east harlem cb11 retail analysis_1

8/8/2019 East Harlem CB11 Retail Analysis_1

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East Harlem Retail Analysis

Community Board 11

Paul Costa

Community Board Planning

Fellow

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Table of Contents

1) Executive Summary:.3-4

2) Introduction: 4

3) Corridor Breakdown: .................6-12

a) All Corridors:.7

b) 3rd Avenue: 8

c) 125 th Street:... 9

d) 116 th Street: 10

e) 106 th Street: 11

4) Survey:.12-13

5) Expenditure Analysis14-15

6) Potential Sales of the Corridors15-16

7) Gap Opportunities Per Expenditure Category..16-21

8) Conclusion21

Appendix 1: Map of Corridors

Appendix 2: Gap Analysis Tables

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Executive Summary:

East Harlems local retail is an essential part of its community, hosting a wide range of stores from

local independent owned restaurants to large chain stores. The majority of East Harlems retail andservice business are concentrated along four major corridors; 3 rd Ave between 96 th street and 128 th;

106 th, 125 th and 116 th streets between 5 th Avenue and the FDR Drive. There are a total of 540 store

fronts within these corridors, totaling 1,852,303 square feet of commercial space; 45% of the

businesses are retail and 36% are businesses providing services to the community while 19% are

vacant.

While there is an established commercial presence along the corridors, they are unable to capture a

significant portion of the expenditure of East Harlem residents. Currently there is $1.2 billion of

potential expenditures in East Harlem; based on an expenditure analysis of these corridors, they only

capture 30% of this $1.2 billion. The estimated sales of the four corridors are $378 million, leaving a

gap of -$860 million being spent outside the community of East Harlem. Recognizing this leakage as a

problem the Community Board 11(CB), wanted to further analyze why this was occurring and what can

be done to close this gap. The CB wanted to explore both the supply of commercial businesses and the

expenditure demand of its residents. In order to accomplish this task the CB Planning Fellow created

and distributed a retail consumer survey to the resident of East Harlem to gauge the demand of goodsand services, and conducted a land use survey of all existing businesses in the area to get a better

account for the supply of businesses.

Although there is strong evidence of out-shopping based on the expenditure analysis, the consumer

retail survey showed the leakage is not the result of residents in East Harlem shopping elsewhere.

Rather, the four corridors lack a significant and diversified supply of businesses to capture the demand

of consumers. The survey revealed that 90% of the respondents shop frequently at one of the four

major corridors in East Harlem with the highest expenditures going towards supermarkets (74%), drug

stores (80%) and discount stores (75%). The only stores that saw a large percentage of out-shopping

were stores that sell discretionary items: electronic stores with 52% and computer stores with 57%.


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Based on the consumer survey there is pent up demand to shop locally, but the current supply of

businesses lacks the ability to meet this demand. Over 70% of the respondents expressed interest in

wanting a variety of additional businesses in community.

East Harlem would need about 2.6 million additional square feet of commercial space to close the gapof expenditures, and this does not all have to be new space. East Harlem has the advantage of having a

high vacancy rate of 19% in the corridors: there are 102 vacant storefronts representing 216,967 of

commercial space that is not being utilized, in addition to 20 vacant lots. East Harlem can close a

portion of the gap by using existing vacant space and developing new commercial opportunities to

capture goods and services that are in demand and are lacking the proper supply.

East Harlem is a growing community with a strong potential to build on an established local retail. By

increasing the supply of goods and services that is demanded by the community, local retail can

become even stronger than it is now, creating new jobs and new opportunities for the residents of East

Harlem.


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Introduction:

East Harlems local retail is an essential part of its community. The corridors are home to various

businesses ranging from a small perfume store to large, big-box stores like Costco. This diverse blend

of retail mixed with a strong local character give the commercial corridors a true community feel.

The majority of the local retail is concentrated along four corridors in East Harlem: 3 rd Ave between

96 th street and 128 th; 106 th, 125 th and 116 th streets between 5 th Avenue and the FDR Drive. ( See

Appendix A) . In 2004, the Urban Technical Assistance Project (UTAP) at Columbia University

completed a retail analysis of the area and discovered that there was a leakage of consumer

expenditures within East Harlem. The four corridors were only capturing 19% of the potential

expenditure dollars. This represented a total amount of $ 1.2 billion that was being spent outside the

community. The 19% capture rate is very low when compared to other neighborhoods: East

Rockaway's retail corridors capture 25%-30% (EDC, 2008) of its retail expenditures while Central

Harlems North-South corridors capture 54% of the trade areas expenditures (UTAP, 2008).

The low capture rate in East Harlem indicates there is a strong amount of out-shopping within the

community.

In order to better understand this leakage Community Board 11(CB), with the help of the Manhattan

Borough Presidents Office Planning Fellow, set out to investigate and quantify why this was

happening. The CB wanted to gauge from its residents what goods and services were in demand andwhat they were leaving the community for. To capture the residents demand the CB issued a Consumer

Retail Survey which would ask about the shopping habits and the demand for various stores in East

Harlem. The CB also wanted to know if the leakage in the community was caused by a lack of supply,

and this accomplished by completing a comprehensive land use survey of the four corridors.


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Description of Corridors:

East Harlem's four major corridors are comprised of 540 commercial storefronts. These commercial

establishments are categorized by the North American Industry Classification System (NAICS) and are

broken into two industries: retail and service. Community, religious and public establishments were

not included in the count.

Of the four corridors, the number of businesses is as follows: 3 rd Ave contains 236 storefronts; 125 th

Street contains 91 storefronts, 116 th Street has 170 and 106 th Street has 49. There is a total of 1,852,303

square feet available for commercial use in the corridors. The average business size is 3,430 square

feet. The commercial space within these corridors has increased by 830,048 square feet since the 2005

UTAP report.

Retail Sector:

There are 243 retail 1 businesses in the corridors, representing 45% of all commercial businesses.

Currently 994,363 square feet is being used for retail businesses with the average retail business size

being 4,092 square feet.

The most common retail businesses in the corridors are Clothing and Clothing Accessories.

These businesses make up 11% of the total retail businesses within the corridors. The next most

abundant retail businesses are Food and Beverage stores, which make up 8% of the corridors. Food

and Beverage stores range from supermarkets to the corner convenience store. General Merchandisedstores, which include variety stores and 99 cents stores, make up 6% of the retail sector.

