Trade Zone
2000 Total Population 2000 Group Quarters 2009 Total Population 2014 Total Population 2009 - 2014 Annual Rate 2000 Households 2000 Average Household Size 2009 Households 2009 Average Household Size 2014 Households 2014 Average Household Size 2009 - 2014 Annual Rate 2000 Families 2000 Average Family Size 2009 Families 2009 Average Family Size 2014 Families 2014 Average Family Size 2009 - 2014 Annual Rate 2000 Housing Units Owner Occupied Housing Units Renter Occupied Housing Units Vacant Housing Units 2009 Housing Units Owner Occupied Housing Units Renter Occupied Housing Units Vacant Housing Units 2014 Housing Units Owner Occupied Housing Units Renter Occupied Housing Units Vacant Housing Units Median Household Income 2000 2009 2014 Median Home Value 2000 2009 2014 Per Capita Income 2000 2009 2014 Median Age 2000 2009 2014
26,509 48 26,691 26,899 0.16% 8,146 3.25 8,180 3.26 8,215 3.27 0.09% 6,593 3.57 6,556 3.59 6,554 3.61 -0.01% 8,453 77.2% 19.0% 3.8% 8,603 74.4% 20.7% 4.9% 8,623 77.1% 18.2% 4.7%
$60,621 $75,789 $77,681
$180,853 $339,589 $414,964
$22,234 $28,232 $29,480
36.7 38.4 38.9
Data Note: Household population includes persons not residing in group quarters. Average Household Size is the household population divided by total households. Persons in families include the householder and persons related to the householder by birth, marriage, or adoption. Per Capita Income represents the income received by all persons aged 15 years and over divided by total population. Detail may not sum to totals due to rounding. Source: ESRI forecasts for 2009 and 2014; U.S. Bureau of the Census, 2000 Census of Population and Housing
2009 ESRI On-demand reports and maps from ArcGIS Business Analyst Online. Order at www.esri.com/bao or 800-292-2224 10/21/2009 Page 1 of 8
Market Profile
2000 Households by Income Household Income Base < $15,000 $15,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 - $74,999 $75,000 - $99,999 $100,000 - $149,999 $150,000 - $199,999 $200,000 + Average Household Income 2009 Households by Income Household Income Base < $15,000 $15,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 - $74,999 $75,000 - $99,999 $100,000 - $149,999 $150,000 - $199,999 $200,000 + Average Household Income 2014 Households by Income Household Income Base < $15,000 $15,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 - $74,999 $75,000 - $99,999 $100,000 - $149,999 $150,000 - $199,999 $200,000 + Average Household Income 2000 Owner Occupied Housing Units by Value Total < $50,000 $50,000 - $99,999 $100,000 - $149,999 $150,000 - $199,999 $200,000 - $299,999 $300,000 - $499,999 $500,000 - $999,999 $1,000,000+ Average Home Value
7,967 8.5% 7.4% 9.6% 13.2% 23.3% 17.1% 14.5% 3.9% 2.5% $72,757 8,177 5.9% 5.0% 5.5% 11.0% 21.8% 18.0% 20.7% 7.3% 4.9% $92,000 8,214 5.4% 4.3% 4.4% 10.6% 22.6% 18.1% 20.7% 8.3% 5.6% $96,375 6,479 1.1% 1.5% 13.2% 58.4% 24.1% 1.3% 0.1% 0.2% $187,052
2000 Specified Renter Occ. Housing Units by Contract Rent Total 1,654 With Cash Rent 94.4% No Cash Rent 5.6% Median Rent $781 Average Rent $787 Data Note: Income represents the preceding year, expressed in current dollars. Household income includes wage and salary earnings, interest, dividends, net rents, pensions, SSI and welfare payments, child support and alimony. Specified Renter Occupied Housing Units exclude houses on 10+ acres. Average Rent excludes units paying no cash rent. Source: ESRI forecasts for 2009 and 2014; U.S. Bureau of the Census, 2000 Census of Population and Housing
Market Profile
2000 Population by Age Total Age 0 - 4 Age 5 - 9 Age 10 - 14 Age 15 - 19 Age 20 - 24 Age 25 - 34 Age 35 - 44 Age 45 - 54 Age 55 - 64 Age 65 - 74 Age 75 - 84 Age 85+ Age 18+ 2009 Population by Age Total Age 0 - 4 Age 5 - 9 Age 10 - 14 Age 15 - 19 Age 20 - 24 Age 25 - 34 Age 35 - 44 Age 45 - 54 Age 55 - 64 Age 65 - 74 Age 75 - 84 Age 85+ Age 18+ 2014 Population by Age Total Age 0 - 4 Age 5 - 9 Age 10 - 14 Age 15 - 19 Age 20 - 24 Age 25 - 34 Age 35 - 44 Age 45 - 54 Age 55 - 64 Age 65 - 74 Age 75 - 84 Age 85+ Age 18+ 2000 Population by Sex Males Females 2009 Population by Sex Males Females 2014 Population by Sex Males Females
