Why Void Analysis Matters
When any retail center has a vacancy there is one question every landlord and broker asks,
What retail will succeed in this space?
Void analysis gives a clear, data-backed answer. It compares what retailers exist in a trade area to thousands of active brands across the country, revealing exactly who's not there - but should be. Because, as we all know, vacancies in commercial real estate help no one.
In this case study we'll walk through how void analysis helped us uncover the best high value opportunities for the Fiesta Palms II Shopping Center in Mesa, Arizona.
Understanding The Site
Located at 2111 S Alma School Rd, the vacancy at Fiesta Palms II is a well located neighborhood shopping center positioned between high density households and the US-60 freeway.
And the details of the site within a 2 mile radius,
- 2,502 square feet
- 31,000 AADT
- 75,037 residents
- 31,350 households
- $78,883 median household income
- 5,685 people per square mile - dense for suburban Mesa
- 53.6% renter occupied - indicates mobile and high convenience needs
All this along with the other data available in our demographic reports shows the area is ideal for convenience driven merchants, food and beverage concepts, and personal service retailers; especially for those who rely on strong daytime activity and household spending.
Filling The Vacancy With Void Analysis
Armed with this data, we ran the void analysis report on retail categories that would best match this site.
The void analysis report lists more than retailers, it includes valuable supporting information for potential tenants like common co-tenants, expansion trends, average square feet, and links to contacts for retailers marked as void. These insights further help landlords and their brokers as they work to find the best fit for any open lease.
One standout opportunity was Five Guys, who consistency appeared as a strong match based on the surrounding population density, income levels, and spending patterns. Five Guys already operates successfully in comparable trade areas across the Phoenix valley.
With REGIS Online it's easy to add the existing Five Guys locations to the map, show other types of data like traffic counts and demographics, and a unique trade area of 75,000 people for each location. These visual data points help so much when showing retailers the opportunity of moving into your open lease.
Why Void Analysis Works
Void analysis turns uncertain leasing conversations into confident, data-supported decisions. Instead of guessing which retailers might fit or relying solely on anecdotal market knowledge, the report surfaces real opportunities backed by demographic performance, consumer spending, and competitive gaps.
For landlords, brokers, and developers, this means faster leasing cycles, fewer mismatched prospects, and stronger pitches to brand decision-makers.
And while we're not CRE brokers ourselves, we can still uncover ideal tenants in minutes using this tool. With REGIS Online professionals equipped with both the data and market expertise can fill open leases faster and more effectively than ever before.