East Harlems corridors lack retail stores in discretionary categories. Sporting goods, Hobby,

Book & Music stores make up only 2% of the retail stores. Additionally, Electronic and Appliance

stores only make up 3% of the retail. The corridors are capturing the non-discretionary shopping habits

of its residents but there is not enough supply of discretionary retail stores. Many of the corridors

duplicate various retail businesses, leaving a void in the discretionary category.

1 The NAICS classifies reta il to include: Automotive Parts, Accessories, & Tire Stores; Building Materials and Garden Equipment and SuppliesDealers; Clothing and Clothing Accessories Stores; Electronics and Appliances Stores; Food and Beverage Stores; Furniture and Home Furnishings Stores;General Merchandise Stores; Health and Personal Care Stores; Merchant Wholesalers, Durable Goods; Miscellaneous Store Retai lers, Sporting Goods,Hobby, Book, and Music Stores; and Telecommunications.


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Service Sector:

There are 192 service 2 businesses representing 36% of all the commercial businesses. Currently,

633,273 square feet is being used for service businesses with the average service business being 4,025

square feet. Food Service and Accommodations are the most common service sector businesses,

making up 13% of the total commercial businesses, and include dining establishments, fast food anddrinking places. Other Services is another business category that is well represented in the corridors.

The majority of businesses in this category are personal services which include hair salons, barber

shop, cleaners and other daily personal services, and they make up 9% of the corridors businesses.

The corridors lack Professional Services and Technical Services which make up only 0.2% of the

business establishments. Another sector that is under represented are Arts, Entertainment and

Recreation services, as they only consist of 1% of all the commercial establishments.

The service sector follows the same pattern as the retail; the sector is capturing non-discretionary

expenditures but does not provide the supply to capture the discretionary goods and services or higher

end services.

Vacancy:

There are 102 vacant storefronts in East Harlem which give the four corridors a vacancy rate of 19%.

The vacant stores fronts comprise of 216,967 square feet. In addition, there are 20 vacant lots in the

corridors.

2 Services are classified by NAICS as: Administrative and Support Services, Ambulatory Health Care Services, Building EquipmentContractors, Credit Intermediation, Educational Services, Food Services and Drinking Places, Personal and Laundry Services, Printing and PrintingRelated Activities, Professional, Scientific, and Technical Services, Real Estate, Rental and Leasing Services, Repair and Maintenance, Specialty TradeContractors, Transit and Ground Passenger Transportation.


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3rd Avenue Corridor:

The 3 rd Avenue retail corridor runs from 96 th street to 130 th street, north and south. It has 232

storefronts, the most out of any of the corridors. 3rd

Avenue is the longest of the corridors and the onlyone situated along a major avenue, allowing for an increased pedestrian and vehicular traffic. 3 rd

Avenue has a total of 724,060 square feet of commercial space representing 36% of the total square

footage of all four corridors.

Retail:

There are a total of 134 retail businesses along 3 rd Avenue accounting for 57% of 3 rd Avenue

storefronts. There is a total of 468,044 square feet of retail space along 3 rd Avenue with the average size

of a retail establishment being 3,493 square feet. Along 3 rd Avenue the most common retail store is

clothing and clothing accessories, which accounts for 18% of all the commercial storefronts along the

corridor. Other popular businesses are General Merchandise and Food and Beverage; each has 20

stores along the corridor. 3 rd Avenue has at least one store in every type of retail category expect

Gasoline Stations.

Service:

There are a total of 64 service businesses along 3rd

Avenue accounting for 27% of 3rd

Avenuesstorefronts. There is a total of 134,188 square feet of service space along 3 rd avenue with the average

service store comprising of 2,097 square feet. The largest service business is Food and

Accommodations with 25 businesses along the corridor making up 18% of total businesses. Other

Services make up the second biggest service category, which include 22 different personal service

establishments such as hair salons, nail salons and dry cleaners, comprising 9% of the total stores in the

corridor. 3 rd Avenue lacks Professional Services, as only 1% is used for banking and there are no

professional or technical services available. This is the lowest of all the corridors.

Vacancy:

3rd avenue has a vacancy rate of 13%, the lowest of all four corridors. There are 31 vacant store fronts

totaling 85,107 unused square feet of commercial space. Adding to the vacancy problem are 2 vacant

lots along this corridor.


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125 th Street

The 125 th Street corridor runs from 5 th Avenue to the FDR drive. There are a total of 91 storefronts

along the corridor. The storefronts along 125 th make up 17% of businesses within the four corridors,

totaling 388,396 square feet of commercial space, with an average store size of 4,315 square feet.

Retail:

There are a total of 44 retail businesses accounting for 48% of 125 th Street storefronts. There are a total

of 234,122 square feet of retail space with average retail store being 5,321 square feet. There are a

wide range of retail businesses that make up most of the retail components on 125 th street. The most

common stores found here are Miscellaneous Stores, Clothing and Food and Beverages, which each

make up 9% of the corridor. Furniture stores and electronic stores each make up 5%. 125 th Street

lacks any retail sporting goods, hobby, book and music stores.

Service:

There are a total of 26 retail businesses accounting for 29% of 125th Street storefronts. There are a total

of 71,346 square feet being used for service businesses, with the average store being 2,744 square feet.

The largest use is for the Food Service and Accommodations sector, with 11 stores comprising of 11%

of the corridor. 125 th street has six Finance and Insurance businesses comprising of 7% of the corridor

businesses. 125 th street lacks any businesses catering to art and entertainment services, health care

services and transportation services.

Vacancy:

125 th has a vacancy rate of 23% with 21 empty storefronts, totaling 82,928 square feet of unused

commercial space along 125 th Street There are also 10 empty lots along this street with an average lot

size of 53 feet by 99 feet.


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116 th Street:

The 116 th street corridor runs from 5 th avenue to FDR drive. The majority of the commercial activity is

concentrated between 5 th avenue and 3 rd avenue. 116 th Street has second highest number of businesses

because of many of the building structures allow for two small storefronts in one building. There are a

total of 168 storefronts along 116th

street, consisting of 31% of all the storefronts in the four corridors.There is a total of 455,966 square feet of commercial space, with the average storefront being 2,682

square feet.

Retail:

There are a total of 55 retail storefronts which account for 32% of the corridors storefronts. There are a

total of 208,665 square feet of retail use, with the average retail business being 3,794 square foot. The

most common is Food and Beverages; there are 9 stores in this category making up 7% of the corridor.

