Market Analysis - Buckeye Neighborhood Plan

Buckeye Neighborhood Plan Market Analysis Report

Submitted to:

Burten, Bell, Carr Development Inc.

Prepared by

URBAN PARTNERS 123 S. Broad Street, Suite 2042 Philadelphia, PA 19109

March 2, 2022

Table of Contents 1. INTRODUCTION............................................................................................................................................ 2 2. DEMOGRAPHIC TRENDS ............................................................................................................................. 3 – Population/Households ................................................................................................................. 3 – Geographic Mobility ..................................................................................................................... 5 – Housing Characteristics ................................................................................................................ 6 – Household Income & Poverty Characteristics ........................................................................... 7 3. EMPLOYMENT TRENDS ............................................................................................................................. 10 – Jobs Located within the Buckeye Neighborhood.................................................................... 10 – Employment for Buckeye Residents ...........................................................................................12 4. RETAIL MARKET ANALYSIS ........................................................................................................................ 15 – Retail Supply ................................................................................................................................. 15 – Retail Demand ............................................................................................................................. 16 – Retail Trade Area ..........................................................................................................................17 – Trade Area Supply and Demand Characteristics .................................................................... 18 – Retail Market Potential ................................................................................................................ 23 5. HOMEOWNERSHIP MARKET ANALYSIS .................................................................................................... 26 6. RENTAL HOUSING MARKET ANALYSIS .................................................................................................... 29 – Newer/Higher-End Developments ............................................................................................31 – Established Modest Complexes................................................................................................. 32 – Income-Restricted Communities ............................................................................................... 32 – Rental Housing Market Potential ............................................................................................... 33 7. OFFICE MARKET ANALYSIS....................................................................................................................... 35 – Office Market Potential .............................................................................................................. 36 8. APPENDIX 1 .................................................................................................................................................37

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1. Introduction In 2021, Burten, Bell, Carr Development Inc. retained the consultant team of City Architecture and Urban Partners to assist with the development of Buckeye Renaissance: Neighborhood Master Plan 2021. This Market Analysis Report serves as a support document for the Neighborhood Master Plan that provides the analysis of supply and demand conditions for a range of retail, office, and residential uses available in or logically appropriate for development within the Study Area. Figure 1 below shows the study area for the Neighborhood Master Plan: Figure 1: Map of Study Area 1

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The area examined for the purpose of demographic trends analysis consists of the following 12 census tracts: 1145.01, 1193, 1194.01, 1194.02, 1195.01, 1195.02, 1196, 1197.01, 1197.02, 1198, 1199, and 1202

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2. Demographic Trends Population/Households

The U.S. Census Bureau’s 2019 American Community Survey (2019 ACS) reports a total of 24,832 residents in the Buckeye neighborhood, which is 35.0% smaller than what was indicated in the 2000 Census. Buckeye’s population decline was significantly faster than those for the city and the county, which experienced population losses at rates of 19.5% and 10.5%, respectively, in the same period (see Table 1).

Table 1: Population Trends, 2000-2019 Buckeye Neighborhood City of Cleveland Cuyahoga County

Source: U.S. Census Bureau, Urban Partners

2000 Census 38,214 478,393 1,393,978

2010 ACS 31,607 409,221 1,293,825

2019 ACS 24,832 385,282 1,247,451

% Change (2000-19) -35.0% -19.5% -10.5%

The total number of households in the Buckeye neighborhood declined from 2000 and 2019 but at a slower rate than the rate of population decline. The number of households dropped by 23.5% during this period, reducing the persons-per-household ratio from 2.37 to 2.02 (see Table 2).

Table 2: Household Trends, 2000-2019 Buckeye Neighborhood City of Cleveland Cuyahoga County

Source: U.S. Census Bureau, Urban Partners

2000 Census 16,097 190,725 571,606

2010 ACS 13,605 170,464 538,944

2019 ACS 12,317 170,549 540,965

% Change (2000-19) -23.5% -10.6% -5.4%

Table 3 and Figure 2, shown on the following page, compare the age distribution patterns between the Buckeye neighborhood and the City of Cleveland. The largest age cohort in 2019 in the Buckeye neighborhood, according to the ACS, is adults aged 25 to 34, comprising 16.3% of the population. This is followed by school-aged children (ages 5 to 17) at 13.9% and 55 to 64 year-olds (also 13.9%).

Compared to the city as a whole, the Buckeye neighborhood is significantly older, with 19.6% of the population being over 65 years-of-age. The 65+ population for the City of Cleveland is 14.0%. Additionally, compared to the city as a whole, the Buckeye neighborhood has fewer school-aged children (13.9% compared to 15.8% for the city) and young adults from 18 to 24 years-of-age (8.0% compared to 10.4% for the city).

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Table 3: Distribution of Age, 2019 Under 5 Years-of-Age 5 To 17 Years-of-Age 18 To 24 Years-of-Age 25 To 34 Years-of-Age 35 To 44 Years-of-Age 45 To 54 Years-of-Age 55 To 64 Years-of-Age 65 To 74 Years-of-Age 75 To 84 Years-of-Age 85 Years-of-Age & Over

Source: U.S. Census Bureau, Urban Partners

Buckeye Neighborhood 2019 ACS % 1,605 6.5% 3,461 13.9% 1,995 8.0% 4,052 16.3% 2,707 10.9% 2,681 10.8% 3,455 13.9% 3,042 12.3% 1,263 5.1% 571 2.3%

City of Cleveland 2019 ACS % 24,098 6.3% 61,000 15.8% 40,006 10.4% 61,158 15.9% 44,303 11.5% 47,731 12.4% 53,133 13.8% 30,638 8.0% 16,162 4.2% 7,053 1.8%

Figure 2: Comparison of Age Distribution, 2018 18.0% 16.0% 14.0% 12.0% 10.0% 8.0% 6.0% 4.0% 2.0% 0.0%

Under 5

5 to 17

18 to 24

25 to 34

35 to 44

Buckeye Neighborhood

45 to 54

55 to 64

65 to 74

75 to 84

85 & over

City of Cleveland

Source: U.S. Census Bureau, Urban Partners

The Buckeye neighborhood has a higher educational attainment level of residents over the age of 25 than the City of Cleveland. Over a quarter of Buckeye residents aged 25 and above (28.3%) have associate’s degree or higher as the highest educational attainment (see Table 4 on the following page). From 2010 to 2020, the percentage of Buckeye residents without high school diplomas dropped significantly, from 24.1% in 2010 to 15.3% in 2020. Additionally, the percentage of Buckeye residents with graduate or professional degrees increased from 6.8% in 201o to 8.8% in 2020.

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Table 4: Educational Attainment for Population 25 Years and Over, 2010-2019 Buckeye Neighborhood 2010 ACS 2019 ACS 3.5% 3.4% 20.7% 11.9% 31.1% 31.7% 23.0% 24.7% 6.2% 9.1% 8.6% 10.4% 6.8% 8.8%

Less Than 9th Grade 9th to 12th Grade, No Diploma High School Graduate (Includes Equivalency) Some College, No Degree Associate's Degree Bachelor's Degree Graduate or Professional Degree

Source: U.S. Census Bureau

City of Cleveland 2010 ACS 2019 ACS 6.2% 5.4% 18.1% 13.7% 35.0% 32.7% 21.7% 23.2% 5.9% 7.4% 8.2% 10.9% 4.9% 6.6%

Most of the shifts in ethnic/racial composition for the Buckeye neighborhood mirrored the trends that are observable for the City of Cleveland as a whole. Namely: • • • •

The share of African Americans residents is shrinking (89.1% of Buckeye in 2010 to 85.9% in 2020).

The share of White residents is increasing (7.4% of Buckeye in 2010 to 8.5% in 2020).

The share of Two-or-More Races is increasing (1.2% of Buckeye in 2010 to 2.3% in 2020).

The share of Asian Americans is increasing rapidly (1.2% of Buckeye in 2010 to 2.3% in 2020).

The only major citywide trend for which the Buckeye neighborhood is not aligned is the growth of Hispanics. The Buckeye neighborhood lost Hispanic residents (453 in 2010 to 427 in 2019), while the city’s Hispanic population grew by 22.6% during this period (see Table 5).

Table 5: Ethnic/Racial Composition, 2010-2019 White Alone Black or African American Alone American Indian and Alaska Native Alone Asian Alone Native Hawaiian & other Pacific Islander Alone Some other Race Alone Two or More Races Hispanic (All Races)

Source: U.S. Census Bureau, Urban Partners

Buckeye Neighborhood 2010 ACS 2019 ACS 2,349 7.4% 2,099 8.5% 28,163 89.1% 21,335 85.9% 76 0.2% 75 0.3% 389 1.2% 575 2.3% 11 0.0% 177 0.6% 310 1.2% 453 1.4% 427 1.7%

City of Cleveland 2010 ACS 2019 ACS 142,753 34.9% 130,211 33.8% 214,951 52.5% 185,624 48.2% 941 0.2% 684 0.2% 6,704 1.6% 9,768 2.5% 36 0.0% 67 0.0% 443 0.1% 1,137 0.3% 5,911 1.4% 11,821 3.1% 37,482 9.2% 45,970 11.9%

Geographic Mobility The geographic mobility data, which is a measure of how households move, indicate that Buckeye households are less mobile than the City of Cleveland and about equal to Cuyahoga County. According to the 2019 ACS, the percentage of people in the Buckeye neighborhood who changed residences between 2018 and 2019 was 15.8%, compared to 19.0% for the city and 15.2% for the county. Approximately 13% of the residents moved from within Cuyahoga

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County, 1.2% moved from a different county in Ohio, 1.1% moved from a different state, and 0.7% moved from abroad (See Table 6).

Table 6: Geographic Mobility, 2019 Total Population 1 Yr and Over: Same House 1 Year Ago Different House 1 Year Ago Moved; within Cuyahoga County Moved; from different county in Ohio Moved; from different state Moved; from abroad

Source: U.S. Census Bureau, Urban Partners

Buckeye Neighborhood 24,508 20,629 3,879 3,158 292 260 170

% 84.2% 15.8% 12.9% 1.2% 1.1% 0.7%

City of Cleveland 380,638 308,317 72,321 55,573 6,471 6,851 3,426

% 81.0% 19.0% 14.6% 1.7% 1.8% 0.9%

Cuyahoga County 1,233,279 1,045,821 187,458 135,661 23,432 20,966 7,400

% 84.8% 15.2% 11.0% 1.9% 1.7% 0.6%

Housing Characteristics The number of housing units in the Buckeye neighborhood decreased by 7.6% between 2010 and 2019, primarily due to the reduction of 1,231 renter-occupied homes. There was a small decrease in owner-occupied homes during this period (reduction of 57 units) and an increase of vacant units (from 25.6% in 2010 to 27.1% in 2019). Homeownership rate increased during this period—from 31.7% in 2000 to 34.5% in 2019 (see Table 7).

