School started today...

[tuscantan]

i have been sticking with their salads because i was starting to put on the lbs....but, the manager just came in to tan and informed me they are coming out with a tomato/basil soup next wednesday, so I 'm screwed....

dlewis our anchor is Giant Eagle, slated to open on Oct. of this year.

[bronzecafe]

If you don't mind me asking, what are you two paying per sq ft? With cam?

[JustTans23]

Their broccoli and cheese soup is to die for...I'm gonig to have to make some this weekend that is a little bit healthier so I can get rid of the craving without eating 23894381924793 calories.

Anywho, I was thinking about doing a back to school special type thing for mom's. But I can only think of one mom off the top of my head that I kno would take advantage of it and I just hired her.

But don't high schools have semi's and homecoming and stuff in the fall?

[bronzecafe]

I just drove to the one closest to our present salon to look at the crowd. You're right all ages, but they have coffee drinks and smoothies so I couldn't use the extra space for that. By the way accidentaly a broc and cheder bread bowl came back to the salon with me.

[JustTans23]

lol i hate when that happens!

[tuscantan]

ummm alot....not as much as Dean...between $20-30.

[Din]

Rent $25
TMI $10

i'm also in the biggest city in Canada. If you go to the boons....it will be much less.

I'm also the only NON franchise big name business in the entire complex here. if you go to a regular strip mall with mom and pop shops, it will be half that. But you pay for what you get. Location Location Location.

[tuscantan]

^^^ you are right....in my strip mall it starts with
Panera Bread
Wendell's Jewelers
Nail Salon - not in yet
Game Stop
Great Clips
Me
empty spot, supposed to be a check in to cash place, but under legal action right now in Ohio
Uncle Al's hot dog
Massey's Pizza
Pet Supplies Plus - open Oct.
Spaghetti Shop

[bronzecafe]

This is a big new shopping area going in (Best Buy, BooksMillion, Sports Authority, etc.) At the entrance is a L shaped building with 7 units. It was going to be starbucks on the end (not now probably), mattress giant, the space I'm looking at , and the panera on the corner. They are asking $30 +$5.5, key word asking, but they will give me 600 amps and 12 tons. I just hate paying for space I don't need.

[bronzecafe]

I had a different spot picked out and we are right about to sign the lease but now they're jerking me around on the elec upgrade they promised.

[tuscantan]

Look...when we first decided we were going to do this, we were also looking at 2 different spots, the other one was next to a Meijer, the space was Way too big, so the cost would still have been about the same....If you ask Mr. Trump and like what Dean said, it is all about Location. I was told tanning should be as close as the grocery store, hence the Giant Eagle going in behind me. Yeah, rent is the most $$ thing I have to pay a month....but, luckily, I have a landlord that is about keeping business owners in business and not screwing them with a whole bunch of up front cost. I am SO glad we waited and got our location. Granted we pay for it, but I just had two ladies come in on their lunch they just ate at Panera and bought monthly packages....so.

[tuscantan]

Oh and make sure if you do go with the Panera spot...that it is in your lease agreement....It was in mine that Panera would be going in and that Giant Eagle would be open in Oct. So, if something fell through, so could have your lease.

[bronzecafe]

The other space has better visibility, not that the one next to panera is bad. But its in a smaller plaza out in front of super walmart with only a gamestop and cingular store in it so far. So very little foot traffic that wasn't coming to see me specifically. The spot next to panera was going to be a planet beach but I guess the franchisee pulled out.

[tuscantan]

so is gamestop in there with panera....or is that a seperate strip mall....one of the strip malls will have panera, the other strip mall has the gamestop and cingular...i'll tell ya, I was the first one that opened in the strip mall and then gamestop....when gamestop opened it increased traffic, moms/sisters would tan as the dads/brothers went to gamestop...I have a Walmart across the street from me, so I don't know....When I wrote down the pros and cons of each space, this one was overall the better choice.

[bronzecafe]

yeh, one has panera the other has gamestop. The visibility of the one with gamestop is awesome though. Kinda tough to get into alittle. But thats 1600 sq ft with 225 amps (I've now got to bring in another 300 or so ) and 12 tons at $29 + $5 with 6months free rent.

[tuscantan]

My landlord increased my amps and ac for me....I just got 60 days from the start of my build out to pay rent, so no 6 month leeway. I say you go with the Panera....I am open the sames hrs as Panera 6a-9p, makes it nice that people can get a smoothie as they wait and the manager brings you mocha's! well at least mine does I pay $25/sq.ft and $3.17 in NNN

[bronzecafe]

You open at 6am, do people tan that early?

[tuscantan]

yes....when we opened april 1st...we would see about 8 people between 6-7 a.m. now, we are in slower season, and I am not one to adjust my hours because I do have 3rd shifters that still come in every once in awhile. But, it has been worth it, for me.

[sunsally]

As a general rule............NOT saying always..........Tanning is very hard for MOST to "make work" when you get up to rent rates of high 20's and 30's (inclusive).

$5000/mo is a hard push for most salons. Typically, you want your rent to be about 25% of your total expenses. So sure - if it is a bigger place, more equipment, more staff --- the rent goes up too. But so does the revenue potential.

When I see clients with rent rates of $15/s.f. and lower, I feel very comfortable. When I see clients wtih rent rates of over $30/s.f. I feel very uncomfortable unless they are an established salon owner who already has the numbers to pull that off and similar levels of competition (low saturation).

In between is the crap shoot. But in general, the lower the better.

REALLY think about your demographics! Is your state regulated? Can under 18 tan? With or without permission? Is that the "target market" you are going after, or 20 singles? Or soccer moms? Trying to be all things to all?

Where clients live, work, shop.

In tanning, you want lowest saturation of other salons. Where can you put yourself that is in the best mix of people with the least competition. Visibility/good signage and easy parking.

Make sure if you are paying a "premium rent" that the ends justify the means -- in better TI, better parking, better floor plan, etc. Don't compromise and kick yourself later!

[tuscantan]

Believe you me....I negotiated the crap out of mine...no budge. I agree Ann, you bet I wish my rent was less. But, had Jim and I put the salon some place else, we wouldn't do what we are doing. The other locations we looked at it was below the $15, but the sq. ft. was so much more, it would have still cost about the same...so....what do you do. You can't lease in this area for less than $25 now.