116 th Street has the most sporting goods, hobby and book stores, with 4% of the corridor being

dedicated to these businesses. The corridor lacks stores that need large spaces; it has no Furniture

Stores and only a few Electronic Stores.

Service:

There are a total of 83 retail businesses accounting for 49% of 116 th Street storefronts. There is a total

of 211,421 square feet of service use, with the average service business being 2,547 square feet. The

most common business is Food Services and Accommodations with 19 businesses comprising of 16%of all uses along the corridor. The Other Services category, which includes personal services, makes up

the second most common business along the corridor at 11% with a total of 19 stores. 116 th Street has

the most professional services and finance and insurance services compared to the other corridors, who

lack these services.

Vacancy:

116 th has a vacancy rate of 19%, consisting of 32 empty storefronts which represents a total of 35,580

square feet of commercial space not being used. There are also 4 vacant lots along the corridor with an

average lot size of 32ft by 134ft.


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106 th Street:

106 th street runs from 5 th Avenue to the FDR Drive with the bulk of retail concentrated between

Lexington and Second Avenues. 106 th street has the fewest retail stores with 49 storefronts available

for commercial use. 106 th Street commercial establishments make up 9% of the total retail stores.

There is a total of 254,926 square feet of commercial space, with the average store size being 5,202square feet. 106 th has the lowest amount of business along its corridor.

Retail:

There are total of 10 retail businesses accounting for 20% of 106 th streets total corridors storefronts.

There are a total of 66,920 square feet of retail space; the average storefront is 6,629 square feet. The

most dominate business type along this corridor is Food and Beverages, making up 6% of the corridor.

106 th street is the least active/populated/dense corridor. 106 th street lacks many retail stores having

only one store in four stores of the twelve retail business types and the majority of these businesses are

the same type; Health Care and Personal care stores and Food and Beverage stores.

Service:

There are a total of 21 service businesses accounting for 43% of the entire 106 th street total corridor

storefronts. There are total of 175,584 square feet of service commercial space; the average service

business is 8,361 square feet. The most frequented service businesses is for Accommodations and

Food Service, 16% of the corridor is used for this businesses type. 106th

is one corridor that has themost Professional and Technical Services, with 8% of the corridor making up this business type. The

service sector is well represented along this corridor.

Vacancy:

106 th street has the highest vacancy rate of all the corridors. There are 37% vacancy rate along the

corridor. This represents a total of 13,052 square feet of vacant commercial space. There is are 6

vacant lot along the corridor, with the average lot 25ft by 100ft.

The corridors all support various parts of the local consumer demand, but they do not provide

an adequate assortment of retail and service businesses. Most of the corridors tend to have a majority


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of the same stores, with most corridor businesses being Food Stores, Food Service and Other Services.

Each corridor has its own advantage of having at least one business category that is well represented,

but as a whole they still lack a balance of all business uses.

Survey Results:The purpose of the East Harlem Consumer Retail survey was to allow Community Board 11

(CB) to gain insight into the shopping habits of East Harlem residents. The questions asked residents

which stores they shopped at locally and which stores they went to outside of East Harlem.

Additionally, the CB wanted to know what goods and services the residents wanted in the community

and how they felt about the businesses already operating in East Harlem. Complete survey data is

available at the community board

Shopping Habits:

The first part of the survey asked residents what stores they shop at in East Harlem and what

stores would the rather visit outside of East Harlem.

The survey found that residents will stay in East Harlem for non-discretionary goods or

services. The business categories with the highest percentage of people stating that they stayed in East

Harlem for were Food, Food Service and Personal Services. Of the total respondents, 82% stated that

they shop for food or at food service businesses in East Harlem. The most frequented food stores were

convenience stores (82%), supermarkets (74%) and Fast Food/ Take Out (74%). For Personal servicesor Other Services, 75% stated they stayed in East Harlem. Of the respondents, 81% shopped locally at

pharmacies and health stores. The other most frequented businesses under the NASCIS Other Services

category were Dry cleaning (81%), Barber Shop(X), Hair Salon(X) and Nail Salon(X). Residents also

stayed locally for inexpensive products, shopping within the corridors at Discount Stores (76%) and

Variety Stores (62%).

The survey results showed that residents tended to stay within the community for basic goods

and services. There were some residents that did shop outside East Harlem, but there was not one

particular store that residents would leave for. The highest rate of outshopping which residents said

was in Computer and Computer software stores with 58% saying they leave East Harlem and

Appliance and Electronics stores were the second highest at 53%.

The survey also showed that residents in the 35-54 age bracket were most likely to leave East

Harlem to shop, while residents from 18-24 were most likely to stay in East Harlem.


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Retail Demand:

The second part of the survey was designed to gauge the demand of the residents; the CB

wanted to know what businesses its residents wanted in the community.

The survey showed a strong demand for additional stores in the Art, Recreation andEntertainment Services. Of the respondents, 90% wanted a movie theater in East Harlem and 89%

wanted more Fitness and Recreational stores.

The second most in-demand sectors are Sporting-Goods Stores and Book Stores, with 83% and

94% respectively as well as Electronic and Computer Stores, with 80% of the respondents wanting to

see more of these stores in the community. These stores with high demand are those which residents are

leaving East Harlem to shop at more frequently.

While most residents shop for food locally, there is still a strong demand for better quality food.

81% of the respondents wanted more supermarkets in the area and 84% wanted more Food and

Nutrition stores. There was not a demand for Fast Food/Take Out with 61% of the respondents stating

they did not want to see additional fast food stores in East Harlem. Others Services are also not in

demand, with 52% not wanting additional stores such as Nail Salon, Beauty Shops and Barber shops in

East Harlem.

Corridors

The most frequented corridor in East Harlem was 3rd

avenue, with 60% of the respondentsstating they shop there between often and always. The least visited corridor was 106 th street with

41% of the respondents indicating they rarely or never frequent this corridor. Of the 128 survey

participants, only 6% rated their overall experience with the East Harlem corridors as excellent. The

biggest complaint was the lack of overall variety of goods and services in East Harlem.

The survey revealed that there is a strong demand for more businesses in East Harlem. The

residents stay in East Harlem most of the time for basic goods and services. The respondents clearly

showed a demand not only for additional stores but for better quality stores, indicating that they want

supermarkets and health food stores rather than take out or fast food. The survey gives a picture of a

community that wants to shop locally but does not have the right supply to meet their needs.


