Submitted to: Burten, Bell, Carr Development Inc.
Buckeye Neighborhood Plan Market Analysis Report
March 2, 2022
Prepared by URBAN PARTNERS
123 S. Broad Street, Suite 2042 Philadelphia, PA 19109
Buckeye Neighborhood Plan Market Analysis Report 1 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
Buckeye Neighborhood Plan Market Analysis Report 2
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: Map
Figure 1:
1. Introduction
1 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
of Study Area 1
Table 1: Population Trends, 2000Census20002019
Source:U.S.CensusBureau, UrbanPartners
Buckeye Neighborhood Plan Market Analysis Report 3
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).
ACS2010 ACS2019 % (2000Change19)
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).
Buckeye Neighborhood 38,214 31,607 24,832 35.0% City of Cleveland 478,393 409,221 385,282 19.5% Cuyahoga County 1,393,978 1,293,825 1,247,451 10.5%
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)
Source:U.S.CensusBureau,UrbanPartners
Population/Households
2. Demographic Trends
Buckeye Neighborhood 16,097 13,605 12,317 23.5% City of Cleveland 190,725 170,464 170,549 10.6% Cuyahoga County 571,606 538,944 540,965 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%)
Table 2: Household Trends, 2000Census20002019
ACS2010 ACS2019 % (2000Change19)
35
Source:U.S.CensusBureau,UrbanPartners
Buckeye Neighborhood City of Cleveland 2019 ACS % 2019 ACS %
18
Under 5 Years of Age 1,605 6.5% 24,098 6.3% To 17 Years of Age 3,461 13.9% 61,000 15.8% To 24 Years of Age 1,995 8.0% 40,006 10.4% To 34 Years of Age 4,052 16.3% 61,158 15.9% To 44 Years of Age 2,707 10.9% 44,303 11.5% To 54 Years of Age 2,681 10.8% 47,731 12.4% To 64 Years of Age 3,455 13.9% 53,133 13.8% To 74 Years of Age 3,042 12.3% 30,638 8.0% To 84 Years of Age 1,263 5.1% 16,162 4.2% Years of Age & Over 571 2.3% 7,053 1.8%
Distribution,
25
5
Source:U.S.CensusBureau,UrbanPartnersFigure2:ComparisonofAge 2018
10.0%0.0%2.0%4.0%6.0%8.0%12.0%14.0%16.0%18.0% Under 5 5 to 17 18 to 24 25 to 34 35 to 44 45 to 54 55 to 64 65 to 74 75 to 84 85 & over
85
65
45
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.
Buckeye Neighborhood City of Cleveland
Buckeye Neighborhood Plan Market Analysis Report 4
75
Table 3: Distribution of Age, 2019
55
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
Geographic Mobility
Source:U.S.CensusBureau
Buckeye Neighborhood Plan Market Analysis Report 5
• The share of African Americans residents is shrinking (89.1% of Buckeye in 2010 to 85.9% in 2020).
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 White residents is increasing (7.4% of Buckeye in 2010 to 8.5% in 2020).
Table 5: Ethnic/Racial Composition, 2010 2019Buckeye Neighborhood City of Cleveland 2010 ACS 2019 ACS 2010 ACS 2019 ACS White Alone 2,349 7.4% 2,099 8.5% 142,753 34.9% 130,211 33.8% Black or African American Alone 28,163 89.1% 21,335 85.9% 214,951 52.5% 185,624 48.2% American Indian and Alaska Native Alone 76 0.2% 75 0.3% 941 0.2% 684 0.2% Asian Alone 389 1.2% 575 2.3% 6,704 1.6% 9,768 2.5% Native Hawaiian & other Pacific Islander Alone 36 0.0% 67 0.0% Some other Race Alone 11 0.0% 443 0.1% 1,137 0.3% Two or More Races 177 0.6% 310 1.2% 5,911 1.4% 11,821 3.1% Hispanic (All Races) 453 1.4% 427 1.7% 37,482 9.2% 45,970 11.9% Source:U.S.CensusBureau,UrbanPartners
Associate's Degree 6.2% 9.1% 5.9% 7.4% Bachelor's Degree 8.6% 10.4% 8.2% 10.9% Graduate or Professional Degree 6.8% 8.8% 4.9% 6.6%
Table 4: Educational Attainment for Population 25 Years and Over, 2010 2019 Buckeye Neighborhood City of Cleveland
Less Than 9th Grade 3.5% 3.4% 6.2% 5.4% 9th to 12th Grade, No Diploma 20.7% 11.9% 18.1% 13.7% High School Graduate (Includes Equivalency) 31.1% 31.7% 35.0% 32.7% Some College, No Degree 23.0% 24.7% 21.7% 23.2%
2010 ACS 2019 ACS 2010 ACS 2019 ACS
• The share of Asian Americans is increasing rapidly (1.2% of Buckeye in 2010 to 2.3% in 2020).
• The share of Two or More Races is increasing (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).
Source:U.S.CensusBureau,UrbanPartners
Table 7: Housing Occupancy and Tenure, 2010 2019 Housing2010Units Housing2019Units
Housing Characteristics
% Change201019 2010Change19(%)
Table 6: Geographic Mobility, 2019 NeighborhoodBuckeye % City Clevelandof % CuyahogaCounty %
Total Population 1 Yr and Over: 24,508 380,638 1,233,279 Same House 1 Year Ago 20,629 84.2% 308,317 81.0% 1,045,821 84.8% Different House 1 Year Ago 3,879 15.8% 72,321 19.0% 187,458 15.2% Moved; within Cuyahoga County 3,158 12.9% 55,573 14.6% 135,661 11.0% Moved; from different county in Ohio 292 1.2% 6,471 1.7% 23,432 1.9% Moved; from different state 260 1.1% 6,851 1.8% 20,966 1.7% Moved; from abroad 170 0.7% 3,426 0.9% 7,400 0.6%
Total housing units 18,292 16,893 1,399 7.6% Occupied units 13,605 74.4% 12,317 72.9% 1,288 9.5% Vacant units 4,687 25.6% 4,576 27.1% 111 2.4% Owner occupied 4,312 31.7% 4,255 34.5% 57 1.3% Renter occupied 9,293 68.3% 8,062 65.5% 1,231 13.2%
Source:U.S.CensusBureau,UrbanPartners
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).