26,510 6.1% 7.0% 7.7% 6.9% 6.7% 13.0% 15.6% 13.1% 11.4% 7.9% 3.7% 1.0% 74.9%
26,691 6.3% 6.5% 6.7% 7.1% 6.2% 12.9% 13.6% 14.7% 11.8% 8.1% 4.8% 1.4% 76.2%
26,898 6.2% 6.6% 6.7% 6.2% 6.2% 12.9% 13.2% 14.0% 12.6% 9.0% 4.8% 1.6% 76.7%
44.4% 55.6% 44.7% 55.3% 45.0% 55.0%
Source: ESRI forecasts for 2009 and 2014.; U.S. Bureau of the Census, 2000 Census of Population and Housing
Market Profile
2000 Population by Race/Ethnicity Total White Alone Black Alone American Indian Alone Asian or Pacific Islander Alone Some Other Race Alone Two or More Races Hispanic Origin Diversity Index 2009 Population by Race/Ethnicity Total White Alone Black Alone American Indian Alone Asian or Pacific Islander Alone Some Other Race Alone Two or More Races Hispanic Origin Diversity Index 2014 Population by Race/Ethnicity Total White Alone Black Alone American Indian Alone Asian or Pacific Islander Alone Some Other Race Alone Two or More Races Hispanic Origin Diversity Index 2000 Population 3+ by School Enrollment Total Enrolled in Nursery/Preschool Enrolled in Kindergarten Enrolled in Grade 1-8 Enrolled in Grade 9-12 Enrolled in College Enrolled in Grad/Prof School Not Enrolled in School 2009 Population 25+ by Educational Attainment Total Less than 9th Grade 9th - 12th Grade, No Diploma High School Graduate Some College, No Degree Associate Degree Bachelor's Degree Graduate/Professional Degree
26,509 3.1% 91.6% 0.2% 0.6% 1.2% 3.3% 4.0% 22.5
26,691 2.6% 91.4% 0.2% 0.7% 1.2% 3.8% 4.0% 22.7
26,898 2.4% 91.2% 0.2% 0.8% 1.2% 4.2% 4.0% 23.2
25,733 1.7% 1.4% 12.7% 6.9% 6.9% 1.3% 69.2%
17,969 4.3% 9.7% 29.9% 20.9% 9.1% 17.4% 8.8%
Data Note: Persons of Hispanic Origin may be of any race. The Diversity Index measures the probability that two people from the same area will be from different race/ethnic groups. Source: ESRI forecasts for 2009 and 2014; U.S. Bureau of the Census, 2000 Census of Population and Housing
Market Profile
2009 Population 15+ by Marital Status Total Never Married Married Widowed Divorced
21,498 37.7% 46.0% 6.8% 9.5%
2000 Population 16+ by Employment Status Total In Labor Force Civilian Employed Civilian Unemployed In Armed Forces Not in Labor Force
20,677 62.9% 58.3% 4.5% 0.0% 37.1%
2009 Civilian Population 16+ in Labor Force Civilian Employed Civilian Unemployed
90.1% 9.9%
93.4% 6.6%
2000 Females 16+ by Employment Status and Age of Children Total 11,740 Own Children < 6 Only 5.1% Employed/in Armed Forces 3.7% Unemployed 0.2% Not in Labor Force 1.2% Own Children <6 and 6-17 5.7% Employed/in Armed Forces 4.5% Unemployed 0.1% Not in Labor Force 1.1% Own Children 6-17 Only 16.8% Employed/in Armed Forces 12.6% Unemployed 0.7% Not in Labor Force 3.6% No Own Children <18 72.4% Employed/in Armed Forces 37.0% Unemployed 2.8% Not in Labor Force 32.6%
Market Profile
2009 Employed Population 16+ by Industry Total Agriculture/Mining Construction Manufacturing Wholesale Trade Retail Trade Transportation/Utilities Information Finance/Insurance/Real Estate Services Public Administration 2009 Employed Population 16+ by Occupation Total White Collar Management/Business/Financial Professional Sales Administrative Support Services Blue Collar Farming/Forestry/Fishing Construction/Extraction Installation/Maintenance/Repair Production Transportation/Material Moving 2000 Workers 16+ by Means of Transportation to Work Total Drove Alone - Car, Truck, or Van Carpooled - Car, Truck, or Van Public Transportation Walked Other Means Worked at Home 2000 Workers 16+ by Travel Time to Work Total Did not Work at Home Less than 5 minutes 5 to 9 minutes 10 to 19 minutes 20 to 24 minutes 25 to 34 minutes 35 to 44 minutes 45 to 59 minutes 60 to 89 minutes 90 or more minutes Worked at Home Average Travel Time to Work (in min) 2000 Households by Vehicles Available Total None 1 2 3 4 5+ Average Number of Vehicles Available
