Market Analysis Red Oak, Texas

May 2017 Red Oak, Texas Market Analysis

Prepared For:

City of Red Oak, Texas

Prepared By:

Catalyst Commercial, Inc., Dallas, Texas

May 2017

Note: all information contained herein is assumed accurate, however data was from third party sources and may not be reliable. Red Oak Overview 5 Red Oak Trade Area Delineation 6 Trade Area Delineation 7 Drive Time Trade Area 8 Concentric Ring Trade Area 9 Walmart Trade Area 10 Demographics Residential 11 Population 12 Median Income 13 Race and Ethnicity 14 Education 15 Psychographics Psychographics 16 Psychographics 17 Market Demand Market Demand 19 Market Demand 20 Market Demand 21 Retail Summary Existing Retail 22 Existing Retail 23 Traffic Counts Traffic Counts 24

Ray Roberts 35 Lake

75 69 Denton Lake 380 34 Bridgeport McKinney 81 Frisco 380

35 Lewisville Allen Lake 121 114 Lavon Lewisville 121 Plano Lake Trophy Club P 190 R Grapevine E S ID 30 Lake E NT G 19 EO R 35 Carrollton G 75 E B U 199 Southlake SH Eagle Mtn

Grapevine TU

287 DNT R Lake 114 N

P Lake

I K

635 E 121 12 Tawakoni 183 Ray Hubbard 34 Lake Lake Worth Mineral Wells 180 360 Irving DALLAS Weatherford 820 30 Terrell 281 FORT WORTH 80 20 12 Overview 20 20

175 Brazos River Benbrook Lake 35 Kaufman 67 45

Red Oak Red Oak 377 287 171 Waxahachie 0119 Cleburne

Red Oak PTA Demographic Overview Red Oak Red Oak Overview (17 Mins) Catalyst was retained by the City of Red Oak to produce a strategic retail 67 Population 2016 12,186 248,833 Cedar Creek plan. This plan includes stakeholder interviews, trade area delineation, Lake 35 Population 2021 13,164 267,903 174 market analysis, demographic analysis, psychographic analysis, 77 2016 - 2021 Annual Population Change 1.6% 1.5% Merchant Matrix, sales/lease comparables, drive time analysis, target area 45 Daytime Employees 4,153 78,671 redevelopment strategy, property analysis, and recruitment/marketing collateral. Households 4,104 86,032 Red Oak is located in Ellis County, approximately seventeen miles (driving) Average Household Size 2.95 2.86 south of Downtown Dallas and is part of the Dallas/Fort Worth Metropolitan Median Age 34.1 34.5 Area. Red Oak had a population of 12,186 in 2016. Desoto is six miles to the north. Five miles to the south of Red Oak is Waxahachie. Median Household Income 2016 $65,777 $52,205 Median Household Income 2021 $77,107 $56,066 Red Oak has a strong quality of life, which has increased population growth Average Household Income 2016 $80,295 $67,431 and demand. In addition, Red Oak has added several large employers, Average Household Income 2021 $88,150 $72,940 including 1,200+ employees at Triumph. (Source: ESRI)

^ 0 N 1 Mile

5 Red Oak Aerial (Source: Catalyst) City of Red Oak, Texas Ray Roberts 35 Lake

75 69 Denton Lake 380 34 Bridgeport McKinney 81 Frisco 380

35 Lewisville Allen Lake 121 114 Lavon Lewisville 121 Plano Lake Trophy Club P 190 R Grapevine E S ID 30 Lake E NT G 19 EO R 35 Carrollton G 75 E B U 199 Southlake SH Eagle Mtn

Grapevine TU

287 DNT R Lake 114 N

P Lake

I K

635 E 121 12 Tawakoni 183 Ray Hubbard 34 Lake Lake Worth Mineral Wells 180 360 Irving DALLAS Weatherford 820 30 Terrell 281 FORT WORTH 80 20 12 Trade Area Delineation 20 20

175 Brazos River Benbrook Lake 35 Kaufman 67 45

Red Oak Red Oak 377 287

171 Waxahachie 0219 Cleburne

Trade Area Research within Red Oak including, McDonald’s, CVS, Brookshire’s, gas stations 67 DELINEATION OF PRIMARY TRADE AREA along Interstate 35E and State Highway 342, as well as other operators, Cedar Creek Understanding where your target customers originate is a crucial step in and researched to identify points of origin. Lake 35 174 any retail recruitment initiative. Accurate delineation of 77the trade area in which retailers can expect to reasonably attract customers is the first step 45 in this process. Catalyst Consulting + Solutions™ delineated the Primary Trade Area by sampling customer data at various in market locations to determine the point of origination in relation to the area of study to identify shopping patterns within the trade area.

While retailers traditionally use radius rings and drive times to quickly com- pare prospective sites against existing sites, as well as other prospective sites, the data which can be extrapolated from arbitrary trade areas is not sufficient for the decision making process of advanced retailers. For comparison, one (1) mile, three (3) mile, five (5) mile radii and the Primary Trade Area, as defined by Catalyst Consulting + Solutions™, were analyzed to extract demographic and psychographic data from each of these areas. Full demographic reports for each of these areas are available.

PRIMARY TRADE AREA In order to accurately profile retailers for this location, a density class developed by Catalyst Consulting + Solutions™ was used. This density class analyzed over 40,000 retailer locations and segmented retailers using population distribution among 5 different tiers (segments) to estab- lish a tier classification for each retailer. Using density classification, Red Oak matches the characteristics of a Tier 4 market. Red Oak’s profile was compared against a database of retailer profiles to create a list of retailers whose characteristics closely match Red Oak.