Table 7: Housing Occupancy and Tenure, 2010-2019 Total housing units - Occupied units - Vacant units Owner occupied Renter occupied

Source: U.S. Census Bureau, Urban Partners

Housing Units 2010 18,292 13,605 4,687 4,312 9,293

% 74.4% 25.6% 31.7% 68.3%

Housing Units 2019 16,893 12,317 4,576 4,255 8,062

% 72.9% 27.1% 34.5% 65.5%

Change 2010-19 -1,399 -1,288 -111 -57 -1,231

Change 2010-19 (%) -7.6% -9.5% -2.4% -1.3% -13.2%

Investigating further into the detailed status for the 4,576 vacant homes indicates that 18.8% (or 862 units) were “For Rent” and 217 units (4.7%) were “For Sale.” Additionally, 3,065 homes (67.0%) were reported as “Other Vacant” which according to the U.S. Census Bureau fall under one of these following categories: i) foreclosed properties; ii) units vacant due to the owners’ preferences and/or personal situation (owner does not want to rent/sell, owner is staying with family, owner is in assisted living, etc.); iii) units vacant due to legal issues or disputes; iv) unoccupiable properties (abandoned/condemned); v) units needing repairs before they can be sold or rented and units being repaired; and vi) units used for storage of household furniture (see Table 8 on the following page).

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Table 8: Vacancy Status, 2010-2019

Housing Units 2010 Total Vacancies: 4,687 - For rent 1,253 - Rented, not occupied 106 - For sale only 296 - Sold, not occupied 531 - For seasonal/recreation/occasional use 200 - For migrant workers - Other vacant 2,301

Source: U.S. Census Bureau, Urban Partners

% 26.7% 2.3% 6.3% 11.3% 4.3% 49.1%

Housing Units 2019 % 4,576 862 18.8% 182 4.0% 217 4.7% 190 4.2% 36 0.8% 24 0.5% 3,065 67.0%

Change 2010-19 -111 -391 76 -79 -341 -164 764

Change 2010-19 (%) -2.4% -31.2% 71.7% -26.7% -64.2% -82.0% 33.2%

Table 9 below is a detailed breakdown of the Age of Housing Stock based on tenure. It shows that 84.6% of all housing units in Buckeye neighborhood were built before 1970. The 2019 ACS also reports that renter-occupied homes are slightly newer than owner-occupied homes (17.9% of the rental housing were built 1970 or after, compared to 10.6% of owner-occupied homes).

Table 9: Age of Housing Stock by Tenure, 2019 All Units

%

12,317 211 470 357 227 626 1,238 1,233 1,991 5,964

1.7% 3.8% 2.9% 1.8% 5.1% 10.1% 10.0% 16.2% 48.4%

All Units Built 2014 or later Built 2010 to 2013 Built 2000 to 2009 Built 1990 to 1999 Built 1980 to 1989 Built 1970 to 1979 Built 1960 to 1969 Built 1950 to 1959 Built 1940 to 1949 Built 1939 or earlier

Source: U.S. Census Bureau, Urban Partners

Owner Occupied 4,255 41 201 93 59 55 288 556 598 2,364

% 1.0% 4.7% 2.2% 1.4% 1.3% 6.8% 13.1% 14.1% 55.6%

Renter Occupied 8,062 170 269 264 168 571 950 677 1,393 3,600

% 2.1% 3.3% 3.3% 2.1% 7.1% 11.8% 8.4% 17.3% 44.7%

Household Income & Poverty Characteristics According to the 2019 ACS, the Buckeye neighborhood reported a median household income of $28,624, compared to $30,907 for the City of Cleveland and $50,366 for Cuyahoga County (see Table 10). 2 Table 10: Median Household Income, 2010-2019 Buckeye Neighborhood City of Cleveland Cuyahoga County

Source: U.S. Census Bureau, Urban Partners

Median Household Income - 2010

$24,492 $27,349 $43,603

Median Household Income - 2019

$28,624 $30,907 $50,366

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The median household income for the Buckeye neighborhood is the weighted average of the median household income reported for the 12 census tracts. Individual census tracts reported median household incomes ranging from a low of $15,838 to a high of $40,116.

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According to the 2019 ACS, 7,484 Buckeye residents (or 30.1%) are living below the poverty level, compared to City of Cleveland’s poverty rate of 32.7%. Poverty rates for the Buckeye neighborhood and the city as a whole are considerably higher than Cuyahoga County’s poverty rate of 17.5% (see Table 11).

Table 11: Population Living Below Poverty Level, 2019 Population for whom poverty status is determined Population Below Living Poverty Level Population Below Living Poverty Level (%)

Source: U.S. Census Bureau, Urban Partners

Buckeye Neighborhood 24,830 7,484 30.1%

City of Cleveland 374,895 122,404 32.7%

Cuyahoga County 1,221,310 213,209 17.5%

Over half of renter households in the Buckeye neighborhood are cost burdened (shaded in blue below) meaning that they pay more than 30% of their income toward housing costs, while 22.9% of owner households are cost burdened, according to the 2019 ACS. The cost-burden rates for Cleveland households are higher than Cuyahoga County—46.9% of renter households and 25.6% of owner households in the city are cost-burdened, compared to 44.7% and 21.4% for the county, respectively (see Table 12).

Table 12: Tenure by Housing Costs, 2019 Buckeye Households Less than 20% 20 to 29% 30% or more (cost burdened) Zero or negative income/no cash rent

Owner Occupants 4,255 2,489 659 975 132

Cleveland Households Less than 20% 20 to 29% 30% or more (cost burdened) Zero or negative income/no cash rent Cuyahoga County Households Less than 20% 20 to 29% 30% or more (cost burdened) Zero or negative income/no cash rent

Source: U.S. Census Bureau, Urban Partners

% 58.5% 15.5% 22.9% 3.1%

Renter Occupants 8,062 1,614 1,551 4,050 847

% 20.0% 19.2% 50.2% 10.5%

70,900 38,822 12,736 18,124 1218

54.8% 18.0% 25.6% 1.7%

99,649 22,420 21,226 46,768 9235

22.5% 21.3% 46.9% 9.3%

315,059 183,025 61,722 67,274 3,038

58.1% 19.6% 21.4% 1.0%

225,906 56,915 50,897 101,003 17,091

25.2% 22.5% 44.7% 7.6%

As illustrated in Table 13 on the following page, the most cost burdened households in the Buckeye neighborhood are renters with annual household incomes under $35,000. A total of 5,100 such renter households reside in Buckeye and 3,899 (or 76.5%) are cost burdened. 3 3

2,832 renter households earn less than $20,000 and 1,067 renter households earning between $20,000 and $34,999.

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Table 13: Tenure by Housing Costs as a Percentage of Household Income, 2018 Households earning less than $20,000 Less than 30% (not cost burdened) 30% or more (cost burdened)

Owner Occupants 957 348 609

Households earning $20,000 to $34,999 Less than 30% (not cost burdened) 30% or more (cost burdened)

677 451 226

Households earning $35,000 to $49,999 Less than 30% (not cost burdened) 30% or more (cost burdened)

36.4% 63.6%

Renter Occupants 3,190 358 2,832

11.2% 88.8%

66.6% 33.4%

1,910 843 1,067

44.1% 55.9%

626 538 88

85.9% 14.1%

1,016 865 151

85.1% 14.9%

Households earning $50,000 to $74,999 Less than 30% (not cost burdened) 30% or more (cost burdened)

733 691 42

94.3% 5.7%

658 658 0

100.0% 0.0%

Households earning $75,000 or more Less than 30% (not cost burdened) 30% or more (cost burdened)

1,130 1,120 10

99.1% 0.9%

441 441 0

100.0% 0.0%

Source: U.S. Census Bureau, Urban Partners

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%

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3. Employment Trends

Jobs Located within the Buckeye Neighborhood According to the Census Bureau’s OnTheMap application, which uses employer payroll tax information to geo-locate jobs within a defined area, the Buckeye neighborhood experienced a significant reduction of jobs since 2002. A total of 5,272 jobs were reported for the Buckeye neighborhood in 2018, which represents a 27.9% drop from 2002 (Figure 3).

Figure 3: Jobs Located in the Buckeye Neighborhood (2002-2018) 8,000 7,500

7,311

7,000

6,665

6,500

6,388

6,000 5,434

5,500

5,745 5,272

5,133

5,000 4,500 4,000 3,500 3,000

2002

2005

2008

2010

2012

2015

2018

Source: U.S. Census Bureau Center for Economic Studies, Urban Partners

There are six (6) sectors that added a total of 190 new jobs in the Buckeye neighborhood from 2002 to 2018. The biggest net job gains in this period were in Construction (51 net new jobs) and Accommodation and Food Services (50 net new jobs, see Table 14).

Table 14: Employment in Rising Industrial Sectors, 2002-2018 Construction Accommodation and Food Services Public Administration Professional, Scientific, and Technical Services Real Estate and Rental and Leasing Management of Companies and Enterprises

Source: U.S. Census Bureau Center for Economic Studies, Urban Partners

Buckeye Neighborhood Plan – Market Analysis Report

Jobs in 2002 86 465 7 183 168 3

Jobs in 2018 137 515 48 203 184 15

Change 2002-2018 51 50 41 20 16 12

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On the other hand, there are 13 other sectors that experienced job losses from 2002 through 2018. The most significant employment losses were in the Health Care and Social Assistance and Manufacturing sectors, which lost 547 and 497 jobs during this period, respectively (see Table 15).

Table 15: Employment in Declining Industrial Sectors, 2002-2018 Health Care and Social Assistance Manufacturing Other Services (excluding Public Administration) Retail Trade Educational Services Admin & Support, Waste Mgmt/Remed.