12,533 0.0% 3.1% 2.8% 0.6% 6.9% 10.5% 2.8% 10.2% 56.5% 6.4% 12,529 61.3% 12.6% 24.0% 7.6% 17.1% 24.6% 14.0% 0.0% 3.1% 4.0% 1.8% 5.1% 11,627 46.5% 11.3% 37.6% 2.1% 0.7% 1.7% 11,627 98.3% 1.0% 1.4% 10.4% 8.6% 17.3% 5.9% 11.8% 20.8% 21.0% 1.7% 52.0 8,133 21.2% 40.3% 28.8% 7.1% 1.5% 1.1% 1.3
Source: ESRI forecasts for 2009; U.S. Bureau of the Census, 2000 Census of Population and Housing
Market Profile
2000 Households by Type Total Family Households Married-couple Family With Related Children Other Family (No Spouse) With Related Children Nonfamily Households Householder Living Alone Householder Not Living Alone Households with Related Children Households with Persons 65+ 2000 Households by Size Total 1 Person Household 2 Person Household 3 Person Household 4 Person Household 5 Person Household 6 Person Household 7+ Person Household 2000 Households by Year Householder Moved In Total Moved in 1999 to March 2000 Moved in 1995 to 1998 Moved in 1990 to 1994 Moved in 1980 to 1989 Moved in 1970 to 1979 Moved in 1969 or Earlier Median Year Householder Moved In 2000 Housing Units by Units in Structure Total 1, Detached 1, Attached 2 3 or 4 5 to 9 10 to 19 20+ Mobile Home Other 2000 Housing Units by Year Structure Built Total 1999 to March 2000 1995 to 1998 1990 to 1994 1980 to 1989 1970 to 1979 1969 or Earlier Median Year Structure Built
8,146 80.9% 45.6% 24.1% 35.3% 19.4% 19.1% 15.7% 3.4% 43.5% 31.6%
8,146 15.7% 23.9% 21.1% 17.6% 11.6% 5.5% 4.6%
8,134 7.8% 20.4% 13.9% 15.5% 22.5% 19.8% 1985
8,424 61.9% 21.7% 12.8% 2.3% 0.3% 0.1% 0.8% 0.1% 0.0%
8,408 0.0% 0.4% 0.2% 0.9% 3.6% 94.9% 1947
Source: U.S. Bureau of the Census, 2000 Census of Population and Housing
Market Profile
Top 3 Tapestry Segments 1. 2. 3. Pleasant-Ville Family Foundations City Lights
2009 Consumer Spending shows the amount spent on a variety of goods and services by households that reside in the market area. Expenditures are shown by broad budget categories that are not mutually exclusive. Consumer spending does not equal business revenue. Apparel & Services: Total $ Average Spent Spending Potential Index Computers & Accessories: Total $ Average Spent Spending Potential Index Education: Total $ Average Spent Spending Potential Index Entertainment/Recreation: Total $ Average Spent Spending Potential Index Food at Home: Total $ Average Spent Spending Potential Index Food Away from Home: Total $ Average Spent Spending Potential Index Health Care: Total $ Average Spent Spending Potential Index Household Furnishings & Equip: Total $ Average Spent Spending Potential Index Investments: Total $ Average Spent Spending Potential Index Retail Goods: Total $ Average Spent Spending Potential Index Shelter: Total $ Average Spent Spending Potential Index TV/Video/Sound Equipment: Total $ Average Spent Spending Potential Index Travel: Total $ Average Spent Spending Potential Index Vehicle Maintenance & Repairs: Total $ Average Spent Spending Potential Index $19,039,213 $2,327.53 93 $2,345,782 $286.77 126 $15,309,724 $1,871.60 149 $34,177,752 $4,178.21 129 $47,961,274 $5,863.24 129 $35,271,806 $4,311.96 130 $39,095,206 $4,779.37 127 $19,878,447 $2,430.13 112 $17,196,008 $2,102.20 146 $254,305,765 $31,088.72 121 $177,877,412 $21,745.40 139 $12,546,884 $1,533.85 126 $20,886,082 $2,553.31 138 $9,718,696 $1,188.10 127
Data Note: The Spending Potential Index represents the amount spent in the area relative to a national average of 100. Source: Consumer Spending data are derived from the 2005 and 2006 Consumer Expenditure Surveys, Bureau of Labor Statistics. ESRI

