Pre-lease diligence on a U.S. address. Demographics, daytime and drive-time traffic, zoning and permit history, and a competitive map with drive-time buffers — so the site decision is data-backed before the lease is signed. One address plus up to two comparables, delivered as a PDF report in 7–10 business days.
Published price covers one subject address plus up to two comparable sites. Additional comparables, on-site visits, and paid commercial database pulls (e.g., Placer.ai) are quoted at intake when relevant.
Starts from
flat fee · one address + 2 comparables · 7–10 business days
Request location reviewMulti-site portfolios, on-site visits, and paid commercial database pulls quoted at intake.
Three lenses on the address: demographics, traffic, and zoning + permit history. Same dataset a national chain would build internally — in one document you can read in thirty minutes.
Resident population, median household income, age distribution, and education mix at 1/3/5-mile radii. Daytime workers separated from residents. Niche indices for fitness, childcare, luxury, QSR.
Vehicle and pedestrian counts on the primary frontage with peak-hour and weekday/weekend patterns. Drive-time isochrones (5/10/15 min) mapped against resident and daytime population.
Zoning designation + permitted-use list. Recent permit history on the parcel and immediate neighbors. Flags for conditional-use, historic overlays, sign-code, parking minimums.
Drive-time competitive map (not straight-line radius), white-space and cannibalization check, and up to two comparable sites analyzed on the same dimensions.
Direct competitors at 1/3/5-mile drive-time bands, plus adjacent-category operators (same daypart / same spend) called out separately. Annotated with category, footprint, and 24-month open/close signals.
Gaps in the competitive map (categories or price points missing in the trade area). Explicit cannibalization risk where the address sits inside an existing operator's trade area.
Up to two comparable addresses analyzed on the same dimensions — demographics, traffic, zoning, competition — so the decision is made against real alternatives.
Pre-lease decision support, lease-negotiation source material, and board / lender review document — the format expected by SBA, franchisor, and multi-member governance.
Read before signing the LOI or lease. Identifies the 2–3 items most likely to change rent offer or kill the deal: zoning, permit-history red flags, saturation, demographic mismatch.
Zoning + permit findings become negotiating points: landlord variance responsibilities, lease contingencies on permit approvals, rent abatement during build-out delays.
For multi-member LLCs, franchisee approvals, and SBA loans — the document board members and lenders are already trained to read. No explanation needed.
Five stages from intake to final delivery. One round of clarification included; report ships within 7–10 business days.
20-min scoping call: subject address, category, target customer, up to two comparables. We confirm what's answerable from available data.
Census/ACS demographics, public-GIS zoning + permits, commercial traffic where published, category-specific indices.
Direct + adjacent operators at drive-time bands; footprint and open/close signals from public filings + local reporting.
Commented PDF draft. One round of clarification — questions or specific lenses (weekend foot traffic, evening safety context, sign-code).
Final PDF with comparables, map exhibits, and citations appendix. Delivered within 7–10 business days of intake.
VitaCoreX LLC prepares location-analysis documentation for internal decision support. We are not a licensed real-estate broker, appraiser, or environmental consultant. Broker representation, formal appraisals, environmental site assessments (Phase I/II ESA), and zoning-variance legal strategy remain with their respective licensed professionals. Our role is the pre-signature evidence package.
Book a 20-minute scoping call or request a location review directly through structured intake. We confirm scope and timeline before any work begins.
Phone: (888) 794-8292
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