Playbook · View 02 Location Intelligence KC Northland · Smithville Corridor
Location Intelligence
Every locational signal for The Shops at Smithville — the retail & office census along U.S. 169, the demographic base at 2.3 / 5.5 / 10 miles, and the suite mix — fused into a scored use-case universe that ranks the optimum tenants and buyers.
building photo
14901–14903 U.S. 169 · twin-building center renovation delivering 2026
Optimum use
Medical / Dental
§ 01
Map Command Center
US-169 / Hwy-92 node The center sits on U.S. 169 — Smithville's main north-south thoroughfare — one node south of the Hwy-92 interchange. The daily-needs anchors that pull the corridor's traffic are plotted below.
The Shops (subject) 1 Auto & Fuel 2 Food / QSR 3 Pads 1 Professional 1 Industrial 1 Civic 2 Grocery 1 Retail 2 Education 1
THE SHOPS ★
Roadmap
Aerial · proximity census
Read it — why this node leases
The property is the newest inline retail on U.S. 169 at the point where the highway meets the QuikTrip / McDonald's convenience node — capturing both the commuter corridor and the Smithville Lake recreation traffic. It sits one mile below a full daily-needs spine, so a tenant inherits the town's footfall without paying the town's rent.
§ 02
Classification & Suite Mix
2 buildings · 5 leased · 4 avail Property record
Address14901–14903 U.S. 169
TypeRetail · Strip (2 bldg)
SubmarketKC Northland — Smithville
Building30,150 SF (±)
Available1,400–10,000 SF · 4
FrontageU.S. 169 · signalized
ConditionRenovation · delivery 2026
Coordinates39.3633, −94.5828
Site plangreen = available
site plan
Building A + South Building
Suite ledger
Suite
SF ±
Status
Occupant / target
Signal
Suite 100
2,850
Leased
Pizza Shop
Food anchor — day + evening draw
Suite 200
1,400
Leased
AT&T
National credit tenant
Suite 300
2,100
Leased
Nail Salon
Personal-services demand
Suite 400
1,400
Available
Starter retail / service
→ seg:service_starter
Suite 500
2,100
Available
Boutique / clinic / office
→ seg:medical_pro
Suite 600
5,180
Available
Anchor inline / medical
→ seg:anchor_medical
Suite 700
2,100
Leased
HVAC Company
Trade / service occupier
Suite 800
1,250
Leased
Accountant
Professional-services demand
14901 South Bldg
10,000
Available
Standalone destination
→ seg:destination_standalone
§ 03
Use-Case Universe
zoning · co-tenancy · gaps Every viable use for the four open spaces, generated from permitted uses, existing co-tenancy and demand gaps. Chips flag fit against parking, size and corridor demand.
Medical & wellnesshospital-adjacent demand
MED-01 · clinical
Dental / Orthodontics
Suite 500/600 · 1 mi from Saint Luke's · underserved north corridor.
Fit Parking OK 2.1–5.2k SF
MED-02 · clinical
Urgent Care / Primary
South Building or Suite 600 · corridor visibility, referral halo.
Fit Buildout 5–10k SF
MED-03 · wellness
Physical Therapy / Chiro
Suite 400/500 · aging-in-place base, HH age 39.
Fit Parking OK 1.4–2.1k SF
MED-04 · wellness
Med-Spa / Aesthetics
Suite 500 · high-income base ($109k–$121k avg HH).
Fit 2.1k SF
Food & beveragedaytime + evening draw
FB-01 · fast-casual
Fast-Casual Restaurant
South Building end-cap · pizza anchor proves the draw.
Fit Grease/vent 2–3k SF
FB-02 · beverage
Coffee / Drive-Thru
Standalone pad appeal · Scooter's a mile north sets the comp.
Pad/drive-thru 1.4–2k SF
FB-03 · treat
Bakery / Dessert
Suite 400 · family base, 2.7 persons/HH within 2.3 mi.
Fit 1.4k SF
Professional & officecorridor service demand
OFF-01 · office
Insurance / Financial
Suite 400/500 · Central Bank + Accountant co-tenants confirm demand.
Fit Low buildout 1.4–2.1k SF
OFF-02 · office
Real Estate / Title / Law
Suite 500 · growth-corridor transaction volume.
Fit 2.1k SF
OFF-03 · service
Veterinary Clinic
Suite 600 or South Bldg · semi-rural, pet-heavy base.
Fit Buildout 3–5k SF
Retail & personal serviceshousehold-needs gaps
RET-01 · fitness
Boutique Fitness / Gym
South Building · 10k SF fits a franchise box; no corridor incumbent.
