What would you build on an empty commercial lot next to a Walmart supercenter?
I have a commercial plot of land a little less than 2 acres of which I can only utilize about an acre and so because of a gas line that runs through it. I'm in the process of planning to build on it and I'm trying to draft some ideas.
[{"id": "hou1bcm", "text": "QSR!", "replies": [{"id": "hou1cub", "text": "PM if youd like to discuss", "replies": [], "depth": 2}, {"id": "hou6gp4", "text": "Chick-Fil-A, Raising Canes, or Taco Bell would be solid choices depending on the market.", "replies": [{"id": "hou78sv", "text": "Any strong credit tenant with a drive thru would be ideal.", "replies": [], "depth": 3}], "depth": 2}, {"id": "houfifs", "text": "Came here to say this.", "replies": [], "depth": 2}, {"id": "houhkpn", "text": "Qsr?\n\nEdit - never mind. Quick service restaurant", "replies": [], "depth": 2}], "depth": 1}, {"id": "hou1hdl", "text": "Supercuts or Culver's.", "replies": [], "depth": 1}, {"id": "hou1j32", "text": "3-7k sq feet spaces in a strip mall, and let the market decide.\n\n&amp;#x200B;\n\nThinking cell phone store, liquor store, salon, etc. That won't compete directly with wal mart.", "replies": [{"id": "hou3ttq", "text": "Consider a billboard if allowed.", "replies": [], "depth": 2}, {"id": "houbd5v", "text": "i actually developed a 2 acre site outside a walmart and thats exactly what we did ;)", "replies": [], "depth": 2}, {"id": "hovntxs", "text": "Add a Chinese restaurant and a GameStop, and that's the exact setup in the strip mall next to my local Walmart, lol.", "replies": [], "depth": 2}, {"id": "hoxhk66", "text": "Thanks for the idea! My husband and me were also thinking strip mall and then we were going to think about what types of retail we'd like to see there.", "replies": [], "depth": 2}], "depth": 1}, {"id": "hou3jpm", "text": "Chain restaurant", "replies": [{"id": "hovia2b", "text": "*Ding ding ding!*  An Applebee's, BWW, TGI Friday's any of that would make a killing next to a Walmart. They usually do. It's just science", "replies": [{"id": "howusqy", "text": "\u261d\ufe0f", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hou561u", "text": "Strip mall with a laundry mat", "replies": [], "depth": 1}, {"id": "hou95u2", "text": "Land lease to a big box store tenant that wants to be next to Walmart. Big box store will pay to build the building. At the end of the lease, you own the building.", "replies": [{"id": "hoyosfb", "text": "Except you\u2019re 5+ acres short of a \u201csmall\u201d big box site and like 15+ shy of an actual big box site.\n\nAlso, big boxes don\u2019t ground lease.", "replies": [{"id": "hoysriq", "text": "Ah, you're right, at that size a drive thru or QSR is likely more feasible.\n\nI'd still go for STNL over a strip mall though.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "houfjq1", "text": "Check deed restrictions too", "replies": [{"id": "houqhvg", "text": "This. The big guys like to protect what goes up around them.", "replies": [], "depth": 2}], "depth": 1}, {"id": "houfocb", "text": "Stripclub", "replies": [], "depth": 1}, {"id": "hougpk1", "text": "A gym. Life Time, Planet Fitness, Crunch etc. Probably PF.", "replies": [], "depth": 1}, {"id": "houh3pv", "text": "Fast Food.", "replies": [], "depth": 1}, {"id": "houmomp", "text": "Carwash", "replies": [], "depth": 1}, {"id": "hounk5m", "text": "Can you park on the other acre?   Assuming the gas line is underground and you just have an easement to deal with that might be possible.  Typically you can lay out a site at a ratio of 1/4-1/3 building and 2/3-3/4 parking and common are (depending on zoning requirements, mostly parking ratios and green space requirements).  So if the extra acre can be used for parking but not building you can fit more building on your free acre.   QSR\u2019s, banks, and cell/cable providers are your best bet.", "replies": [{"id": "hoxd34y", "text": "Thanks for the feedback! Yes, the gas line easement can be used for parking. They just need to be able to get to the gas lines in case of emergency. This would cause that the parking is behind the building if I want the building to be facing the main road. The property is kind of like a strip.", "replies": [{"id": "hoxfum3", "text": "I really don't mind those designs personally.  I think it gives better visibility and signage.  I'm curious what other peoples opinions of them are?", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hounrxi", "text": "A Costco.", "replies": [], "depth": 1}, {"id": "houx1o8", "text": "Multi tenant, you will always have tenants to fill spaces as they will seek out the anchor traffic, you can raise rents more frequently because of the shorter term as opposed to single tenants", "replies": [], "depth": 1}, {"id": "houyb5s", "text": "Personal car wash", "replies": [], "depth": 1}, {"id": "houz5zs", "text": "Kohl\u2019s, with Amazon return hubs.", "replies": [], "depth": 1}, {"id": "hov2es7", "text": "You could sign a 20 year ground lease and let someone else build. Although personally I would build a NN strip with Starbucks and a chipotle or something of that nature, everyone loves getting a 7 dollar latte after spending their entire paycheck in Walmart. I would definitely stay away from mom and pop tenants.", "replies": [{"id": "hoxi9zs", "text": "I would love to have a Starbucks there since people in the city are wanting it. I think