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Expenditure Analysis:

Since 1990 East Harlem has experienced a rapid increase in its consumer expenditure power. This

corresponds with the changing demographics in East Harlem. It's population has grown from 108,468

in 1990 to 121,950 in 2008 based on the American Community Survey. Per capita income has alsoseen a growth, growing from $8,917 in 1990 to $21,933 in 2008. This increase in population and

income has helped increase the consumer expenditures in East Harlem.

In 2004, the UTAP Report found that while East Harlem had a significant amount of expenditures, the

retail corridors were not capturing a significant position of these expenditures. The report found that

there was the corridors were only capturing 19% of all potential expenditures. There was $1.49 Billion

in potential expenditures in 2005 but because of the low capture rate the corridors were only capturing

$282 million. This left a leakage of $1.2 billion that are being spent outside the community.

To update the capture rate, the same methodology was followed in this study. The data was gathered

using the American Community Survey for PUMA 3087, the Census Consumer Expenditure Report,

New York Citys Department of City Plannings (DCP) PLUTO GIS layer and 2006 Urban Land

Institutes Dollar and Cents of Shopping Centers.

To calculate the potential sales, a land use survey was done to find out what business establishmentswere located along the corridors. DPCs Pluto layer gave the commercial square footage of each

building. Multiplying the commercial square footage with the ULIs Sales per square foot gave the

potential sales for each storefront, giving the total yearly potential sales for each of the four corridors.

Total Population Income (TPI) was calculated by multiplying the total population from the 2008

American Community Survey (ACS) and the per capita income. The TPI number represents the total

income available to be spent within the community. Using the Census Consumer Expenditure (CER)

Report the total expenditures was calculated by using the percent of income spent in different

expenditure categories. The categories that were used were expenditures that fit with the ULI stores

sales categories and the CER. Consumer expenditures that were used were: Food, Alcoholic

Beverages, Household operations, Housekeeping supplies, Household furnishing and equipment,

Apparel and Services, Health Care, Entertainment, Personal Care and Products, Reading, Tobacco


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products, Miscellaneous and Transportation.

Using the same method as above, it was calculated that East Harlem has $1.2 billion in total

expenditures. The potential sales of the four major corridors are only capturing $378.3 million of the

total potential expenditures. This is a 30% capture rate, which is an increase of the 19% from 2005 butstill represents a significant amount of leakage. The leakage represents -$766.4 being spent outside of

East Harlem.

Breaking the total potential sales down, retail sales makes up $208 million of total potential sales.

Services make up the remaining $170 million.

The new capture rate can be from various factors. One factor is the addition of 800,000 square feet of

commercial space. Another factor is the addition of Costco to East Harlem. Based on the ULI sales per

square foot, Costco brings in potential sales of $24,751,650. Costco is part of the East River Plaza,

which will also hold a Best Buy, Target, Marshalls and Game Stop in the near future. The capture rate

has improved but each corridor can be better utilized to capture more of the expenditures leaving the

community.

Potential Sales of the corridors:

3rd

Avenue:3rd Avenue has the highest potential for retail sales of all the corridors. It captures 38% the total

corridors potential sales, totaling $143,991,200. The highest sales amount comes from clothing and

clothing accessories, which is the most abundant business along this corridor; these businesses have

potential sales of $30 million. Overall, 3 rd Avenue has the largest mix of commercial establishments

and is able to capture potential sales from almost all business categories.

125 th Street

125 th street captures 24% of the total potential sales, which is about $91.3 million; this is the second

highest behind 3 rd Avenue. The high potential sales are unique since 125 th Street has the third fewest

total stores of all the corridors. The high capture rate is the result of 125 th Street having a board range

of stores and services, allowing it to acquire a larger amount of expenditures. 125 th Street captures

sales from all but three of the Urban Land Institutes commercial categories. The largest amount of


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Where is the leakage?

Food and Food Services 4 :

Food and Food Services have a leakage of -$2.4 million. Based on the average ULI Gross Leasable

Sales of $320 per square foot, the corridors will need an additional 777,563 square feet of retail storesin this category to close this gap. This large expenditure gap agrees with the consumer survey with

more than 84% of the respondents wanting additional supermarkets, 90% wanting restaurants and 85%

wanting food and nutrition stores. In order to close the gap in the community there needs to additional

supermarket and food stores, rather than small convenience or grocery stores. These larger stores will

better help capture the demand in the community.

Alcoholic Beverages 5:

Within this consumer expenditure category there is a leakage of -$21 million in the corridors. Based on

ULI's sales per square foot of $363 the corridors would need an additional 59,597 square feet to close

this gap. While this leakage is can be closed through additional stores, the demand for more Alcoholic

beverage stores may not be present in the community. Of the respondents, 77% stated they did not

want additional Alcoholic Beverage stores in the area. So while there is a leakage in this expenditure

there is not the demand for additional stores.

Household Operation 6 :

There is an expenditure gap of -$43,870,423 based within this consumer category. Based on the

average ULI Gross Leasable Sales of $144, the corridors will need an additional 304,655 square feet of additional retail store space of this category to close this gap. The survey indicated that there is a strong

demand for some of these services, but not all of them. For instance, 70% of residents want more

laundry and dry cleaning services while the demand for Lawn and Garden tools/repairs stores was low,

with 56% of people stating they do not shop at these stores.

Housekeeping Supplies 7 :

Housekeeping supplies have a leakage of -$4,946,833 within this consumer expenditure category.

4F ood refers to the total expenditures for food at grocery stores (or other food stores) and food prepared by the consumer unit on trips. It excludes the purchase of nonfooditems. Food Services includes all meals (breakfast and brunch, lunch, dinner and snacks and nonalcoholic beverages) including tips at fast food, take-out, delivery,concession stands, buffet and cafeteria, at full-service restaurants, and at vending machines and mobile vendors. Also included are board (including at school), meals aspay, special catered affairs, such as weddings, bar mitzvahs, and confirmations, school lunches, and meals away from home on trips.

5 Alcoholic beverages include beer and ale, wine, whiskey, gin, vodka, rum, and other alcoholic beverages.6 Personal services includes baby-sitting; day care, nursery school, and preschool tuit ion; care of the elderly, invalids and handicapped; adult day care; anddomestic and other duties. Other household expenses includes housekeeping services, gardening and lawn care services, coin-operated laundry and dry-cleaning (non-clothing), termite and pest control products and services, home security systems service fees, moving, storage, and freight expenses, repair of household appliances and other household equipment, repair of computer systems for home use, computer information services, reupholstering andfurniture repair, rental and repair of lawn and gardening tools, and rental of other household equipment.