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).
Buckeye Neighborhood Plan Market Analysis Report 6 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).
%
Built 1960 to 1969 1,238 10.1% 288 6.8% 950 11.8% Built 1950 to 1959 1,233 10.0% 556 13.1% 677 8.4%
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).
For rent 1,253 26.7% 862 18.8% 391 31.2%
Table of Cleveland
Source:U.S.CensusBureau,UrbanPartners
For seasonal/recreation/occasional use 200 4.3% 36 0.8% 164 82.0%
Built 1970 to 1979 626 5.1% 55 1.3% 571 7.1%
Built 2014 or later
Built 1940 to 1949 1,991 16.2% 598 14.1% 1,393 17.3%
Built 2010 to 2013 211 1.7% 41 1.0% 170 2.1% Built 2000 to 2009 470 3.8% 201 4.7% 269 3.3%
Rented, not occupied 106 2.3% 182 4.0% 76 71.7%
to a high of $40,116
weighted average of the median
a low
$27,349 $30,907 Cuyahoga County $43,603 $50,366
Total Vacancies: 4,687 4,576 111 2.4%
Sold, not occupied 531 11.3% 190 4.2% 341 64.2%
income
income reported for the 12 census tracts. Individual
median
incomes ranging
Other vacant 2,301 49.1% 3,065 67.0% 764 33.2%
Household Income & Poverty Characteristics
All Units % OccupiedOwner % OccupiedRenter %
Built 1980 to 1989 227 1.8% 59 1.4% 168 2.1%
10: Median Household Income, 2010 2019 MedianIncomeHousehold2010 MedianIncomeHousehold2019 Buckeye Neighborhood $24,492 $28,624 City
Buckeye Neighborhood Plan Market Analysis Report 7
Table 9: Age of Housing Stock by Tenure, 2019
For migrant workers 24 0.5%
Table 8: Vacancy Status, 2010 2019 Housing2010Units % Housing2019Units % Change201019 2010Change19(%)
Source:U.S.CensusBureau, UrbanPartners
All Units 12,317 4,255 8,062
2 The median
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
Built 1990 to 1999 357 2.9% 93 2.2% 264 3.3%
For sale only 296 6.3% 217 4.7% 79 26.7%
Built 1939 or earlier 5,964 48.4% 2,364 55.6% 3,600 44.7%
Source:U.S.CensusBureau,UrbanPartners household for the Buckeye neighborhood is the household census tracts reported household from of $15,838
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).
Source:U.S.CensusBureau,UrbanPartners
30.1% 32.7% 17.5%
Buckeye Households 4,255 8,062
Buckeye Neighborhood Plan Market Analysis Report 8
2019BuckeyeNeighborhood City Clevelandof CuyahogaCounty
Population for whom poverty status is determined
Zero or negative income/no cash rent 1218 1.7% 9235 9.3%
Zero or negative income/no cash rent 3,038 1.0% 17,091 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.
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).
Less than 20% 183,025 58.1% 56,915 25.2% 20 to 29% 61,722 19.6% 50,897 22.5% 30% or more (cost burdened) 67,274 21.4% 101,003 44.7%
24,830 374,895 1,221,310
Table 12: Tenure by Housing Costs, 2019
Table 11: Population Living Below Poverty Level,
Less than 20% 2,489 58.5% 1,614 20.0% 20 to 29% 659 15.5% 1,551 19.2% 30% or more (cost burdened) 975 22.9% 4,050 50.2%
Zero or negative income/no cash rent 132 3.1% 847 10.5%
Population Below Living Poverty Level (%)
Cleveland Households 70,900 99,649
Less than 20% 38,822 54.8% 22,420 22.5% 20 to 29% 12,736 18.0% 21,226 21.3% 30% or more (cost burdened) 18,124 25.6% 46,768 46.9%
Cuyahoga County Households 315,059 225,906
7,484 122,404 213,209
Source:U.S.CensusBureau,UrbanPartners
Population Below Living Poverty Level
OccupantsOwner % OccupantsRenter %
Table 13: Tenure by Housing Costs as a Percentage of Household Income, 2018 OccupantsOwner % OccupantsRenter %
Households earning less than $20,000 957 3,190 Less than 30% (not cost burdened) 348 36.4% 358 11.2% 30% or more (cost burdened) 609 63.6% 2,832 88.8%
Households earning $50,000 to $74,999 733 658 Less than 30% (not cost burdened) 691 94.3% 658 100.0% 30% or more (cost burdened) 42 5.7% 0 0.0%
Households earning $35,000 to $49,999 626 1,016 Less than 30% (not cost burdened) 538 85.9% 865 85.1% 30% or more (cost burdened) 88 14.1% 151 14.9%
Households earning $75,000 or more 1,130 441 Less than 30% (not cost burdened) 1,120 99.1% 441 100.0% 30% or more (cost burdened) 10 0.9% 0 0.0%
Households earning $20,000 to $34,999 677 1,910 Less than 30% (not cost burdened) 451 66.6% 843 44.1% 30% or more (cost burdened) 226 33.4% 1,067 55.9%
Source:U.S.CensusBureau,UrbanPartners
Buckeye Neighborhood Plan Market Analysis Report 9
Buckeye Neighborhood Plan Market Analysis Report 10
Jobs Located within the Buckeye Neighborhood
six (6) sectors that added a
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 Jobs2002in Jobs2018in 200Change22018 Construction 86 137 51 Accommodation and Food Services 465 515 50 Public Administration 7 48 41 Professional, Scientific, and Technical Services 183 203 20 Real Estate and Rental and Leasing 168 184 16 Management of Companies and Enterprises 3 15 12 Source:U.S.CensusBureauCenterforEconomicStudies, UrbanPartners Figure 3: Jobs Located in the Buckeye Neighborhood (2002 2018) 7,311 6,665 6,388 5,434 5,133 5,745 5,2726,0004,0003,0003,5004,5005,0005,5006,5007,0007,5008,000 2002 2005 2008 2010 2012 2015 2018
There are total Buckeye
of 190 new jobs in the
3. Employment Trends
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).
