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NNN Lease 8/18/09
Mr. Fenner,
<Nate>
Thanks very much for the data section on the sba website!
<Welcome>
So far things are looking good at signing a pretty nice contract to open
a 1200 sqft store. I will be bringing along the local Petco's fish dept
manager to share the work with.
<Ahh! Am hopeful you two have very confluent value systems, goals>
He has maintained the highest salt water sales in all eastern seaboard
Petcos for a few years now. Im really very excited to see what he can do
with 3000+ gallons of salt water. :)
<Me too!>
I would really prefer not to sign a NNN lease...Are there any allowable
parts of my contract that are OK to lack in promise when I have a much
better lease? Any suggestions on how to go about not having to pay for
Utilities?
<VERY important to get as much "help" as reasonable in negotiating your
lease... I cannot emphasize enough how critically important this is at
this juncture... DO chat with other tenants at the strip mall,
setting... even properties nearby... Re what they pay, what the history
of the triple net has been... DO have someone familiar with leases,
leasing assist you here... MUCH that is proposed initially, in "boiler
plate" agreements IS negotiable. Is the landlord or their agent offering
incentives, such as monies for TI's (Tenant Improvements)? Any
allowance/free initial rent for your signing? What is covered in the
NNN? When's the last time major improvements such as sealing, striping
the parking was done? What sort of reserve funds does the property
cover? Demand to see records of all.
Believe me, "it's your money" and will be for years into the future.
Know where it's going, and limit your costs, exposure>
I will be using all Reeflo dart gold pumps, Aquactinic fixtures on reef
tanks rather than halides, EcoTech MP pumps to add flow where needed(or
just Koralias), I've already got a 4k Deltec to use on the main reef
system...but in theory, with all of the energy efficient and low heat
products along with central air, I may not have to worry too much about
having to chill the systems.
<Good. Better to "condition" the air space by far>
I've already got some great account set up for the equipment side of
things.
For livestock I really only know of FishHeads and pacific island
imports.
I plan on doing more frequent smaller orders rather than fewer larger
ones.
Do you know of any other livestock dealers that tend to prefer the
smaller orders? And the occasional very large orders?
<Much to state here... could you give me some ideas, quality, quantity
and organism group-wise of what you think you will use? You have
surveyed your closer competitors I take it... Do you live near by one of
the major import cities? You list LA sources... if distal sourcing will
be your general practice, DO come out, visit the major wholesalers, to
establish contacts, ideas of who you will be dealing with. I make
occasional forays up north (live most of the year in San Diego)... and
can/will help to introduce you if you'd like>
Thanks again,
-Nate
<Welcome. Bob Fenner>
Re: NNN Lease 8/18/09
Mr. Fenner,
The landlord wanted $18 a sqft plus $4.5 in CAM plus NNN!
<What?!>
Hahaha pretty comical imo. That's about 325k a year before operational
costs! Next!
<Ah yes>
So I've located a few other potential storefronts perhaps not in the
most ideal of locations. But id be looking at more like 30k a year vs
close to that a month. A few of these listings do not charge CAM, just
rent and utilities..not too shabby.
My buddy from Petco was my mentor when I first got into the hobby, so I
share his personal goals/values vs the other way around. We are pretty
pumped to go forward with this.
<Very good>
"Much to state here... could you give me some ideas, quality, quantity
and organism group-wise of what you think you will use? You have
surveyed your closer competitors I take it... Do you live near by one of
the major import cities? You list LA sources... if distal sourcing will
be your general practice, DO come out, visit the major wholesalers, to
establish contacts, ideas of who you will be dealing with. I make
occasional forays up north (live most of the year in San Diego)... and
can/will help to introduce you if you'd like"
<I will be in San Diego from Sept 2-7, so if you have the time, id love
to take you for coffee?
<Ahh, am down in Bonaire currently and w/o my "calendar" (analog...
sigh)... but I think I'll be in SD during this time>
I live in Manchester, NH. About an hour north of Boston. I had a nice
chat with Frank from FishHeadsInc.
