Basketball coach looking to open a gym in Cleveland, OH
Hello everyone, 

I am a basketball coach in Cleveland, OH. I have been wanting to open a gym for years. I have a business plan and a vision of what the facility looks like but I've no idea of where to start in bringing my vision to life. I am looking for any type of property that can be used as a gym. I am willing to convert the space but a turn-key would really be ideal. I'd like to have two courts, space for weight lifting and possibly a track and a few runways. Can anyone out there point me in the right direction to get started?
[{"id": "g8lgatm", "text": "I\u2019ve looked to do the same in Atlanta but really any business model I could make for this was a losing proposition. You have a very expensive and large space needing heating and AC that kills all the profits. Then your customers are only available after 3 pm weekdays till about 10 pm.  You make your money hosting tournaments, but you really need 4 courts to make it worth while and attract enough teams and then you sell them food.\n\nChurches are tax free, larger chain gyms can make up the money elsewhere, and high schools are government funded and these advantages are going to your competition. Really the best plan is to rent/lease these gyms by the hour or make an outdoor court work seasonally or find a super cheap place a bit of a drive from Cleveland.\n\nThat said, if you want to move forward, you\u2019ll want to talk to a commercial realtor who is going to vet your finances before showing your places. So be ready to pay in all cash for it or have a commercial lender onboard who will loan you money on your business plan.", "replies": [{"id": "g8lh5oz", "text": "I understand. Thank you! I'll get on my research for a realtor asap!", "replies": [{"id": "g8mgxtt", "text": "You wouldn't want a realtor. You want a real estate broker.", "replies": [{"id": "g8mh9g4", "text": "Understood! I'm in the process of looking at all the options now! So much good feedback!", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "g8lhi3h", "text": "Checkout [Fieldhouse USA.](https://fieldhouseusa.com/)  Might be a good model for you to research.", "replies": [{"id": "g8lhl14", "text": "Awesome!! Thank you so much!!", "replies": [], "depth": 2}, {"id": "g8liokf", "text": "Fieldhouse is certainly an option to go if I couldn't find a space! I love the story too!", "replies": [], "depth": 2}, {"id": "g8mb3ww", "text": "How do we get one of these in Portland, Oregon?", "replies": [{"id": "g8mg2yc", "text": "For landlords, the appetite for this type of tenant isnt great right now due to covid.  They require a large TA and a tenant that relies on large social gatherings and sports leagues doesn't seem like a prudent choice in the current environment.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "g8lid7r", "text": "yes, I've worked with a few clients on leasing space. Are you working with a broker?", "replies": [{"id": "g8lihtr", "text": "I'm not working with anyone currently. Are you familiar with the Cleveland area? Ohio in general?", "replies": [], "depth": 2}, {"id": "g8liye5", "text": "What route would you suggest that I take? Build from the ground up like FieldHouse USA or find a space I can convert or are there spaces in the city that can be used? I've no idea where to start on this lol", "replies": [{"id": "g8lljxf", "text": "I'd rent first, what does the warehouse market look like? That would likely be cheaper with less risk.  I'm not a broker, nor in Ohio, sorry!", "replies": [{"id": "g8llrno", "text": "That was definitely my first thought, to rent. There are warehouse spaces in Cleveland for sure, plenty! Guess I'm concerned about the cost of converting a warehouse into courts.", "replies": [{"id": "g8m4q8o", "text": "&gt; Guess I'm concerned about the cost of converting a warehouse into courts.\n\nI'd figure this cost out and build it into your business plan and financing.  Essentially plan on starting with an empty industrial building and building the courts flooring/bathrooms (don't forget that, it will determine your occupancy in something like this and is going to be important) and whatever other equipment you need.\n\nYou might get super lucky and find a closed down community center or church somewhere but your business isn't something that is common enough to have turn key options.  If you do find it, it will probably be with compromises too (any thoughts on what you will do with the 90% of a church that won't be helpful for your design etc).  \n\nIn my market I'd be surprised if I could even find a property for sale with an inside court, forget if the rest works.  I'd pretty much expect a client to intend and have the resources to build this out before I bothered looking, and 99% of what you got back is going to be industrial type space.  \n\nSome folks have had luck with converting retail spaces too but column spacing usually fucks that up (which can be fixed, but again $).\n\nTake a look at Spookey Nook in Cincinnati for something kind of like what you are doing but bigger.  Most of the indoor soccer type commercial places seem purpose built too.", "replies": [{"id": "g8m5gsl", "text": "Yes, I'm realizing the more I research and look for space that this is going to have to be a \"ground up\" kind of venture. Where's your market if you don't mind me asking?", "replies": [{"id": "g8m6908", "text": "I'm in Cincinnati.  One thing you may do is do a consultation with an architect.  Someone who does this kind of design can probably give you some rough numbers for your planning, then when you find an actual property of interest they can give you more specific guidance.", "replies": [{"id": "g8m8c9f", "text": "Oh that is great advice!! Thank you! I never thought to talk to an architect!", "replies": [], "depth": 8}], "depth": 7}], "depth": 6}], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "g9ggt1d", "text": "You need gym time, not a gym. Gyms are expensive to operate, hence why planet fitness needs 500 members, of which only 250 show up monthly, and the place still looks packed! Its expense space to heat, insurance is high, equipment wears out fast and needs repairs often. And now you need to worry about Covid sanitation. Everyday cleaning is not cheap.\n\nMore often than not, you're not going to have the lights on in the space. Most kids will be in school during normal biz hours. You'll be lucky to use the space three hours a day during non-biz hours. \n\nI would reach out to churches. Ask them if they would allow you to use gym space on a limited basis to help start your (youth?) athletics programs. Establish your business as a non-profit (you can still pay yourself, but you'll get a huge break on taxes and likely better partnerships from community organizations). Do a winter break camp. Start a team for marketing purposes. Grow your business first as cheaply as you can. Once you have a nice sized client list, look into long-term renting a space.", "replies": [{"id": "g9ghw0f", "text": "Honestly if I could find a consistent gym space for my youth programs that'd be ideal! I also run adult programs so I'd have more traffic during the day than other gyms I feel like. But I'll look into some churches and other areas as well. It's also tough b/c of COVID right now too! Thank you for your advice, very much appreciated!", "replies": [{"id": "g9k3zry", "text": "Thanks for helping our youth grow into stronger adults with excellent athletic training!", "replies": [{"id": "g9nfk7j", "text": "Absolutely! It's my life's passion!", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "gq3m249", "text": "What are you trying to do? Rent/lease a space or get a property of your own? \n\nIn Cleveland we had various gyms and other commercial properties close recently due to lack of business because of covid. \n\nWith the newest impossible guidelines from dewine I would look into rental and see how many your allowed to have in the place first. After dewine gets enough payoff from his stocks in Pfizer he may open everything back up. After that I would look into purchasing a spot that you can call your own.", "replies": [], "depth": 1}]