Welcome to the January 2025 edition of Delco Data Dive, your monthly deep dive into the Delaware County commercial real estate market! This month, we're comparing two distinct zip codes: 19085 (Villanova) and 19063 (Media). Both areas offer unique opportunities for healthcare providers, investors, and developers, but understanding their nuances is key to making informed decisions. Let's explore what the data reveals!

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Regional Change

Year-Over-Year Change in Foot Traffic

• 19085 (Villanova): This zip code experienced a remarkable 49% increase in foot traffic compared to the previous year, demonstrating robust growth. Additionally, it saw a 7.8% rise in foot traffic compared to two years prior. This positive trend suggests a thriving environment for businesses in the area.  

• 19063 (Media): In contrast, 19063 saw a slight 1% decrease in foot traffic year-over-year and a 2.5% decrease compared to two years ago. While this may indicate some challenges, it also presents opportunities for revitalization and strategic development to attract more visitors.

Monthly Visitation Trends

19085 (Villanova): While 19085 generally experiences stable traffic throughout the year, there's a notable exception. In June and July, there's a significant decrease in foot traffic. This could be attributed to the university's academic calendar, as those months fall outside of the academic year. Additionally, seasonal factors and the presence or absence of special events during those months could also play a role. However, for the rest of the year, 19085 enjoys a consistent flow of consumer activity, with a slight peak in February.

19063 (Media): 19063 also demonstrates relatively stable traffic throughout the year, with a significant dip in January and February. This decrease could be due to several factors, including post-holiday season slowdown, weather conditions, school schedules, or the absence of major events during those months. However, for the remainder of the year, 19063 experiences a consistent flow of consumer activity, suggesting a stable and reliable customer base.

Top Properties: All Property Types Combined

19085 (Villanova):

1. Finneran Pavilion (Basketball Stadium)

2. Krispy Krunchy Chicken (Fried Chicken Joint)

3. Villanova Stadium (Stadium)

4. Chase Bank (Bank)

5. Fidelity Investments (Financial Services)

This diverse mix of top properties includes a basketball stadium, a fried chicken joint, a stadium, a bank, and a financial services center. This variety reflects the well-rounded appeal of this zip code, catering to a range of consumer interests and needs.

19063 (Media):

1. Promenade at Granite Run Shopping Center (Power Centers)

2. Media Shopping Center (Neighborhood Centers)

3. Wawa (Convenience Store)

4. Wawa (Convenience Store)

5. Boscov's (Department Store)

The top properties in 19063 are dominated by retail destinations, with two shopping centers and two Wawa locations occupying the top spots, highlighting the importance of retail in this zip code and drawing visitors for a variety of shopping needs.

Top Properties: Retail

19085 (Villanova):

1. Fine Wine & Good Spirits (Liquor Store)

19063 (Media):

1. Promenade at Granite Run Shopping Center (Power Centers)

2. Media Shopping Center (Neighborhood Centers)

3. Wawa (Convenience Store)

4. Wawa (Convenience Store)

5. Boscov's (Department Store)

In Villanova, Fine Wine & Good Spirits dominates the retail scene, suggesting a strong local preference for specialty beverages. In Media, shopping centers and convenience stores reign supreme, highlighting the importance of everyday retail needs in this zip code.

Top Properties: Dining

19085 (Villanova):

1. Krispy Krunchy Chicken (Fried Chicken Joint)

19063 (Media):

1. Chick-fil-A (Fast Food Restaurant)

2. McDonald's (Fast Food Restaurant)

3. Starbucks (Coffee Shop)

4. Dunkin' (Donut Shop)

5. Panera Bread (Bakery)

Krispy Krunchy Chicken stands out as the top dining destination in Villanova, showcasing the appeal of quick and convenient dining options. In Media, a diverse mix of fast-food chains and casual dining options caters to a variety of tastes and preferences, with Chick-fil-A leading the pack.