<They are fine people in my estimation. Competent and honest>
Which I'm sure I will be quite pleased with, but I know that I will need
at least half a dozen good CONSISTANT livestock sources. We will be
dealing solely with marine aquatics. As far as WHAT, everything we can
responsibly get out hands on. Is pacific aqua farms any good? >
<IMO, yes... not for everything... but their "corals" are excellent>
So I'm in the midst of putting together a killer business plan. I
downloaded a mock plan from businessplans.com for an aquarium store. It
isn't quite on par with descriptions/numbers etc, but it at the very
least a great mold to what I need to create. But I'm still having a
great deal of difficulty projecting my monthly/yearly expenses on top of
being able to project gross profits. I have still been unsuccessful in
digging up any useful balance sheets. Thoughts?
<... Best for you to find out, generate the hard and variable costs
yourself. Being given such figures you will not "learn" (take in) their
importance, lessons. B>
Thanks again!
-Nate
Aquarium Storefront Business Plan 8/14/09
Mr. Fenner,
<Nate>
I plan to open up a storefront I the coming months. Thus far I have an
investor more or less convinced that I am the right man for the job. But
I have a meeting with him in the next few days. I have a lot of
important useful information to bring along to the meeting such as
Income statement and balance sheets for a local store that did quite
well but eventually had to shut down due to management issues.
I was wondering if you knew of where I could get some more information
regarding first year results in particular of other aquarium stores
throughout the country.
<The SBA is your best source here period. They used to have
data/document specific info. per industry... Including retail petfish!>
Thanks,
-Nate
<... Who else will be working this store with you? Have you read through
our Business SubWeb:
http://wetwebmedia.com/AqBizSubWebIndex/Biz%20Index/Biz%20index.htm
Tally ho! BobF>
Question you may be able to help with. Possible new LFS
Yes I and a friend are interested in starting a pet store. Our Main
focus of the store will be our Fish department. We are also going to
be focused on "new to pet owners".
<Better by far to widen your commercial focus... have something for
intermediate, advanced folks/approaches>
We have an excellent layout for a
store completed and scaled and built a model. We are having difficulty
coming up with a realistic startup cost to start pitching our idea to a
bank for funding.
<Some general rules of thumb, guesstimates can be found sprinkled amongst
articles and FAQs on the WWM Aquatics Business subweb... I would count on
whatever operational costs you have not being able to cover them from anything
other than savings/borrowings for a good two years... Utilities, rents, your
wages...>
We have talked to numerous people in the business
who stated that the idea was very well thought out, and they also said
that it was a very franchisable idea and plan.
<Wait on the franchising... this is an entirely different biz, animal than
owning/operating (even designing, packaging) a retail concept>
Unfortunately none of
the owners where willing to help us as i guess they felt threatened by
competition. We don' t feel that we can successfully pitch the idea to
a bank with out solid proof as to startup cost. Any information that
you could give would be greatly appreciated. Thank you for your time.
<You do need spreadsheets detailing monthly ongoing fixed and variable costs...
along with projections (including seasonality) of product, livestock categories.
Do you have Excel or Lotus experience? What data/categories do you already have
listed? Make a two year (24 page) spread sheet with what you have on it... and
send it along... We'll go "back and forth" a few times I believe you will grasp
what is involved. Bob Fenner>
Dennis E Roach Jr..
ECO follow-up
Hello once again Bob,
Well we got an "intro" letter together but wanted to holdup a little bit before
sending out to some big dogs.
We're in the process of adding FLASH to our website to demonstrate the dynamics
of molecular structures of water and what exactly our product is able to
achieve. It's going to be quite interesting. It should be completed by the end
of this week, so I just wanted to let you know, why we haven't forward an intro
letter.