For the purpose of this study, 9,883 customer samples were collected between August 13, 2010 and September 10, 2010 from eleven locations

6 City of Red Oak, Texas Trade Area Delineation

Customer Samples

Primary Trade Area

City Limits

Red Oak Primary Trade Area (Source: Catalyst)

Trade Area Delineation Demographic Overview Red Oak Red Oak PTA Outliers beyond 17 miles are excluded for Tier 3 markets within a major Metropolitan Statistical Area (MSA). A catchment of 65% of the remaining Population 2016 12,186 184,665 customer samples defined the Primary Trade Area for this study. A catch- Population 2021 13,164 200,131 ment of 85% defined the Secondary Trade Area. The Primary Trade Area is Workforce 4,153 48,135 outlined in red in Map 1. This area is further described as an area including DeSoto, Lancaster, Glenn Heights, Ovilla, Oak Leaf, Ferris, Pecan Hill, Average HH Size 2.95 2.91 Palmer, Waxahachie and Midlothian. Median Age 34.1 35.1

Median HH Income $65,777 $61,580 Average HH Income $80,295 $76,748 (Source: ESRI)

7 City of Red Oak, Texas Drive Time Trade Area

Customer Samples

17-Minute Drivetime

City Limits

Red Oak Drive Time Trade Area (Source: Catalyst) STUDY DESCRIPTION COUNT CATCHMENT 3 Minute Drive Time 314 11.2% Drive Time Trade Area 5 Minute Drive Time 600 21.5% Drive time based trade areas are another method used to analyze trade area characteristics. 7 Minute Drive Time 918 32.9% A drive time analysis with 65% catchment is captured within a Drive Time 9 Minute Drive Time 1205 43.2% Trade Area of a 17 minute drive time from the intersection of Interstate 35E 11 Minute Drive Time 1386 49.6% Primary Trade Area and FM 664 / E Ovilla Road in Red Oak. Drive time analysis is useful for 13 Minute Drive Time 1625 58.2% quick comparisons of proposed sites against both existing store locations 15 Minute Drive Time 1747 62.6% as well other prospective sites. 17 Minute Drive Time 1832 65.6% 19 Minute Drive Time 1913 68.5% Drive-time Map 2 across reflects the boundaries for a 17 minute drive 21 Minute Drive Time 1987 71.2% time. The 17 minute drive time captures 65% of the customer samples 23 Minute Drive Time 2040 73.1% and a 29 minute drive captures 77% of the customer samples. Drive time analysis is useful when understanding impact from one region to another, 25 Minute Drive Time 2074 74.3% but is not as accurate in identifying the constraints of the actual trade area 27 Minute Drive Time 2111 75.6% for Red Oak as defined via the polygon for the Primary Trade Area. Errors 29 Minute Drive Time 2144 76.8% using drive time analysis are often considered acceptable, however no- Drive Time Catchment Chart (Source: Catalyst) tation must be made to limitations when customer samples are available and a more accurate trade area can be delineated.

8 City of Red Oak, Texas Concentric Ring Trade Area

Customer Samples

14 Mile Ring

City Limits

Red Oak Concentric Ring Trade Area (Source: Catalyst)

Concentric Ring Trade Area Ring Analysis, a 14 mile radius from the intersection of FM 664 / E Ovil- la Road and Interstate 35E captures approximately 68% of the customer samples and an 18 mile ring captures approximately 85% of the customer samples. These can be used to delineate a Concentric Ring Trade Area (See Table 5). Retailers use concentric ring studies for quick comparisons of proposed sites against both existing store locations as well other prospective sites. A concentric map showing a 14 mile radius is shown on Map 3 and is the Appendix.

Many retailers still rely on concentric ring data to analyze trade areas. Al- though this methodology is not as accurate as customer derived delineation it can be used for quick reference and comparison purposes. In-line retailers as well as pad site operators use concentric ring analysis more often than other methods. This report also includes trade area calcula- tions using ring studies for Red Oak and supporting demographic data. Demographic analyses of concentric ring trade areas are useful, but these assume a consistently even population distribution, and do not take into account such factors as natural barriers, demographic shifts, man-made barriers, shopping patterns, drive time impacts, and other geographic factors.

9 City of Red Oak, Texas Walmart Trade Area

Customer Samples

Primary Trade Area

City Limits

Walmart Trade Area (Source: Catalyst)

Walmart Trade Area Demographic Overview Red Oak (city) The Walmart Trade Area shown on the map above was created from over Population 2016 12,186 1,021 samples taken from the Walmart at the intersection of Ovilla and Population 2021 13,164 Interstate 35. Daytime Population 4,153

Average HH Size 2.95 Median Age 34.1

Median HH Income $65,777 Average HH Income $80,295

(Source: ESRI)

10 City of Red Oak, Texas Ray Roberts 35 Lake

75 69 Denton Lake 380 34 Bridgeport McKinney 81 Frisco 380

35 Lewisville Allen Lake 121 114 Lavon Lewisville 121 Plano Lake Trophy Club P 190 R Grapevine E S ID 30 Lake E NT G 19 EO R 35 Carrollton G 75 E B U 199 Southlake SH Eagle Mtn

Grapevine TU

287 DNT R Lake 114 N

P Lake

I K

635 E 121 12 Tawakoni 183 Ray Hubbard 34 Lake Lake Worth Mineral Wells 180 360 Irving DALLAS Weatherford 820 30 Terrell 281 FORT WORTH 80 20 12 Residential 20 20

175 Brazos River Benbrook Lake 35 Kaufman 67 45

Demographics Red Oak 377 287

171 Waxahachie 0319 Cleburne

Residential Population Age Group Red Oak Ellis Co DFW MSA Texas The City of Red Oak and its associated trade area have experienced 67 0 - 4 7.3% 7.0% 2.9% 3.0% Cedar Creek significant growth. Red Oak is projected to continue positive residential Lake 35 5 - 9 7.4% 7.2% 7.5% 7.5% 174 growth. According to ESRI, the current Primary Trade Area population 77 10 - 14 8.0% 7.7% 7.5% 7.5% is 184,665. Continued population growth will bring with it increased de- 45 15 - 19 7.4% 7.3% 7.2% 7.0% mand for retail, restaurant and neighborhood services. 20 - 24 6.8% 6.6% 1.3% 1.3%

Population density within the city limits of Red Oak is fairly homogeneous 25 - 34 14.1% 13.1% 2.7% 2.9% in the residential portions, while population is generally lighter north of 35 - 44 14.2% 13.0% 14.4% 14.8% FM 664 / E Ovilla Road and the southeast quadrant of the intersection 45 - 54 13.6% 13.6% 14.4% 13.9% of State Highway 342 and E Red Oak Road. Retail demand is gener- 55 - 64 11.3% 12.5% 13.7% 12.7% ally positively correlated with population density, however factors such 65 - 74 6.4% 7.6% 12.8% 12.5% as income, quality of existing retailers, existing retail sales, competition, 75 - 84 2.6% 3.2% 9.0% 9.5% co-tenancy, and generators can all attribute to success. According to 85+ 0.7% 1.1% 2.7% 3.0% Catalyst, preferred population averages for national retailers are around 8,000, or greater, within 1 mile. The current 1 mile population is 5,794, Red Oak Region Age Groups (Source: ESRI) according to ESRI.

