Montco Metrics Matchup January 2025 Edition: 19406 vs. 19422
Welcome to the January 2025 edition of Montco Metrics Matchup, where we explore consumer foot traffic trends in Montgomery County, Pennsylvania. This month, we're focusing on two dynamic zip codes: 19406 (King of Prussia) and 19422 (Blue Bell).
Regional Change in Foot Traffic: A Year-over-Year Perspective
The Regional Change map provides a visual representation of how foot traffic has changed in the zip codes surrounding 19406 (King of Prussia) and 19422 (Blue Bell) over the past year.
[Click on images to enlarge.]
19406 (King of Prussia): The map reveals a 1% increase in foot traffic in 19406 compared to the previous year. This increase is indicated by the light green shading within the zip code's boundaries.
19422 (Blue Bell): In contrast, 19422 experienced a 1% decrease in foot traffic, represented by the yellow shading. This suggests that King of Prussia has seen a slight growth in consumer activity compared to Blue Bell's slight decline.
The Regional Change map offers valuable insights into the broader market dynamics surrounding these two zip codes. It highlights areas of potential growth, such as the uptick in King of Prussia, while also showcasing areas of relative stability or slight decline, like Blue Bell. This information can be crucial for healthcare providers, investors, and developers seeking to understand the long-term trends and opportunities in these areas.
Monthly Visitation Trends: A Year-over-Year Comparison
The Monthly Trends charts provide a detailed look at how foot traffic in 19406 (King of Prussia) and 19422 (Blue Bell) has changed year-over-year on a monthly basis.
19406 (King of Prussia):
All Visits (blue line): Experienced a dip in January and February, then rose to a steady level in March and remained relatively stable with minor monthly ups and downs, before rising to a peak in August, followed by a dip in September. A sharp increase is observed from October to December, indicating a strong finish to the year.
Dining Visits (red line): Peaked in March and August, with a dip in January and September, showing stronger performance in the earlier months compared to other categories.
Retail Visits (green line): Peaked in August, with a dip in January and September, following a similar overall trend to All Visits.
19422 (Blue Bell):
All Visits (blue line): Mirrored the retail trend, rising from a February low to a steady level in March with minor monthly ups and downs, and rising to peak from November to December.
Dining Visits (red line): Rose sharply in March, staying above All Visits and Retail Visits through the year, with a gradual decline marked by peaks and valleys, eventually converging with the other two lines in December.
Retail Visits (green line): Rose from a February low to a steady level in March with minor monthly ups and downs, and rose to peak from November to December.
Key Takeaways:
The September dip for all categories in King of Prussia suggests a potential seasonal influence or external factors affecting traffic.
Blue Bell's dining trend, with its March peak and subsequent convergence with other categories, indicates potential influence of promotions or seasonal menu changes.
Blue Bell's consistent trends across all categories from March onwards indicate stability and potential for growth.
The convergence of all visit types in December for both zip codes highlights the importance of the holiday season for overall traffic.
The November-December pick-up for All Property Types and Dining in Blue Bell suggests a potential for growth in these sectors.
Top 5 Most Visited Properties: All Property Types
The Top Properties charts showcase the top 5 most visited properties in 19406 (King of Prussia) and 19422 (Blue Bell) across all property types.
19406 (King of Prussia):
King of Prussia Mall (Super-Regional Mall)
King of Prussia Town Center (Community Shopping Center)
Valley Forge Shopping Center (Community Shopping Center)
Costco Wholesale (Warehouse Store)
Wegmans (Grocery Store)
19422 (Blue Bell):
Center Square Shopping Center (Community Shopping Center)
Centre Square Commons (Neighborhood Center)
The Shops At Blue Bell (Neighborhood Center)
Wawa (Convenience Store)
Giant Food Store (Grocery Store)
Key Observations:
Retail Dominance: Both zip codes show a strong emphasis on retail destinations, with shopping centers and stores occupying the majority of the top 5 spots. This highlights the importance of retail in driving foot traffic and economic activity in these areas.