7 Housekeeping supplies includes laundry and cleaning supplies, cleaning and toilet tissues, stationery supplies, postage, delivery services, miscellaneoushousehold products, and lawn and garden supplies.


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Based on the average ULI Gross Leasable Sales of $213 the corridors will need an additional 23,224

square feet of additional retail stores in this category to close this gap. This gap is one the smallest in

the community. Many of the residents shop locally for these goods, with 80% of the respondents

shopping at drug stores, 76% shopping at discount stores and 62% at variety stores. Some of the

leakage may come from Stationery supplies as 50% of the respondents state they leave East Harlem forOffice Supplies, Stationery and Gift Stores even though there is a demand with 84% of the respondents

wanting these stores.

Apparel and Apparel Services 8 :

There is a total leakage of -$55,843,867 for this expenditure category. Based on the average ULI

Gross Leasable Sales of $244, the corridors will need an additional 227,983 square feet of additional

retail stores of this category to close this gap. Clothing stores are one of the most common businesses

along the corridors, though they are still in demand. Over 70% of the respondents they wanted more

clothing stores in the area; men's, womens, childrens and family clothing stores. Shoes were also in

demand with over 77% wanting shoe stores in the area. There is a clear need for additional clothing

stores in the community based on the leakage and the demand of the consumer.

Entertainment 9 :

There is a total leakage of -$98,739,205 for this expenditure category. Based on the average ULI

Gross Leasable Sales of $235, the corridors will need an additional 420,166 square feet of commercial

space in this category to close this gap. The goods and services within this expenditure are high indemand in the community and are lacking. Included in this expenditure are fees for movies and health

clubs. Based on the survey, 90% of the respondents wanted more movies theaters and

8 Clothing Men's and boys' apparel includes coats and jackets, sweaters and vests, sportcoats and tailored jackets, trousers and slacks, shorts and shortsets, sportswear, shirts, underwear, nightwear, hosiery, uniforms, and other accessories. Women's and girls' apparel includes coats and jackets, furs,sportcoats and tailored jackets, sweaters and vests, blouses and shirts, dresses, jeans, culottes, slacks, shorts, sportswear, underwear, nightwear, uniforms,hosiery, and other accessories. Apparel for children under age 2 includes coats, jackets, and snowsuits; underwear; diapers; dresses; crawlers and othersleeping garments; hosiery; footwear; and accessories. Footwear includes articles such as shoes, slippers, boots, and other similar items. It excludesfootwear for children under age 2 and specia l footwear used for sports such as bowling or golf shoes. Other apparel products and services includes materialfor making clothes, shoe repair, alterations and repairs, sewing patterns and notions, clothing rental, clothing storage, dry cleaning and sent-out laundry,watches, jewelry, and repairs to watches and jewelry.

9 ENTERTAINMENT Fees and admissions includes fees for participant sports; admissions to sporting events, movies, concerts, and plays; health,swimming, tennis and country club memberships; fees for other social, recreational, and fraternal organizations; recreational lessons or instruction; rentalof movies, and recreation expenses on trips. Television, radio, and sound equipment includes television sets, video recorders, video cassettes, tapes, discs,disc players, video game hardware, video game cartridges, cable TV, radios, phonographs, tape recorders and players, sound components, records, compactdiscs, and tapes (including records, compact discs, and tapes purchased through mail order clubs), musical instruments, and rental and repair of TV andsound equipment. Pets, toys, hobbies, and playground equipment includes pets, pet food, pet services, veterinary expenses, etc.; toys, games, hobbies, andtricycles; and playground equipment. Other entertainment equipment and services includes indoor exercise equipment, athletic shoes, bicycles, trailers,purchase and rental of motorized campers and other recreational vehicles, camping equipment, hunting and fishing equipment, sports equipment (winter,water, and other), boats, boat motors and boat t railers, rental of boats, landing and docking fees, rental and repair of sports equipment, photographicequipment and supplies (film and film processing), photographer fees, repair and rental of photo equipment, fireworks, and pinball and electronic videogames.


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19

fitness/recreation places in the community. Also included in this category are Electronics Stores which

are in high demand, with 81% wanting more stores in the community and 84% stated they wanted more

Camera and Photographic stores in the community. The demand for these stores is there but supply is

not. Sporting Goods, Hobby and Book stores only make up 2% of all the businesses in the corridor.

Entertainment only makes up 1% of all the businesses in the corridors.

Transportation:

There is a total leakage of -$98,739,205 for this consumer expenditure category. Based on the

average ULI Gross Leasable Sales of $805, the corridors will need an additional 227,983 square feet of

commercial space of this category to close this gap. While this gap is high, there is little demand in the

community for these services. From the results of the survey, 57% of the respondents stated they do

not shop at automotive stores. Additionally, 50% of the respondents did not want any more automotive

stores in the community. This gap is appropriate and may not warrant closing since many residents do

not want more automotive services in the community and do not shop for these good and services.

Reading 10 :

There is a total leakage of -$5,349,458 for this consumer expenditure category. Based on the average

ULI Gross Leasable Sales of $160, the corridors will need an additional 33,434 square feet of

commercial space of this category to close this gap. This expenditure is the most in demand. Of the

respondents, 59% leave East Harlem to shop at a store that sells these expenditures, and 94% of respondents stated they wanted to see more Book and Periodical Stores in the area. Book stores make

up less than 2% of all the businesses within the corridors. There is a clear demand and need for stores

providing these products in the community.

Tobacco Products and Smoking Supplies 11 :

There is a total leakage of -$15,773,452 for this consumer expenditure category. Based on the average

ULI Gross Leasable Sales of $318, the corridors will need an additional 100,231 square feet of

commercial space of this category to close this gap. While this is big gap, many of the other stores

listed may capture these expenditures.

10 Reading includes subscriptions for newspapers and magazines; books through book clubs; and the purchase of single-copy newspapers, magazines,newsletters, books, and encyclopedias and other reference books.

11 Tobacco products and smoking supplies includes cigarettes, cigars, snuff, loose smoking tobacco, chewing tobacco, and smoking accessories (such ascigarette or cigar holders, pipes, flints, lighters, and pipe cleaners).


