132nd and Center NW corner

almighty_tuna · Post by **almighty_tuna** » Tue Feb 26, 2008 6:37 pm

What, the Baker's shell, empty Target, and Sports Authority were just fanning the retail flames of a corner market (literally) ready to *explode*?!

NDizona · Post by **NDizona** » Tue Feb 26, 2008 8:10 pm

We think it's a great corner, probably one of the best retail corners in Omaha. We think we could put a nice facility in there and get a reasonable return on our investment

This quote is what frightened me about the developers...I didn't want to say anything because everyone says I am so negative...

and I am when things are going bad...but positive when things are going well...

This corner is not even in the top 5 retail corners.

Off the top of my head I can think of 10 better.

MAYBE he meant top 5 AVAILABLE corners...at least I hope he did. I don't see how that area commands top dollar.

In front of the Costco - paying $21/SF - thats not unreasonable considering its such a small site. Thats probably what it should sell for.

Bugeater · Post by **Bugeater** » Wed Feb 27, 2008 10:47 am

I've always wondered how the Auto Glass Center stayed in business so long, I NEVER see anything going on there.

NDizona wrote:This corner is not even in the top 5 retail corners.

Maybe not top five, but it has to be up there, W Center Rd gets HUGE retail traffic. I know because I have to fight it all the time.

NDizona · Post by **NDizona** » Wed Feb 27, 2008 12:36 pm

Its not even in the top ten traffic count intersections

1 90th & W Dodge Rd
2 72nd & Dodge
3 120th & L
4 72nd & Pacific
5 93rd (N Leg) & W Dodge Rd
6 132nd & L/Industrial Road
7 78th/Beverly Dr & Dodge
8 76th/Rose Blumkin Dr & Dodge
9 Cass (86th) & W Dodge Rd
10 108th & L
11 84th & W Dodge Rd
12 144th & Industrial Rd
13 84th & L
14 132nd & West Center Rd
15 84th & F

http://www.mapacog.org/top_intst.pdf

Bugeater · Post by **Bugeater** » Wed Feb 27, 2008 12:41 pm

Traffic count does not necessarily mean retail traffic. Try to drive down W Center Rd between I-680 and 144th st on a Saturday afternoon sometime, it's crazy, and most of it is people shopping. The only corridor that is comparable when it comes to retail is W Maple Rd.

Post by **nebugeater** » Wed Feb 27, 2008 12:44 pm

Now we are debating if this is a busy intersection??? Is there really a point in this? Lets see, how many intersections are there in Omaha, I would think any in the top 100 traffic wise would be good potential if the surrounding was fitting. That is what this location has going for it too. People are in the mode of stop and shop so regardless of if it is 1, 10 or 100 it is a good location for something.

Erik · Post by **Erik** » Wed Feb 27, 2008 12:44 pm

Being in the top 40 intersection in the Omaha area is prime spot to build some type of retail..

Fremont a town of 25,000 has more about ten successful intersections alone...

Omaha should have a much longer list of prime retail spots, right?

NDizona · Post by **NDizona** » Wed Feb 27, 2008 1:05 pm

I am not debating that this is a busy intersection - its just not top 5.

Its certainly not one of the best retail corners in Omaha.

It could be top 10....

Lets put it this way - would you rather have 120th and Dodge or 132nd and Center?

Uffda · Post by **Uffda** » Wed Feb 27, 2008 1:08 pm

would you rather have 120th and Dodge or 132nd and Center?

In comparing those two, I would take 132nd & Center since 80-90% of the traffic doesn't even see 120th & Dodge because of the Expressway. :lol:

NDizona · Post by **NDizona** » Wed Feb 27, 2008 1:09 pm

Thats the rub - Costco as an anchor vs superior loction in terms of traffic...

Anchor vs Traffic

Erik · Post by **Erik** » Wed Feb 27, 2008 1:09 pm

120th and dodge is busy, however I imagine that being this is the West Dodge Freeway that much of the traffic using this freeway is speeding westward, and this intersection isn't as easy to navigate for some people as the 132nd and center..

I think it would be a tough draw based off that also..

Uffda · Post by **Uffda** » Wed Feb 27, 2008 2:13 pm

Costco isn't at 120th and Dodge ---- maybe you need to be a little more specific when you state intersections.

NDizona · Post by **NDizona** » Wed Feb 27, 2008 2:54 pm

Oh you knew what I meant!

I mean CMON - its not like the lot wasn't referenced in the article.

123RD and Dodge then

http://www.rpapc.com/SaleOfTheMonth.htm

cdub · Post by **cdub** » Thu Feb 28, 2008 8:39 am

I know that several tenants in the area of 120 and Dodge have complained about the traffic passing them by so they apparently think its worse. I would say an at grade intersection is better for most types of businesses.

Uffda · Post by **Uffda** » Thu Feb 28, 2008 8:50 am

Oh you knew what I meant!

I didn't want to assume anything so I was going by your factual statement.

I drive west on the Expressway a couple of times a week and as I went by last night, I noticed you really aren't going to see those business by Costco as you are going by them. Then the potential customer is going to have to figure out how to get back to them on the Frontage road since there isn't a 123rd and Dodge exit. :D

NDizona · Post by **NDizona** » Thu Feb 28, 2008 9:04 am

Obviously 120th and Dodge wasn't a major intersection BEFORE the overpass.

Now that we are on the same page - the 1.3 acre lot in front of the Costco vs the lot at 132nd and Center...

which would you rather have?

The anchor or the traffic?

Greg S · Post by **Greg S** » Thu Feb 28, 2008 11:55 am

I would say 132nd and Center is better than the area near Costco. Access to the Costco site is not good.

Greg

NDizona · Post by **NDizona** » Thu Feb 28, 2008 12:12 pm

123rd and Dodge sold for $21/SF

what should 132nd and Center sell for?

cdub · Post by **cdub** » Fri Feb 29, 2008 7:43 am

NDizona wrote:Obviously 120th and Dodge wasn't a major intersection BEFORE the overpass.

Now that we are on the same page - the 1.3 acre lot in front of the Costco vs the lot at 132nd and Center...

which would you rather have?

The anchor or the traffic?

It would depend a bit upon the type of business. If the Costco traffic is made up of your prime demo then it might be better but for many, the sheer number of people would be preferable. People can decide at the last moment to turn into 132nd and Center, not so at Costco.

NDizona · Post by **NDizona** » Fri Feb 29, 2008 12:21 pm

To be honest - I don't really know which is better either. In my opinion they are about the same.

Costco is a pretty nice anchor to hang your hat on. I was speaking in terms of potential to all commercial developers - which parcel is more valuable?

Obviously there isn't a real answer. I honestly thought people would say the land by Costco is as good as 132nd and Center.