11 City of Red Oak, Texas Population

Customer Samples

Primary Trade Area

City Limits

Population Density (Source: Catalyst, ESRI)

Population ity of existing retailers, existing retail sales, competition, co-tenancy, and The City of Red Oak and its associated trade area have experienced signif- generators can all attribute to success. According to Catalyst, preferred icant growth. Red Oak is projected to continue positive residential growth. population averages for national retailers are around 8,000, or greater, According to ESRI, The Primary Trade Area population is 184,665. This within 1 mile. The current 1 mile population is 5,794, according to ESRI. continued population growth will bring with it increased demand for retail, restaurant and neighborhood services.

Population density within the city limits of Red Oak is fairly homogeneous in the residential portions, while population is generally lighter north of FM 664 / E Ovilla Road and the southeast quadrant of the intersection of State Highway 342 and E Red Oak Road. Retail demand is generally positively correlated with population density, however factors such as income, qual-

Red Oak PTA 1 Mile 3 Miles 5 Miles 14 Miles 18 Miles 2016 Population 12,186 184,665 5,794 29,415 77,827 576,354 1,116,912 Projected 2021 Population 13,164 200,131 6,321 32,063 84,791 617,545 1,194,538 2016 - 2021 Annual Population Growth 1.6% 1.6% 1.8% 1.7% 1.7% 1.4% 1.4%

(Source: ESRI)

12 City of Red Oak, Texas Median Income

Customer Samples

Primary Trade Area

City Limits

Median Household Income (Source: Catalyst, ESRI)

Median Income Median income levels of cities within the primary trade area are relatively homogeneous compared to Red Oak. Median income in the Primary Trade area is $61,580 as compared to $60,841 in the Dallas-Fort Worth-Arlington Core Based Statistical Area (CBSA). Median and average incomes for the surrounding areas are listed in the table below.

INCOME TABLE Red Oak PTA 1 Miles 3 Miles 5 Miles 14 Miles 18 Miles Average HH Income $80,295 $76,738 $70,854 $77,706 $82,230 $65,591 $65,253 Median HH Income $65,777 $61,580 $56,488 $61,709 $66,348 $49,827 $48,943 Per Capita Income $27,531 $26,547 $24,257 $25,694 $27,632 $24,257 $25,694 (Source: ESRI)

13 City of Red Oak, Texas Race and Ethnicity

Race and Ethnicity As seen in the table below and the charts to the right, the City of Red Oak is predominately white (69%), while the Red Oak PTA is 48% white.

As seen in the table below, the Red Oak PTA will become more diverse White Alone! during the five year period of 2016 - 2021 as the population decreases in the Black Alone! American Indian Alone! white population (47.9% to 46.4%) and increases in the the Asian population Asian Alone! Paciﬁc Islander Alone! (0.6% to 0.8%), the black population (40.4% to 41.1%), the American Indian Some Other Race! Two or More Races! population (0.5% to 0.5%), the Some Other Race population (8.0% to 8.6%), the Two or More Races population (2.5% to 2.7%), and the Hispanic population (20.2% to 22.0%).

City of Red Oak Race (Source: ESRI)

Hispanic (Any Race)! Non-Hispanic!

City of Red Oak Ethnicity (Source: ESRI)

RED OAK RACE/ETHNICITY Red Oak 1 Miles 3 Miles 5 Miles 14 Mile 18 Miles PTA

White Alone 68.6% 47.9% 63.4% 53.7% 45.7% 38.6% 43.3%

Black Alone 16.2% 40.4% 17.1% 30.9% 42.4% 43.9% 34.0% American Indian Alone 0.8% 0.5% 0.9% 0.7% 0.5% 0.5% 0.6%

Asian Alone 0.6% 0.6% 0.6% 0.6% 0.7% 1.4% 2.5% Pacific Islander Alone 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.1% Some Other Race Alone 10.7% 8.0% 15.1% 11.0% 8.2% 12.9% 16.6% Two or More Races 3.1% 2.5% 2.9% 3.0% 2.5% 2.6% 2.9%

Hispanic Origin 25.8% 20.2% 30.4% 25.2% 19.8% 30.3% 39.9%

Non-Hispanic 74.2% 79.8% 69.6% 74.8% 80.2% 69.7% 60.1%

Race and Ethnicity (Source: ESRI) 14 City of Red Oak, Texas Education

Education According to the U.S. Census Bureau, 78% of the Texas population over 25 had a high school diploma and 19% had a bachelor’s degree or higher. 88.0% of the residents in the Primary Trade Area have a high 100% school diploma or above and 24.3% had a bachelor’s degree or higher. 90%

80%

70%

60% Less than High School High School Graduate 50% Some College

40% Bachelor’s Degree or Higher

30%

20%

10%

0% Red Oak PTA 1 Miles 3 Miles 5 Miles 14 Miles 18 Miles

Educational Attainment (Source: ESRI)

100%

90%

80%

70% Less than High School 60% High School Graduate

50% Some College 40% Bachelor’s Degree or Higher

30%

20%

10%

0% Red Oak Texas USA

Educational Attainment (Source: ESRI)

Educational Attainment Red Oak PTA 1 Miles 3 Miles 5 Miles 14 Miles 18 Miles Bachelor’s Degree or Higher 22% 24% 17% 22% 27% 21% 20% Some College 26% 28% 26% 27% 28% 25% 22% High School Graduate 32% 28% 26% 28% 26% 29% 28% Less than High School 18% 12% 25% 16% 12% 20% 24% Education (Source: ESRI)

Educational Attainment Red Oak Texas USA Bachelor’s Degree or Higher 22% 28% 30% Some College 26% 22% 21% High School Graduate 32% 25% 28% Less than High School 18% 18% 13%

Education (Source: ESRI) 15 City of Red Oak, Texas Ray Roberts 35 Lake

75 69 Denton Lake 380 34 Bridgeport McKinney 81 Frisco 380

35 Lewisville Allen Lake 121 114 Lavon Lewisville 121 Plano Lake Trophy Club P 190 R Grapevine E S ID 30 Lake E NT G 19 EO R 35 Carrollton G 75 E B U 199 Southlake SH Eagle Mtn

Grapevine TU

287 DNT R Lake 114 N

P Lake

I K

635 E 121 12 Tawakoni 183 Ray Hubbard 34 Lake Lake Worth Mineral Wells 180 360 Irving DALLAS Weatherford 820 30 Terrell 281 FORT WORTH 80 20 12 Psychographics 20 20