Starbucks is looking to come to our city but they are looking for a spot on a highway. That highway is literally a corner away from my property.", "replies": [{"id": "hoxp3d8", "text": "I'm not sure if you have the parcel listed for lease already, but I would avoid listing it with a broker and reach out to tenant reps directly. I would try and speak with corporate company's first, then reach out to big name franchisees. \n\nThere are many avenues you can take on this property, Personally I would subdivide the parcel into 2 tax lots and sign long term ground leases with 2 national brand tenants. Which would leave you with 2 free standing buildings. Ideally a Starbucks and a chick-fil-A or any other tenants with very strong credit. This would leave you with cash flow with zero responsibilities and the tenants would take care of everything. Then perhaps sell one off at peak value having a brand new 20 year lease. in this market a 4.25-5.25% Cap depending on the tenant and keep expanding. Or you can just continue to collect rent with no headache for 20 years.", "replies": [{"id": "in7j8tm", "text": "I know this is kinda thread necromancy, but seems like you have some knowledge on this so 2 quick questions:\n\n1. How \"raw\" can the land be for a national tenant to seriously consider something like this? \n\n2. Why not list with a broker? Just because they likely won't add much value if you can reach out yourself?", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hov4iae", "text": "You\u2019ll want a site plan and you\u2019ll want a broker to go out and start making the calls to every other broker and any user who is active in your sub market. You\u2019re in a great position if you already the land because cost to build is still incredibly high and coupled with land costs it\u2019s making the economics of the deals harder for retailers and the developers. Also consider a ground lease, you would incur substantially less costs and could exit at a HUGE cap rate. DM if you\u2019d like to discuss further.", "replies": [], "depth": 1}, {"id": "hovi4o0", "text": "KOA campground, Walmart\u2019s are RV magnets.", "replies": [], "depth": 1}, {"id": "hovjsgj", "text": "Strip club with adjacent 24-hour daycare. No child left behind.", "replies": [], "depth": 1}, {"id": "hovmefu", "text": "Depends, where are you at?", "replies": [], "depth": 1}, {"id": "hovnuvl", "text": "If it was a Costco or Sam's Club, I would build a U-Haul truck rental.  People are constantly buying shit that's too big for their tiny Prius or whatever.  I'd have a ton of those $19.99 trucks sitting there all gassed up and ready to go.  Of course, then I couldn't sit there and laugh at them try to squeeze a sectional into their Aveo.", "replies": [], "depth": 1}, {"id": "hovoft6", "text": "A strip center or a restaurant are obvious. Insta-clients.\n\nWhat's in the rest of the area?\n\nRoom for a trampoline/fun center in the mix? (Seriously, a small warehouse with front retail might be a nice change up and those properties are doing well in my market.)", "replies": [{"id": "hoxik5m", "text": "Yes I definitely want to do something with the rest of the area. I did a quick survey in the city's Facebook group and people are wanting something for the kids.", "replies": [{"id": "hsfoccb", "text": "VR, arcade, LAN center, mini golf, laser tag....shew I've had an arcade for 12 years. We own the strip mall its in. Really enjoyed it ready to do something else.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hovtbmc", "text": "I would build strip center with 20-30 doors 600-700 sq ft each very popular for small businesses.", "replies": [], "depth": 1}, {"id": "howkt6y", "text": "When you're ready to finance hit me up...", "replies": [], "depth": 1}, {"id": "howxjzr", "text": "Target", "replies": [], "depth": 1}, {"id": "hox7s7w", "text": "A two level Mall with: Movie theater &amp; Community Center, with Food Pavilions to include a Coffee area, Gaming area for gamers, Kids play zone, and Live performance area for Artist, Conferences and local venues like weddings  etc., very limited pop up stores.", "replies": [], "depth": 1}, {"id": "hoxbrri", "text": "Walk in service. PC, phone repair, barber shop, quick serving food stall, ice cream, coffee shop...", "replies": [], "depth": 1}, {"id": "hoxg4n8", "text": "Ground lease for fast food or QSR", "replies": [], "depth": 1}, {"id": "hoxzlv3", "text": "Farmers market in the lot one or two days a week", "replies": [], "depth": 1}, {"id": "hoyawaq", "text": "Golden Corral", "replies": [], "depth": 1}, {"id": "hoyljc2", "text": "Party city and a pizza place \ud83d\ude02 I feel like they\u2019re at every Walmart", "replies": [], "depth": 1}, {"id": "hoym7q9", "text": "Storage buildings", "replies": [], "depth": 1}, {"id": "hoyo32o", "text": "Holy hell are there a shitton of people with no concept of what fits on 1A. That\u2019s an outparcel (some QSR) or a small strip. \n\nThe first developer I worked for out of college exclusively built Walmart shadow centers. He has an 8-figure net worth. It\u2019s a model that works well.", "replies": [], "depth": 1}, {"id": "hp3b8ok", "text": "Absolutely nothing.\n\nI'd lease it to someone who wanted to build something the traffic pulled from a WalMart.", "replies": [], "depth": 1}, {"id": "hp6yt41", "text": "Strip mall,apartments, a liquor store if you can get the license", "replies": [], "depth": 1}]