Identify the Traffic Generators

Look for areas of dense employment (also known as “day-population”) and the site's proximity to office buildings and industrial parks, which can have a impact on daytime sales (be careful though... these areas tend to get quiet at night or on weekends).

Identify the successful retail shopping centers (Small, Medium and Large), any hospitals, colleges, large office parks, etc in the immediate area. Since they all can have a very positive (and possibly negative) impact on a potential business, it makes sense to take note of them (both on your map and in your trusty composition notebook).

Traffic Counts

Most Highway Departments or Departments of Transportation (DOT's) publish the vehicular traffic counts on commercial roadways in their jurisdiction. They use the information in order to determine if the roadways under their control need improvements (Widening, new or improved traffic signals…that type of stuff). Although most municipalities kick and scream about it, many of them are slowly entering the 20th century (And yes, we know it’s over, that was a joke). You just might catch lightning in a bottle and find it online. Check our National Resources Map for links to the DOT’s in your area.

While you're looking at the traffic counts, also pay close attention to how the traffic flows (which are two very separate functions). Strong vehicular traffic counts are important for most businesses, but you want what traffic is there, to run as smoothly as possible. Believe it or not, some roads can actually be too busy and if customers can't enter or exit your lot with any sort of predictability they may not to be too excited about coming back to you.

Traffic lights

Traffic lights are king when it comes to adding to a properties value, because they have a tenancy to increase both access and visibility. You may want to consider circling the major ones in blue ink to easily identify later.

Are you a morning person?

Most every main roadway has a daily predictable pulse to it. During the weekdays, traffic is heavier one way in the morning (The AM side) and the other way at night (The PM side). Just remember, that pattern probably changes somewhat during the weekends.

Taking note of which is the AM side of the road and which is the PM side, especially if your business relies on this type of traffic (and most do), is a very important detail not to be overlooked. Although probably more so when judging sites during your "final cut", making note of it now can help with your decisions later...

If you're in the business of selling coffee for instance, chances are that your customer would be more willing to purchase your products as they start out to work rather than around the block from their office building where they most-likely have a coffee machine.

Next:

Putting your plan together

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