Community Focus: While King of Prussia boasts the super-regional King of Prussia Mall, both areas feature community and neighborhood centers, indicating a healthy mix of local and larger-scale retail options.
Grocery and Convenience: The presence of grocery stores (Wegmans, Giant Food Store) and convenience stores (Wawa) in the top 5 reflects the essential role these businesses play in serving residents and visitors alike.
Top 5 Most Visited Properties: Retail
The Top Properties - Retail charts focus specifically on the retail landscape in 19406 (King of Prussia) and 19422 (Blue Bell), highlighting the top 5 most visited retail properties in each zip code.
The Top Properties - Retail charts focus specifically on the retail landscape in 19406 (King of Prussia) and 19422 (Blue Bell), highlighting the top 5 most visited retail properties in each zip code.
19406 (King of Prussia):
King of Prussia Mall (Super-Regional Mall)
King of Prussia Town Center (Community Shopping Center)
Valley Forge Shopping Center (Community Shopping Center)
Costco Wholesale (Warehouse Store)
Wegmans (Grocery Store)
19422 (Blue Bell):
Center Square Shopping Center (Community Shopping Center)
Centre Square Commons (Neighborhood Center)
The Shops At Blue Bell (Neighborhood Center)
Wawa (Convenience Store)
Giant Food Store (Grocery Store)
Key Observations:
Diverse Retail Mix: Both zip codes showcase a diverse mix of retail properties, including shopping centers, warehouse stores, grocery stores, and convenience stores. This variety caters to a wide range of consumer needs and preferences.
Shopping Center Dominance: Shopping centers occupy the top spots in both areas, indicating their importance as retail hubs and gathering places for the community.
Essential Retail: The presence of grocery stores and convenience stores in the top 5 highlights the essential role these businesses play in serving the daily needs of residents and visitors.
Top 5 Most Visited Properties: Dining
The Top Properties - Dining charts provide a closer look at the dining scene in 19406 (King of Prussia) and 19422 (Blue Bell), showcasing the top 5 most visited dining properties in each zip code.
19406 (King of Prussia):
Chick-fil-A (Fast Food Restaurant)
McDonald's (Fast Food Restaurant)
Maggiano's Little Italy (Italian Restaurant)
Shake Shack (Burger Joint)
Starbucks (Coffee Shop)
19422 (Blue Bell):
Starbucks (Coffee Shop)
Burger King (Fast Food Restaurant)
IHOP (Breakfast Spot)
Chipotle Mexican Grill (Burrito Place)
Turning Point (American Restaurant)
Key Observations:
Variety of Cuisines: Both zip codes offer a diverse range of dining options, from Italian and Asian to steakhouses and health food. This variety caters to a wide range of tastes and preferences.
Casual Dining: The majority of the top 5 dining properties in both areas fall into the casual dining category, suggesting a preference for relaxed and family-friendly dining experiences.
Chain Restaurants: Many of the top dining spots are chain restaurants, indicating the popularity and familiarity of these brands among consumers.
Top 5 Most Visited Properties: Travel
he Top Properties - Travel charts provide insights into the travel and leisure destinations in 19406 (King of Prussia) and 19422 (Blue Bell), showcasing the top 5 most visited properties in each zip code.
19406 (King of Prussia):
Topgolf (Entertainment Venue)
Valley Forge National Historical Park (National Park)
The Alloy King of Prussia - a DoubleTree by Hilton (Hotel)
Crowne Plaza Philadelphia - King of Prussia (Hotel)
Holiday Inn Express & Suites King of Prussia (Hotel)
19422 (Blue Bell):
Normandy Farm Hotel and Conference Center (Hotel)
Bluestone Country Club (Golf Course)
Wentz Run Park (Park)
Key Observations:
Entertainment and Recreation: King of Prussia's list is dominated by entertainment and recreation venues like Topgolf and Valley Forge National Historical Park, highlighting the area's appeal to leisure travelers and families.