Wholesale Trade Transportation and Warehousing Arts, Entertainment, and Recreation Information Finance and Insurance Mining, Quarrying, and Oil and Gas Extraction Utilities

Source: U.S. Census Bureau Center for Economic Studies, Urban Partners

Jobs in 2002 2,082 1,245 602 709 731 465 249 100 72 59 72 11 2

Jobs in 2018 1,535 748 325 435 531 310 162 17 39 26 42 0 0

Change 2002-2018 -547 -497 -277 -274 -200 -155 -87 -83 -33 -33 -30 -11 -2

The OnTheMap application reports that the largest segment of workers employed in the Buckeye neighborhood live within the City of Cleveland (32.1% of all employees, comprised of 291 Buckeye residents and 1,400 Cleveland residents living in other neighborhoods). In 2002, Buckeye residents that lived and worked in the neighborhood totaled 604, or 8.3% of the total workforce (Table 16).

Table 16: Where Buckeye Neighborhood Workers Live, 2002-2018 Cleveland - Buckeye Residents - Non-Buckeye Cleveland Residents Cleveland Heights Parma Shaker Heights Euclid Lakewood Garfield Heights South Euclid East Cleveland Maple Heights All Other Locations

Total

Jobs in 2002 3,255 604 2,651 350 231 250 146 132 149 119 179 108 2,392 7,311

Source: U.S. Census Bureau Center for Economic Studies, Urban Partners

Buckeye Neighborhood Plan – Market Analysis Report

%

44.5% 8.3% 36.3% 4.8% 3.2% 3.4% 2.0% 1.8% 2.0% 1.6% 2.4% 1.5% 32.7%

Jobs in 2018 1,691 291 1,400 253 178 167 166 119 114 103 96 92 2,293 5,272

% 32.1% 5.5% 26.6% 4.8% 3.4% 3.2% 3.1% 2.3% 2.2% 2.0% 1.8% 1.7% 43.5%

Change 2002-18 -1,564 -313 -1,251 -97 -53 -83 20 -13 -35 -16 -83 -16 -99 -2039

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Employment for Buckeye Residents According to the OnTheMap application, there were a total of 8,398 employed residents of the Buckeye neighborhood in 2018, a decrease of 5,551 (39.8%) from 2002. Health Care and Social Assistance; Accommodation and Food Services; Administrative & Support, Waste Management/ Remediation; and Retail Trade were the top four sectors in which Buckeye neighborhood residents were employed (26.5%, 12.1%, 10.8%, and 8.4% employed, respectively.

See Table 17).

Table 17: Employed Residents of Buckeye Neighborhood by Industrial Sectors, 2002-2018 Health Care and Social Assistance Accommodation and Food Services Admin & Support, Waste Mgmt/Remed.

Retail Trade Manufacturing Educational Services Transportation and Warehousing Public Administration Professional, Scientific, and Technical Services Other Services (excluding Public Administration) Finance and Insurance Wholesale Trade All other sectors Total

Workers in 2002 2,398 1,202 1,048 1,413 1,296 1,271 418 671 746 595 732 511 1,648 13,949

%

17.2% 8.6% 7.5% 10.1% 9.3% 9.1% 3.0% 4.8% 5.3% 4.3% 5.2% 3.7% 11.8%

Source: U.S. Census Bureau Center for Economic Studies, Urban Partners

Workers in 2018 2,222 1,020 903 704 567 564 313 303 261 255 253 226 807 8,398

%

26.5% 12.1% 10.8% 8.4% 6.8% 6.7% 3.7% 3.6% 3.1% 3.0% 3.0% 2.7% 9.6%

Change 2002-2018 -176 -182 -145 -709 -729 -707 -105 -368 -485 -340 -479 -285 -841 -5,551

The OnTheMap application reports that the largest segment of employed Buckeye residents stay in the City of Cleveland for work (44.8% in 2018), followed by those who work in Beachwood, Shaker Heights, and Solon (2.47%, 2.7%, and 2.6%, respectively. See Table 18).

Table 18: Commuting Destination for Employed Residents of Buckeye Neighborhood, 2002-2018 Cleveland - In Buckeye Neighborhood - Elsewhere in Cleveland Beachwood Shaker Heights Solon Independence Parma Garfield Heights Cleveland Heights All Other Locations

Total

Workers in 2002 6,696 604 6,092 390 421 273 187 217 144 243 5,378 13,949

Source: U.S. Census Bureau Center for Economic Studies, Urban Partners

Buckeye Neighborhood Plan – Market Analysis Report

%

48.0% 4.3% 43.7% 2.8% 3.0% 2.0% 1.3% 1.6% 1.0% 1.7% 38.6%

Workers in 2018 3,759 291 3,468 226 223 216 176 171 136 133 3,358 8,398

%

44.8% 3.5% 41.3% 2.7% 2.7% 2.6% 2.1% 2.0% 1.6% 1.6% 40.0%

Change 2002-2018 -2,937 -313 -2,624 -164 -198 -57 -11 -46 -8 -110 -2,020 -5,551

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The University Circle section of Cleveland, located immediately north of Buckeye, is home to a total of 66,611 jobs (52,212 jobs in the Healthcare & Social Assistance sector and 6,339 jobs in the Educational Services sector). The three Circle Institutions—Cleveland Clinic, University Hospitals, and Case Western Reserve University—have been the dominant "Eds and Meds" economic engines not only for the area but for the entire city (Figure 4).

Figure 4: Large Employers located in University Circle

Total Jobs in University Circle 2002 – 21,577 2018 – 66,611

Table 19 shows the number of Buckeye residents that commute to University Circle, which peaked in 2010 when 1,140 workers were reported by the OnTheMap application. In 2018, 950 Buckeye residents commuted to University Circle, compared to 798 in 2002.

Table 19: Commuting to University Circle, 2002-2018 University Circle Elsewhere in Cleveland Outside of Cleveland All Employed Buckeye Residents

2002 798 5,898 7,253 13,949

Source: U.S. Census Bureau Center for Economic Studies, Urban Partners

Buckeye Neighborhood Plan – Market Analysis Report

2005 685 5,510 6,985 13,180

2010 1,140 3,856 4,808 9,804

2015 1,031 2,940 4,462 8,433

2018 950 2,809 4,639 8,398

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Figure 5 shows the percentage of employed Buckeye residents commuting to University Circle, elsewhere in the City of Cleveland, and other locations outside the city. In 2018, 11.3% of all employed Buckeye residents commuted to University Circle, while 33.4% commuted to other locations within the City of Cleveland, and another 55.2% worked outside of Cleveland.

Both the number of workers and the percentage of employed Buckeye residents commuting to University Circle has increased from 2002 to 2018, but the 950 Buckeye residents make up just 1.4% of the overall workforce (66,611 in total) in University Circle.

Figure 5: Commuting Patterns for Employed Buckeye Residents, 2002-2018

2002

2018

798 5.7%

7,253 52.0%

950 11.3%

5,898 42.3%

4,639 55.2%

2,809 33.4%

Work in University Circle

Work in University Circle

Work Elsewhere in Cleveland

Work Elsewhere in Cleveland

Work Outside of Cleveland

Work Outside of Cleveland

Source: U.S. Census Bureau Center for Economic Studies, Urban Partners

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4. Retail Market Analysis Urban Partners conducted a retail market analysis to characterize the performance of existing retailers in the Buckeye neighborhood and surrounding areas as well as to identify gaps and opportunities for the potential development of new retailing in the area.

Retail Supply For this retail market analysis, we are focused chiefly on retail stores engaged in selling merchandise for personal and/or household consumption and on establishments that render services incidental to the sale of these goods. All retail establishments in the area were classified by type of business according to the principal lines of merchandise sold and the usual trade designation. In general, this classification follows the numeric system established for both government and industry practice – the North American Industry Classification System (NAICS).

The term “retail store sales” in this analysis includes sales by establishments that are normally found in pedestrian-oriented retail shopping areas. This definition excludes the sales of automobile dealerships and repair facilities, service stations, fuel oil dealers, and non-store retailing. Banks and other financial establishments are also excluded from this assessment because banking activities – deposits, loans, etc. – cannot be added to sales volume data for other types of retail establishments.

To identify and categorize the supply of currently available shopping opportunities in Buckeye, Urban Partners completed an inventory of all retail establishments located in the neighborhood. As of October 2021, this area includes 120 operating retail businesses providing goods and services in 29 different retail categories (see Table 20). For a full detailed inventory with business names and addresses, refer to Appendix 1.

Table 20: Inventory of Buckeye Retail Establishments by Category Store Category Hair Salon/Nail Salon/Spa Limited-Service Restaurant Convenience Store Full-Service Restaurant Beer/Liquor Distributor Women’s Clothing Store Bar/Lounge Beauty Supply Store Electronics Store Family Clothing Store General Merchandise Store Other Home Furnishing Store

Number of Stores 16 16 15 13 5 5 4 4 4 4 4 4

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Bakery Snack/Coffee Bar Used Merchandise Store Supermarket Art Gallery Automotive Parts Store Book Store Clothing Accessories Store Drug Store/Pharmacy Floor Covering Store Florist Hardware Store Household Appliance Store Men’s Clothing Store Nursery and Garden Center Record/CD Store Sporting Goods Store

Source: Urban Partners

3 3 3 2 2 1 1 1 1 1 1 1 1 1 1 1 1

Retail Demand Consumer shopping patterns vary depending on the types of goods being purchased. For convenience goods purchased frequently, such as groceries, drugs, and prepared foods, shoppers typically make purchases at stores close to their home or place of work. For largerticket, rarely purchased items – such as automobiles, electronics, and large appliances – shoppers may travel anywhere within the metropolitan area or beyond to obtain the right item at the right price. For apparel, household furnishings, and other shopping goods, consumers generally establish shopping patterns between these two extremes, trading at a number of shopping areas within a 30-minute commute of their homes.

In analyzing the retail market demand within a portion of a larger metropolitan area, these behavioral observations translate into a series of analytical rules-of-thumb: • •

•

Shopping for community-serving goods and services is generally confined to the immediate trade area.

Expenditures made at full-service restaurants will occur chiefly within the immediate trade area, but some restaurant expenditures made by the trade area population will be lost to established restaurants located outside the immediate trade area. Similarly, some restaurant sales occurring in the immediate trade area will be attracted from residents who live elsewhere in the region.

Expenditures made by immediate trade area residents for shopping good items (department stores, apparel, and most specialty goods) will more likely occur within the area if they exist, but a substantial proportion of these sales will occur outside the

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•

area. Similarly, significant sales will be attracted from residents outside the immediate trade area to any large, well-known stores located within a trade area.