Source:U.S.CensusBureauCenterforEconomicStudies,UrbanPartners
Buckeye Neighborhood Plan Market Analysis Report 11
Retail Trade 709 435 274 Educational Services 731 531 200 Admin & Support, Waste Mgmt/Remed. 465 310 155 Wholesale Trade 249 162 87 Transportation and Warehousing 100 17 83 Arts, Entertainment, and Recreation 72 39 33 Information 59 26 33 Finance and Insurance 72 42 30 Mining, Quarrying, and Oil and Gas Extraction 11 0 11 Utilities 2 0 2
Neighborhood Workers Live, 2002 2018 Jobs2002in % Jobs2018in % 2002Change18
Cleveland 3,255 44.5% 1,691 32.1% 1,564 Buckeye Residents 604 8.3% 291 5.5% 313 Non Buckeye Cleveland Residents 2,651 36.3% 1,400 26.6% 1,251 Cleveland Heights 350 4.8% 253 4.8% 97
Jobs2018in 200Change22018
Parma 231 3.2% 178 3.4% 53 Shaker Heights 250 3.4% 167 3.2% 83
Source:U.S.CensusBureauCenterforEconomicStudies,UrbanPartners
Source:U.S.CensusBureauCenterforEconomicStudies, UrbanPartners
Health Care and Social Assistance
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).
2,082 1,535 547 Manufacturing 1,245 748 497 Other Services (excluding Public Administration) 602 325 277
Euclid 146 2.0% 166 3.1% 20 Lakewood 132 1.8% 119 2.3% 13 Garfield Heights 149 2.0% 114 2.2% 35 South Euclid 119 1.6% 103 2.0% 16 East Cleveland 179 2.4% 96 1.8% 83 Maple Heights 108 1.5% 92 1.7% 16 All Other Locations 2,392 32.7% 2,293 43.5% 99 Total 7,311 5,272 2039
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). Where Buckeye
2018Jobs in
Table 15: Employment in Declining Industrial Sectors, 2002 2002
Table 16:
Table 17: Employed Residents of Buckeye Neighborhood by Industrial Sectors, 2002 2018 Workers in 2002 % Workers in 2018 % 2002Change2018
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).
Workers in 2018 % 2002Change2018
Source:U.S.CensusBureauCenterforEconomicStudies, UrbanPartners
Manufacturing 1,296 9.3% 567 6.8% 729 Educational Services 1,271 9.1% 564 6.7% 707 Transportation and Warehousing 418 3.0% 313 3.7% 105 Public Administration 671 4.8% 303 3.6% 368 Professional, Scientific, and Technical Services 746 5.3% 261 3.1% 485 Other Services (excluding Public Administration) 595 4.3% 255 3.0% 340 Finance and Insurance 732 5.2% 253 3.0% 479 Wholesale Trade 511 3.7% 226 2.7% 285
Health Care and Social Assistance 2,398 17.2% 2,222 26.5% 176 Accommodation and Food Services 1,202 8.6% 1,020 12.1% 182 Admin & Support, Waste Mgmt/Remed. 1,048 7.5% 903 10.8% 145 Retail Trade 1,413 10.1% 704 8.4% 709
Source:U.S.CensusBureauCenterforEconomicStudies,UrbanPartners
Buckeye Neighborhood Plan Market Analysis Report 12
All other sectors 1,648 11.8% 807 9.6% 841 Total 13,949 8,398 5,551
Workers
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).
All Other Locations 5,378 38.6% 3,358 40.0% 2,020 Total 13,949 8,398 5,551
Table 18: Commuting Destination for Employed Residents of Buckeye Neighborhood, 2002 2018 in 2002 % Cleveland 6,696 48.0% 3,759 44.8% 2,937 In Buckeye Neighborhood 604 4.3% 291 3.5% 313 Elsewhere in Cleveland 6,092 43.7% 3,468 41.3% 2,624 Beachwood 390 2.8% 226 2.7% 164 Shaker Heights 421 3.0% 223 2.7% 198 Solon 273 2.0% 216 2.6% 57 Independence 187 1.3% 176 2.1% 11 Parma 217 1.6% 171 2.0% 46 Garfield Heights 144 1.0% 136 1.6% 8 Cleveland Heights 243 1.7% 133 1.6% 110
Employment for Buckeye Residents
Outside
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).
798
Residents 13,949 13,180
8,398Source:U.S.CensusBureauCenterforEconomicStudies,UrbanPartnersTotalJobsinUniversityCircle2002–21,577201866,611
2002 2018 2002 2005 2010 2015 2018 University
All Employed
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. 19: to University Circle, Circle 685 1,140 1,031 in Cleveland 5,510 3,856 2,940 2,809 of Cleveland 6,985 4,808 4,462 4,639 Buckeye 9,804 8,433
5,898
Figure 4: Large Employers located in University Circle
7,253
950 Elsewhere
Commuting
Table
Buckeye Neighborhood Plan Market Analysis Report 13
Source:U.S.CensusBureauCenterforEconomicStudies,UrbanPartners7985.7%5,89842.3%7,25352.0%2002WorkinUniversityCircleWorkElsewhereinClevelandWorkOutsideofCleveland 11.3%950 33.4%2,80955.2%4,639 2018
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
Work in University Circle Elsewhere in Cleveland Outside of Cleveland
Work
Work
Buckeye Neighborhood Plan Market Analysis Report 14
Retail Supply
Buckeye Neighborhood Plan Market Analysis Report 15
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.
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.
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.
4. Retail Market Analysis
Table 20: Inventory of Buckeye Retail Establishments by Category Store Category Number of Stores Hair Salon/Nail Salon/Spa 16 Limited Service Restaurant 16 Convenience Store 15 Full Service Restaurant 13 Beer/Liquor Distributor 5 Women’s Clothing Store 5 Bar/Lounge 4 Beauty Supply Store 4 Electronics Store 4 Family Clothing Store 4 General Merchandise Store 4 Other Home Furnishing Store 4
Hardware Store 1
Clothing Accessories Store 1
Book Store 1
Drug Store/Pharmacy 1
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 larger ticket, 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.