Top Properties: Travel

19085 (Villanova):

1. Stoneleigh: A Natural Garden (Botanical Garden)

19063 (Media):

1. Rose Tree County Park (Park)

2. Hampton Inn & Suites Philadelphia/Media (Hotel)

3. Paxon Hollow Country Club (Golf Course)

4. The Inn at Swarthmore (Hotel)

5. Trolley Stop Motel (Hotel)

Stoneleigh: A Natural Garden offers a unique outdoor experience in Villanova, attracting visitors seeking natural beauty and educational opportunities. In Media, a mix of outdoor recreation, hospitality, and leisure options caters to a wide range of travel needs and interests, with Rose Tree County Park topping the list.

In-Depth Analysis: Krispy Krunchy Chicken vs. Chick-fil-A

Now, let's delve deeper into the performance of two popular dining destinations in our featured zip codes: Krispy Krunchy Chicken (802 E Lancaster Ave, Villanova, PA 19085) and Chick-fil-A (101 S Baltimore Pike, Media, PA 19063). We'll analyze their Market Landscape and Visitor Journey insights to understand their customer base and visitation patterns.

Market Landscape - True Trade Area

The True Trade Area helps us understand the geographic reach of a property, showing where its visitors are coming from. We used a 50-mile radius and focused on the top 10 fast-food or quick-service restaurants (QSR) to determine the proportion of visitors coming from different distances.

The True Trade Area for Krispy Krunchy Chicken reveals that a majority of its customers (61.5%) originate from within a 10-mile radius, with a significant portion (23.4%) coming from areas 10-25 miles away. This suggests that Krispy Krunchy Chicken attracts both local and regional customers. The broader reach of Krispy Krunchy Chicken could be attributed to its proximity to Villanova University, as students and staff may be more likely to travel from outlying areas to frequent businesses near the university.

In contrast, Chick-fil-A's True Trade Area shows a more localized customer base, with 84.5% of visitors coming from within a 10-mile radius. Only 9.4% of its customers travel from areas 10-25 miles away. This indicates that Chick-fil-A primarily serves a local market.

The difference in True Trade Area highlights the distinct reach of each establishment. Krispy Krunchy Chicken has a broader appeal, drawing customers from a wider geographical area, while Chick-fil-A caters mainly to its immediate surroundings.

Visitor Journey - Routes (Vehicle Only)

The Visitor Journey - Routes analysis helps us understand where customers go before and after visiting a particular property. In this case, we're focusing on vehicle routes and looking at the retail locations visited before arriving at either Krispy Krunchy Chicken or Chick-fil-A.

Analyzing the Visitor Journey - Routes for Krispy Krunchy Chicken reveals that a significant portion of its customers (44.2%) visit other retail locations before arriving at the restaurant. This suggests that Krispy Krunchy Chicken benefits from its proximity to other retail destinations, attracting customers who are already in the area for shopping or other activities.

Similarly, Chick-fil-A's Visitor Journey - Routes shows that 42.7% of its customers visit other retail locations before arriving at the restaurant. This indicates that Chick-fil-A also benefits from its location within a retail hub, attracting customers who are already in the area for shopping or other errands.

The similarity in Visitor Journey - Routes suggests that both Krispy Krunchy Chicken and Chick-fil-A leverage their location within retail areas to attract customers. This highlights the importance of strategic location for dining establishments, particularly those seeking to capture vehicle traffic from nearby businesses.

Next Delco Data Dive: Revealed

For our next Delco Data Dive, we'll be exploring two zip codes with a strong healthcare presence: 19082 (Ardmore) and 19014 (Haverford). Stay tuned for an in-depth analysis of these areas and their potential for healthcare providers, investors, and developers.

Engaging with Our Community

We encourage you to share your thoughts, questions, and insights on the data presented in this month's Delco Data Dive. How do you see these trends impacting the future of healthcare real estate in Delaware County? Let's connect and discuss the possibilities!

To get the full report on Krispy Krunchy Chicken (802 E Lancaster Ave, Villanova, PA 19085) and Chick-fil-A (101 S Baltimore Pike, Media, PA 19063), leave a comment or sign up for market reports. If you want a consumer traffic report for your property, please request it through this form.

Remember, Delco Data Dive is your trusted resource for data-driven insights and actionable advice in the Delaware County commercial real estate market. We're passionate about our community and dedicated to helping you make informed decisions that support your success.

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Next Delco Data Dive: 19082 vs. 19014