Specific high-quality stores within the immediate trade area may attract significant clientele from well beyond the trade area for highly-targeted, single destination trips for specialized purchases.

Retail Trade Area To examine the entire range of retailers potentially feasible for the Buckeye neighborhood, we have identified the Buckeye Retail Trade Area from where potential customers would likely originate for the types of goods and services most typically available. Retail shopping patterns in the Buckeye area are quite complex. The adjacency of neighboring communities provides Buckeye residents with a broad range of competitive retailing opportunities. Since retailing in the neighborhood functions within this larger regional marketplace, we have defined three trade areas centered on the intersection of 116th Street and Buckeye Road in the center of Buckeye: the neighborhood itself, a 2-mile radius, and a 4-mile radius (see Figure 6).

This comparison enables us to identify the degree to which customers from each of these areas patronize retailers in the other respective areas, understand how this impacts the neighborhood’s retail supply and demand, and confirm a primary trade area for Buckeye.

The Buckeye Retail Trade Area encompasses the entirety of the Buckeye Neighborhood following the closest Census boundaries. Residents within this area are likely to find most of their daily needs in several categories of goods and services and make most of their purchases, including supermarkets, convenience stores, pharmacies, and take-out restaurants. The Buckeye Retail Trade Area includes all of the neighborhood’s retailers of these types. The estimated 2020 population of this area is 25,010.

The 2-Mile Trade Area includes University Circle to the north, including Case Western Reserve University and the Cleveland Clinic; a portion of adjacent Cleveland Heights to the northeast; a portion of Shaker Heights to the east/southeast; and areas below Kinsman Road to the south. This area has an estimated 2020 population of 66,746. The 4-Mile Trade Area extends to Glenville and East Cleveland to the north; includes most of Cleveland Heights and University Heights and all of Shaker Heights to the east; extends to Cuyahoga Heights to the south, and downtown Cleveland to the west. The 4-Mile Trade Area contains an estimated 2020 population of 230,717.

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Figure 6: The Buckeye Retail Trade Areas

2 Miles

4 Miles

Source: Google, Environics Analytics, Urban Partners

Trade Area Supply and Demand Characteristics In this section, we compare the current supply and demand for all retail goods and services by residents of the Buckeye Neighborhood Retail Trade Area, as well as the 2- and 4-Mile Trade Areas. To determine the trade areas’ supply and demand, we acquired information about the retail spending behavior of market study area residents from Environics Analytics, which acquires its data from the Nielsen Company—one of the national data services typically used by retail store location and real estate professionals. Table 21 outlines the supply and demand characteristics of the trade areas examined.

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Table 21: Trade Area Retail Supply and Demand Characteristics Buckeye Neighborhood Retail Trade Area 2021 Demand

2021 Supply

(Consumer

(Retail

Expenditures)

Sales)

223,650,066

228,213,430

(4,563,364)

6,471,372

3,155,866

3,315,506

Total Retail Sales Motor Vehicle and Parts Dealers-441 Automotive Parts/Accsrs, Tire Stores-4413

Opportunity

Buckeye 2-Mile Radius

Buckeye 4-Mile Radius

2021 Demand

2021 Supply

Opportunity

2021 Demand

2021 Supply

Opportunity

Gap/

(Consumer

(Retail

Surplus

Expenditures)

Sales)

Gap/

(Consumer

(Retail

Gap/

Surplus

Expenditures)

Sales)

Surplus

686,968,891

438,458,929

248,509,963

2,386,350,938

2,217,407,727

168,943,211

19,079,949

4,213,260

14,866,689

67,143,860

46,876,172

20,267,688

6,471,372

3,155,866

3,315,507

19,079,949

4,213,260

14,866,689

67,143,860

46,876,172

20,267,689

6,107,942

1,371,928

4,736,014

20,703,160

2,540,088

18,163,072

71,845,566

31,092,834

40,752,732

2,985,183

55,723

2,929,461

10,168,036

186,060

9,981,976

35,047,997

15,418,619

19,629,378

Home furnishings stores - 4422

3,122,759

1,316,205

1,806,554

10,535,124

2,354,028

8,181,096

36,797,569

15,674,215

21,123,354

Floor covering stores - 44221

1,489,955

218,700

1,271,255

5,209,723

660,043

4,549,681

18,385,350

4,975,325

13,410,025

Furniture and Home Furnishings Stores-442 Furniture Stores-4421

Other home furnishings stores - 44229 Electronics and Appliance Stores-443 Household Appliances Stores-443141

1,632,804

1,097,505

535,299

5,325,401

1,693,985

3,631,416

18,412,219

10,698,890

7,713,329

4,584,027

1,950,000

2,634,027

14,165,154

381,474

13,783,680

49,231,912

15,414,642

33,817,270

900,927

0

900,927

2,773,155

0

2,773,155

9,678,674

2,101,412

7,577,262

3,683,100

1,950,000

1,733,100

11,391,999

381,474

11,010,526

39,553,238

13,313,230

26,240,007

Building Material, Garden Equip Stores -444

20,969,397

5,649,736

15,319,661

65,229,809

14,000,375

51,229,434

229,324,315

122,781,021

106,543,294

Building Material and Supply Dealers-4441

18,461,530

3,777,736

14,683,794

57,214,873

14,000,375

43,214,498

201,088,982

120,232,579

80,856,403

10,120,022

2,192,360

7,927,662

31,526,336

8,076,188

23,450,147

110,777,836

77,377,946

33,399,890

651,148

0

651,148

2,030,007

0

2,030,007

7,134,417

0

7,134,417

Hardware Stores-44413

1,617,990

1,500,000

1,617,990

5,023,405

136,653

4,886,752

17,617,623

5,669,620

11,948,003

Other Building Materials Dealers-44419

6,072,370

85,376

5,986,995

18,635,125

5,787,534

12,847,591

65,559,106

37,185,013

28,374,093

2,507,867

1,872,000

635,867

8,014,936

0

8,014,936

28,235,333

2,548,442

25,686,891

488,539

0

488,539

1,577,165

0

1,577,165

5,571,918

0

5,571,918

2,019,328

1,872,000

147,328

6,437,771

N/A

6,437,771

22,663,415

2,548,442

20,114,973

Electronics Stores-443142

Home Centers-44411 Paint and Wallpaper Stores-44412

Lawn, Garden Equipment, Supplies Stores-4442 Outdoor Power Equipment Stores-44421 Nursery and Garden Centers-44422 Food and Beverage Stores-445

62,587,320

95,831,133

(33,243,813)

182,453,401

187,935,278

(5,481,876)

633,150,978

819,622,695

(186,471,717)

57,929,291

92,882,332

(34,953,041)

167,965,933

185,700,198

(17,734,264)

583,116,255

784,835,756

(201,719,501)

Supermarkets, Grocery (Ex Conv) Stores-44511

44,678,918

85,929,785

(41,250,868)

130,373,202

158,951,021

(28,577,819)

453,555,673

664,586,756

(211,031,082)

Convenience Stores-44512

13,250,373

6,952,547

6,297,826

37,592,731

26,749,177

10,843,555

129,560,582

120,249,000

9,311,582

1,291,629

1,125,000

166,629

3,747,535

0

3,747,535

13,038,564

14,680,507

(1,641,943)

Meat Markets-44521

393,231

0

393,231

1,139,316

0

1,139,316

3,963,575

4,702,713

(739,138)

Fish and Seafood Markets-44522

153,427

0

153,427

444,910

0

444,910

1,547,859

0

1,547,859

Fruit and Vegetable Markets -44523

267,194

0

267,194

776,454

0

776,454

2,702,440

1,383,122

1,319,318

Other Specialty Food Stores-44529

477,777

1,125,000

(647,223)

1,386,855

N/A

1,386,855

4,824,690

8,594,672

(3,769,982)

3,366,400

1,823,801

1,542,600

10,739,933

2,235,080

8,504,853

36,996,159

20,106,432

16,889,727

Grocery Stores-4451

Specialty Food Stores-4452

Beer, Wine and Liquor Stores-4453

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Health and Personal Care Stores-446

22,866,358

15,283,244

7,583,114

66,999,068

41,304,645

25,694,423

234,594,036

231,172,571

3,421,465

Pharmacies and Drug Stores-44611

19,597,441

14,707,809

4,889,632

57,277,557

40,524,630

16,752,927

200,495,000

214,715,488

(14,220,488)

Cosmetics, Beauty Supplies, Perfume Stores-44612

1,470,930

575,435

895,494

4,320,745

575,418

3,745,327

15,157,580

13,862,834

1,294,746

636,218

0

636,218

1,990,457

0

1,990,457

6,982,896

340,976

6,641,921

Optical Goods Stores-44613 Other Health and Personal Care Stores-44619 Clothing and Clothing Accessories Stores-448 Clothing Stores-4481 Men's Clothing Stores-44811 Women's Clothing Stores-44812 Children's, Infants Clothing Stores-44813 Family Clothing Stores-44814

1,161,769

0

1,161,769

3,410,309

204,597

3,205,712

11,958,560

2,253,273

9,705,287

11,298,104

6,370,093

4,928,011

35,958,172

12,986,481

22,971,691

123,740,308

86,788,886

36,951,422

8,001,642

6,189,474

1,812,168

25,445,547

12,805,862

12,639,685

87,552,012

65,536,456

22,015,556

322,257

141,497

180,760

1,032,969

1,150,136

(117,167)

3,498,810

5,343,087

(1,844,278)

1,590,096

2,500,890

(910,794)

5,070,057

3,587,342

1,482,715

17,386,750

20,136,818

(2,750,068)

241,834

113,330

128,503

737,610

113,330

624,279

2,669,758

1,481,956

1,187,802

4,882,598

1,580,630

3,301,968

15,502,577

5,598,807

9,903,770

53,378,257

29,866,840

23,511,416

Clothing Accessories Stores-44815

316,697

783,359

(466,662)

1,026,850

1,026,168

682

3,505,941

2,945,890

560,051

Other Clothing Stores-44819

648,160

1,069,768

(421,608)