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20

Miscellaneous 12 :

There is a total leakage of -$-33,076,394 for this consumer expenditure category. Based on the

average ULI Gross Leasable Sales of $330, the corridors will need an additional 100,231 square feet of

commercial space of this category to close this gap. Miscellaneous contains expenditures that are

associated with financial and professional services, which are missing within the corridors. Theseservices only make up around 5% of the total corridor businesses but the survey revealed that 74% of

the residents want additional banking services and legal services in the community.

Where is the Surplus?

These expenditure categories are the only expenditures that East Harlem has a surplus in, meaning that

they are capturing more then what the residents normal expenditures are expected to be.

Personal Care Products and Services 13 :

There is a total surplus of $16,194,543 for this consumer expenditure category. Based on the average

ULI Gross Leasable Sales for these stores at $167, there is a surplus of 96,973 square feet of

commercial space under these categories. The supply of the corridors supports this; Other services,

which include personal services, makes up 9% of the business in the corridors. The over abundance of

personal services is evident walking throughout the community, which will have two nail salons

directly next to each other.

Health Care14

:There is a total surplus of $2,791,200 for this consumer expenditure category. Based on the average

ULI Gross Leasable Sales for these stores at $374, there is a surplus of 7,463 square feet of commercial

space under these categories. While there is a surplus in this sector, there may be an extra demand that

made this surplus predictable. Out of the respondents, 63% stated they still want more pharmacies and

drug stores in the area. The gap in health care does not take up a significant portion of the corridor and

the surplus is potentially meeting the demand of the area.

12 Miscellaneous includes safety deposit box rental, checking account fees and other bank service charges, credit card memberships, legal fees,accounting fees, funerals, cemetery lots, union dues, occupational expenses, expenses for other properties, and finance charges other than those formortgages and vehicles.

13 Personal care products and services includes products for the hair, oral hygiene products, shaving needs, cosmetics and bathproducts, electric personal care appliances, other personal care products, and personal care services for males and females.

14 Drugs include nonprescription drugs and vitamins and prescription drugs. Medical supplies includes topical and dressings,antiseptics, bandages, cotton, first aid kits, contraceptives, syringes, ice bags, thermometers, sun lamps, vaporizers, heating pads, medicalappliances (such as braces, canes, crutches, walkers, eyeglasses, and hearing aids), and rental and repair of medical equipment.


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21

Conclusion:

In total East Harlem will need approximately 2 million square feet of retail space to close the gaps in

the corridors. These 2 million square feet will help capture the goods and services that are in-demand.

But this new space does not have to be created; the four corridors have 216,967 square feet of vacantspace. Better utilizing this vacant space would allow for a portion of the expenditure gap to be closed

without developing new space. But there is new retail space is already being built, that will also help

close the gap. The East River Plaza Mall will provide an additional 500,000 square feet of retail, with

stores like Target and Best Buy starting to open. These stores will help capture much of the demand of

the community.

The East Harlem has experience tremendous growth in the past few years, while this has occurred the

business supply has remained the relatively the same. This has caused a pent up demand for additional

goods and services in the community and an outflow of expenditures in the community. East Harlem

must now gear its commercial space to more accurately capture the demand of its residents and close

this gap. By capturing more of the of the community's expenditures East Harlem can build on an

already active and established local retail presences.


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22

ResourcesAmerican Community Survey PUMA5 03804,http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=79500US3603804&-

qr_name=ACS_2008_1YR_G00_DP2&-context=adp&-ds_name=ACS_2008_1YR_G00_&-tree_id=307&-_lang=en&-redoLog=false&-format =, Retrieved February, 2010

City of Portland Department of Planning. Lombard Blvd. Commercial Corridor RETAIL MARKET ANALYSIS. 2008

City of Highpoint. Downtown Consumer Survey, 2006

New York City Department of City Plannings Pluto GIS Layer 2010.Urban Land Institutes Dollar & Cents of Shopping Centers 2006

New York City Economic Development Corporation Rockaway Retail Analysis: New York City Inter- Agency Far Rockaway Working Group. 2004

University of Minnesota Extension's Center for Community Vitality, 2007 Retail Trade Analysis Report: Sampletown and Sumner County, Minnesota. 2008

University of Wisconsin-Extension. Center for Economic Opportunity, Downtown and Business District Market Analysis. http://www.uwex.edu/CES/cced/downtowns/dma/index.cfm , RetrievedOctober, 2009

United State Bureau of Labor Statistics, 2009 Consumer Expenditure Survey. http://www.bls.gov/cex/ Retrieved October, 2009

Urban Technical Assistance Project Columbia University, Manhattan Community District 11 Planning Assessment 2004

Urban Technical Assistance Project Columbia University , Retail Analysis of North-South CorridorsCentral Harlem, 2008
http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=79500US3603804&-qr_name=ACS_2008_1YR_G00_DP2&-context=adp&-ds_name=ACS_2008_1YR_G00_&-tree_id=307&-_lang=en&-redoLog=false&-formathttp://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=79500US3603804&-qr_name=ACS_2008_1YR_G00_DP2&-context=adp&-ds_name=ACS_2008_1YR_G00_&-tree_id=307&-_lang=en&-redoLog=false&-formathttp://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=79500US3603804&-qr_name=ACS_2008_1YR_G00_DP2&-context=adp&-ds_name=ACS_2008_1YR_G00_&-tree_id=307&-_lang=en&-redoLog=false&-formathttp://www.uwex.edu/CES/cced/downtowns/dma/index.cfmhttp://www.bls.gov/cex/http://www.bls.gov/cex/http://www.uwex.edu/CES/cced/downtowns/dma/index.cfmhttp://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=79500US3603804&-qr_name=ACS_2008_1YR_G00_DP2&-context=adp&-ds_name=ACS_2008_1YR_G00_&-tree_id=307&-_lang=en&-redoLog=false&-formathttp://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=79500US3603804&-qr_name=ACS_2008_1YR_G00_DP2&-context=adp&-ds_name=ACS_2008_1YR_G00_&-tree_id=307&-_lang=en&-redoLog=false&-formathttp://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=79500US3603804&-qr_name=ACS_2008_1YR_G00_DP2&-context=adp&-ds_name=ACS_2008_1YR_G00_&-tree_id=307&-_lang=en&-redoLog=false&-format