175 Brazos River Benbrook Lake 35 Kaufman 67 45

Psychographics Red Oak 377 287

171 Waxahachie 0419 Cleburne

Psychographics about 50-percent-the-national average. Overall, these demographic facts 67 Synergos Technologies Inc. Landscape data classifies U.S. residential put the East Side residents in a very comfortable consumer category. Cedar Creek areas into 75 distinctive segments based on socioeconomic and Residents inhabiting these areas are overwhelmingly in there 30s, have Lake 35 high-school degrees, are single-parent households, and have an average 174 demographic characteristics to provide an accurate, detailed77 description of U.S. neighborhoods. Psychographic Segmentation can help you to number of children under their roofs. Specifically,45 East Side segments have identify your best markets, and the most profitable consumer types, tailor about a 50-percent-higher-than-average percent of single-parent homes, marketing messages to fit your audience, and define product and service but well-over-two-times the national averages are with female-heads-of- preferences. households. These areas also have an over-25-percent-higher-than-average number of divorcees and widows/widowers. Top 10 PTA Segments % of HHs

East Side 18% HARLEM GENTRY Harlem Gentry 17% African Americans in the U.S. are working is a wide range of occupations, including over 31,000 physicians, nearly 34,000 lawyers, over 26,000 Sitting Pretty 12% chief executives, and 1,500 legislators. You are likely to find many of Upper East Side 9% these white-collar workers living in the highly urban Harlem Gentry neigh- Sublime Suburbia 6% borhoods. These market segments are predominately home to well-off

Doublewides 6% 30-something African Americans, who are married with some children of all ages. However, they also have a 50-percent-above-average level of house- Apprentices 3% holds with single mothers. They’re median annual income range is in the Kindred Spirit 3% $50,000s and $60,000s, earned largely through salaries. These segments SM Seeks SF 3% rank the lowest among the five Harlem Gateway segments on income from public assistance, though they are still slightly higher-than-the-na- Hard Hats/Hair Nets 2% tional-average on this measurement. Along with a relatively high percent of white-collar jobs, these segments also show many blue-collar workers

EAST SIDE mixed in. Across the board these areas have an average percent of high Within occupations such as healthcare, protective services, and office ad- school and a below average standing on college-education. Two occu- ministration, you’ll find levels of status and income. Residents of East Side pations have a particularly strong showing: healthcare support services market segments are at the higher ends of both scales, estimated chiefly and protective services (both are over 50-percent-above-average). Other on the neighborhoods’ median income range, which is high-$30,000s to areas ranking above average are transportation, office administration, and the $40,000s. They also have the second lowest ranking on public as- building maintenance. sistance income in the Harlem Gateway market segmentation category:

16 City of Red Oak, Texas Psychographics

SITTING PRETTY comfortable lifestyle. They also show a slightly above-average level of re- Among the Urban Cliff Climbers neighborhoods that are home to the back- tirement income, which indicates a patchwork of 65-plus residents among bone of America’s workforce are the Sitting Pretty segments. This group the “youngsters.” is young (20s to 30s), but enjoying good income levels (between $50,000 and $60,000). Their relatively high earnings range comes from middle-class DOUBLEWIDES white-collar jobs in several occupations, including management, protective In America there tends to be a particular stigma attached to living in mo- services, personal care, sales, office administration, and repair services. bile homes and mobile home parks. But they are not all so called “trailer Their higher than-average salaries keep them and their mostly newborn to trash.” In fact, many people chose this lifestyle as a preference for several 13-year-old children very comfortable in their urban abodes, in all probabil- reasons, including mobility and low-cost housing. In fact, the median in- ity surrounded by all of the creature comforts required to please all of the come of residents of Doublewides neighborhoods is a very respectable senses — from big-screen-high-def TVs to fully equipped SUVs. With good high-$30,000s and $40,000s. Doublewides are areas were mobile homes college educations and good jobs, the Sitting Pretty residents have earned dictate the lifestyles of the residents, who share a median age in the 30s. their comforts they enjoy. While residents in Doublewides do have a higher-than average level of income from public assistance, many others are hardworking Americas, with UPPER EAST SIDE a higher-than-average representation in several manual-labor blue-collar Residents of Upper East Side neighborhoods may face greater challenges than occupations, including farming/fishing/forestry (nearly three-times-aver- most Americans, but you can’t say they aren’t trying. These Harlem Gateway age), construction (75-percent-above-average), repair services (over-50- areas are home to people in their 20s to low-30s, who rank at the national-av- percent-above-average), transportation (50-percent-above-average), and erage in income from salaries and wages. However, they also show about two production (nearly 50-percent-aboveaverage). These occupations are and- a-half-times-average-higher rate of public-assistance income. These res- a reflection of the residents’ low educational achievements: There isan idents are working at a wide variety of jobs, including an over two-times-aver- over-50-percent-average number of people with less-than high School ed- age level of employment in healthcare services; nearly two-times-average in ucations. However, 25-percent-above-average have high-school degrees. building maintenance; and over 50-percent-above-average in protective ser- Also owing to their residents’ ages, these areas have slightly younger chil- vices, food preparation, and personal care industries. All in all their positions dren than older. They tend to have married-couple households, but also are categorized as white-collar, unlike the Lower East Side segments, which have a nearly 50-percent higher-than-average number of single-fathers. work in similar fields, but weight in as blue-collar. But with a 50-percent-higher-than-average-level of residents without high-school educations, and a me- APPRENTICES dian-salary range in the low-$30,000s or less, these residents may continue Sharing the spotlight in the illustrious emerging single-by-choice-or-cir- to carefully spend the money they bring home. Additional distinctions include cumstance demographic are the residents of the highly urban Apprentices a between 50-and-75-percent-above-average percentage who’ve never mar- neighborhoods. These areas are home to the youngest residents of the ried; a well above average number of children; and a 50 percent-below-average Thriving Alone category. They are dominated by single people in their 20s number of married-couple households. Additionally, there is a 50-percent-high- and low-30s without children, who are alone primarily because they’ve er-than-average percent of single male parents and nearly two-times-average never been married. In fact, Apprentices rank at almost three-times-the-na- number of single-female parent families. tional-average in non-family households. Owing to their young age, it’s too early to tell if the Apprentices’ dwellers will remain single, but for now they SUBLIME SUBURBIA are living the good life with incomes in the $50,000s and $60,000s. You Incomes go farther when there is no children to clothe, house, educate, can imagine this group being able to, on a whim, drop off their briefcases and entertain. For a glimpse of suburban lifestyles with predominately-mar- in their well-decorated homes and take off for a weekend at the shore or ried 30-year-olds, earning $50,000s and $60,000s, and with no children to on the slopes. These overridingly college-educated segments’ residents support, take a drive through Sublime Suburbia segments. You’re likely generate their income from white-collar management and professional oc- to find very comfortable homes on average size lots, because residents cupations. They earn less from interest/dividends than other Thriving Alone in these areas are able to maintain a solid average level of the American sectors, but this will likely change as the segment matures. dreamscape by working hard and investing moderately. These segments are the most average in the Married in the Suburbs category — including KINDRED SPIRIT average rankings in married-households, college educations, and employ- Kindred Spirits are home to people who keep America humming — be- ment in jobs such as management, food preparation, personal care, sales, cause they are the ones doing the work, as well as their fair share of the office administration, and the repair industry. This group is also earning a spending. The residents of these Urban Cliff Climber neighborhoods are slightly above-average level of investment income, which speaks to their 20- to 30-years-old, married with-children of all ages (but slightly more