Linden Boulevard
Queens, New York
Secondary Trade Zone
29 WEST 17TH STREET
NEW YORK, NY 10011
Secondary Trade Zone Area = 5.92 Square miles
Site Map
2009 ESRI
Page 1 of 1
Market Profile
Prepared by ESRI Secondary Trade Zone
62,046 105 63,112 63,755 0.20% 18,883 3.28 19,119 3.30 19,254 3.31 0.14% 14,805 3.66 14,816 3.69 14,840 3.70 0.03% 19,972 70.7% 23.9% 5.4% 20,552 68.4% 24.6% 7.0% 20,659 71.4% 21.8% 6.8%
$52,971 $68,207 $70,932
$180,513 $339,338 $414,288
$19,532 $24,767 $25,894
35.7 37.8 38.5
Market Profile
18,967 12.0% 9.1% 10.5% 15.4% 21.3% 15.0% 12.2% 2.8% 1.7% $63,247 19,119 8.5% 6.2% 7.5% 11.7% 21.4% 17.7% 17.4% 6.0% 3.5% $81,468 19,257 8.0% 5.4% 6.2% 11.3% 22.5% 18.0% 17.7% 7.0% 4.0% $85,421 14,183 0.9% 1.9% 14.4% 55.5% 24.8% 2.3% 0.2% 0.1% $187,727
Market Profile
62,046 6.2% 7.5% 8.0% 7.4% 6.3% 13.4% 15.5% 12.6% 10.3% 7.2% 4.4% 1.2% 73.8%
63,113 6.4% 6.7% 6.9% 7.6% 6.3% 12.4% 13.7% 14.7% 11.4% 7.6% 4.4% 1.8% 75.4%
63,753 6.3% 6.8% 6.9% 6.6% 6.6% 12.5% 12.7% 14.2% 12.8% 8.4% 4.4% 1.8% 76.0%
44.9% 55.1% 45.1% 54.9% 45.3% 54.7%
Market Profile
62,045 4.4% 87.9% 0.3% 1.8% 1.9% 3.6% 5.4% 30.4
63,112 3.8% 87.7% 0.3% 2.1% 2.0% 4.1% 5.4% 30.8
63,756 3.5% 87.4% 0.3% 2.2% 2.1% 4.5% 5.4% 31.3
60,084 1.9% 1.3% 13.6% 6.9% 6.5% 1.2% 68.7%
41,696 4.5% 11.7% 32.1% 20.1% 8.7% 15.2% 7.6%
Market Profile
50,480 37.9% 45.1% 8.3% 8.8%
47,847 61.0% 55.8% 5.2% 0.0% 39.0%
88.7% 11.3%
92.4% 7.6%
Market Profile
28,077 0.0% 2.8% 2.3% 1.5% 7.4% 11.6% 3.3% 8.7% 56.2% 6.1% 28,079 58.8% 11.2% 22.2% 8.0% 17.4% 26.4% 14.7% 0.0% 2.6% 3.4% 1.8% 6.8% 26,034 46.9% 11.4% 38.3% 1.9% 0.5% 1.1% 26,034 98.9% 0.9% 2.5% 11.5% 8.9% 17.1% 5.8% 12.9% 21.3% 18.0% 1.1% 50.1 18,868 21.3% 42.4% 26.4% 8.0% 1.4% 0.7% 1.3
Market Profile
18,883 78.4% 42.6% 23.2% 35.8% 20.5% 21.6% 17.8% 3.8% 43.7% 32.2%
18,883 17.8% 23.7% 19.2% 16.3% 11.4% 5.7% 5.9%
18,866 8.3% 20.6% 15.6% 16.9% 16.9% 21.7% 1987
19,926 68.1% 11.4% 13.9% 3.3% 0.7% 0.4% 2.1% 0.1% 0.0%
19,936 0.4% 0.9% 0.7% 1.4% 3.1% 93.5% 1947
Market Profile
Top 3 Tapestry Segments 1. 2. 3. Family Foundations Pleasant-Ville City Strivers