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23

APPENDIX A: MAPS OF CORRIDORS


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F D R D R

E 119 ST

E 118 ST

E 117 ST

E 102 ST

E 120 ST

E 10 9 ST

E 104 ST

E 126 STE 127 ST

E 111 STE 110 ST

E 96 ST

E 112 ST

E 123 ST

E 121 STE 122 ST

E 128 ST

E 106 ST

E 1 16 ST

E 105 ST

MADISON AV

E 124 ST

E 115 S T

E 9 9 ST

E 125 ST

5AV

E 100 ST

E 9 7 ST

2 A V

E R I V E

R S H

O R E

L I N E

W

11 3 S T

E 101 ST

E 10 8 ST

E 11 4 ST

T

W 1 1 8 ST

T

W 116 ST

W 120 ST

E 1 0 7 S T

E 9 8 S T

RFK BR E N RAMPH A R L E M

R I V E R D R

RFK B R EXIT RAMP

E 107 STE 108 ST

E 101 S T

F D R D

R

E 101 ST

E 1 0 5 ST

E 1 0 0 ST

E 103 ST

PARK AV

E 103 ST

East Harlem's Commerical CorridrorsBusiness Uses

No Commerical Use

Retail

Service

Vacant

Vacant Lot

Unknown Use

Relgious Use

Community Use

EAST HARLEMS COMMERICAL CORRIDORS


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45%

36%

19%

1% Retail

Service

Vacant

Unknown

0 50 100

Motor vehicle & parts dealers

Furniture & home furnishings stores

Electronics & appliance stores

Building material & garden equipment &

Food & beverage stores

Health & personal care stores

Gasoline stat ons

Clothing & clothing accessories stores

Sport ng goods, hobby, book, & music stores

General merchandise stores

Miscellaneous store retailers

Transportat on and Warehousing

Informat on

Finance and Insurance

Real Estate and Rental and Leasing

Professional, Scient c, and Technical

Management of Companies and EnterprisesWaste Management and Remediat on

Educat onal Services

Health Care and Social Assistance

Arts, Entertainment, and Recreat on

Accommodat on and Food Services

Other Services (except Public Administrat on)

Public Administrat on

Vacant

Unknown

Number

0 1000 2000 3000 4000 5000

Retail

Service

Vacant

Unknown

Retail

Service

Vacant

Unknown

Percent of Businesses Number of Businesses

Average Business Size

East Harlems Four Corridors


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A L L E Y

E 115 ST

E 112 ST

E 10 9 ST

E 99 S T

E 96 ST

E 111 ST

E 11 0 ST

E 105 ST

E 108 ST

E 107 ST

E 1 04 S T

E 1 03 ST

E 10 2 S T

E 100 ST

E 9 8 S T

E 9 7 ST

E 106 ST

E 101 ST

LEXINGTON AV

ALLEY

ALLEY

3rd Avenue Commerical Uses

E 118 ST

E 119 ST

E 117 ST

E 127 S T

E 126 ST

E 120 ST

E 124 ST

E 123 S T

E 1 21 ST

E 122 ST

E 116 ST

E 11 5 ST

E 125 ST

E 1 2 8 S T

S T

3rd Avenue

Non Commerical Use

Retail

Service Use

Vacant

Vacant Lot

Unknown

New Construction

Community Use

58%28%

13%

1%

0 20 40


Furniture & home furnishings s tores


Building material & garden equipment &



Gasoline sta t ons

Clothing & clothing acce ssories stores

Spor t ng goods, hobby, book, & music stores

General merchandise s tores


Transporta t on and Warehousing

Informa t on

Finance and Insurance


Professional, Scien t c, a nd Technical Services

Management of Companies and Enterprises

Waste Management and Remedia t on Services

Educa t onal Services


Arts, Entertainment, and Recrea t on

Accommoda t on and Food Services

Other Services (except Public Administra t on)

Public Administra t on

Vacant

Unknown

0 500 1,000 1,500 2,000 2,500 3,000

Retail

Service

Vacant/Empty Lots

Unknown

Percent of Businesses

Number of Businesses



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E 126 ST

3AV

E 124 ST

PARK AV

E 125 ST

M A D I S O N A V

5AV

METRO-NORTH RR

Non Commerical Us

Retail Use

Service Use

Vacant Use

Vacant Lot

Unknown

New Construction

Community Use

48%

29%

23%


0 10 20 30




Gasoline stat ons

Sport ng goods, hobby, book, &


Informat on


Management of Companies and

Educat onal Services

Arts, Entertainment, and Recreat on

Other Services (except Public

Vacant

0 1,000 2,000 3,000 4,000 5,000 6,000



125th Street


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E 117 ST

E 116 ST

PA

RK AV

E 1 15 ST

Non Commerical Use

Retail Use

Service Use

Vacant Use

Vacant Lot

Unknown

New Construction

Community Use

32%

49%

19%

0 1,000 2,000 3,000 4,0000 10 20 30 40

Motor vehic le & parts dealers

Furnitur e & home furnishings stores

Electron ics & appliance stores

Buildi ng material & garden equipment &

Food & be verage stores


Gasoline sta t ons

Clothing & clothing accessories stores

Spor t ng goods, hobby, book, & music stores



Transporta t on and Warehousing

Informa t onFinance and Insurance


Professional, Scien t c, and Technical Services

Management of Companies and Enterprises

Waste Management and Re media t on Services

Educa t onal Services


Arts, Entertain ment, and Re crea t on

Accommoda t on and Food Services

Other Services (except Public Administra t on)


Vacant

Unknown

# of stores




116th Street


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E 104 ST

E 106 S T

E 105 ST

5AV

LEXINGT

ON AV

E 108 ST

M

ADISON AV

E 1 0 7 S T

E 105 ST

PARK AV

E 1 0 7 S T

E 108 ST

E 107 ST

Non Commerical Us

Retail UseService Use

Vacant Use

Vacant Lot

Unknown

New Construction

Community Use

20%

43%

37%

0%

0 5 10 15 20

Motor vehi cle & parts dealers

Electr onics & appliance storesBuild ing material & garden


Health & pe rsonal care stores

Gasoline sta t onsCloth ing & clothing accessories

Spor t ng goods, h obby, book, &


Miscell aneous store retailersransporta t on and Warehousing

Informa t on

Finance and InsuranceReal Estate and Rental and

Professional, Scien t c, andManagement of Companies and

Waste Management and Educa t onal Services


Arts, Entertainment, and

Accommoda t on and Food Other Se rvices (except Public


VacantUnknown

# of stores

0 2,000 4,000 6,000 8,000 10,000

106th Street





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APPENDIX B: RETAIL GAP ANALYSIS TABLES


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Potential Sales and Gap Analysis Table