17 City of Red Oak, Texas in the younger ranges), earning between $40,000 and $50,000, enjoying some years of college education, and employed in a cross-section of the nation’s middle-class occupations. These residents earn an income slightly above the national-average in a wide range of jobs, such as protective services, food preparation, personal care, sales, office administration, construction, and repair services. With kids to raise and relatively good incomes, Kindred Spirits no doubt enjoy a big slice of classic middle-class life.

SM Seeks SF SM Seeks SF neighborhoods are characterized largely by their 50-percent-higher-than-average level of singles that have never been married. Not only that, but they rank at more than two-times-the average in non-family households. Some of the households in these highly urban areas have children, but only a few. Owing to their never-married status and relatively young age (20s and 30s), it’s logical to assume that this group is in the market to change their single status into married-coupledom. As a result, they may seek out free-time activities with groups of young adults, but they have not put their lives on hold until they find a mate. Instead, they’re likely spending equal amounts of time and money socializing and creating comfortable lifestyles. The residents have an average level of college education and have incomes in the $30,000s and $40,000s. In these Going it Alone neighborhoods, income is generated almost exclusively from salaries in white-collar occupations such as food preparation, maintenance, personal care, and healthcare. In fact, they measure at a 50-percent-higher-than-average level of food preparation jobs. Overall, they only show a slightly above-average level of income from public assistance — no doubt to help those with children-but-no-partner help make their single-incomes stretch to cover the essentials of life.

HARD HATS / HAIR NETS Among Single in the Suburbs segments, Hard Hats & Hair Nets are the lowest-income neighborhoods. Their annual incomes are below $30,000, and aren’t generated exclusively from salaries: These people also rely on a high level of public assistance to make ends meet. In fact, they rank at over two-times-the national- average in supplemental-public-assistance income. Like other segments in the Single in the Suburbs category, these residents are in their 20s and 30s. While relatively young, they may not have a lot of hope for rising above their current situations, because not only are college educations few and far between, but also a large number of residents do not even have high-school degrees. In fact, they rank nearly 50-percent below average in this measurement. Residents of these areas are also encumbered by two-times-or-more-than-average number of single-parent families, particularly of children under six-years-old. The people are single due to both above average levels of never-married people and divorce. Owing to their low education levels, these manual laborers work predominantly in blue-collar jobs. They rank particularly high in food preparation jobs and building maintenance. They’re also employed in healthcare support, construction, and personal care. 18 City of Red Oak, Texas Ray Roberts 35 Lake

75 69 Denton Lake 380 34 Bridgeport McKinney 81 Frisco 380

35 Lewisville Allen Lake 121 114 Lavon Lewisville 121 Plano Lake Trophy Club P 190 R Grapevine E S ID 30 Lake E NT G 19 EO R 35 Carrollton G 75 E B U 199 Southlake SH Eagle Mtn

Grapevine TU

287 DNT R Lake 114 N

P Lake

I K

635 E 121 12 Tawakoni 183 Ray Hubbard 34 Lake Lake Worth Mineral Wells 180 360 Irving DALLAS Weatherford 820 30 Terrell 281 FORT WORTH 80 20 12 Market Demand 20 20

175 Brazos River Benbrook Lake 35 Kaufman 67 45

Market Demand Red Oak 377 287

171 Waxahachie 0519 Cleburne

Market Demand According to ICSC research, employees spend on average $195 per 67 Catalyst investigated spending patterns in the Red Oak Primary Trade week on retail goods. Assuming the Red Oak PTA can capture a modest Cedar Creek Area (PTA) to estimate current demand and project future retail demand. percentage of that spending, workforce generated demand creates over Lake 35 128,000 square feet of annual demand. 174 The results indicate that the vast majority of North American77 Industry Classification System (NAICS) retail categories have significant leakage to 45 neighboring markets. The following Potential Supportable Retail Square The category with the greatest demand in the Red Oak PTA are General Footage by Category table shows the projected demand by category for Merchandise stores with 105,790 square feet of demand. Not far behind 2016 and 2046, generated by estimated individual demand from student, are Grocery stores, with the ability to support up to 73,271 square feet of workforce, commuter, visitor, and residential demand. demand annually, as well as Electronics & Appliance stores with 50,477 square feet of demand. Clothing stores and Book stores have significant

Retail demand for Red Oak can be traced to several sources. The amounts of demand within the PTA with 35,119 and 32,175 square feet of primary driver of most retail demand originates from households in the demand, respectively. area. Typically, the residential component of the community provides up to 80% of total local retail demand in a given area. Disposable income, The retail demand generated for the Primary Trade Area is an aggregate what remains after taxes and other expenses, is an important component of student, workforce, commuter, and residential demand. Each category of retail demand for Red Oak. The current retail demand from residential is based upon the estimated base for each category times the estimated generates demand to support approximately 1.3 million square feet of retail spend by category, the estimated capture rate for each category, and annually. applying national spending averages for each category. To project future demand, supply is held constant and demand is anticipated to increase by

Commuter demand, generated by the commuter traffic passing by a the categorical demand per capita over time. It should also be noted that given location, is a key driver as a percentage of commuters are potential the “retail gap” factors in the retail leakage by category, therefore the total consumers. I-35E and SH 342 are already busy commuter corridors within retail leakage is greater than the total demand less total existing supply. the PTA, and will command retail gravity as the metro population continues to expand northward and increase in density. Currently, commuter demand generates an additional 23,000 square feet of retail demand for the greater Red Oak community.