Linden Boulevard
Queens, New York
Total Trade Area
29 WEST 17TH STREET
NEW YORK, NY 10011
Linden Blvd Total Trade Area Area = 8.34 Square miles
Site Map
2009 ESRI
Page 1 of 1
Market Profile
Prepared by ESRI Polygon_1
89,018 154 90,282 91,141 0.19% 27,172 3.27 27,446 3.28 27,618 3.29 0.13% 21,514 3.63 21,491 3.66 21,514 3.67 0.02% 28,585 72.7% 22.4% 4.9% 29,321 70.2% 23.4% 6.4% 29,451 73.1% 20.7% 6.2%
$55,400 $70,483 $73,081
$180,600 $339,311 $414,358
$20,345 $25,809 $26,968
36.0 38.0 38.6
Market Profile
27,067 11.0% 8.6% 10.3% 14.7% 21.9% 15.6% 12.9% 3.1% 1.9% $66,085 27,448 7.7% 5.8% 6.9% 11.5% 21.5% 17.8% 18.4% 6.4% 3.9% $84,622 27,621 7.2% 5.1% 5.6% 11.1% 22.5% 18.0% 18.6% 7.4% 4.5% $88,702 20,794 0.9% 1.8% 14.1% 56.3% 24.6% 2.0% 0.1% 0.2% $187,458
Market Profile
89,020 6.2% 7.4% 7.9% 7.2% 6.4% 13.3% 15.5% 12.7% 10.6% 7.4% 4.2% 1.1% 74.1%
90,282 6.3% 6.7% 6.8% 7.4% 6.3% 12.5% 13.7% 14.7% 11.5% 7.7% 4.5% 1.7% 75.6%
91,139 6.3% 6.7% 6.9% 6.5% 6.5% 12.6% 12.8% 14.1% 12.8% 8.6% 4.5% 1.8% 76.2%
44.8% 55.2% 45.0% 55.0% 45.2% 54.8%
Market Profile
89,018 4.0% 89.1% 0.3% 1.4% 1.7% 3.5% 5.0% 28.0
90,280 3.4% 88.8% 0.3% 1.6% 1.8% 4.0% 5.0% 28.4
91,140 3.2% 88.6% 0.3% 1.7% 1.8% 4.4% 5.0% 28.9
86,280 1.9% 1.3% 13.3% 6.9% 6.6% 1.2% 68.8%
59,984 4.5% 11.0% 31.4% 20.4% 8.8% 15.9% 8.0%
Market Profile
72,358 37.8% 45.3% 7.8% 9.0%
68,881 61.6% 56.6% 5.0% 0.0% 38.4%
89.1% 10.9%
92.7% 7.3%
Market Profile
40,840 0.0% 2.9% 2.4% 1.2% 7.3% 11.3% 3.2% 9.1% 56.3% 6.2% 40,843 59.7% 11.7% 22.8% 7.8% 17.3% 25.9% 14.5% 0.0% 2.8% 3.6% 1.8% 6.3% 37,877 46.8% 11.3% 38.1% 2.0% 0.6% 1.3% 37,877 98.7% 0.9% 2.2% 11.2% 8.8% 17.2% 5.8% 12.6% 21.1% 19.0% 1.3% 50.7 27,141 21.2% 41.8% 27.1% 7.7% 1.4% 0.8% 1.3
Market Profile
27,172 79.2% 43.5% 23.5% 35.7% 20.2% 20.8% 17.2% 3.7% 43.7% 32.0%
27,172 17.2% 23.8% 19.8% 16.7% 11.5% 5.6% 5.5%
27,142 8.1% 20.6% 15.0% 16.5% 18.6% 21.2% 1986
28,499 66.3% 14.5% 13.5% 3.0% 0.6% 0.3% 1.7% 0.1% 0.0%
28,502 0.3% 0.8% 0.5% 1.2% 3.2% 93.9% 1947
Market Profile
Top 3 Tapestry Segments 1. 2. 3. Family Foundations Pleasant-Ville City Strivers

