Traffic
- Car traffic is nice, but more importantly, how many people are walking by?
- If you are counting on high car traffic, make sure that your location is easily visible from the street and easy to access (parking, etc.)
- Are they typically there to browse or to buy?
- Being in a Wal-mart type plaza doesn’t guarantee success. It depends on how close to the Wal-Mart door you are.
- Talk to existing businesses and ask them what the traffic is like.
- If you are counting on car traffic as your main traffic, a drive thru window is almost mandatory.
- Enclosed malls are better for year round traffic and people prefer them to stroll through and buy ice cream! In general, it’s better to pay more rent and be in an enclosed mall than to pay less and be in a strip mall.
- 3-4 good anchor stores would help.
- Visit the site on different days at different times to see how consistent the traffic is.
- Competition: How many parlors within a 1 mile radius? If inside a mall, who else is serving ice cream? Competition is not necessarily a bad thing. If someone else is on one side of the mall and doing well, chances are that you will do well on the extreme other side of the mall.
- Population is key. If the area is somewhat congested, that’s a good sign.
- Visibility. Will everyone who walks close by know that there is ice cream there?
- Would you buy ice cream there?
- Hours of operation: Make sure that the peak traffic flow is during hours that you’re willing and able to be open.
- Make sure you have adequate space. 800-1000 sq ft is a pretty good middle ground.
- Is the area growing?
- Indoor Malls, airports, zoo’s, university campus, amusement parks, strip malls (high traffic), next to a movie theatre, superstore (inside a Wal-mart), professional building, train station, beach area, sporting arena.
- Strip Mall unless in thriving area with obvious high traffic (low traffic, no real anchor’s), busy street (but being on the wrong side), gas station, defunct fast food/snack operation.
- After you find out what they want for monthly rent, don’t be afraid to ask for a stepped up lease with a low initial amount. For example, free rent for the first month, half the rent for the next three months, then full rent beginning in month four. Or a couple of hundred off per month for the first year. This is just a negotiating guideline. They may not go for it, but it doesn’t hurt to ask. In fact, they may be expecting you to. If you don’t, they may feel they can take advantage of you in some way. So it’s always best to shoot for the sky and then see what they will give in to. It is in their best interest to help you get off on the right foot and be successful. Many will be willing to help if they believe in you.
- From my experience, you probably don’t want to pay more than $3000 per month. It’s very hard to make a go of it at a higher monthly rent unless you are talking about an airport or ridiculously high traffic mall. An average rent for a parlor is in the $1800 range. Of course, these are just general benchmarks. An average parlor should sell around $18,000 per month. A rough industry standard says that rent should fall within 8-12% (10% x $18,000 = $1800 per month)
Rent ($1500) x 3 (first/last/security) $4500
Utilities (Deposit) $1000 Contractor (Cabinetry, etc) $10,000 Ice Cream, Drinks, Cones, Candies, etc. $2,500 Advertising $500 Paper goods, cleaning supplies, office sup, misc $750 Plumbing (sink, dipper wells, etc.) $1500 Insurance Premium $400 Signage $2000 Deposits/Liscences $1500 Cosmetic work to space $1000 Working capital $7500 Architectural & Legal $2500 Equipment: Dipping & Storage Freezers $8000 Flavorail $2800 Under counter Fridge $1600 Waffle Cone Baker $600 Hot Fudge Warmer $400 Glasses/Metal Shake Tins $350 Shake Mixer $600 Register $300 Total $50,300