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The Shops at Smithville 1700015 · 14901–14903 U.S. 169
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Playbook · View 04 Market Scan & Gap Analysis Occupiers · Signals · Demand Gap

Market Gap Analysis

Who's already trading in the trade area, what the market is signaling, and — by pricing demand against supply — the single most profitable use the four available spaces can capture.

Best use · Dental 17 occupiers scanned 3 white-space uses 8 market signals Profit 91/100
§ 01

Map Command Center

occupier supply plotted

Every occupier from the census — the supply side of the gap — mapped on the corridor. Colour marks the category; a flagged pin carries a fresh market signal.

The Shops (subject) 1 Medical 3 Civic 1 Fitness 1 Food / QSR 2 Retail 1 Grocery 1 Auto & Fuel 3 Industrial 1 Professional 4
THE SHOPS ★
Roadmap
Aerial · occupier census
Occupier census17
Smithville Eye Center
Optometry
6 ct
Frankum Chiropractic
Chiropractor
2 ct
Metro Emergency Physicians
Medical Clinic
12 ct
Saint Luke's North Hospital
Hospital · ▲ signal
No contact
Anytime Fitness
Fitness
15 ct
Scooter's Coffee
Coffee · Drive-Thru · ▲ signal
2 ct
Taco Bell
QSR · ▲ signal
3 ct
T-Mobile
Telecom Retail · ▲ signal
5 ct
Price Chopper
Grocery · ▼ signal
14 ct
Schneider Automotive
Automotive
1 ct
Plaza Cars of KC
Automotive
2 ct
Tobson Fleet Services
Auto · Fleet · ▲ signal
2 ct
Wilson Heating & Cooling
HVAC
2 ct
Birch Creek Enterprises
Consultant · ▲ signal
2 ct
BG Consultants, Inc.
Consultant
15 ct
Engage Publications
Marketing
2 ct
KC Web Designs
Marketing
1 ct
The opening — most profitable use
Dental / Orthodontics scores demand 92/100 against 0 competing occupiers on the map — a white space opening (profit 91/100). Saint Luke's referral halo · $121k HHI · family base · zero incumbents.
§ 02

The Gap — best profitable use

demand × supply
91
profit / 100
Best profitable use

Dental / Orthodontics

Saint Luke's referral halo · $121k HHI · family base · zero incumbents. Demand 92/100 against 0 competing occupiers — a white space opening. Runner-up: Urgent / Primary Care (profit 83).

#
Candidate use
Demand
Sup
Gap
Fit
Profit
1
Dental / Orthodontics
Saint Luke's referral halo · $121k HHI · family base · zero incumbents
0
91
91
White space
2
Urgent / Primary Care
Hospital 1 mi · 22,586 VPD frontage · one urgent incumbent
1
89
83
Under-served
3
Veterinary Clinic
Semi-rural pet-heavy base · no corridor vet
0
83
83
White space
4
Physical Therapy / Chiro
Aging households · chiro present, PT under-served
1
87
79
Under-served
5
Childcare / Tutoring
Top-10 MO school district · family base · no incumbent
0
72
72
White space
6
Salon / Barber / Spa
Nail-salon co-tenant · category depth
0
76
72
White space
7
Boutique Fitness / Gym
10k South Building · one franchise gym incumbent
1
80
70
Under-served
8
Coffee / Drive-Thru
22,586 VPD · nearest Scooter's 1.4 mi · pad demand
1
70
68
Under-served
9
Fast-Casual / QSR
High traffic BUT saturated (McD, Taco Bell, Sonic, pizza)
1
78
66
Under-served
10
Insurance / Financial Office
Growing local firms · Central Bank + CPA co-tenants
4
85
57
Saturated
§ 03

Occupier Database

the supply side

The nearby-business census that feeds the gap analysis. Filter by category; each occupier carries its address, reachable contacts and outreach status.