Workforce is yet another strong component of how demand is created. The Red Oak PTA has a current employment of nearly 50,000 workers.

19 City of Red Oak, Texas Red Oak PTA Retail Demand Residential Workforce Commuter 2016 Total SF 2046 Total SF Category Demand Demand Demand Demand Demand Auto Parts, Accessories & Tire Stores 14,656 - 618 4,291 6,336 Furniture Stores 29,452 - - 20,149 25,849 Home Furnishings Stores 19,253 - - 8,819 11,898 Electronics & Appliance Stores 86,951 - - 50,477 65,967 Bldg Material & Supplies Dealers 83,527 - - - -

Lawn & Garden Equip & Supply Stores 5,866 - - - -

Grocery Stores 165,043 9,446 2,213 73,271 100,401 Specialty Food Stores 32,698 - - 25,249 32,005 Beer, Wine & Liquor Stores 12,266 - - 10,692 13,408 Health & Personal Care Stores 81,875 18,228 - - 8,395 Gasoline Stations 96,492 25,589 7,731 45,647 64,361 Clothing Stores 45,072 3,399 850 32,175 41,488 Shoe Stores 16,215 4,674 1,558 18,336 23,124 Specialty Retail (i.e. Jewelry, Luggage & 11,447 3,561 - 13,090 16,414 Leather Goods Stores) Sporting Goods/Hobby/Musical Instr Stores 42,019 2,025 779 35,119 44,455 Book, Periodical & Music Stores 5,609 - 779 3,069 4,112 Department Stores Excluding Leased Depts. 207,917 6,076 - - - Other General Merchandise Stores 115,295 28,043 1,168 105,790 134,784 Florists 2,637 - 779 1,860 2,450 Office Supplies, Stationery & Gift Stores 12,048 6,855 779 10,154 13,472 Used Merchandise Stores 18,633 - 1,558 12,296 15,978 Other Miscellaneous Store Retailers 61,934 - 1,087 - - Full-Service Restaurants - 8,908 1,310 10,237 12,698 Limited-Service Eating Places - 11,996 1,855 13,869 17,203 Special Food Services 1,976 - - 1,231 1,595 Drinking Places - Alcoholic Beverages 5,751 - - 5,687 7,061 Total Demand (SF) 1,174,629 128,801 23,063 501,508 663,453

20 City of Red Oak, Texas Market Demand

Market Potential Analysis by Category and InfoUSA. Note that the following table is an aggregate of sales and The following tables represent Sales Potential and Consumer Spending demand for the Red Oak PTA excluding internet purchases. This method Data within the Red Oak Primary Trade Area (PTA). Consumer spending is a different way to look at Demand and Supply in the Red Oak PTA. The data is derived from the Bureau of Labor Statistics with ESRI forecasts for previously used band method looks at demand by bands and applies a 2010 and 2016 projections. Supply estimates are sales to consumers by capture rate. The method below looks at the aggregate of Demand and establishment, and exclude business to business sales. Demand estimates Supply in the Red Oak PTA. The current retail gap shows that there is reflect the expected amount spent by consumers at retail outlets. A positive additional demand for 1,326,638 square feet of retail in the Red Oak PTA. value (+) represents “leakage” or “under-supply” and negative values (-) Catalyst estimates that Red Oak can capture an additional 501,508 square reflect “over-supply”. Data for this section is provided by ESRI, MediaMark feet of retail space.

Demand (Retail Category NAICS Supply (Retail Sales) Retail Gap Potential) Total Retail Trade and Food & Drink 44-45,722 $2,569,398,116 $2,026,521,114 $542,877,002 Total Retail Trade 44-45 $2,321,170,151 $1,816,234,341 $504,935,810 Total Food & Drink 722 $248,227,965 $210,286,773 $37,941,192

Demand (Retail Category NAICS Supply (Retail Sales) Retail Gap Potential) Automobile Dealers 4411 $449,258,420 $244,452,664 $204,805,756 Other Motor Vehicle Dealers 4412 $60,154,532 $13,422,995 $46,731,537 Auto Parts, Accessories & Tire Stores 4413 $36,639,414 $27,518,654 $9,120,760 Furniture Stores 4421 $44,177,705 $13,953,728 $30,223,977 Home Furnishings Stores 4422 $28,879,296 $15,651,515 $13,227,781 Electronics & Appliance Stores 443 $130,427,056 $54,711,871 $75,715,185 Bldg Materials, Garden Equip. & Supply Stores 444 $134,088,313 $186,808,401 -$52,720,088 Lawn & Garden Equip & Supply Stores 4442 $8,798,418 $9,722,474 -$924,056 Grocery Stores 4451 $391,977,322 $245,722,822 $146,254,500 Specialty Food Stores 4452 $24,523,515 $5,586,622 $18,936,893 Beer, Wine & Liquor Stores 4453 $18,398,314 $2,359,852 $16,038,462 Health & Personal Care Stores 446,4461 $122,811,774 $151,245,937 -$28,434,163 Gasoline Stations 447,4471 $144,738,009 $126,248,766 $18,489,243 Clothing Stores 4481 $61,974,607 $23,588,208 $38,386,399 Shoe Stores 4482 $12,161,353 $3,094,935 $9,066,418 Jewelry, Luggage & Leather Goods Stores 4483 $18,028,690 $3,033,118 $14,995,572 Sporting Goods, Hobby, Book & Music Stores 451 $71,440,706 $19,532,444 $51,908,262 Sporting Goods/Hobby/Musical Instr Stores 4511 $63,027,934 $14,555,497 $48,472,437 Book, Periodical & Music Stores 4512 $8,412,772 $4,976,947 $3,435,825 Department Stores Excluding Leased Depts. 4521 $311,875,616 $496,385,340 -$184,509,724 Florists 4531 $3,954,764 $2,333,657 $1,621,107 Office Supplies, Stationery & Gift Stores 4532 $18,072,745 $14,292,268 $3,780,477 Used Merchandise Stores 4533 $13,974,417 $5,920,548 $8,053,869 Other Miscellaneous Store Retailers 4539 $66,578,638 $78,351,284 -$11,772,646 Food Services & Drinking Places 722 $248,227,965 $210,286,773 $37,941,192 Special Food Services 7223 $2,963,797 $1,117,327 $1,846,470 Drinking Places - Alcoholic Beverages 7224 $8,626,495 $95,262 $8,531,233 Restaurants/Other Eating Places 7225 $236,637,673 $209,074,184 $27,563,489