Art Gallery 2
Record/CD Store 1
Supermarket 2
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:
Snack/Coffee Bar 3
• Shopping for community serving goods and services is generally confined to the immediate trade area.
Bakery 3
Household Appliance Store 1
Sporting Goods Store 1
• 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.
Used Merchandise Store 3
Floor Covering Store 1
Source:UrbanPartnersRetailDemand
Men’s Clothing Store 1
Buckeye Neighborhood Plan Market Analysis Report 16
Automotive Parts Store 1
Florist 1
Nursery and Garden Center 1
• 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
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.
Buckeye Neighborhood Plan Market Analysis Report 17 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.
Retail Trade Area
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.
• 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.
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
Figure 6: The Buckeye Retail Trade Areas
2 Miles 4 Miles
Source: Google, Environics Analytics, Urban Partners
Buckeye Neighborhood Plan Market Analysis Report 18
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.
Trade Area Supply and Demand Characteristics
Paint and Wallpaper Stores 44412 651,148 0 651,148 2,030,007 0 2,030,007 7,134,417 0 7,134,417
Other home furnishings stores 44229 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
Outdoor Power Equipment Stores 44421 488,539 0 488,539 1,577,165 0 1,577,165 5,571,918 0 5,571,918
Food
Fish and
Fruit and Vegetable Markets 44523
Beer,
Nursery and Garden Centers 44422 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 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)
Household Appliances Stores 443141 900,927 0 900,927 2,773,155 0 2,773,155 9,678,674 2,101,412 7,577,262
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
Lawn, Garden Equipment, Supplies Stores 4442 2,507,867 1,872,000 635,867 8,014,936 0 8,014,936 28,235,333 2,548,442 25,686,891
Buckeye Neighborhood Plan Market Analysis Report 19 Table 21: Trade Area Retail Supply and Demand Characteristics Buckeye Neighborhood Retail Trade Area Buckeye 2 Mile Radius Buckeye 4 Mile Radius 2021 Demand 2021 Supply Opportunity 2021 Demand 2021 Supply Opportunity 2021 Demand 2021 Supply Opportunity (Consumer (Retail Gap/ (Consumer (Retail Gap/ (Consumer (Retail Gap/ Expenditures) Sales) Surplus Expenditures) Sales) Surplus Expenditures) Sales) Surplus Total Retail Sales 223,650,066 228,213,430 (4,563,364) 686,968,891 438,458,929 248,509,963 2,386,350,938 2,217,407,727 168,943,211 Motor Vehicle and Parts Dealers 441 6,471,372 3,155,866 3,315,506 19,079,949 4,213,260 14,866,689 67,143,860 46,876,172 20,267,688 Automotive Parts/Accsrs, Tire Stores 4413 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 Furniture and Home Furnishings Stores 442 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 Furniture Stores 4421 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
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
Grocery Stores 4451 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
Food Stores 44529
Electronics Stores 443142 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
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
Markets 44522
Specialty Stores 4452 1,291,629 1,125,000 166,629 3,747,535 0 3,747,535 13,038,564 14,680,507 (1,641,943) Markets 44521 393,231 0 393,231 1,139,316 0 1,139,316 3,963,575 4,702,713 (739,138) Seafood 153,427 0 153,427 444,910 0 444,910 1,547,859 0 1,547,859 267,194 0 267,194 776,454 0 776,454 2,702,440 1,383,122 1,319,318 Specialty 477,777 1,125,000 (647,223) 1,386,855 N/A 1,386,855 4,824,690 8,594,672 (3,769,982) Wine and 4453 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
Liquor Stores
Home Centers 44411 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
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
Meat
Electronics and Appliance Stores 443 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
Other
Women's Clothing Stores 44812 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)
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
Clothing and Clothing Accessories Stores 448 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
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)
Luggage and Leather Goods Stores 44832 171,663 0 171,663 540,393 0 540,393 1,850,827 557,066 1,293,761
Sporting Goods, Hobby, Musical Inst Stores 4511 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
Jewelry Stores 44831 1,234,608 0 1,234,608 4,192,982 0 4,192,982 14,312,644 5,028,213 9,284,431
Buckeye Neighborhood Plan Market Analysis Report 20
Other
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
Clothing Stores 4481 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
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
Department
News Dealers and Newsstands 451212 398,324 0 398,324 1,257,823 800,000 1,257,823 4,241,959 155,642 4,086,318 General Merchandise Stores 452 22,974 0 22,974 68,161 0 68,161 235,028 0 235,028 Stores Excl Leased Depts 4521 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 General Merchandise Stores 4529 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 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
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
Other Health and Personal Care Stores 44619 1,161,769 0 1,161,769 3,410,309 204,597 3,205,712 11,958,560 2,253,273 9,705,287
All
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)
Optical Goods Stores 44613 636,218 0 636,218 1,990,457 0 1,990,457 6,982,896 340,976 6,641,921
Sporting Goods Stores 45111 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
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)
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
Men's Clothing Stores 44811 322,257 141,497 180,760 1,032,969 1,150,136 (117,167) 3,498,810 5,343,087 (1,844,278)
Children's, Infants Clothing Stores 44813 241,834 113,330 128,503 737,610 113,330 624,279 2,669,758 1,481,956 1,187,802
Book, Periodical and Music Stores 4512 421,298 250,000 171,298 1,325,984 800,000 525,984 4,476,987 155,642 4,321,345 Book Stores 451211 N/A 250,000 N/A N/A N/A N/A N/A N/A N/A
Family Clothing Stores 44814 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
Sporting Goods, Hobby, Book, Music Stores 451 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
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
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
Florists 4531 267,491 194,026 73,465 868,261 1,010,830 (142,569) 3,064,054 4,198,979 (1,134,924)
Snack and Nonalcoholic Beverage Bars 722515 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
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
All Other Miscellaneous Stores 45399 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
Buckeye Neighborhood Plan Market Analysis Report 21
Office Supplies, Stationery, Gift Stores 4532 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
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
Miscellaneous Store Retailers 453 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
Used Merchandise Stores 4533 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
Art Dealers 45392 544,768 254,781 289,987 1,839,621 1,277,878 561,743 6,293,717 2,940,620 3,353,096
Cafeterias, Grill Buffets, and Buffets 722514 362,929 0 362,929 1,162,611 0 1,162,611 4,007,916 0 4,007,916
Foodservice and Drinking Places 722 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)
Source: Environics Analytics, Urban Partners
Limited Service Eating Places 722513 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)
Full Service Restaurants 722511 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)
Drinking Places Alcoholic Beverages 7224 1,136,391 0 1,136,391 4,029,936 0 4,029,936 13,787,921 6,100,226 7,687,695
• $46.1 million in General Merchandise Stores,
• $14.2 million in Electronics and Appliance Stores, and
• $4.1 million in Sporting Goods, Hobby, and Book Stores.