<Okay>
Also, when dealing with say, Dr Foster, Premium Aquatics, Aqua Direct, as
distributors: what is a good estimate % discounted price to these outlets. We're
in the final stage of presenting our Business Plan and wanted to have an ideal
before plotting the core marketing strategy. We're still indecisive with that
avenue, but wanted to have a ballpark figure to juggle in our planning.
<Understood... typically there is a 40% or so net margin between distributors
and wholesalers in our trade, with some keystoning (doubling) margin left for
independent retailers... but with more expensive items like your units the
markups at retail may be somewhat half of this>
We've established a very good rapport with Sam Gamble and things are getting
interesting as well with Bob Goemans.
<Ah, good>
Anyway, once again thanks for any info you can provide. I'm sure we will be
linking to WWM as a sponsor as soon as we begin our advertising campaign.
<I look forward to your success. Bob Fenner>
As always a pleasure, Carl Denzer
Re: ECO follow-up (mark-up structure structure in the pet fish trade)
Bob,
Just to make sure I understood the % discount.... So on items like ours priced
at $65 to $85.... the average would be 20% to 25% discounted to dist/retailers.
I didn't realize that our product would be consider in the higher bracket of
cost items.
<Mmm, yes... as a rough rule, most anything a dollar or two is double-tripled to
retail cost... a few dollars to a few tens of dollars, doubled. several tens of
dollars, to hundreds, much less scaled mark-up... Look in the stores... what
percentage products sell for about your mark? Not one percent...>
Thanks much for the info. Its nice to have your insights to prepare us for
future dealings.
<These are mainly just historical perspectives... I was the person (consultant,
buyer) at the mass-merchandiser Petco, who made the original "set" and put
together the selection for their entrance into the livestock parts of the trade
(1991-1994)... we were very aware of others costs, mark-up structures. Things
may have changed by now... For instance, you two will have to cross the Rubicon
of what to do with etailers... how is it you will compel them to not "give away"
(and ruin to a large extent) your other markets? Should you care?
Bob Fenner>
Have a wonderful day, Carl
How many of us are there?
Hi WWM Crew,
<Cheers, mate>
Has anyone ever figured out how many home aquarists there are in the U.S. and
the break down between fresh and salt water aquarists?
<Yowsa... heck ya! Big business... it is known and revaluated all the time.
Multimillion dollar industry>
Working on a biz plan and this info would be good to know....
<do look up, subscribe perhaps to PIJAC (Pet Joint Advisory Council). They have
some free information, more for members (industry participants as you soon will
be) exactly for writing business plans!!! Demographics, market shares,
percentages, etc.>
As always, you guys are the greatest and thanks for all of the help.
<also look to subscribe to trade journals (not cheap) like Pet Age, Pet Business
and Pet Supplies Marketing... articles, and data of great value... also industry
contacts and indices (wholesalers, retailers, manufacturers, etc)>
Wes
<very pleased to hear you are writing a business plan! Anthony Calfo>
Pet shops
Bob,
I hope my memory isn't failing me and you are the one who has written a
series of article for FAMA related to starting a pet shop.
<I am one of them, yes>
I have a related
question for you (if you are the one to be asking). There is a LFS who has
a decent store. They seem to have a good business and deal with everything
i.e. reptiles, fresh, salt, dogs, cats, rodents, birds, etc. Basically, they
have it all.
<Admirable. A difficult proposition>
I was talking to one of the employees the other day and he
said he thought the store grossed about $800K. I've always thought about
opening a store (I know, there's a screw loose somewhere). When I was in
there today, I jokingly asked the owner if he wanted to sell and he said he
would for $1.6M which is what he says he grosses. Both of these figures
seem impressive but really don't have a bearing on my questions which has a
lot of variable. But basically I was wondering: If buying an established
store, how does the gross receipts typically relate to the asking price?
<In highly variable ways... There are stores that are profitable that have sold
for little more than their stock/inventory and depreciated fixture prices...
