Retail Site Selection in Flower Mound: 1,800 SF Coffee Cafe Lease at Silveron Park

By Brent Pennington, CCIM | Retail Tenant Representation | Metroport Commercial Group, eXp Commercial

Metroport Commercial Group represented a coffee cafe company in retail site selection in Flower Mound, Texas, and the tenant signed a lease for about 1,800 square feet at Silveron Park, a new mixed-use development at Long Prairie Road and Silveron Boulevard. The lease was signed before construction began, supported by drive-time, traffic, demographic, psychographic, and market coverage analysis from our model in Intellisite. This is one site in the tenant’s multi-site rollout, and it shows how reliable site data lets a retailer commit to a development that is not yet built.

Deal at a glance

• Tenant: coffee cafe company, multi-site rollout
• Location: Silveron Park, Long Prairie Road at Silveron Boulevard, Flower Mound, Texas
• Size: about 1,800 SF
• Stage: pre-construction, lease signed
• Representation: tenant representation by Metroport Commercial Group
• Opening: no date announced

The Situation

The tenant is a coffee cafe company adding locations through a multi-site rollout. This Flower Mound site is one of those locations.

The cafe is built around being a neighborhood meeting place. That model depends on where the cafe sits: strong traffic, strong neighborhood presence, and a customer base that lives and works close by. The tenant also had a market coverage map showing where it wants to be, so the search started with the company’s location criteria, not with available space.

The Challenge: Leasing Before Construction

Silveron Park is planned as part of a larger mixed-use project with multifamily residential, retail, and office space. Construction had not started when the decision was made. That created two problems at once:

• Evaluating an unbuilt development: with no finished buildings, no foot traffic, and no visible neighbors, the tenant had to judge the long-term potential of the project from plans and data.
• Securing the right position within the project: traffic exposure, neighborhood visibility, and the ability to serve as a community meeting place were central to the decision.

A site that looks strong on paper still has to fit the rollout. Each new location needed to match the tenant’s customer profile and sit well against the company’s existing market coverage.

The Strategy: Data-Driven Retail Site Selection

We treated the assignment as a data question first and a lease question second. We loaded the location into our model in Intellisite, an advanced site selection analysis platform, and scored it against the tenant’s location criteria. The analysis included:

• Drive-time analysis to define the customer trade area
• Traffic analysis to assess access and customer exposure
• Demographic and psychographic analysis of nearby households, including how people in the market spend their money
• Market coverage analysis to see how Flower Mound fits the tenant’s rollout
• Site scoring against the tenant’s requirements, delivered as a scored map showing how each factor played out

We run this process for every retail site selection client. With solid demographic and site data in hand, the tenant was comfortable leasing as a predevelopment tenant.

The second part of the work was the lease. We worked through the cafe’s position within the development and worked with the team to shape lease terms that benefit the tenant, on a timeline that works for the tenant.

The Location: Silveron Park in Flower Mound

Silveron Park in Flower Mound along FM 2499 fit the tenant’s market coverage map very well. The surrounding area is upscale, with a collection of mixed-use residential developments, including a high-rise residential tower Thirty-One Eleven Sunset on the shores of Grapevine Lake. The site also draws on the business communities that stretch from DFW Airport and Grapevine through Flower Mound. The local market is strong and still developing with premium projects.

Silveron Park Overview

• Location: Long Prairie Road at Silveron Boulevard, Flower Mound, Texas
• A larger mixed-use project planned with multifamily residential, retail, and office space
• A park-like setting with trails that connect to nearby developments
• A restaurant-oriented retail building with at least two other restaurant concepts planned alongside the cafe
• Cafe space of about 1,800 square feet

The Results

• About 1,800 SF lease signed at Silveron Park in Flower Mound
• Site fits the tenant’s market coverage map
• Lease terms and timeline shaped to support the tenant’s plans
• Landlord secured a strong coffee cafe alongside at least two other restaurant concepts in the retail building
• Opening date not yet announced

The tenant secured a position in a growing development before the first building went up, with data to support the decision.

Why This Matters

For Retail Tenants

• Strong site data can do the job of a walk-through when the building does not exist yet
• A site can score well on demographics and still overlap your existing locations, so checking market coverage was important
• The position inside a project matters as much as the project itself

For Landlords and Developers

• Tenants that arrive with scored site data are able to commit earlier, even before construction
• A recognized cafe next to other restaurant concepts gives a retail building a clear identity as a gathering place
• Flexible lease terms and workable timelines help tenants commit to projects that do not yet have an opening date

The Takeaway

• Retail site selection starts with data, not with available space.
• A pre-construction lease is a reasoned decision when the trade area, traffic, spending patterns, and market coverage have all been scored.
• In a multi-site rollout, every new site has to fit the coverage map as well as the demographics.
• Position within the development and the lease terms decide whether a good site becomes a good location.

Frequently Asked Questions (FAQ)

What is retail site selection?

Retail site selection is the process of scoring a location against a retailer’s requirements before signing a lease. It uses data such as drive times, traffic, demographics, psychographics, and market coverage. For the Flower Mound cafe at Silveron Park, we used all five and delivered a scored map to the tenant.

Can a retailer lease space in a development that has not been built?

Yes. A pre-construction lease works when the tenant has strong evidence to replace what it cannot tour. At Silveron Park, the lease was signed before construction began, supported by trade area, traffic, and spending data, plus lease terms and a timeline that fit the tenant’s plans.

What data supports a retail site selection in Flower Mound?

The analysis covered drive times to define the trade area, traffic patterns for access and exposure, demographics and psychographics showing how nearby households spend, market coverage against the tenant’s rollout, and a site score against the tenant’s location criteria.

Why does market coverage matter in a multi-site rollout?

Market coverage shows whether a new site reaches customers the tenant’s other locations do not, and whether it sits where the company wants to grow. A site can fit the demographic profile and still be wrong for the rollout. Flower Mound fit this tenant’s coverage map very well.

Where is Silveron Park, how large is the cafe space, and when does it open?

Silveron Park is at Long Prairie Road and Silveron Boulevard in Flower Mound, Texas. It is a luxury multifamily, retail, and office development. The cafe space is about 1,800 square feet. The lease is signed, and an opening date has not been announced.

Brent Pennington, CCIM, ALC

Advisor, Senior Vice President

Metroport Commercial Group, eXp Commercial

1720 Bray Central Drive, Ste 100, McKinney, TX 75069

Phone: 817-999-8266

Email: brent@metroportcommercial.com

Website: www.metroportcre.com