• $4.9 million in Miscellaneous Store Retailers,
• $137.0 million in General Merchandise Stores,
• $23.2 million in Miscellaneous Store Retailers,
• $19.1 million in Auto Parts Stores,
Finally, stores within the 4 Mile Radius trade area sell more than $ 2.2 b illion worth of retail goods annually, while that trade area's population spends approximately $ 2.4 b illion on retail goods annually. This retail spending includes:
• $234.6 million in Health and Personal Care Stores,
• $33.7 million in Eating and Drinking Establishments,
• $6.5 million in Auto Parts Stores,
• $4.6 million in Electronics and Appliance Stores, and
Buckeye Neighborhood Plan Market Analysis Report 22
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:
• $36.0 million in Clothing and Accessories Stores,
• $182.5 million in Food and Beverage Stores,
• $11.3 million in Clothing and Accessories Stores,
• $67.0 million in Health and Personal Care Stores,
• $109.2 million in Eating and Drinking Establishments,
• $229.3 million in Building Material and Garden Stores,
• $22.9 million in Health and Personal Care Stores,
• $6.1 million in Furniture and Home Furnishings Stores,
• $65.2 million in Building Material and Garden Stores,
• $62.6 million in Food and Beverage Stores,
• $376.1 million in Eating and Drinking Establishments,
• $633.2million in Food and Beverage Stores,
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 $2 28 million worth of retail goods annually, while the trade area's population spends approximately $ 224 million on retail goods annually. This retail spending includes:
• $20.7 million in Furniture and Home Furnishings Stores,
• $21.0 million in Building Material and Garden Stores,
• $13.3 million in Sporting Goods, Hobby, and Book Stores.
• $475.2 million in General Merchandise Stores,
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:
Buckeye Neighborhood Plan Market Analysis Report 23
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
• 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
• Several retailing categories of stores selling basic day to day needs ;
• A concentration of clothing and apparel related businesses ; and
• $71.8 million in Furniture and Home Furnishings Stores,
• $123.7 million in Clothing and Accessories Stores,
• $80.0 million in Miscellaneous Store Retailers,
Retail Market Potential
• The potential to supplement the current restaurant offerings with additional food and dining establishments ;
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:
• $67.1 million in Auto Parts Stores,
• $46.1 million in Sporting Goods, Hobby, and Book Stores.
• $49.2 million in Electronics and Appliance Stores, and
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.
• Select categories focused on home furnishings and improvement .
Basic Day to Day Needs
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.
• 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
• 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.
• 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.
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:
• 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.
There are substantial gaps in supply within the Buckeye Neighborhood Trade Area in retail categories that fulfill basic daily needs, including:
• 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
• 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.
• 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.
• 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
Buckeye Neighborhood Plan Market Analysis Report 24
• 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.
Together, the total retail potential demand identified above approaches 107,000 SF of store space, including:18,000SF 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
• 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 and Improvement
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
Buckeye Neighborhood Plan Market Analysis Report 25
Finally, there are substantial gaps in supply within the Buckeye Neighborhood Trade Area in retail categories related to home furnishing, including:
Overall Retail Potential
• 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.
• 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.
Source:Realquest,UrbanPartners
Investor34168% OccupantOwner16332% Home Buyer Types 31% 23%9% 4%7%7% 18%1% Investor Buyers Ohio,Clevelandoutside CLE OtherNewNevadaFloridaCaliforniaYorkstates (22) Foreign
Townhouse 2 $24,600 1,439 $17.10
Table 22: Breakdown of All Home Sales (October 2019 to October 2021) Home Type No. Transactionsof MedianPriceSales
Duplex 313 $40,000 1,926 $20.77
MedianFootageSquare Median Price Per SF
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.
Condominium 47 $93,900 1,763 $53.26
Source:Realquest,UrbanPartners
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.
Buckeye Neighborhood Plan Market Analysis Report 26
Single Family Detached 123 $70,250 1,398 $50.25
Triplex 19 $64,450 2,716 $23.73
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)
Foreclosures 14 $19,765 1,500 $13.18
5. Homeownership Market Analysis
Condominium Homeowner 38
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. by (October 2019 to October 2021) 1,612 $73.20 $108,900 1,587 $68.62 $41,875 1,160 $36.10 $40,000 2,081 $19.22 $59,990 1,728 $34.72 $66,400 2,853 $23.27 $105,000 1,751 $59.97 $69,900 1,489 $46.94 $110,000 2,076 $52.99 $28,700 1,434 $20.01
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.