2,075,484

1,330,079

745,404

7,112,496

5,761,865

1,350,631

Shoe Stores-4482

1,890,191

180,619

1,709,572

5,779,250

180,619

5,598,631

20,024,825

15,667,151

4,357,675

Jewelry, Luggage, Leather Goods Stores-4483

1,406,271

0

1,406,271

4,733,375

0

4,733,375

16,163,471

5,585,279

10,578,192

1,234,608

0

1,234,608

4,192,982

0

4,192,982

14,312,644

5,028,213

9,284,431

171,663

0

171,663

540,393

0

540,393

1,850,827

557,066

1,293,761

4,138,308

1,351,548

2,786,760

13,326,328

5,710,924

7,615,404

46,098,868

19,717,522

26,381,346

3,717,010

1,101,548

2,615,462

12,000,344

4,910,924

7,089,420

41,621,881

19,561,880

22,060,001

2,434,231

294,148

2,140,083

8,054,720

1,163,227

6,891,492

27,794,918

9,146,211

18,648,706

Jewelry Stores-44831 Luggage and Leather Goods Stores-44832 Sporting Goods, Hobby, Book, Music Stores-451 Sporting Goods, Hobby, Musical Inst Stores-4511 Sporting Goods Stores-45111 Hobby, Toys and Games Stores-45112

829,786

0

829,786

2,627,306

206,932

2,420,374

9,210,832

4,608,778

4,602,054

Sew/Needlework/Piece Goods Stores-45113

176,109

807,400

(631,290)

538,986

1,740,357

(1,201,371)

1,906,060

2,872,782

(966,723)

Musical Instrument and Supplies Stores-45114

276,884

0

276,884

779,332

1,800,408

(1,021,076)

2,710,071

2,934,109

(224,038)

421,298

250,000

171,298

1,325,984

800,000

525,984

4,476,987

155,642

4,321,345

Book, Periodical and Music Stores-4512 Book Stores-451211 News Dealers and Newsstands-451212 General Merchandise Stores-452 Department Stores Excl Leased Depts-4521 Other General Merchandise Stores-4529

N/A

250,000

N/A

N/A

N/A

N/A

N/A

N/A

N/A

398,324

0

398,324

1,257,823

800,000

1,257,823

4,241,959

155,642

4,086,318

22,974

0

22,974

68,161

0

68,161

235,028

0

235,028

46,097,723

63,904,048

(17,806,325)

136,695,516

64,716,536

71,978,980

475,172,319

378,931,842

96,240,477

3,045,376

0

3,045,376

9,420,226

0

9,420,226

32,692,419

15,563,287

17,129,133

Warehouse Club and Supercenters-452311

43,052,347

63,904,048

(20,851,701)

127,275,290

64,716,536

62,558,754

442,479,900

363,368,555

2,499,100

All Other General Merchandise Stores-452319

38,685,251

55,904,048

(17,218,796)

114,116,916

64,716,536

49,400,380

396,685,210

363,368,555

33,316,655

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Miscellaneous Store Retailers-453 Florists-4531 Office Supplies, Stationery, Gift Stores-4532

4,857,545

4,162,084

695,461

23,164,489

12,648,455

10,516,034

79,964,299

49,115,571

30,848,728

267,491

194,026

73,465

868,261

1,010,830

(142,569)

3,064,054

4,198,979

(1,134,924)

1,382,519

0

1,382,519

4,443,643

2,260,887

2,182,756

15,405,855

10,212,616

5,193,239

Office Supplies and Stationery Stores-45321

538,056

0

538,056

1,757,732

315,371

1,442,360

6,080,863

3,913,313

2,167,549

Gift, Novelty and Souvenir Stores-45322

844,463

0

844,463

2,685,911

1,945,516

740,395

9,324,992

6,299,303

3,025,690

954,072

2,289,608

(1,335,536)

3,043,021

3,938,675

(895,654)

10,473,390

10,690,661

(217,272)

Other Miscellaneous Store Retailers-4539

2,253,463

1,678,450

575,013

14,809,564

5,438,063

9,371,501

51,021,000

24,013,315

27,007,685

Pet and Pet Supply Stores-45391

1,708,695

415,921

1,292,774

5,001,557

1,260,783

3,740,774

17,323,806

9,579,318

7,744,488

544,768

254,781

289,987

1,839,621

1,277,878

561,743

6,293,717

2,940,620

3,353,096

0

1,007,748

(1,007,748)

7,968,386

2,899,402

5,068,984

27,403,477

11,493,377

15,910,100

33,671,970

29,183,750

4,488,220

109,193,845

92,021,413

17,172,432

376,084,477

415,893,971

(39,809,494)

Used Merchandise Stores-4533

Art Dealers-45392 All Other Miscellaneous Stores-45399 Foodservice and Drinking Places-722 Drinking Places -Alcoholic Beverages-7224 Full-Service Restaurants-722511 Limited-Service Eating Places-722513 Cafeterias, Grill-Buffets, and Buffets-722514 Snack and Nonalcoholic Beverage Bars-722515 Source: Environics Analytics, Urban Partners

Buckeye Neighborhood Plan – Market Analysis Report

1,136,391

0

1,136,391

4,029,936

0

4,029,936

13,787,921

6,100,226

7,687,695

15,712,833

16,457,812

(744,979)

51,314,886

47,419,157

3,895,729

176,650,055

207,717,559

(31,067,504)

14,260,008

11,675,938

2,584,070

45,669,299

34,771,993

10,897,306

157,439,813

179,416,161

(21,976,348)

362,929

0

362,929

1,162,611

0

1,162,611

4,007,916

0

4,007,916

2,199,809

1,050,000

1,149,809

7,017,113

9,830,263

(2,813,150)

24,198,772

22,660,025

1,538,747

21

According to this information from Environics Analytics in Table 20 about the retail spending behavior of market study area residents, stores within the Buckeye Neighborhood Retail Trade Area sell more than $228 million worth of retail goods annually, while the trade area's population spends approximately $224 million on retail goods annually. This retail spending includes: • $62.6 million in Food and Beverage Stores, • $46.1 million in General Merchandise Stores, • $33.7 million in Eating and Drinking Establishments, • $22.9 million in Health and Personal Care Stores, • $21.0 million in Building Material and Garden Stores, • $11.3 million in Clothing and Accessories Stores, • $6.5 million in Auto Parts Stores, • $6.1 million in Furniture and Home Furnishings Stores, • $4.9 million in Miscellaneous Store Retailers, • $4.6 million in Electronics and Appliance Stores, and • $4.1 million in Sporting Goods, Hobby, and Book Stores.

By comparison, stores within the 2-Mile Radius trade area sell more than $438 million worth of retail goods annually, while that trade area's population spends approximately $687 million on retail goods annually. This retail spending includes: • $182.5 million in Food and Beverage Stores, • $137.0 million in General Merchandise Stores, • $109.2 million in Eating and Drinking Establishments, • $67.0 million in Health and Personal Care Stores, • $65.2 million in Building Material and Garden Stores, • $36.0 million in Clothing and Accessories Stores, • $23.2 million in Miscellaneous Store Retailers, • $20.7 million in Furniture and Home Furnishings Stores, • $19.1 million in Auto Parts Stores, • $14.2 million in Electronics and Appliance Stores, and • $13.3 million in Sporting Goods, Hobby, and Book Stores.

Finally, stores within the 4-Mile Radius trade area sell more than $2.2 billion worth of retail goods annually, while that trade area's population spends approximately $2.4 billion on retail goods annually. This retail spending includes: • $633.2million in Food and Beverage Stores, • $475.2 million in General Merchandise Stores, • $376.1 million in Eating and Drinking Establishments, • $234.6 million in Health and Personal Care Stores, • $229.3 million in Building Material and Garden Stores, Buckeye Neighborhood Plan – Market Analysis Report

22

• • • • • •

$123.7 million in Clothing and Accessories Stores, $80.0 million in Miscellaneous Store Retailers, $71.8 million in Furniture and Home Furnishings Stores, $67.1 million in Auto Parts Stores, $49.2 million in Electronics and Appliance Stores, and $46.1 million in Sporting Goods, Hobby, and Book Stores.

Retail Market Potential The comparison of retail supply and demand for the trade areas reveals the retail surplus or gap/potential for additional retail stores in each category. The supply of retailing in the Buckeye Neighborhood Retail Trade Area exceeds demand by more than $4 million, indicating that the immediate area is oversupplied for its population, and the customer base comes from beyond the neighborhood for several categories of retail goods.

The 2-Mile Trade Area contains additional densely populated area and commercial centers.

Residents within that larger area are not necessarily going to travel to Buckeye for most of their retail needs since they can likely find them closer to their homes. Within this 2-mile radius, total retail demand exceeds supply significantly—by more than $248 million— indicating that residents must leave this radius to purchase many categories of goods.

Several retail categories within that 2-Mile Radius experience an opportunity gap also not being filled at the 4-Mile Radius. For those categories with a gap at the neighborhood-level and 2-Mile Radius that continues at the 4-Mile Radius, there appears to be sufficient demand for many new store types appropriate for Buckeye. These include: • • • •

The potential to supplement the current restaurant offerings with additional food and dining establishments; Several retailing categories of stores selling basic day-to-day needs; A concentration of clothing and apparel-related businesses; and Select categories focused on home furnishings and improvement.

Food/Dining Establishments While Buckeye is home to several locally-owned and chain restaurants, a substantial opportunity exists within the Neighborhood Trade Area for additional restaurants and establishments offering various foods. Adding establishments with diverse cuisine could strengthen Buckeye as a food and dining destination that serves both residents and visitors from adjacent neighborhoods and towns. These opportunities include: • Restaurants. Opportunity exists for a variety of dining establishments including limited-service restaurants that offer take-out food. Up to 10,000 SF of such space could be supported by the $2.6 million gap, providing demand for several restaurants of Buckeye Neighborhood Plan – Market Analysis Report

23

•

•

various sizes. This could take the form of multiple restaurants ranging from 1,500 SF for a small take-out restaurant to 5,000 SF for a larger full-service restaurant.

Restaurants could occupy multiple floors of a single building.

Drinking Places/Bars. Opportunity also exists for bars that could offer dining. Up to 4,000 SF of such space could be supported by the $1.1 million gap, providing demand for one or two bars that could also serve food and provide live entertainment.

Coffee Shop. A $1.1 million gap in retail supply also exists for coffee shops in the Neighborhood Trade Area. This leakage can support approximately 4,000 SF of space, enough to accommodate one or two coffee shops.

Basic Day-to-Day Needs There are substantial gaps in supply within the Buckeye Neighborhood Trade Area in retail categories that fulfill basic daily needs, including: • Pharmacy/Drug Store. The retail data indicates that $5.0 million in expenditures on pharmacies/drug stores are leaving the Trade Area annually. This leakage can support 7,000 SF of store space.

