Location Scouting Criteria
Reference document for potential second location

Must-Have Requirements:

Traffic & Visibility:
- Minimum 8,000 daily foot traffic
- Street-level visibility
- Signage allowance in lease
- Near complementary businesses

Space Requirements:
- 900-1,400 sq ft ideal
- Minimum 600 sq ft workable
- Existing plumbing preferred
- Electrical capacity for equipment
- ADA compliant or easily modified

Lease Terms:
- 5-year minimum (7-10 preferred)
- Rent at or below 9% of projected revenue
- Build-out allowance negotiable
- Reasonable CAM caps
- Exclusive use clause for coffee

Demographics:
- Household income $65k+ median
- Age 25-54 concentration
- Education level: college+
- Growing or stable population

Nice-to-Have:

- Outdoor seating possibility
- Parking adjacent (suburban)
- Drive-through potential
- Residential + commercial mix
- Near gym, bookstore, or office

Red Flags:

- Rent above 12% of realistic revenue
- Limited signage or visibility
- Excessive competition within 0.5 miles
- Declining area foot traffic
- Difficult parking/access
- Restrictive HOA or landlord
- Short remaining lease term

Evaluation process:
1. Initial visit (traffic count, vibe check)
2. Demographics research
3. Competition mapping
4. Financial modeling
5. Lease negotiation
6. Health department consultation