(Source: Catalyst research, LoopNet) Note: all information contained herein is assumed accurate, however data was from third party sources and 21 may not be reliable. City of Red Oak, Texas Ray Roberts 35 Lake

75 69 Denton Lake 380 34 Bridgeport McKinney 81 Frisco 380

35 Lewisville Allen Lake 121 114 Lavon Lewisville 121 Plano Lake Trophy Club P 190 R Grapevine E S ID 30 Lake E NT G 19 EO R 35 Carrollton G 75 E B U 199 Southlake SH Eagle Mtn

Grapevine TU

287 DNT R Lake 114 N

P Lake

I K

635 E 121 12 Tawakoni 183 Ray Hubbard 34 Lake Lake Worth Mineral Wells 180 360 Irving DALLAS Weatherford 820 30 Terrell 281 FORT WORTH 80 20 12 Existing Retail 20 20

175 Brazos River Benbrook Lake 35 Kaufman 67 45

Retail Summary Red Oak 377 287

171 Waxahachie 0719 Cleburne

Distribution of Uses Category Count 67 In an effort to better understand the retail potential of the Primary Trade Area Apparel - Bridal/Formal - 448190 0 Cedar Creek (PTA), Catalyst completed a scan of the existing national retailers within a 3 Apparel - Discount - 448140 0 Lake 35 Apparel - Maternity - 448120 1 174 mile radius. The following categories have more than five77 retailers represented in the City of Red Oak and the 3 mile ring from Ovilla and Interstate 35. Apparel - Menswear - 448110 45 0 Apparel Retail - 448110 4 Underserved Categories Apparel Retail - Children’s - 448130 0 The following categories are underserved in the Red Oak market: Apparel Retail - High End/Luxury 0 • Full-service Restaurants Apparel - Women’s - 448150 - 448120 1 Auction/Ebay Company - 454112 0 • Movie Theater Automotive - Rental - 532111 0 • Entertainment Automotive Retailer - 4413 0 • General Merchandise Automotive Service - 447190 6 • Sporting Goods Bank - 522110 5 Bed & Bath & Linen Store - 423220 0 In interviews with Red Oak city officials, local developers, there was expressed Beer/Wine (no liquor) - 445310 0 interest in additional retailers in the following counties: Boats/Marine Store - 441222 0 • Movie Theater Book Store - 451211 0 • Additional Grocer Candy - 445292 0 • Entertainment Cards / Stationary - 453220 0 • Clothing Check Cashing / Pawn /Thrift - 522390 2 • Sporting Goods Child Care/Education - 624410 1 Computer & Software Retailers - 443120 0 Consumer Electronics Retail - 443112 0 Convenience Store - 445120 7 Dance Studio - 611610 0 Department Store - 452111 0 Discount Department Store - 452111 0 Dollar/Variety Stores - 452990 1 Dry Cleaning/Laundry - 812320 - 812310 2 Entertainment - 71 1 Fabric Retail - 451130 0

22 City of Red Oak, Texas Existing Retail

Category Count Category Count Financial/Tax Service - 523930 - 541213 - 541211 0 Pharmacy - 446110 2 Fitness Equipment - 423910 0 Photocopy/Printing - 323114 0 Floor Covering - 442210 0 Photofinishing/Portrait Studios - 812921 - 541921 0 Florist - 453110 2 Postal retail - 561431 0 Food Retailer - 445299 2 Rental Centers - 532310 0 General Merchandise Stores - 452910 1 Restaurant - American - 722110 2 Grocery - 445110 1 Restaurant - American New - 722110 0 Hair Cutter/Salon - 812112 6 Restaurant - American Regional - 722110 0 Hardware/Home Improvement - 444130 - 444110 1 Restaurant - American Traditional - 722110 0 Health & Beauty Care Locations - 453998 1 Restaurant - Asian - 722110 0 Health Clubs/Gyms - 713940 3 Restaurant - Asian Fusion - 722110 0 Hobbies/Craft/Art Supplies - 453998 - 451120 0 Restaurant - Bakery - 722110 4 Home Furnishings - 442210 - 442291 2 Restaurant - Bar/Nightclub - 722410 1 Hotel - 721110 0 Restaurant - Barbecue - 722110 - 72211 1 Household Appliance - 443111 0 Restaurant - Brazilian - 722110 0 Houseware/Giftware - 442299 2 Restaurant - Burgers - 722110 0 Insurance - 524210 2 Restaurant - Burrito - 722110 0 Jewelry - 448310 0 Restaurant - Cajun - 722110 0 Liquor stores - 445310 0 Restaurant - Caribbean - 722110 0 Luggage/Leather Goods - 448320 0 Restaurant - Casual Dining - 722110 0 Major Appliances - 443111 0 Restaurant - Catalan - 722110 0 Medical - 621111 - 621112 - 621493 0 Restaurant - Central Amer. - 722110 0 Medical - Chiropractor - 621310 2 Restaurant - Chinese - 722110 0 Medical - Dentist - 621210 1 Restaurant - Coffee - 722211 0 Medical - Family Practice - 621111 0 Restaurant - Continental - 722110 0 Medical - Orthodontist - 621210 0 Restaurant - Creole - 722110 0 Medical - Other - 621111 0 Restaurant - Cuban - 722110 0 Medical - Pediatrics - 621111 0 Restaurant - Deli - 722110 0 Medical - Post Acute - Rehabilitation - 621493 0 Restaurant - Dessert - 722110 0 Medical - Supplies & Equipment - 446199 0 Restaurant - Diner - 722110 2 Movie Theater - 512131 0 Restaurant - Eastern European - 722110 0 Music/Video - 443111 0 Restaurant - Eclectic / Int’l - 722110 0 Nail Salon - 812113 0 Restaurant - European - 722110 0 Newsstand -451212 0 Restaurant - Fast Casual - 722110 0 Nursery - 111411 - 111412 - 444220 1 Restaurant - Fast Food/QSR (regional) - 722110 0 Office - Attorney - 541110 0 Restaurant - Fast Food/QSR - local - 722110 0 Office - Financial/Tax Services 0 Restaurant - French - 722110 0 Office - Mortgage Company - 522310 0 Restaurant - Full service/Sit Down - 722110 0 Office - Other - 523120 - 531120 - 522310 0 Restaurant - Full service/Sit Down - Steak - 722110 1 Office Products/Stationary - 322231 0 Restaurant - German - 722110 0 Office - Real Estate Company - 531210 0 Restaurant - Greek - 722110 0 Optical Retailer - 446130 - 621320 0 Restaurant - Hawaiian - 722110 0 Other 4 Restaurant - Health Food - 722110 0 Outdoor/Pool/Patio - 337124 - 453998 0 Restaurant - Ice Cream/Yogurt - 722211 0 Outlet Store - 452112 0 Restaurant - Indian - 722110 0 Paint & Wall coverings store - 444120 0 Restaurant - Irish - 722110 0 Paper/Party Goods - 453220 0 Restaurant - Italian - 722110 1 Pet Store - 453910 6 Restaurant - Japanese - 722110 0