Others folks ask a fortune for, like in your example>
I
know that there is no hard answer but my first impressions was that if he is
grossing an amount, whether it is $800K or $1.6M, then expecting to get that
for it is unrealistic. I know the price all depends on the demand but what
is your feeling on what a person could expect to get as a percentage of
gross (or net) receipts?
Thanks for your time.
Kirk Pfeffer
<Mmm, the gross and often net are typically employed in some fashion in
estimating a sale price for a going business. In the service side of our
industry some 3,4 to six times a months "take" is about right for buying actual
accounts, routes. For retail stores, I would pay no more than a few months worth
of sales...>
Kirk R. Pfeffer
<Please read over the Business part of our site: www.WetWebMedia.com for much
more, particularly my re-use of Musashi's "Five Elements of Successful Retail"
series. Be chatting, Bob Fenner>
hope Hawaii was great (sources of educational seed money)
Hello Bob,
I hope you had time to rejuvenate your spirit in Hawaii. I think the best
time I ever had was while on vacation on Maui.
<Great places to become oneself>
In the process of putting together my business plan, and thanks for the info
from your web site, I was wondering if you know of any grants available to
help support public education and coral propagation.
<There are a few... Sea Grant takes forever but has a lot of the publics
money... NGO's like the Ford and Packard Foundation have sponsored quite a bit
of pro-reef work/ers the last few years (the MAC for instance)... Really, you've
got to collect catch-words, phrases, put together your organization, goals...
and write, make presentations, write, call... write... and write, oh and wait,
be patient. Best to go the "self finance" route... if you can (this has been my
means)>
Also, you mentioned your fish list. Is it setup in a way that lists good
fish for a reef tank, or does it just list the fish by species and then you
indicate whether or not it is good for a reef tank or not?
<Hmm don't know which list you're referring to... the AMDA has one... Bob
Fenner>
Thanks,
Bruce Azzarito
hope to be doing business as:
Captive Reef Systems
Request for help in making a new LFS
I have a quick question, can you lead me in the right direction? I was
seeking a small business loan to open up a small decent size tropical fish
retail store fresh and marine. strictly fish! that's it. aquariums and
deco, filters, sumps, etc... you get the picture right? lol:) if you know of
any websites that I can surf for a small business loan would be highly
appreciated! thanx again rob!:)
<Please take a long look at the Business Index of articles posted on our
website: www.WetWebMedia.com for this and other valuable insights into what the
pet-fish trade is about, "Finance", "Location"... Have you worked for others in
the field? You should first... Much more that we'll be talking about, I'm sure.
Bob Fenner>
Average Profit
Bob,
What is the average gross profit (expressed as %) of Marine Fish? Of course
not counting fish loss or any other factors only that I would be able to buy
at reasonable prices and sell in a market with out tons of local pressure.
<At retail, most shops employ a "sliding scale" of initial mark-up... For very
inexpensive livestock items (like Damsels), 3-400%, which at a few dollars
doesn't cover bagging, ringing, maintenance... but is the market. For
"medium-priced items" (ten to a few tens of dollars) many folks double/keystone
their initial costs... Where expensive live product is involved, often 50% is
all that can be charged... Let's say, a large marine Angel costs you two hundred
dollars, you may only be able to charge three hundred retail for it... As you
can/will see/understand, the vast majority of profits in the trade are made
through drygoods sales... with the livestock being a draw (to the public and
hopefully a "tie" in cost/return on equity/sales), with many smart independents
tying service work in with their outlet sales... or subbing this out in turn>
What would you guesstimate as a reasonable goal to set for % of fish brought in
that are losses in the store before going out the door?
<Hmm, reasonable? In the way of relative % of pieces, ten or twenty... Look over
the Loss/Replacement book/system piece I've stored recently on the WWM site for
more specifics on developing/implementing your own protocol here... very
important to secure good suppliers and deal/make them deal with you, fairly,
reasonably and consistently...>
Thanks, Sean Warren
<Good questions my young friend. You're thinking. Bob Fenner>
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