• Pet Supply Store. An opportunity also exists for a pet supply store. The $1.3 million gap translates to approximately 4,000 SF in store space.

• Gift/Souvenir Store. The data suggests that $0.7 million in gift, novelty, and souvenir stores expenditures are leaking from the trade area annually. This gap can support 3,000 SF as one or two smaller stores.

• Auto Supply Store. Within the Trade Area there is a $3.3 million opportunity for auto parts stores. This gap translates to 13,000 SF, more than enough for a typical store of 5,000 SF. Clothing and Apparel There are opportunities in the Buckeye Neighborhood Trade Area in several clothing and apparel-related categories that could provide amenities for residents. These include: • Family Clothing Stores. The retail data suggests a gap of $3.3 million, which could support up to 12,000 SF of store space to outfit the family, likely multiple stores at 1,500 to 5,000 SF. • Shoe Stores. A $1.7 million gap in retail supply also exists for shoe stores. This leakage can support store space up to 6,000 SF, initially one store at 1,500 to 2,000 SF. Shoe stores could include footwear more geared toward athletics, such as running, tennis, and basketball.

• Sporting Goods Stores. There is more than a $2.6 million opportunity in the trade area for sporting goods stores. This gap translates to approximately 9,000 SF in store space, more than enough space to support an initial store of 2,000 to 3,000 SF.

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Home Furnishing and Improvement Finally, there are substantial gaps in supply within the Buckeye Neighborhood Trade Area in retail categories related to home furnishing, including: • Furniture Store. An opportunity exists for a furniture store. The almost $2.9 million gap translates to approximately 19,000 SF in store space. An initial store of 4,000 to 5,000 SF would be appropriate for the neighborhood.

• Home Furnishing Stores. There is more than a $1.8 million opportunity for home furnishing stores. This gap accommodates up to approximately 7,000 SF in store space, likely one or two stores at 1,500 to 2,000 SF initially.

• Flooring Store. Within the Trade Area there is a $1.3 million opportunity for floor covering stores. This gap translates to a 6,000 SF store.

• Paint/Wallpaper Store. The retail data suggests that $0.7 million paint/wallpaper store expenditures are leaking from the trade area annually. This gap can support a 3,000 SF store.

Overall Retail Potential Together, the total retail potential demand identified above approaches 107,000 SF of store space, including: -- 18,000 SF of additional food establishments and restaurants; -- 27,000 SF of stores selling everyday needs -- 27,000 SF of clothing and apparel businesses; and -- 35,000 SF of home furnishing and improvement-related retail businesses.

While such retailers could potentially locate anywhere within the Buckeye Neighborhood Retail Trade Area, the above opportunities are most appropriate for an emerging Buckeye Road, 116th Street, the Shaker Square area, Larchmere Boulevard, in some cases, various commercial spaces within residential areas of the neighborhood—particularly dining-related.

Although the total demand may exceed what the neighborhood can physically accommodate, existing vacant commercial spaces along these corridors could house a significant portion of the retail opportunities, as well as various sites where new infill development could be located.

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5. Homeownership Market Analysis To understand the for-sale housing market in the Buckeye neighborhood, Urban Partners has examined market conditions for single-family detached homes, duplexes, triplexes, condominiums, and townhouses. According to Realquest, which is a comprehensive real estate database service that was utilized for report, there were a total of 518 homes sold from October 2019 to October 2021, or approximately 21 sales per month.

Table 22 shows the breakdown of the 504 conventional sales in terms of home types – 123 single-family detached homes, 313 duplexes, 19 triplexes, 47 condominiums, and two townhouses. The highest median sale price by home type was condominiums at $93,900, or $53.26 per square foot (SF, henceforth). Sales of duplexes comprised 62.1% of all home sales.

Additionally, there were 14 bank foreclosures.

Table 22: Breakdown of All Home Sales (October 2019 to October 2021) Home Type

No. of Transactions 123 313 19 47 2 14

Single Family Detached Duplex Triplex Condominium Townhouse Foreclosures

Source: Realquest, Urban Partners

Median Sales Price $70,250 $40,000 $64,450 $93,900 $24,600 $19,765

Median Square Footage 1,398 1,926 2,716 1,763 1,439 1,500

Median Price Per SF $50.25 $20.77 $23.73 $53.26 $17.10 $13.18

The Realquest data show that two-thirds of all homes sales in the Buckeye neighborhood is attributable to residential investors (67.7% of all homes purchased). Thirty-one percent (31.2%) of these investors are Cleveland based and another 23.5% are non-Cleveland Ohio companies.

Other investors hail from 26 other states and three foreign countries.

Figure 7: Residential Investor Activity in Buckeye (October 2019 to October 2021) Home Buyer Types

1%

OwnerOccupant 163 32%

4%

Investor Buyers Cleveland Ohio, outside CLE

18%

31%

California Florida

7%

Nevada

7%

Source: Realquest, Urban Partners

Investor 341 68%

Buckeye Neighborhood Plan – Market Analysis Report

New York

9%

23%

Other states (22) Foreign

26

Figure 8 summarizes the sales by home types and buyer types. While the homes purchased by owner-occupants were distributed among three types—36.4% single-family, 37.6% duplex, and 24.2% condominium)—nearly three-quarters (74.2%) of investor purchases were for duplexes.

Figure 8: Distribution of Sales by Home Type and Buyer Type (October 2019 to October 2021) 1%

Owner-Occupant Buyers

2%

5% 24%

0%

Investor Buyers 19%

36%

1%

74%

38% Single Family

Duplex

Triplex

Condominium

Townhouse

Single Family

Duplex

Condominium

Townhouse

Triplex

Source: Realquest, Urban Partners

Table 23 is a breakdown of the 163 homes purchased by owner-occupants. The highest median price was for homeowner-to-homeowner sale of single-family detached homes at $118,000, or $73.20 per SF. The 38 condominium units sold between owner-occupants also reported strong sale prices (median sale price of $105,000, or $59.97 per SF). For duplexes, homes sold by investors were approximately $20,000 more expensive than the homes previously owned by owner-occupants.

Table 23: Homes Purchased by Owner-Occupants (October 2019 to October 2021) Home Type

Seller Type

Single Family Detached Single Family Detached Single Family Detached Duplex Duplex Triplex Condominium Condominium Condominium Townhouse

Homeowner Investor

Source: Realquest, Urban Partners

City/Non-Profit

Homeowner Investor Investor Homeowner Investor

City/Non-Profit

Homeowner

Buckeye Neighborhood Plan – Market Analysis Report

No. of Transactions 39 15 6 41 19 2 38 1 1 1

Median Sales Price $118,000 $108,900 $41,875 $40,000 $59,990 $66,400 $105,000 $69,900 $110,000 $28,700

Median Square Footage 1,612 1,587 1,160 2,081 1,728 2,853 1,751 1,489 2,076 1,434

Median Price Per SF $73.20 $68.62 $36.10 $19.22 $34.72 $23.27 $59.97 $46.94 $52.99 $20.01

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Table 24 below is a detailed breakdown of the 341 investor acquired homes. Just under twothirds (74.2%) of all investor-acquired homes were duplexes, ranging from $30,000 for homes acquired from owner-occupants to $50,000 for investor-to-investor transactions.

Table 24: Homes Purchased by Investors (October 2019 to October 2021) Home Type

Seller Type

Single Family Detached Single Family Detached Single Family Detached Duplex Duplex Duplex Triplex Triplex Condominium Condominium Townhouse

Homeowner Investor

Source: Realquest, Urban Partners

City/Non-Profit

Homeowner Investor

City/Non-Profit 4

Homeowner Investor Homeowner Investor Homeowner

No. of Transactions 25 36 2 113 139 15 4 13 6 1 1

Median Sales Price $60,000 $63,261 $17,675 $30,000 $50,000 $80,600 $35,000 $63,900 $66,500 $28,000 $20,500

Median Square Footage 1,396 1,392 1,248 2,004 1,862 2,091 2,256 2,654 1,879 1,879 1,444

Median Price Per SF $42.98 $45.45 $14.16 $14.97 $26.85 $38.55 $15.51 $24.08 $35.39 $14.90 $14.20

4

One duplex was sold by Neighborhood Housing Services of Greater Cleveland to ATNSC’s Center for Healing & Creative Leadership in 2020.

5 One duplex was sold by Neighborhood Housing Services of Greater Cleveland to ATNSC’s Center for Healing & Creative Leadership in 2020.

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6. Rental Housing Market Analysis To determine the potential for new market-rate rental housing development in Buckeye, we have examined market conditions for a variety of rental housing complexes throughout the Study Area. Within this area, we have identified eight existing rental developments of varying ages and amenity offerings that represent the area’s current supply (see Figure 9).

Figure 9: Existing Rental Housing Complexes in Buckeye

121 Larchmere (Total Units: 88, Built: 2021)

Mikros on Larchmere (Total Units: 29, Built: 2021)

Shaker University Apts. (Total Units: 59, Built: 1959)

Vista at Shaker Square (Total Units: 130, Built: 1955)

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Van Aiken Court (Total Units: 34, Built: 1950)

Residences at Shaker Sq. (Total Units: 119, Built: 1949)

Shaker House (Total Units: 157, Built: 1941)

Nineteen12 (Total Units: 515, Built: 1940)

Source: Apartments.com, Apartmentfinders.com, Urban Partners

The newest complexes in the Study Area examined—121 Larchmere and Mikros on Larchmere—were both built in 2021, while the oldest building—Nineteen12—was built in 1940.

Unit counts in the multi-family buildings range from 29 at Mikros to 515 at Nineteen12. The newest complexes have the most amenities among the buildings examined, with a business center, fitness center, multi-use room, and pool, among others. The older complexes have offstreet parking and some outdoor space, but very few amenities otherwise.

In Table 25, shown on the following page, rental rates and occupancy information is summarized for the eight apartment complexes in the Study Area. Overall, our research shows a competitive market-rate rental housing market, with several of the complexes having no available units of certain types at the time of this report. Four of the complexes—Shaker House, Van Aken Court, Shaker University Apartments, and the brand new Mikros on Larchmere— have no vacancies at all.