23 City of Red Oak, Texas Category Count Category Count Restaurant - Juice Retail - 722211 0 Self Storage - 531130 2 Restaurant - Limited Service & Fast food (continued) 2 Shoe Store - 448210 4 Restaurant - Limited Service & Fast food - Burger - Sign Company -339350 - 541890 0 1 722211 Spa - 812199 0 Restaurant - Limited Service & Fast food - Chicken - 2 722211 Sporting Goods Store - 451110 0 Restaurant - Limited Service & Fast food - Mexican - 0 Tailor / Alterations - 811490 0 722211 Tanning - 812199 0 Restaurant - Limited Service & Fast food - Other - 0 722211 Restaurant - Limited Service & Fast food (continued) 2 Restaurant - Limited Service & Fast food - Pizza - 722211 0 Tax and Investment Services - 541213 - 523930 2 Restaurant - Limited Service & Fast food - Seafood - 0 Tobacco - 453991 0 722211 Toys - 451120 0 Restaurant - Mandarin - 722110 0 Video Game - 451120 0 Restaurant - Mediterranean - 722110 0 Wholesale Club 0 Restaurant - Mexican - 722110 0 Wireless Store - 443112 0 Restaurant - Middle Eastern - 722110 0 Restaurant - National Fast Food/QSR 0 Restaurant - Other - 722110 0 Restaurant - Pan-Asian - 722110 0 Restaurant - Pan-Latin - 722110 0 Restaurant - Peruvian - 722110 0 Restaurant - Pizza - 722110 - 722211 2 Restaurant - Polynesian - 722110 0 Restaurant - Pub Food - 722110 0 Restaurant - Salads - 722110 0 Restaurant - Salvadoran - 722110 0 Restaurant - Sandwich/Deli - 722110 - 722111 3 Restaurant - Seafood (French) - 722110 0 Restaurant - Limited Service & Fast food (continued) 2 Restaurant - Seafood - 722110 0 Restaurant - Sicilian - 722110 1 Restaurant - Small Plates - 722110 0 Restaurant - Soba / Udon - 722110 0 Restaurant - South American - 722110 0 Restaurant - Southern - 722110 0 Restaurant - Southwestern - 722110 0 Restaurant - Spanish - 722110 0 Restaurant - Specialties - 722110 0 Restaurant - Sushi - 722110 0 Restaurant - Tapas - 722110 0 Restaurant - Teppanyaki - 722110 0 Restaurant - Tex-Mex - 722110 1 Restaurant - Thai - 722110 0 Restaurant - Turkish - 722110 0 Restaurant - Vegan - 722110 0 Restaurant - Vegetarian - 722110 0 Restaurant - Vietnamese - 722110 0 Restaurant - Wings - 722110 0 Restaurant - Yakitori / Poultry - 722110 0

24 City of Red Oak, Texas Ray Roberts 35 Lake

75 69 Denton Lake 380 34 Bridgeport McKinney 81 Frisco 380

35 Lewisville Allen Lake 121 114 Lavon Lewisville 121 Plano Lake Trophy Club P 190 R Grapevine E S ID 30 Lake E NT G 19 EO R 35 Carrollton G 75 E B U 199 Southlake SH Eagle Mtn

Grapevine TU

287 DNT R Lake 114 N

P Lake

I K

635 E 121 12 Tawakoni 183 Ray Hubbard 34 Lake Lake Worth Mineral Wells 180 360 Irving DALLAS Weatherford 820 30 Terrell 281 FORT WORTH 80 20 12 Traffic Counts 20 20

175 Brazos River Benbrook Lake 35 Kaufman 67 45

Traffic Counts Red Oak 377 287

171 Waxahachie 0819 Cleburne

Traffic Counts 67 Average daily volume is an important measurement by which retailers Street Intersection VPD Cedar Creek evaluate potential sites. Generally speaking, higher traffic counts are Lake 35 Interstate 35E North of Red Oak Red Oak Rd 83,468 174 more attractive as they are typically translated into greater77 retail sales potential. A summary of traffic counts for the Red Oak Trade Area is as Interstate 35E South of Red Oak Red45 Oak Rd 76,498 follows. Traffic counts were obtained in 2014 - 2017 by Catalyst, MPSI, FM 664 / E the City of Red Oak, and Kimley-Horn. West of Interstate 35E 40,013 Ovilla Road FM 664 / E East of Interstate 35E 28,051 In regards to the traffic counts in the region, the highest counts are Ovilla Road on Interstate 35E, followed by FM 664 / E Ovilla Road with eastbound FM 664 / E West of SH 342 19,361 traffic from Interstate 35E only slightly higher. Traffic counts are lower Ovilla Rd moving farther east on FM 664 / E Ovilla Road. There is significant traffic State Highway South of Ovilla Rd 12,497 in the undeveloped areas of Red Oak Road between Interstate 35E and 342 State Highway W Red Oak Road as well as State Highway 342 between W Red Oak South of Red Oak Rd 11,250 342 Road and FM 664 / E Ovilla Road. Most traffic coming off Interstate 35E heads east on FM 664 / E Ovilla Road rather than heading west. W Red Oak Rd East of Interstate 35E 6,949

Traffic Count Map (Source: Catalyst, MPSI, City of Red Oak, Kimley-Horn) 25 City of Red Oak, Texas 4245 N Central Expressway | Ste. 265 Dallas, Texas 75206 (972) 999-0081