Duplex Homeowner 41
Table 23: Homes Purchased
Single Family Detached City/Non Profit 6
Source:Realquest,UrbanPartners
Triplex Investor 2
Figure 8: Distribution of Sales by Home Type and Buyer Type (October 2019 to October 2021)
Buckeye Neighborhood Plan Market Analysis Report 27
Condominium Investor 1
Townhouse Homeowner 1
36% 38% 1% 24% 1% Owner Occupant Buyers Single Family Duplex Triplex Condominium Townhouse 19%74%5% 2% 0%Investor Buyers Single Family Duplex Triplex Condominium Townhouse
Owner Occupants
Source:Realquest,UrbanPartners
Condominium City/Non Profit 1
Home Type Seller Type No. Transactionsof MedianPriceSales MedianFootageSquare Median Price Per SF Single Family Detached Homeowner 39 $118,000
Single Family Detached Investor 15
Duplex Investor 19
Condominium Investor 1 $28,000 1,879 $14.90
Single Family Detached Homeowner 25 $60,000 1,396 $42.98
Duplex Investor 139 $50,000 1,862 $26.85
Duplex City/Non Profit 4 1 5 $80,600 2,091 $38.55
Table 24: Homes Purchased by Investors (October 2019 to October 2021)
Condominium Homeowner 6 $66,500 1,879 $35.39
Source:Realquest,UrbanPartners
Table 24 below is a detailed breakdown of the 341 investor acquired homes. Just under two thirds (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.
4 One duplex was sold by Neighborhood Housing Services of Greater Cleveland to ATNSC’s Center for Healing & Creative Leadership in 52020.
One duplex was sold by Neighborhood Housing Services of Greater Cleveland to ATNSC’s Center for Healing & Creative Leadership in 2020.
Median Price Per SF
Triplex Investor 13 $63,900 2,654 $24.08
Triplex Homeowner 4 $35,000 2,256 $15.51
Single Family Detached City/Non Profit 2 $17,675 1,248 $14.16
Buckeye Neighborhood Plan Market Analysis Report 28
Duplex Homeowner 113 $30,000 2,004 $14.97
Single Family Detached Investor 36 $63,261 1,392 $45.45
MedianFootageSquare
Townhouse Homeowner 1 $20,500 1,444 $14.20
Home Type Seller Type No. Transactionsof MedianPriceSales
6. Rental Housing Market Analysis
121 Larchmere (Total Units: 88, Built: 2021)
Shaker University Apts. (Total Units: 59, Built: 1959) Vista at Shaker Square (Total Units: 130, Built: 1955)
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
Mikros on Larchmere (Total Units: 29, Built: 2021)
Buckeye Neighborhood Plan Market Analysis Report 29
Source:Apartments.com,Apartmentfinders.com,UrbanPartners
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.
Nineteen12 (Total Units: 515, Built: 1940)
Van Aiken Court (Total Units: 34, Built: 1950) Residences at Shaker Sq. (Total Units: 119, Built: 1949)
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 off street parking and some outdoor space, but very few amenities otherwise.
Buckeye Neighborhood Plan Market Analysis Report 30
Shaker House (Total Units: 157, Built: 1941)
2 Bedroom $2,150 $2,425 1,033 1,037 SF $2.08 $2.34 2
1 Bedroom $695 $1,126 500 Sf $1.39 $2.25 1
2 Bedroom $837 $1,348 800 SF $1.35 $1.69 1
2 Bedroom $929 $1,199 750 1,200 SF $1.00 $1.24 16
3 Bedroom $1,199 1,350 SF $0.89 1
• Two bedroom units: $2,150 to $2,425 per month ($2.08 to $2.34 per SF)
2 Bedroom $1,109 900 1,231 SF N/A $0.90 0
1 Bedroom $639 $1,047 500 820 SF $1.28 1
Nineteen12 1 Bedroom $699 $1,099 500 1,200 SF $0.92 $1.40 11
1 Bedroom $1,525 $2,190 698 1,217 SF $1.80 $2.18 0
Mikros Larchmereon
121 Larchmere Studio $995 $1,150 535 SF $1.86 $2.15 0
Address Type Rent Size Rent/SF Availability (11/21)
2 Bedroom $750 $1,226 820 SF $0.91 $1.50 0
1 Bedroom $565 $600 600 SF $1.50 0
Source:Companywebsites,Apartments.com,Apartmentfinders.com,UrbanPartners
Studio N/A 357 500 SF N/A 0
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:
3 Bedroom $1,387 N/A N/A 0
121 Larchmere
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.
Shaker ApartmentsUniversity Studio $515 460 SF $1.12 0
1 Bedroom $1,425 $1,599 476 563 SF $2.84 $2.99 0
• One bedroom units: $1,425 to $1,599 per month ($2.84 to $2.99 per SF)
Newer/Higher End Developments
New
Mikros on Larchmere
The Vista at Shaker Square Studio $531 $855 400 SF $1.33 $2.14 1
1 Bedroom $744 575 725 SF $1.07 $1.29 0
Table 25: Summary of Rents for Buckeye Rental Housing Complexes, 11/2021
Van Aken Court Studio $580 323 SF $1.80 0
1 Bedroom $695 668 SF $0.90 $1.00 0
The Residences at Shaker Square Studio $481 $756 400 SF $1.20 $1.89 0
• One bedroom units: $1,525 to $2,190 per month ($1.80 to $2.18 per SF)
Shaker House & ApartmentsCormere
Buckeye Neighborhood Plan Market Analysis Report 31
• Studio units: $995 to $1,150 per month ($1.86 to $2.15 per SF)
Established
• Two bedroom units: $929 to $1,199 per month ($1.00 to $1.24 per SF)
• One bedroom units: $699 to $1,099 per month ($0.92 to $1.40 per SF)
• Three bedroom units: $1,199 per month ($0.89 per SF)
Buckeye Neighborhood Plan Market Analysis Report 32
Apartments
Nineteen12
• One bedroom units: $565 to $600 per month ($1.50 per SF)
• Studio units: $515 per month ($1.12 per SF)
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
Established Modest Complexes
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.
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 similar sized units) and up to 129% higher than at Nineteen12
Income Restricted Communities
Shakerfollows:University
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.