All Medical Civic Fitness Food / QSR Retail Grocery Auto & Fuel Industrial Professional
Occupier
Location
Contacts
Status
Smithville Eye Center
Optometry
1000 US-169
6 contacts
Email DM
Frankum Chiropractic
Chiropractor
1014 US-169
2 contacts
Email DM
Metro Emergency Physicians
Medical Clinic
601 US-169
12 contacts
Email DM
Saint Luke's North Hospital
Hospital
601 US-169
—
No contact
Anytime Fitness
Fitness
1010 US-169
15 contacts
Email DM
Scooter's Coffee
Coffee · Drive-Thru
15700 US-169
2 contacts
Mobile only
Taco Bell
QSR
15700 US-169
3 contacts
Email DM
T-Mobile
Telecom Retail
15700 US-169 C6
5 contacts
Email DM
Price Chopper
Grocery
15700 US-169 E
14 contacts
Email DM
Schneider Automotive
Automotive
513 US-169 A
1 contacts
Mobile only
Plaza Cars of KC
Automotive
507 US-169
2 contacts
Email DM
Tobson Fleet Services
Auto · Fleet
208 Richardson St I
2 contacts
Email DM
Wilson Heating & Cooling
HVAC
206 Richardson St
2 contacts
Email DM
Birch Creek Enterprises
Consultant
103 James St 103A
2 contacts
Email DM
BG Consultants, Inc.
Consultant
208 Richardson St A
15 contacts
Email DM
Engage Publications
Marketing
206 Richardson St 242
2 contacts
Email DM
KC Web Designs
Marketing
206 Richardson St 1019
1 contacts
Email DM
§ 04

Market Signals

expansion · contraction

Fresh corporate signals in the trade area — who's expanding, who's contracting, and what it means for demand. Higher scores = stronger intent.

▲ ExpansionH95
Scooter's Coffee
15700 US-169
Why: Scooter's secured $375M capital, expanding distribution.
Takeaway: Aggressive unit growth — a corridor drive-thru pad is on-thesis.
Window · Q3 2026 – H1 2027Food / QSR
▲ ExpansionH85
Tobson Fleet Services
208 Richardson St I
Why: Aggressively hiring diesel techs for a growing team.
Takeaway: Trade/fleet operator scaling — flex/industrial demand signal.
Window · Q3 2026Auto & Fuel
▲ ExpansionH85
Birch Creek Enterprises
103 James St 103A
Why: Local manufacturer plans +30% capacity expansion.
Takeaway: Growing local firm — office/flex requirement emerging.
Window · Q1 2027Professional
▲ ExpansionM75
Taco Bell
15700 US-169
Why: Yum! Brands investing to support accelerated growth.
Takeaway: QSR category expanding but already well-served here.
Window · 12–18moFood / QSR
▲ ExpansionM70
Saint Luke's North Hospital
601 US-169
Why: Saint Luke's investing system-wide in new facilities.
Takeaway: Referral halo strengthens medical-office demand.
Window · H1 2027Civic
▲ ExpansionM70
T-Mobile
15700 US-169 C6
Why: T-Mobile Q1 2026 outlined aggressive growth targets.
Takeaway: National credit retailer active in-market.
Window · 12–18moRetail
▼ ContractionM65
Price Chopper
15700 US-169 E
Why: Price Chopper closed a NY store, signaling rationalization.
Takeaway: Anchor stable locally but watch footprint changes.
Window · H1 2027Grocery
§ 05

Method & Next Steps

The gap model
Demand is modelled from the ACS trade area ($109k–$121k HHI, 149k people at 10 mi), the 22,586-VPD corridor, the Saint Luke's halo and the top-10 school district. Supply is the live occupier census. LUS scores supply the fit term — a defensible, data-grounded shortlist rather than a hunch.
What to do with it
Pursue the top "White space" and "Under-served" uses first — they convert fastest because no incumbent defends the customer. See the Map for the same gap plotted spatially, and the Campaign for the outreach engine that targets those operators.
Andrew Danner
Broker
O: 816.612.5191
Andrew@windfieldrealestate.com
Ben Nelson, CCIM
Senior Associate
O: 816.612.5191
Ben@windfieldrealestate.com