Business and Leisure Travel: Both zip codes feature hotels in their top 5, suggesting a mix of business and leisure travel in these areas.
Outdoor Recreation: The presence of parks and golf courses in both areas reflects the importance of outdoor recreation to residents and visitors.
In-depth Analysis: King of Prussia Mall vs. Center Square Shopping Center
Now, let's delve deeper into the performance of the two dominant shopping centers in our featured zip codes: King of Prussia Mall (19406) and Center Square Shopping Center (19422). 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. It provides a visual representation of the areas that contribute the most customer traffic to a particular location. We used a 50-mile radius and focused on the top 10 properties within the same class (Super Regional Malls for King of Prussia Mall and Community Shopping Centers for Center Square Shopping Center) to determine the proportion of visitors coming from different distances.
Market Landscape - True Trade Area King of Prussia Mall
King of Prussia Mall: A majority of its customers (61.5%) originate from within a 10-mile radius (shown in magenta), with a significant portion (23.4%) coming from areas 10-25 miles away (shown in orange). This suggests that King of Prussia Mall attracts both local and regional customers. This strong local and regional draw is likely due to its status as a major shopping destination with a wide variety of stores and attractions, drawing customers from a wider area.
Market Landscape - True Trade Area Center Square Shopping Center
Center Square Shopping Center: In contrast, Center Square Shopping Center has a more localized customer base, with 84.5% of visitors coming from within a 10-mile radius (shown in magenta). Only 9.4% of its customers travel from areas 10-25 miles away (shown in orange). This more localized customer base is likely due to its focus on serving the needs of the immediate community with essential retail and services.
The difference in True Trade Area highlights the distinct reach of each shopping center. King of Prussia Mall has a broader appeal, drawing customers from a wider geographical area, while Center Square Shopping Center primarily serves 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 King of Prussia Mall or Center Square Shopping Center.
King of Prussia Mall: 44.2% of King of Prussia Mall's customers visit other retail locations before arriving. This suggests that King of Prussia Mall benefits from its proximity to other retail destinations, attracting customers who are already in the area for shopping or other activities. This high percentage of customers visiting other retail locations before arriving could be attributed to the presence of nearby shopping centers, such as Ashbridge Square, which features Wegmans, Marshalls, and other popular stores.
Center Square Shopping Center: Similarly, 42.7% of Center Square Shopping Center's customers visit other retail locations before arriving. This indicates that Center Square Shopping Center also benefits from its location within a retail hub, attracting customers who are already in the area for shopping or other errands. This high percentage of customers visiting other retail locations before arriving could be due to the presence of nearby retail stores, such as Lowe's, Home Depot, and other big-box retailers.
The similarity in Visitor Journey - Routes suggests that both shopping centers leverage their location within retail areas to attract customers. This highlights the importance of strategic location for retail destinations, particularly those seeking to capture vehicle traffic from nearby businesses.
Conclusion: 19406 (King of Prussia) vs. 19422 (Blue Bell)
Our in-depth analysis of 19406 (King of Prussia) and 19422 (Blue Bell) reveals distinct characteristics and opportunities for the healthcare real estate sector.
19406 (King of Prussia): This zip code boasts high traffic and a diverse retail landscape, offering excellent visibility and access to a large consumer base. The presence of major shopping centers like King of Prussia Mall and King of Prussia Town Center, along with a variety of dining and entertainment options, makes it an attractive location for healthcare providers seeking to establish a strong presence in a bustling commercial area.
19422 (Blue Bell): In contrast, 19422 offers a more stable and community-focused environment. While the overall foot traffic might be lower compared to King of Prussia, the presence of essential retail tenants and community centers like Center Square Shopping Center provides a strong foundation for building a loyal patient base. Healthcare providers seeking a more localized and community-oriented setting might find 19422 to be a suitable option.
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Next Montco Metrics Matchup: 19403 vs. 19468
