Anzalduas Market at Sharyland Plantation
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Anzalduas Retail Corridor Vicinity Aerial

Sharyland Plantation Master Plan
Location Overview
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MARKET ANALYSIS

FOUR DISTINCT CUSTOMER DEMAND SEGMENTS FOR THE PROPOSED
ANZALDUAS MARKETPLACE AT SHARYLAND PLANTATION

 


I. U.S. TRADE

The Primary Trade Area

1. The primary trade area, as defined by Jeff Green Partners and found on the attached maps, has a population of 141,005 persons.

2. The primary trade area population has grown 36% since the 2000 census and is expected to increase another 18% over the next five years to 166,431persons.

3. The census tract which is home to the proposed Anzalduas Marketplace at Sharyland Plantation, Census Tract 20402 in Mission, is experiencing the highest population growth in the primary trade area; estimated at 33% over the next five years.

4. Many of the close-in census tract in Mission have a well-educated population base. Census Tract 20300, 20402 and 24106 have 35%, 29% and 20% of their residents, respectively, with a college degree or greater.

5. The residential household composition is made up of very large families with a primary trade area persons per household estimated at 3.5 persons, compared to the U.S. national average of 2.7 persons.

6. Average primary trade area household incomes are adequate; estimated at $46,277. More importantly, however, average income in the center’s home census tract (20402 in Mission) has a very high average household income of $111,158.

7. Over one-half of primary trade area residents are employed in white- collar occupations.

8. Retail expenditures for the primary trade area are currently estimated at $1.623 billion annually (growing 41.8% to $2.301 billion over the next five years). The following is a breakdown of these expenditures by retail category:

The Total Trade Area

1. The total residential trade area, as found on the attached maps, has a population of 806,960 persons.

2. The total trade area population is expected to increase 14% over the next five years.

3. The total trade area households are, on average, less affluent than the close in primary trade area.

4. Average total trade area household incomes are $42,194.

5. Retail expenditures for the total trade area are currently estimated at $7.877 billion annually (growing 36.7% to $10.767 billion over the next five years). The following is a breakdown of these expenditures by retail category:

Close-in Radii (3 & 5 miles)

1. There are currently 6,349 persons residing within three miles of Anzalduas Marketplace at Sharyland Plantation. This population base increases to 70,743 persons within a five-mile radius. Population growth is estimated at 31.5% and 17.1%, respectively, by 2012.

2. The average household incomes are estimated at $88,060 within three miles of the site

3. The household sizes are large close-in (3.2 persons vs. the national average of 2.7), though smaller than found in the primary trade area (3.5 persons).

4. Over 60% (61.5%) of the residents within a three-mile radius are employed in white-collar occupations.

II. MEXICAN RESIDENTS

Market Data

1. The Mexican border is approximately two miles south of the proposed Anzalduas Marketplace at Sharyland Plantation.

2. Within 200 miles of the border (see attached map) there are currently 6.2 million residents. This population base is expected to increase 9.4% to 6.8 million by 2015.

3. The following table highlights the change in population estimated over the next two decades:

4. It is estimated that nearly 1.0 million of the residents noted above are expected to have the disposable income to shop The Anzalduas Marketplace at Sharyland Plantation.

5. It is estimated that approximately 80,000 people from Reynosa have the disposable income to shop at The Anzalduas Marketplace.

Anzalduas Bridge

1. The bridge is currently under construction and will be operating by the time the proposed Anzalduas Marketplace at Sharyland Plantation opens (Q2 2009).

2. There is an expected $278 million in annual retail expenditure which is expected to originate from Anzalduas Bridge crossing in 2010. This translates into $762,184 in retail expenditures daily from the Anzalduas border crossing.

3. The growth in expenditures from 2010 to 2015 is expected to increase 38.9% to $386 million by 2015 (or a daily expenditure potential of $1,057,762).


 


III. WINTER RESIDENTS

1. There were almost 18,000 winter households in McAllen and Mission in 2005.

2. The household growth rate is expected to increase 3.5% annually over the next five years.

3. The following table indicates that the winter residents are older (average age of 68.4 years) with an education that includes some college (13.9 years of education on average) and incomes that are similar to the year- around residential trade area (average income of $47,800 in 2004/2005):

IV. NEARBY WORKERS

1. Within three miles of the proposed Anzalduas Marketplace at Sharyland Plantation (on the U.S. side) there are an estimated 9,185 workers employed in 379 businesses.

2. Within a five-mile radius (U.S. side only) there are 30,604 workers in 2,281 businesses.

3. Most employees in both a three- and five-mile radius of the site are employed in the service and retail sectors.