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Table 25: Summary of Rents for Buckeye Rental Housing Complexes, 11/2021

New

Address 121 Larchmere

Mikros on Larchmere Shaker University Apartments The Vista at Shaker Square

Established

Van Aken Court The Residences at Shaker Square Shaker House & Cormere Apartments Nineteen12

Type Studio 1 Bedroom 2 Bedroom 1 Bedroom

Rent $995-$1,150 $1,525-$2,190 $2,150-$2,425 $1,425-$1,599

Size 535 SF 698-1,217 SF 1,033-1,037 SF 476-563 SF

Rent/SF $1.86-$2.15 $1.80-$2.18 $2.08-$2.34 $2.84-$2.99

Availability (11/21) 0 0 2 0

Studio 1 Bedroom Studio 1 Bedroom 2 Bedroom Studio 1 Bedroom Studio 1 Bedroom 2 Bedroom Studio 1 Bedroom 2 Bedroom 3 Bedroom 1 Bedroom 2 Bedroom 3 Bedroom

$515 $565-$600 $531-$855 $639-$1,047 $750-$1,226 $580 $695 $481-$756 $695-$1,126 $837-$1,348 N/A $744 $1,109 $1,387 $699-$1,099 $929-$1,199 $1,199

460 SF 600 SF 400 SF 500-820 SF 820 SF 323 SF 668 SF 400 SF 500 Sf 800 SF 357-500 SF 575-725 SF 900-1,231 SF N/A 500-1,200 SF 750-1,200 SF 1,350 SF

$1.12 $1.50 $1.33-$2.14 $1.28 $0.91-$1.50 $1.80 $0.90-$1.00 $1.20-$1.89 $1.39-$2.25 $1.35-$1.69 N/A $1.07-$1.29 N/A-$0.90 N/A $0.92-$1.40 $1.00-$1.24 $0.89

0 0 1 1 0 0 0 0 1 1 0 0 0 0 11 16 1

Source: Company websites, Apartments.com, Apartmentfinders.com, Urban Partners

Rental pricing can generally be segmented into two groups: the newer, high-end complexes along Larchmere, and the older, more established and modest complexes in the Shaker Square area, which were built in the 1940s and 1950s.

Newer/Higher-End Developments The ‘newer/high-end developments’ include 121 Larchmere and Mikros on Larchmere, both constructed in 2021. 121 Larchmere is a larger mixed-use building with retail and office on the ground floor and 88 residential units. Mikros on Larchmere is a smaller building with just 29 “micro units”, or very small one-bedroom apartments. Rents for the two complexes, representing the top of the rental market in Buckeye, are as follows: 121 Larchmere • Studio units: $995 to $1,150 per month ($1.86 to $2.15 per SF) • One-bedroom units: $1,525 to $2,190 per month ($1.80 to $2.18 per SF) • Two-bedroom units: $2,150 to $2,425 per month ($2.08 to $2.34 per SF) Mikros on Larchmere • One-bedroom units: $1,425 to $1,599 per month ($2.84 to $2.99 per SF)

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Established Modest Complexes The ‘established modest complexes’ include, among others in Table 25, Shaker University Apartments—a renovated 1950s-era complex located on Shaker Boulevard with the lowest rents among the older complexes examined in Buckeye; and Nineteen12—an early 1940s-era complex located on the edge of Shaker Square. This very large rental community consisting of multiple buildings has the highest rents among the older complexes in Buckeye. Rents are as follows: Shaker University Apartments • Studio units: $515 per month ($1.12 per SF) • One-bedroom units: $565 to $600 per month ($1.50 per SF) Nineteen12 • One-bedroom units: $699 to $1,099 per month ($0.92 to $1.40 per SF) • Two-bedroom units: $929 to $1,199 per month ($1.00 to $1.24 per SF) • Three-bedroom units: $1,199 per month ($0.89 per SF) Compared to the older garden-style communities, Mikros on Larchmere is commanding rents for one-bedroom units up to 167% higher than at Shaker University Apartments (for similarsized units) and up to 129% higher than at Nineteen12.

Income-Restricted Communities To determine the potential for an affordable rental component of potential new housing in Buckeye, we assessed the affordable housing market in the Study Area. We examined all HUD housing facilities and Low Income Housing Tax Credit (LIHTC) projects in Buckeye to identify the nearby current supply and availability of affordable housing. Table 26 describes characteristics of both types of facilities.

As of November 2021, there are 22 income-restricted rental communities in the Study Area comprising 1,255 units. Fifteen of the 22 communities are LIHTC properties, which are restricted to residents with incomes not to exceed 60% of the area median income (AMI).

These facilities also accept Housing Choice vouchers, formerly known as Section 8. Two of the LIHTC complexes expired in 2018 while another is expiring in 2022 and their status of remaining affordable or becoming market-rate is unknown. Similarly, three HUD multifamily complexes expired in 2021 with an unknown status.

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Table 26: Income-Restricted Communities in Buckeye, 11/2021 Name Winpisinger Apartments Kappa House II Apartments Ivy Plaza Therapeutic Community Shaker Boulevard Gardens Kappa House Jaelot Apartments Shaker Colony Apartments Ethel-Forest #1 Erieview Homes II Shaker Boulevard Gardens Livingston Park Apartments Buckeye Homes I Cleveland New Construction II Buckeye Homes II Cleveland NSP Homes I Cleveland New Homes Cleveland New Homes II St. Luke's Apartments Phase I St. Luke's Apartments Phase II Emerald Alliance VI Cleveland Green Homes II LP

Source: HUD, PolicyMap, Urban Partners

Address 12025 Shaker Boulevard 12300 Shaker Boulevard 11103 Kinsman Road 11410 Buckeye Road 2781-83 E. 108th Street 12450 Shaker Boulevard 12730 Shaker Boulevard 10502 Shaker Boulevard 12515 Forest Avenue 3223 E. 119th Street 10708 Shaker Boulevard 3072 Livingston Road 9623 Yeakel Avenue 9903 Kennedy Avenue 10323 Crestwood Avenue 2819 E. 124th Street 11802 Buckeye Road 9901 Manor Avenue 11311 Shaker Boulevard 11311 Shaker Boulevard 11529 Buckeye Road 2919 E. 123rd Street

Total Units 42 36 34 8 73 69 160 36 2 57 73 180 38 45 35 41 65 30 72 65 65 29

Type HUD Multifamily HUD Multifamily HUD Multifamily HUD Multifamily HUD Multifamily HUD Multifamily HUD Multifamily LIHTC LIHTC LIHTC LIHTC LIHTC LIHTC LIHTC LIHTC LIHTC LIHTC LIHTC LIHTC LIHTC LIHTC LIHTC

Expiration Date 2021 2021 2021 2023 2025 2030 2034 2018 (expired) 2018 (expired) 2022 2024 2025 2026 2027 2027 2027 2031 2033 2041 2043 N/A N/A

An exciting new income-restricted mixed-use project coming to Buckeye in 2022 is the rehabilitation and reuse of the former Audubon School. This LIHTC-funded development will involve 85 one- and two-bedroom affordable units combined with 25,000 to 30,000 SF of commercial space.

Rental Housing Market Potential Market-Rate Our rental housing market research has revealed that available apartments in Buckeye are extremely limited. Rentals include several multi-family complexes throughout the neighborhood, both new and older. Both types of complexes have extremely low vacancy rates.

This indicates that demand is quite strong in the area for rental housing, despite the area’s loss of population.

As a result of these market conditions, it appears that new rental housing is potentially a viable development opportunity for an evolving Buckeye. This could take the form of additional newly built market-rate apartments that would serve upper-income renters seeking to live in the neighborhood. At the same time, due to the neighborhood’s significant supply of vacant housing—over 3,000 units as indicated by the Census—there also appears to be a

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particular opportunity for more cost-sensitive rehabilitated market-rate apartments in existing structures that could house middle-income residents. Such rehabbed units could occur in vacant or underutilized buildings, including twin homes popular in the neighborhood and spaces above ground-floor uses along the neighborhood’s commercial corridors.

Affordable Despite the significant supply of affordable units in Buckeye, 50.2% of renter households in the Study Area are paying more than 30% of their incomes on housing. Waiting lists exist for HUD affordable housing in the area. Furthermore, the affordable status of several complexes have or will be expiring. If not renewed, the units will become market-rate, resulting in a loss of affordable housing. The pending Audubon School project, with its 85 new LIHTC units, will offset some of this potential loss.

Considering the lack of available affordable housing, there appears to be a need and opportunity for additional affordable rental units in Buckeye, potentially as additional LIHTC housing restricted to residents with incomes not to exceed 60% AMI. However, these tax credits are extremely competitive, particularly with a recent award, and thus, additional LIHTC projects in the near future will be difficult to execute. Therefore, consideration should be made for affordable units to be incorporated into new multi-family residential projects as mixed-income developments containing a combination of market-rate and below-market units. Developer incentives or bonuses can help offset the additional expense of these affordable units.

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7. Office Market Analysis As a predominantly residential neighborhood, Buckeye’s office market is relatively limited compared to other uses such as housing and retail. Offices that do exist are centered on Shaker Boulevard, where there are a variety of commercial buildings of various sizes, ages, and levels of quality. Some are affiliated with local institutions, including hospitals and universities, while others contain individual public, private, and non-profit tenants. To identify the potential for new office/commercial space in Buckeye, Urban Partners researched Study Area property listings and assessed the market conditions for office space in the area.

LoopNet, a commercial real estate search engine, provided listing details on available space as of November 2021 (see Table 27).

Table 27: Office Listings in Buckeye, 11/2021 Building/Address Franklin Simon Building 2720 Van Aken Boulevard Yosemite Enterprise Building 11201 Shaker Boulevard Shaker West Professioinal Building 11811 Shaker Boulevard 13114 Larchmere Boulevard

Total Available SF

Listed Rent

Lease Type

17,157

$12.00-$18.00

NNN

10,380

$17.00-$21.00

Full Service

6,500

$14.00-$17.00

Full Service

3,465

N/A

Negotiable

Source: LoopNet

The building with the most amount of available space in the study area is the Franklin Simon Building, located at 2720 Van Aken Boulevard (see Figure 10). Located adjacent to Shaker Square, this mixed-use building contains ground-floor retail space with office space on the second floor, featuring a total of 17,000 SF of space. Asking rents range from $12.00 to $18.00 per SF. Figure 10: Buildings with Office Space Available in Buckeye

Franklin Simon Building 2720 Van Aken Blvd.

Buckeye Neighborhood Plan – Market Analysis Report

Yosemite Enterprise Building 11201 Shaker Blvd.