Buckeye Homes I 9623 Yeakel Avenue 38 LIHTC 2026
Shaker Boulevard Gardens 10708 Shaker Boulevard 73 LIHTC 2024 Livingston Park Apartments 3072 Livingston Road 180 LIHTC 2025
Cleveland New Homes 11802 Buckeye Road 65 LIHTC 2031
Name Address Total Units Type Expiration Date
Source:HUD,PolicyMap,UrbanPartners
Buckeye Homes II 10323 Crestwood Avenue 35 LIHTC 2027
Emerald Alliance VI 11529 Buckeye Road 65 LIHTC N/A
Cleveland NSP Homes I 2819 E. 124th Street 41 LIHTC 2027
Cleveland New Construction II 9903 Kennedy Avenue 45 LIHTC 2027
Cleveland Green Homes II LP 2919 E. 123rd Street 29 LIHTC 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.
Cleveland New Homes II 9901 Manor Avenue 30 LIHTC 2033
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.
St. Luke's Apartments Phase II 11311 Shaker Boulevard 65 LIHTC 2043
Rental Housing Market Potential Market Rate
Erieview Homes II 3223 E. 119th Street 57 LIHTC 2022
Ethel Forest #1 12515 Forest Avenue 2 LIHTC 2018 (expired)
Table 26: Income Restricted Communities in Buckeye, 11/2021
Jaelot Apartments 12730 Shaker Boulevard 160 HUD Multifamily 2034 Shaker Colony Apartments 10502 Shaker Boulevard 36 LIHTC 2018 (expired)
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
Buckeye Neighborhood Plan Market Analysis Report 33
Winpisinger Apartments 12025 Shaker Boulevard 42 HUD Multifamily 2021 Kappa House II Apartments 12300 Shaker Boulevard 36 HUD Multifamily 2021 Ivy Plaza 11103 Kinsman Road 34 HUD Multifamily 2021
Therapeutic Community 11410 Buckeye Road 8 HUD Multifamily 2023 Shaker Boulevard Gardens 2781 83 E. 108th Street 73 HUD Multifamily 2025 Kappa House 12450 Shaker Boulevard 69 HUD Multifamily 2030
St. Luke's Apartments Phase I 11311 Shaker Boulevard 72 LIHTC 2041
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.
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.
Buckeye Neighborhood Plan Market Analysis Report 34
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.
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
Yosemite Enterprise Building 11201 Shaker Boulevard 10,380 $17.00 $21.00
Buckeye Neighborhood Plan Market Analysis Report 35
Franklin Simon Building 2720 Van Aken Blvd. Yosemite Enterprise Building 11201 Shaker Blvd.
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.
Shaker West Professioinal Building 11811 Shaker Boulevard 6,500 $14.00 $17.00
NNN
Lease Type
Building/Address
7. Office Market Analysis
Full Service 13114 Larchmere Boulevard 3,465 N/A Negotiable
Franklin Simon Building 2720 Van Aken Boulevard 17,157 $12.00 $18.00
Figure 10: Buildings with Office Space Available in Buckeye
Total Available SF Listed Rent
Source:LoopNet
Full Service
Shaker West Professional Building 11811 Shaker Blvd. 13114 Larchmere Boulevard
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.
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
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.
Buckeye Neighborhood Plan Market Analysis Report 36
Source:LoopNet
Buckeye Neighborhood Plan Market Analysis Report 37
12916 Forest Avenue T&J Beverage Beer/Liquor Distributor
8805 Buckeye Road Prestige Petro Convenience Store 8910 Buckeye Road Sunoco Mart Convenience Store
Buckeye Road Boost Mobile Electronics Store 11616
3019 E 116th Street Dailey's West Indian Food Mart Convenience Store 3062 E 116th Street Moe's Corner Convenience Store
Address Dir. Street
Shaker Square CVS Drug Store/Pharmacy 11600
10716 Woodland Avenue Diamond Beauty Supply Beauty Supply Store
Type of Retailer
11391 Buckeye Road Lee's Beauty Supply Beauty Supply Store 12708 Larchmere Boulevard Beauty in the CLE Beauty Supply Store
11618 Buckeye Road One Stop Liquor & Beverage Beer/Liquor Distributor
12800 Larchmere Boulevard Academy Tavern Bar/Lounge
12736 Larchmere Boulevard Fiddlehead Gallery Art Gallery
12606 Imperial Avenue The Sweet Spot Bakery
2780 E 116th Street Marathon Store Convenience Store
3025 E 111th Street Val & Lizzy Mart & More Convenience Store
12204 Larchmere Boulevard XOXO Hugs and Kisses Cookies Bakery
2781 N Moreland Boulevard Marathon Store Convenience Store 11600 Shaker Boulevard Sunoco Mart Convenience Store 2603 Woodhill Road American Food Market Convenience Store 2886 Woodhill Road Nikki Market Convenience Store
3078 E 116th Street C&G Used Tire Shop Automotive Parts Stores
11312 Buckeye Road Gene's Corner Beverage Beer/Liquor Distributor
13015 Larchmere Boulevard Loganberry Books Book Store 13206 Shaker Square A.SO.N. Clothing Accessories Store
2976 E 116th Street Chillie's Beverage & Deli Beer/Liquor Distributor
Business Name
11132 Buckeye Road Phase III Bar/Lounge
12806 Larchmere Boulevard Kings & Queens Cultural Village Family Clothing Store 13006 Larchmere Boulevard Concession Stand Family Clothing Store
11608 Buckeye Road Beauty Supply & Linen Beauty Supply Store
3029 Woodhill Road V Lounge Bar/Lounge
3111 Woodhill Road Little Eagle Food Market Convenience Store 10716 Woodland Avenue Food Plus Convenience Store 11416 Woodland Avenue Palermo Gazzosa Convenience Store 13215
12704 Buckeye Road Evans Quick Pick Convenience Store Convenience Store 13009 Buckeye Road Sunoco Mart Convenience Store
