There are 3 main factors that correlate into successful real estate locations:

1. In store consumer demographics and behavior
2. Trade area characteristics
3. Real Estate characteristics

Market Intelligence: In today's competitive marketplace, getting the biggest bang for your buck isn't a perk; it's integral to business success. The best way to maximize income is to understand your different customer segments. The Windsor Realty Group uses proven cross-industry expertise, customized research, and state-of-the-art technology to help you put your finger on the pulse of your customer. Not only will our staff and strategic partners help you understand what information you need to derive from market research, we'll help you use the data to create actionable information you can use to impact the bottom-line through building a predictive model.

Predictive Model: Demographics and location data are two essential pieces of information when looking at Retail, Restaurant and Real Estate site selection initiatives. In today's constantly changing landscape, it is critical to have and utilize demographics and location data to provide insight into existing locations as well as future potential sites. Given the part that location intelligence plays in business decisions - 80% of business data has a geographic component.

Through the Windsor Comprehensive Predictive Model you can drive revenue, out position the competition, minimize risk and provide each and every location with a predictive outcome.

Focused Search Area Roll-Out Study (FSAROS): Through the Windsor FSAROS you will have the ability to prioritize markets for expansion, achieve market optimization for maximum sales, determine potential sales market by market and save considerable time and resources by focusing on the right markets and the right real estate.

Windsor Individual Site Evaluation (WISE): Countless days and resources are wasted by companies spending time touring markets in hopes that the perfect site will be spotted along the drive. This is the "Wild Goose Chase" you need to avoid to be successful in growing your locations in today's competitive market. Through our customized Site Score Card derived from the Predictive Model created for your company you will have the ability to zero-in on the right real estate in the right markets saving considerable time and resources that would otherwise be spent playing "Real Estate Roulette" and "Site Slots".the random real estate games of choice by most brokers today.

Windsor Real Estate Pipeline Management Center: The Windsor Real Estate Pipeline Management Center is a web-based application that allows you to track leases, key dates, generate custom reports, check status as much or as little as you want and access all of your leases and lease summaries by simply pointing and clicking. More importantly, we create custom real estate documents including the Request for Proposal, Letter of Intent and Lease Summary to provide you with a standardized managed real estate system. All of your vital documents including all leases scanned and saved are kept in a safe and secure central database for you to access when you need them. Through our proprietary comprehensive approach you can now set up each and every one of your locations for success.

STEP 1:Market Intelligence Study (Back to top)
(Costs are based on raw data available from client and extent of needed market intelligence)

Collection of data:

1. We collect actual Gross Sales of a random sample of locations in the system (50 to 100 locations)
2. We collect actual Consumer Demographics of those who shop at the store/restaurant/office etc. Data could include:

   Gender Age Household Income Education Marital Status Kids

   Occupation Days customer is at location Time customer is at location Travel Time to location Going to Coming From

   Home Address Work Address Frequency Competitors they frequent How often they frequent competitors Other retailers visited in same center

3. We collect Trade Area Information on a sampling of existing locations (The actual trade area researched will be affected by the Consumer Demographics collected above regarding how far clients will travel for the use.) Data could include:

   Type of Trade Area (Neighborhood, Regional, Semi Regional etc.) Number of Competitors in the Trade Area Distance from Existing Location to Competitors Total $'s spent on specific product in Trade Area Distance to a Sister Store

4. We collect Real Estate Characteristics on a sampling of existing locations. Data could include:

   Visibility Signage Parking Co-Tenants Center Image

   Retail Activity Access - Ingress and Egress Traffic Count Center Type Location of Space within the Center

STEP 3: Focused Search Area Roll-Out Study (FSAROS) (Back to top)
Closing The Loop Between Real Estate & Marketing

The Focused Search Area Roll Out Study (FSAROS) assumes average Real Estate Characteristics and only factors Consumer Demographics and Trade Area Information. We use a Grid Area Analysis Method to select the best locations to maximize these areas. We use a 1 mile by 1 mile Grid Analysis using Geocode data points. We drop the predictive model in each point using the defined Trade area definition and pull the consumer demographics to come up with the best location. We then zero out this trade area and rerun the roll out model to find the next best location etc.

Roll Out Study Area (Based on Population) 0 - 249,999 250,000 - 749,999 750,000 - 1,500,000 1,500,000 - 2,999,999 2,500,000 - 3,999,999 4,000,000 - 5,999,999 6,000,000 - 8,999,999 9,000,000 - Up

STEP 4: Individual Site Evaluation (WISE) (Back to top)

Windsor Individual Site Evaluation (WISE) - The Predictive Model is used again when specific real estate is found in a defined trade area as described above. The Predictive Model is ran to further estimate future Gross Sales for the proposed real estate site which now includes the Real Estate Characteristics. The specific Real Estate Characteristics are layered on top of the trade area estimates to further enhance, or negatively affect the Gross Sales of the potential location. (WISE may also be used to predict locations that are not located within a trade area as defined by FSAROS)

The Windsor Individual Site Evaluation (WISE) is be based on the Predictive Model built for the client and uses a plus or minus rating system based on the specific real estate site criteria (i.e. Center Type, Location in Center, Visibility, Signage, Tenant Mix, Access, Parking, Image etc.).