Linden Boulevard
Queens, New York
Queens County
29 WEST 17TH STREET
NEW YORK, NY 10011
Market Profile
Prepared by ESRI Queens County, NY
2,229,379 26,873 2,285,503 2,315,229 0.26% 782,664 2.81 791,513 2.85 797,530 2.87 0.15% 537,991 3.39 535,492 3.45 535,654 3.48 0.01% 817,250 41.0% 54.8% 4.2% 840,126 41.0% 53.2% 5.8% 844,655 44.0% 50.4% 5.6%
$42,883 $57,639 $61,501
$206,181 $383,692 $467,325
$19,222 $24,384 $25,548
35.4 37.0 37.5
Market Profile
782,646 17.1% 11.6% 12.1% 16.2% 19.9% 10.9% 8.6% 2.1% 1.5% $54,128 791,491 12.1% 8.6% 9.1% 13.6% 21.8% 16.2% 11.8% 4.1% 2.8% $69,903 797,508 11.6% 7.6% 7.5% 13.3% 23.1% 16.8% 11.9% 4.8% 3.3% $73,599 334,894 5.2% 10.5% 9.0% 23.0% 32.6% 17.1% 2.1% 0.4% $225,399
Market Profile
2,229,379 6.4% 6.5% 6.2% 6.2% 7.1% 16.8% 16.3% 12.9% 8.8% 6.6% 4.5% 1.6% 77.2%
2,285,503 6.5% 6.2% 5.9% 6.4% 6.8% 15.2% 14.9% 14.4% 10.9% 6.5% 4.3% 2.0% 77.7%
2,315,229 6.4% 6.2% 5.9% 5.7% 7.2% 15.2% 13.7% 13.7% 11.9% 7.7% 4.2% 2.1% 78.1%
48.2% 51.8% 48.4% 51.6% 48.5% 51.5%
Market Profile
2,229,379 44.1% 20.0% 0.5% 17.6% 11.7% 6.1% 25.0% 83.4
2,285,503 39.9% 19.7% 0.5% 21.0% 12.0% 7.0% 26.3% 85.2
2,315,229 37.8% 19.4% 0.5% 22.9% 12.1% 7.4% 27.0% 85.9
2,145,914 1.5% 1.4% 10.9% 5.9% 6.1% 1.6% 72.7%
1,560,263 10.0% 11.1% 30.5% 14.6% 6.6% 17.6% 9.6%
Market Profile
1,861,726 33.7% 52.0% 6.8% 7.4%
1,775,449 58.4% 53.9% 4.5% 0.0% 41.6%
90.0% 10.0%
93.3% 6.7%
Market Profile
2009 Employed Population 16+ by Industry Total Agriculture/Mining Construction Manufacturing Wholesale Trade Retail Trade Transportation/Utilities Information Finance/Insurance/Real Estate Services Public Administration 2009 Employed Population 16+ by Occupation Total White Collar Management/Business/Financial Professional Sales Administrative Support Services Blue Collar Farming/Forestry/Fishing Construction/Extraction Installation/Maintenance/Repair Production Transportation/Material Moving
998,255 0.0% 5.1% 5.1% 3.3% 9.8% 8.2% 3.1% 9.7% 51.7% 3.9% 998,255 59.2% 12.0% 21.2% 10.9% 15.1% 22.7% 18.1% 0.0% 4.5% 2.9% 4.3% 6.3%