LI Category Median Sales/SqFoot 3rd Avenue Total Sales 125th Street Total Sales 116th Street Total Sales 106

eneral Merchandise $163.20 115,972$18,926,630.40 16,231$2,648,899.20 127,141.00$20,749,411.20 - $0.00

ood $338.67 57,048 $19,320,446.16 69,252$23,453,574.84 19,753.00$6,689,748.51 15,303 $5,182,667.01

ood Service $302.70 40,786 $12,345,922.20 26,997$8,171,991.90 39,727.00$12,025,362.90 10,400 $3,148,080.00

othing and accessories $221.89 99,964 $22,181,011.96 4,958$1,100,130.62 21,368.00$4,741,345.52 - $0.00

hoes $190.69 34,079 $6,498,524.51 18,020$3,436,233.80 2,964.00$565,205.16 - $0.00

ome furnishings $183.58 28,427 $5,218,628.66 34,867$6,400,883.86 - $0.00 1,210 $222,131.80ome appliances/music $269.59 22,900 $6,173,611.00 17,120$4,615,380.80 4,039.00$1,088,874.01 - $0.00

uilding materials/hardware $314.85 5,835 $1,837,149.75 - $0.00 - $0.00 - $0.00

utomotive $531.41 6,433 $3,418,560.53 9,992$5,309,848.72 7,760.00$4,123,741.60 4,175 $2,218,636.75

obby/Special interest $206.62 8,470 $1,750,071.40 - $0.00 7,692.00 $1,589,321.04 - $0.00

ifts/Specialty $146.55 3,500 $512,925.00 35,927$5,265,101.85 5,505.00$806,757.75 - $0.00

welry $322.26 4,581 $1,476,273.06 - $0.00 3,218.00 $1,037,032.68 - $0.00

quor $363.50 3,077 $1,118,489.50 1,500$545,250.00 2,050.00 $745,175.00 - $0.00

rugs $454.34 28,119 $12,775,586.46 18,698$8,495,249.32 3,634.00$1,651,071.56 44,102 $20,037,302.68

ther retail $241.76 32,833 $7,937,706.08 22,283$5,387,138.08 3,541.00$856,072.16 1,500 $362,640.00

rsonal Services $164.33 85,659 $14,076,343.47 22,612$3,715,829.96 48,826.00$8,023,576.58 105,980$17,415,693.40

ntertainment/Community $76.03 29,622 $2,252,160.66 150,762$11,462,434.86 48,207.00$3,665,178.21 21,945 $1,668,478.35

nancial $0.00 5,265 $0.00 32,708 $0.00 57,467.00 $0.00 14,520 $0.00

ther Offices(non-financial) $330.30 18684 $6,171,160.05 4,000$1,321,200.00 21,487.00$7,097,156.10 52,381.00$17,301,444.30

631,254 $143,991,200.85 485,927 $91,329,147.81424,379.00 $75,455,029.98271,516 $67,557,074.29 $

otal Potential Salesotential Expendituresap/Surplusapture Rate 30.55%

$378,332,452.93$1,238,399,689.05-$860,067,236.12


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Total Expenditures Total Potential Sales Gap/Surplus Square Feet to Closeood 12.70% $339,690,627.45 90,337,793.52$ -$249,352,833.93 777,5

lcoholic beverages 0.90% $24,072,564.15 2,408,914.50$ -$21,663,649.65 59,59

Household operations 2.00% $53,494,587.00 9,624,163.13$ -$43,870,423.87 304,6

Personal services 0.80% $21,397,834.80 - - -

Other household expenses 1.20% $32,096,752.20 - - -Housekeeping supplies 1.30% $34,771,481.55 29,824,647.93$ -$4,946,833.62 23,2

Laundry and cleaning supplies 0.30% $8,024,188.05 - - -

Other household products 0.70% $18,723,105.45 - - -

Postage and stationery 0.30% $8,024,188.05 - - -

Household furnishings and equipment 3.30% $88,266,068.55 13,901,116.44$ -$74,364,952.11 308,5

Household textiles 0.30% $8,024,188.05 - - -

Furniture 0.80% $21,397,834.80 - - -

Floor coverings 0.10% $2,674,729.35 - - -

Major appliances 0.40% $10,698,917.40 - - -

Small appliances, miscellaneous housewares 0.20% $5,349,458.70 - - -

Miscellaneous household equipment 1.50% $40,120,940.25 - - -ransportation 10.6% $283,521,311.10 7,449,410.00$ -$276,071,901.10 342,94

Gasoline and motor oil 5.4 $14,443,538,490.00 - - -

Other vehicle expenses 5.2 $13,908,592,620.00 - - -

pparel and services 3.60% $96,290,256.60 40,446,389.53$ -$55,843,867.07 227,98

Men, 16 and over 0.70% $18,723,105.45 - - -

Boys, 2 to 15 0.20% $5,349,458.70 - - -

Women, 16 and over 1.20% $32,096,752.20 - - -

Girls, 2 to 15 0.20% $5,349,458.70 - - -

Children under 2 0.20% $5,349,458.70 - - -

Footwear 0.60% $16,048,376.10 - - -

Other apparel products and services 0.50% $13,373,646.75 - - -

ealthcare 2.60% $69,542,963.10 72,334,164.00$ $2,791,200.90 7,4

Medical services 1.40% $37,446,210.90 - - -

Drugs 1.00% $26,747,293.50 - - -

Medical supplies 0.20% $5,349,458.70 - - -

ntertainment 5.60% $149,784,843.60 51,045,638.00$ -$98,739,205.60 420,16

Fees and admissions 1.20% $32,096,752.20 - - -

Audio and visual equipment and services 2.10% $56,169,316.35 - - -

Pets, toys, hobbies, and playground equipment 1.40% $37,446,210.90 - - -

Other entertainment supplies, equipment, and services 0.90% $24,072,564.15 - - -

ersonal care products and services 1.20% $32,096,752.20 48,291,287.00$ $16,194,534.80 96,

eading 0.20% $5,349,458.70 -$ -$5,349,458.70 33,43

obacco products and smoking supplies 0.60% $16,048,376.10 274,924.00$ -$15,773,452.10 49,60

Miscellaneous 1.70% $45,470,398.95 12,394,004.00$ -$33,076,394.95 100,23

al $378,332,452.05 -$860,067,237.00

Gap Opportunities Per Expenditure Category

east harlem cb11 retail analysis_1

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