Fit 10k SF Open span
RET-02 · services
Salon / Barber / Spa
Suite 400 · nail-salon co-tenant shows category depth.
Fit 1.4k SF
RET-03 · education
Tutoring / Childcare
Suite 500/600 · top-10 MO school district, family base.
Fit Occupancy 2–5k SF
RET-04 · retail
Specialty / Franchise
South Bldg · destination retailer wanting 169 visibility.
Traffic-dependent 5–10k SF
§ 04
The LUS Scoring Model
Location · Use · Suitability LUS = 0.28·Demand + 0.22·CoTenancy + 0.20·Demographics + 0.16·Physical + 0.14·Access
Demand = category gap along US-169 · CoTenancy = complement to existing 5 tenants · Demographics = HH income & age match · Physical = suite size/parking/buildout · Access = frontage & visibility
Corridor Demand Gap
underserved category on US-169
0.28
Co-Tenancy Fit
complements pizza / AT&T / salon / HVAC / CPA
0.22
Demographic Match
$109k–121k HH income · age 38–39
0.20
Physical Suitability
suite size · parking · buildout cost
0.16
Access & Visibility
US-169 frontage · signal · pylon
0.14
§ 05
Use-Case Rankings
top uses by LUS 1
Dental / Orthodontics
MED-01 · Suite 500/600
A
Gap: no north-corridor dental · high income · low-vent buildout
91
2
Urgent Care / Primary Care
MED-02 · South Bldg / 600
A
Halo: Saint Luke's 1 mi · 169 frontage · flexible size
89
3
Physical Therapy / Chiro
MED-03 · Suite 400/500
A
Base: aging households · small-bay · unmet demand
87
4
Insurance / Financial Office
OFF-01 · Suite 400/500
A
Proof: Central Bank + CPA co-tenants · minimal buildout
85
5
Veterinary Clinic
OFF-03 · Suite 600 / South
A
Base: semi-rural pet-heavy · no corridor vet
83
6
Boutique Fitness / Gym
RET-01 · South Building
B
Box: 10k open span · no corridor franchise gym
80
7
Fast-Casual Restaurant
FB-01 · South end-cap
B
Proof: pizza anchor · grease/vent buildout
78
8
Salon / Barber / Spa
RET-02 · Suite 400
B
Depth: nail-salon co-tenant · starter bay
76
9
Tutoring / Childcare
RET-03 · Suite 500/600
C
Base: top-10 school district · occupancy code
72
10
Coffee / Drive-Thru
FB-02 · pad potential
C
Comp: Scooter's north · drive-thru config
70
§ 06
Proximity Business Census
corridor support QSR / Convenience
5
QT · McD · Sonic · BK · traffic engines
Grocery / Retail
4
Price Chopper · Ace · O'Reilly · Heritage
Medical / Civic
3
Saint Luke's · Library · referral halo
In-Center Tenants
5
pizza · AT&T · salon · HVAC · CPA
Category Gaps
6
dental · urgent · PT · vet · gym · coffee
Banks
1
Central Bank · professional co-tenant
Gap thesis
The corridor is heavy on convenience and grocery but thin on medical, wellness and professional destination uses — despite a hospital one mile north and a $109k–$121k household income base. That gap is exactly what the four available spaces are sized to fill.
§ 07
Demographics & Traffic
2023 ACS · rings Total Population
5,383
26,609
149,124
Avg Age (Male)
38.0
38.7
37.5
Avg Age (Female)
41.0
38.0
38.6
Total Households
2,005
9,913
58,115
Avg HH Income
$109,087
$120,991
$118,910
Avg House Value
$289K
$332,658
$336,293
§ 08
Optimum Users — Ranked & Testable
maps to campaign segments #1Dental / Ortho Group91
Hospital-adjacent, no north-corridor incumbent
seg:medical_proOwner / Practice Mgr
#2Urgent / Primary Care89
Referral halo, 169 visibility
seg:anchor_medicalRegional operator
#3PT / Chiro / Wellness87
Aging base, unmet demand
seg:medical_proClinician-owner
#4Insurance / Financial85
Central Bank + CPA co-tenants
seg:professionalAgency owner
#5Veterinary Clinic83
Pet-heavy semi-rural base
seg:medical_proVet-owner
#6Fitness Franchisee80
10k box, no corridor gym
seg:destination_standaloneFranchisee
#7Fast-Casual / Food78
Pizza anchor proof
seg:food_operatorRestaurateur
#8Salon / Spa / Barber76
Starter bay, category depth
seg:service_starterStudio-owner
#9CRE Investor (Buyer)74
Credit tenants + lease-up
seg:investor1031 / private