2000 Workers 16+ by Means of Transportation to Work Total 931,709 Drove Alone - Car, Truck, or Van 34.3% Carpooled - Car, Truck, or Van 10.2% Public Transportation 47.4% Walked 5.7% Other Means 0.7% Worked at Home 1.8% 2000 Workers 16+ by Travel Time to Work Total Did not Work at Home Less than 5 minutes 5 to 9 minutes 10 to 19 minutes 20 to 24 minutes 25 to 34 minutes 35 to 44 minutes 45 to 59 minutes 60 to 89 minutes 90 or more minutes Worked at Home Average Travel Time to Work (in min) 2000 Households by Vehicles Available Total None 1 2 3 4 5+ Average Number of Vehicles Available 931,709 98.2% 0.9% 3.2% 13.6% 8.7% 19.3% 8.6% 16.3% 19.6% 8.0% 1.8% 42.2 782,664 37.7% 41.1% 16.9% 3.2% 0.7% 0.5% 0.9
Market Profile
782,664 68.7% 46.9% 23.8% 21.9% 11.5% 31.3% 25.6% 5.7% 35.4% 26.8%
782,664 25.6% 26.7% 17.5% 15.1% 8.2% 3.7% 3.2%
782,664 13.5% 28.3% 16.7% 15.9% 12.4% 13.2% 1993
817,250 21.1% 9.8% 19.2% 10.5% 5.6% 3.4% 30.4% 0.1% 0.0%
817,250 0.4% 1.1% 1.2% 3.5% 7.2% 86.7% 1950
Market Profile
Top 3 Tapestry Segments 1. 2. 3. Urban Melting Pot City Lights International Marketplace
2009 Consumer Spending shows the amount spent on a variety of goods and services by households that reside in the market area. Expenditures are shown by broad budget categories that are not mutually exclusive. Consumer spending does not equal business revenue. Apparel & Services: Total $ Average Spent Spending Potential Index Computers & Accessories: Total $ Average Spent Spending Potential Index Education: Total $ Average Spent Spending Potential Index Entertainment/Recreation: Total $ Average Spent Spending Potential Index Food at Home: Total $ Average Spent Spending Potential Index Food Away from Home: Total $ Average Spent Spending Potential Index Health Care: Total $ Average Spent Spending Potential Index Household Furnishings & Equip: Total $ Average Spent Spending Potential Index Investments: Total $ Average Spent Spending Potential Index Retail Goods: Total $ Average Spent Spending Potential Index Shelter: Total $ Average Spent Spending Potential Index TV/Video/Sound Equipment: Total $ Average Spent Spending Potential Index Travel: Total $ Average Spent Spending Potential Index Vehicle Maintenance & Repairs: Total $ Average Spent Spending Potential Index $1,493,991,959 $1,887.51 75 $179,266,341 $226.49 99 $1,105,234,204 $1,396.36 111 $2,464,878,998 $3,114.14 96 $3,777,230,860 $4,772.17 105 $2,695,760,892 $3,405.83 102 $2,739,788,420 $3,461.46 92 $1,420,902,620 $1,795.17 83 $1,086,947,968 $1,373.25 95 $18,454,556,262 $23,315.54 91 $13,731,925,148 $17,348.96 111 $958,699,270 $1,211.22 100 $1,461,981,441 $1,847.07 100 $710,686,183 $897.88 96