Buckeye Road Isaac Wireless Electronics Store 11705 Buckeye Road Metro by T Mobile Electronics Store 13200 Shaker Square T Mobile Electronics Store 2890 E 116th Street City Blue Family Clothing Store 11516
8. Appendix 1
Buckeye Road DTLR Family Clothing Store
12727 Larchmere Boulevard Larchmere Deli & Beverage Beer/Liquor Distributor
12732 Larchmere Boulevard Busy Boss Bakery Bakery
Larchmere Boulevard Martel Salon Hair Salon/Nail Salon/Spa 13109
Floor Covering Store 11518 Buckeye Road Orban's Fruit & Flowers
Buckeye Road McDonald's Limited Service Restaurant 11421 Buckeye Road China Dragon
Full Service Restaurant 13228 Shaker Square Cleveland Breakfast Club
Full Service Restaurant 13225 Shaker Square Zanzibar Soul Fusion
Florist 2871 E 116th Street Diallo's Steak & Seafood
Limited Service Restaurant 11607 Buckeye Road Rally's Limited Service Restaurant 12000 Buckeye Road Wendy's Limited Service Restaurant
Full Service Restaurant
Full Service Restaurant 12600 Larchmere Boulevard Big Al's Diner
General Merchanidise Store 2996 E 116th Street Dollar General General Merchanidise Store 11908 Buckeye Road The Discount Store
Full Service Restaurant 13120 Shaker Square SASA
Full Service Restaurant 13114 Shaker Square Senor Tequila
Shaker Square Shaker Square Cleaners Laundromat/Dry Cleaner 9718
Buckeye Neighborhood Plan Market Analysis Report 38
12812
Shaker Square Shaker Square Nails Hair Salon/Nail Salon/Spa 10903 Woodland Avenue Terriona's Hair Store Hair Salon/Nail Salon/Spa 2884 E 116th Street Bloom Brothers Supply Hardware Store 9520 Woodland Avenue Father's Dream Appliances
Larchmere Boulevard Station Six Barbershop Hair Salon/Nail Salon/Spa 12407 Larchmere Boulevard A Touch of Rain Hair Salon/Nail Salon/Spa 12501 Larchmere Boulevard Polished Professionals Hair Salon/Nail Salon/Spa 12611
Limited Service Restaurant 11311 Buckeye Road Little Caesar's Limited Service Restaurant 11321 Buckeye Road Mr. Hero Limited Service Restaurant 11341 Buckeye Road Cajun Joe's Limited Service Restaurant 11420
Larchmere Boulevard Larchmere Oriental Rugs
13101 Shaker Square Edwin's
Full Service Restaurant 13133 Shaker Square Balaton
Larchmere Boulevard Christopher Amira Studio Hair Salon/Nail Salon/Spa 12912
Full Service Restaurant 13220 Shaker Square Edwin's Too
Full Service Restaurant 13051 Shaker Boulevard Michael's Diner
Household Appliance Store 9828 Buckeye Road Spin Cycle Laundromat/Dry Cleaner 13107
Larchmere Boulevard Exquisite Hair Boutique Hair Salon/Nail Salon/Spa 12401
Buckeye Road I Love Granny K's Soul Food
Full Service Restaurant 13106 Buckeye Road Edwin's Full Service Restaurant 12502 Larchmere Boulevard Felice Urban Café
General Merchanidise Store 12915 Buckeye Road Family Dollar General Merchanidise Store 9718 Buckeye Road Classic Clippers Hair Salon/Nail Salon/Spa 9718 Buckeye Road Beyond Flawz Hair Salon/Nail Salon/Spa 11361 Buckeye Road Best Nails Hair Salon/Nail Salon/Spa 11604 Buckeye Road Temi African Braiding & Boutique Hair Salon/Nail Salon/Spa 11622 Buckeye Road Ambition's Barber Shop Hair Salon/Nail Salon/Spa 11703 Buckeye Road Nikki's Barbershop Hair Salon/Nail Salon/Spa 12603 Buckeye Road Earl's Exclusive Cuts Hair Salon/Nail Salon/Spa 12814 Buckeye Road Uneik Creations Hair Salon/Nail Salon/Spa 12301
Full Service Restaurant
Full Service Restaurant 12706 Larchmere Boulevard Batuqui Brazilian
2892 E 116th Street Dollar Tree
Larchmere Boulevard The Dancing Sheep Women's Clothing 13119 Shaker Square Fashions by Fowler Women's Clothing
Nursery and Garden Center 12617 Larchmere Boulevard Lotus Candles
Other Home Furnishing Store 12406 Larchmere Boulevard Larchmere Fire Works
Men's Clothing Store 11009 Woodland Avenue Buckeye Outdoor Supply
Larchmere Boulevard Gentleman's Quarters
Snack/Coffee Bar 12726 Larchmere Boulevard The Nia Coffeehouse Snack/Coffee Bar 13201 Shaker Square Biggby Coffee Snack/Coffee Bar 12410 Larchmere Boulevard Topnotch Golf and Raquet Sporting Goods Store 11501 Buckeye Road Simon's Supermarket Supermarket 13130 Shaker Square Dave's Supermarket Supermarket 12624
Women's Clothing 12712
Limited Service Restaurant 12807
Limited Service Restaurant 12718 Larchmere Boulevard Hola Tacos Cleveland
12306 Buckeye Road Muncheez
Other Home Furnishing Store 12702 Larchmere Boulevard Heidi Rivchun's Restoration
Other Home Furnishing Store 11701 Buckeye Road Nikki's Music Record/CD Store 12635 Larchmere Boulevard Unbar Café
Buckeye Neighborhood Plan Market Analysis Report 39
Larchmere Boulevard A Cultural Exchange Used Merchandise Store 12723 Larchmere Boulevard Monarch Boutique Used Merchandise Store 12801 Larchmere Boulevard Elegant Extras Used Merchandise Store 11381 Buckeye Road Rainbow Shops
Women's Clothing 11606 Buckeye Road Makkah Royal Women's Clothing 11900 Buckeye Road Hanie Park Boutique
Limited Service Restaurant 11545 Mt. Carmel Road Mountaintop Deli Limited Service Restaurant 13113 Shaker Square Subway Limited Service Restaurant 13202 Shaker Square Captain Tony's Limited Service Restaurant 13204 Shaker Square Chanelle's Treats
Other Home Furnishing Store 13005 Larchmere Boulevard Eclectic Eccentric
Limited Service Restaurant 12920 Buckeye Road Popeye's Limited Service Restaurant 12210 Larchmere Boulevard Somethin' Good to Eat