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Shaker West Professional Building 11811 Shaker Blvd. 13114 Larchmere Boulevard

Source: LoopNet

The available building with the highest advertised rent in the Study Area is the Yosemite Enterprise Building, located 11201 Shaker Boulevard. With 10,000 SF available, listed rent ranges from $17.00 to $21.00 per SF for a full-service lease. Other office space availability can be found at the Shaker West Professional Building at 11811 Shaker Boulevard, where rents range from $14.00 to $17.00 for 6,500 SF (full-service lease); and 13114 Larchmere Boulevard, where 3,500 SF of space is available

Office Market Potential The limited advertised office/commercial space for rent in and around the Buckeye neighborhood indicates that the supply for such space is low, a condition that is fairly common for a mostly residential area. At the same time, there are pockets of office/commercial activity with available space in the area, some of which has been available for several months. Because of this surplus, demand appears to be lacking in the area for office space. Due to these market conditions, speculative traditional office space without a dedicated tenant does not appear to be a viable use within the Study Area.

Alternatively, co-working is a growing movement, particularly in the age of COVID-19 when workers have become used to working outside the traditional office. Co-working spaces in residential neighborhoods has proven popular as an alternative to working from home.

Industry experts expect this trend to continue post-COVID. The existing market for this type of work environment in the Cleveland area has demonstrated its viability for several years.

Therefore, it appears that a co-working facility in Buckeye could be a potential commercial opportunity, particularly with its proximity to housing, commercial amenities, and the region’s transportation network.

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8. Appendix 1 Address 12736 3078 12606 12204 12732 11132 12800 3029 11608 11391 12708 10716 2976 11312 11618 12916 12727 13015 13206 3025 2780 3019 3062 8805 8910 12704 13009 2781 11600 2603 2886 3111 10716 11416 13215 11600 11616 11705 13200 2890 11516 12806 13006

Dir. E

E

E E E E

N

E

Street Larchmere Boulevard 116th Street Imperial Avenue Larchmere Boulevard Larchmere Boulevard Buckeye Road Larchmere Boulevard Woodhill Road Buckeye Road Buckeye Road Larchmere Boulevard Woodland Avenue 116th Street Buckeye Road Buckeye Road Forest Avenue Larchmere Boulevard Larchmere Boulevard Shaker Square 111th Street 116th Street 116th Street 116th Street Buckeye Road Buckeye Road Buckeye Road Buckeye Road Moreland Boulevard Shaker Boulevard Woodhill Road Woodhill Road Woodhill Road Woodland Avenue Woodland Avenue Shaker Square Buckeye Road Buckeye Road Buckeye Road Shaker Square 116th Street Buckeye Road Larchmere Boulevard Larchmere Boulevard

Business Name Fiddlehead Gallery C&G Used Tire Shop The Sweet Spot XOXO Hugs and Kisses Cookies Busy Boss Bakery Phase III Academy Tavern V Lounge Beauty Supply & Linen Lee's Beauty Supply Beauty in the CLE Diamond Beauty Supply Chillie's Beverage & Deli Gene's Corner Beverage One Stop Liquor & Beverage T&J Beverage Larchmere Deli & Beverage Loganberry Books A.SO.N. Val & Lizzy Mart & More Marathon Store Dailey's West Indian Food Mart Moe's Corner Prestige Petro Sunoco Mart Evans Quick Pick Convenience Store Sunoco Mart Marathon Store Sunoco Mart American Food Market Nikki Market Little Eagle Food Market Food Plus Palermo Gazzosa CVS Boost Mobile Isaac Wireless Metro by T Mobile T Mobile City Blue DTLR Kings & Queens Cultural Village Concession Stand

Buckeye Neighborhood Plan – Market Analysis Report

Type of Retailer Art Gallery Automotive Parts Stores Bakery Bakery Bakery Bar/Lounge Bar/Lounge Bar/Lounge Beauty Supply Store Beauty Supply Store Beauty Supply Store Beauty Supply Store Beer/Liquor Distributor Beer/Liquor Distributor Beer/Liquor Distributor Beer/Liquor Distributor Beer/Liquor Distributor Book Store Clothing Accessories Store Convenience Store Convenience Store Convenience Store Convenience Store Convenience Store Convenience Store Convenience Store Convenience Store Convenience Store Convenience Store Convenience Store Convenience Store Convenience Store Convenience Store Convenience Store Drug Store/Pharmacy Electronics Store Electronics Store Electronics Store Electronics Store Family Clothing Store Family Clothing Store Family Clothing Store Family Clothing Store

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12812 11518 2871 13106 12502 12600 12706 13051 13101 13114 13120 13133 13220 13225 13228 2892 2996 11908 12915 9718 9718 11361 11604 11622 11703 12603 12814 12301 12401 12407 12501 12611 12912 13109 10903 2884 9520 9828 13107 9718 11311 11321 11341 11420 11421 11607 12000

E

E E

E

Larchmere Boulevard Buckeye Road 116th Street Buckeye Road Larchmere Boulevard Larchmere Boulevard Larchmere Boulevard Shaker Boulevard Shaker Square Shaker Square Shaker Square Shaker Square Shaker Square Shaker Square Shaker Square 116th Street 116th Street Buckeye Road Buckeye Road Buckeye Road Buckeye Road Buckeye Road Buckeye Road Buckeye Road Buckeye Road Buckeye Road Buckeye Road Larchmere Boulevard Larchmere Boulevard Larchmere Boulevard Larchmere Boulevard Larchmere Boulevard Larchmere Boulevard Shaker Square Woodland Avenue 116th Street Woodland Avenue Buckeye Road Shaker Square Buckeye Road Buckeye Road Buckeye Road Buckeye Road Buckeye Road Buckeye Road Buckeye Road Buckeye Road

Larchmere Oriental Rugs Orban's Fruit & Flowers Diallo's Steak & Seafood Edwin's Felice Urban Café Big Al's Diner Batuqui Brazilian Michael's Diner Edwin's Senor Tequila SASA Balaton Edwin's Too Zanzibar Soul Fusion Cleveland Breakfast Club Dollar Tree Dollar General The Discount Store Family Dollar Classic Clippers Beyond Flawz Best Nails Temi African Braiding & Boutique Ambition's Barber Shop Nikki's Barbershop Earl's Exclusive Cuts Uneik Creations Exquisite Hair Boutique Station Six Barbershop A Touch of Rain Polished Professionals Christopher Amira Studio Martel Salon Shaker Square Nails Terriona's Hair Store Bloom Brothers Supply Father's Dream Appliances Spin Cycle Shaker Square Cleaners I Love Granny K's Soul Food Little Caesar's Mr. Hero Cajun Joe's McDonald's China Dragon Rally's Wendy's

Buckeye Neighborhood Plan – Market Analysis Report

Floor Covering Store Florist Full-Service Restaurant Full-Service Restaurant Full-Service Restaurant Full-Service Restaurant Full-Service Restaurant Full-Service Restaurant Full-Service Restaurant Full-Service Restaurant Full-Service Restaurant Full-Service Restaurant Full-Service Restaurant Full-Service Restaurant Full-Service Restaurant General Merchanidise Store General Merchanidise Store General Merchanidise Store General Merchanidise Store Hair Salon/Nail Salon/Spa Hair Salon/Nail Salon/Spa Hair Salon/Nail Salon/Spa Hair Salon/Nail Salon/Spa Hair Salon/Nail Salon/Spa Hair Salon/Nail Salon/Spa Hair Salon/Nail Salon/Spa Hair Salon/Nail Salon/Spa Hair Salon/Nail Salon/Spa Hair Salon/Nail Salon/Spa Hair Salon/Nail Salon/Spa Hair Salon/Nail Salon/Spa Hair Salon/Nail Salon/Spa Hair Salon/Nail Salon/Spa Hair Salon/Nail Salon/Spa Hair Salon/Nail Salon/Spa Hardware Store Household Appliance Store Laundromat/Dry Cleaner Laundromat/Dry Cleaner Limited-Service Restaurant Limited-Service Restaurant Limited-Service Restaurant Limited-Service Restaurant Limited-Service Restaurant Limited-Service Restaurant Limited-Service Restaurant Limited-Service Restaurant

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12306 12920 12210 12718 11545 13113 13202 13204 12807 11009 12617 12702 13005 12406 11701 12635 12726 13201 12410 11501 13130 12624 12723 12801 11381 11606 11900 12712 13119

Buckeye Road Buckeye Road Larchmere Boulevard Larchmere Boulevard Mt. Carmel Road Shaker Square Shaker Square Shaker Square Larchmere Boulevard Woodland Avenue Larchmere Boulevard Larchmere Boulevard Larchmere Boulevard Larchmere Boulevard Buckeye Road Larchmere Boulevard Larchmere Boulevard Shaker Square Larchmere Boulevard Buckeye Road Shaker Square Larchmere Boulevard Larchmere Boulevard Larchmere Boulevard Buckeye Road Buckeye Road Buckeye Road Larchmere Boulevard Shaker Square

Muncheez Popeye's Somethin' Good to Eat Hola Tacos Cleveland Mountaintop Deli Subway Captain Tony's Chanelle's Treats Gentleman's Quarters Buckeye Outdoor Supply Lotus Candles Heidi Rivchun's Restoration Eclectic Eccentric Larchmere Fire Works Nikki's Music Unbar Café The Nia Coffeehouse Biggby Coffee Topnotch Golf and Raquet Simon's Supermarket Dave's Supermarket A Cultural Exchange Monarch Boutique Elegant Extras Rainbow Shops Makkah Royal Hanie Park Boutique The Dancing Sheep Fashions by Fowler

Buckeye Neighborhood Plan – Market Analysis Report

Limited-Service Restaurant Limited-Service Restaurant Limited-Service Restaurant Limited-Service Restaurant Limited-Service Restaurant Limited-Service Restaurant Limited-Service Restaurant Limited-Service Restaurant Men's Clothing Store Nursery and Garden Center Other Home Furnishing Store Other Home Furnishing Store Other Home Furnishing Store Other Home Furnishing Store Record/CD Store Snack/Coffee Bar Snack/Coffee Bar Snack/Coffee Bar Sporting Goods Store Supermarket Supermarket Used Merchandise Store Used Merchandise Store Used Merchandise Store Women's Clothing Women's Clothing Women's Clothing Women's Clothing Women's Clothing

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