Retail Management

Diunggah oleh

Informasi Dokumen

Judul Asli

Hak Cipta

Format Tersedia

Bagikan dokumen Ini

Bagikan atau Tanam Dokumen

Opsi Berbagi

Apakah menurut Anda dokumen ini bermanfaat?

Apakah konten ini tidak pantas?

Hak Cipta:

Format Tersedia

Retail Management

Diunggah oleh

Hak Cipta:

Format Tersedia

Retail Market Analysis & Revitalization Strategies

Cambria Heights Development Corporation (CHDC)

Retail Market Analysis

29 WEST 17TH STREET

NEW YORK, NY 10011

Retail Market Analysis

29 WEST 17TH STREET

NEW YORK, NY 10011

Retail Market Analysis

29 WEST 17TH STREET

NEW YORK, NY 10011

Retail Market Analysis

29 WEST 17TH STREET

NEW YORK, NY 10011

Retail Market Analysis

29 WEST 17TH STREET

NEW YORK, NY 10011

Retail Market Analysis

29 WEST 17TH STREET

NEW YORK, NY 10011

Retail Market Analysis

29 WEST 17TH STREET

NEW YORK, NY 10011

Retail Market Analysis

Study Area and Environs

29 WEST 17TH STREET

NEW YORK, NY 10011

Retail Market Analysis

Cambria Heights Study Area

29 WEST 17TH STREET

NEW YORK, NY 10011

Retail Market Analysis

29 WEST 17TH STREET

NEW YORK, NY 10011

Retail Market Analysis

% of Total Retail Space

29 WEST 17TH STREET

NEW YORK, NY 10011

Retail Market Analysis

29 WEST 17TH STREET

NEW YORK, NY 10011

Retail Market Analysis

Cambria Heights Study Area List of Vacant Parcels

29 WEST 17TH STREET

NEW YORK, NY 10011

Retail Market Analysis

Trade Area Demographics

29 WEST 17TH STREET

NEW YORK, NY 10011

Retail Market Analysis

Cambria Heights Resident Trade Area

29 WEST 17TH STREET

NEW YORK, NY 10011

Retail Market Analysis

29 WEST 17TH STREET

NEW YORK, NY 10011

Retail Market Analysis

Cambria Heights Resident Trade Area Demographic Profile

Secondary Total Trade Zone Area 62,046 63,112 88,555 89,803

Queens County 2,229,379 2,285,503

26,691 2.7% 91.4% 5.9% 4.0%

63,112 3.8% 87.7% 8.5% 5.4%

89,803 3.5% 88.8% 7.7% 5.0%