MOVING BUSINESS TO DOWNTOWN AURORA give me a clue here (Chicago: fit in, real estate)

[XOunderground]

I'm looking to relocate my business to downtown Aurora. We're about 40 minutes south of that now near Joliet. I grew up on the northside of Chicago and lived in Dupage for about 10 years, so I'm very familiar with those areas. It seems to me that dt aurora is really progressive and proactive in revitalizing efforts with the roundhouse, casino, etc... It has a bucktown/wicker park/pilsen feel to it...not suburban, but a little more urban imo. The lease prices are SO much cheaper than Naperville and I think my business would fit better in a more urban atmosphere. We target a college age 18-late 20's crowd and I figured aurora draws from about 5 area colleges.

Heres the thing: I really want to get a pulse of downtown Aurora from those living there. What's your take on it as far as where its heading. Is it still gangbanger heaven (or hell)? Which are the best parts to place a business that appeals to young adults 18+? Is it the western burbs answer to wicker? Lemme know here. Thanks

[Steve-o]

Downtown Aurora doesnt attract college kids. When Im down there, all I see are Hispanics shopping at the dozens of Hispanic shops, and elderly folks heading to the casino to blow their life savings. Sure the town has done lots to improve downtown (adding the park, casino, Sci-Tech museaum, Paytons, etc), but its not really a place where young people hang out. There are still gang problems in Aurora, although its gotten better in the last 10 years. Just east of downtown are the bad neighborhoods, which are literally right next to the downtown area. Same goes for Elgin...

I think youd have alot better luck in Batavia. Have you thought about that area?

[Big TR]

I live in Aurora. By my judgment, Downtown Aurora is at least 5 years away from being a place a normal business would want to set up shop. Officials are trying to revitalize the area, but the fact of the matter is that the gangs and degenerate gamblers are still the norm.

I echo Steve-o's statement that college kids do not go to downtown Aurora to hang out.

On the rare occasion my wife, son and I trek over to downtown Naperville, there are tons of what I presume to be NCC students walking around spending their money.

[Steve-o]

Originally Posted by Big TR

I live in Aurora. By my judgment, Downtown Aurora is at least 5 years away from being a place a normal business would want to set up shop. Officials are trying to revitalize the area, but the fact of the matter is that the gangs and degenerate gamblers are still the norm.

I echo Steve-o's statement that college kids do not go to downtown Aurora to hang out.

On the rare occasion my wife, son and I trek over to downtown Naperville, there are tons of what I presume to be NCC students walking around spending their money.

I would have recommended Naperville too, but it doesnt quite fit the style of town that he's looking for. Sounds like he's looking for a urban-like area out in the suburbs, which Aurora and Elgin definitely have. However, those downtowns, while semi-decent, dont attract the crowd he's looking for. I recommended Batavia because its close by and has more of the brick-buildings and old-school urban feel over Naperville, which is more upscale and suburban in its feel. If he was going strictly on a business standpoint and not a aesthetic standpoint, Naperville would be the clear winner here, and BY FAR.

[XOunderground]

Thanks SteveO and TR. I considered Naperville, but lease space runs about 25-30 a sf in the downtown area as opposed to aurora which is running 7-15. I think we'd be more of a destination place, able to draw college kids from aurora, waubonsee, ncc, imsa, JJC and COD, but the question is...would they come to downtown Aurora or is the reputation trashed? We already draw kids from a 40 mile radius and we're located in the middle of a cornfield town west of joliet now. I see what youre saying tho. I'll check out batavia. Im pretty familiar with downtown naperville. Its a possibility. Both areas are a bit more suburbanized in their downtown. Our store concept is definitely more "citified" and lends itself to a belmont and clark/wicker park look. steveO...what about bag and brew and Bayou club? It seems like more urban gentrified businesses are starting to move in. I mean...where DO these Uof A, IMSA and Waubonsee kids go?

[xxJoyfulxx]

Originally Posted by XOunderground

I think we'd be more of a destination place, able to draw college kids from aurora, waubonsee, ncc, imsa, JJC and COD, but the question is...would they come to downtown Aurora or is the reputation trashed?

I mean...where DO these Uof A, IMSA and Waubonsee kids go?

I don't think downtown Aurora's reputation is completely trashed yet and I still view that area as ripe for the transformation that is projected.

It really depends on your business and your goals! Depends on your marketing and your budget, etc; your business might help kick start more of the progress and if you have a great enough idea, I think the college kids in the area would be more than happy to come downtown. They DO hang out a little bit down there.

A little bit about my experiences, I went to Waubonsee for a couple of years and lived about 30 min south of Aurora. I also worked in Aurora on the west side for about 3 years during and after college. We went downtown a LOT - just to hang out. You DO have to be careful, but to be honest, I hung out in downtown Aurora nearly every week from age 17 until almost 22. (about 1994 - 1999) and I never had any problems with gangs. I never went out by myself (I'm a female) but my guy friends would skateboard around and we just generally "hung out" downtown a LOT. We would try to get into the casino and basically just walk around. If you could set up shop down by the casino (which I assume you're targeting that real estate there), I think you'd have a good chance to really pick up some business. But like I said, it depends on your budget and efforts. Because you aren't going to be able to just set up shop downtown Aurora and wait for the kids to come to you.

So I've BEEN your audience and I know that area is hurting for something for the kids to do and ripe for it.

Where did we go as an alternative? Naperville. Everyone just goes into Naperville to hang out as an alt to Aurora.

As for the schools you've mentioned, don't forget that IMSA is for grades 10 - 12. So I don't think they'll fit into your "college kid" audience. But there is HUGE potential to market to them and make your business the "place to be" when they are of age. There's also 3 other high schools and even Aurora Christian. You will have a huge pool to market to.
Also, COD and JJC are way too far for kids to venture to downtown Aurora in my opinion. I would focus on AU & Waubonsee at first.

Good luck and keep us posted on your ideas and decision. Maybe I'm more optimistic than others here, but I think an exciting business in downtown Aurora isn't the WORST idea i've heard. :-D

Joy

[Big TR]

Joy, I'm with you. Aurora is not the worst idea out there. The problem from my standpoint is that I believe opening a business down there is an idea a few years ahead of its time.

I think once the condos on the riverfront are built out a bit, the younger urban crowd will begin moving into the area. I forsee this early to late 20 something crowd getting off the train from their jobs downtown and walking home. The problem is that this is a few years out in the best case scenario.

The worst case is the condos never get sold because the gang and casino crowd scare out potential buyers.

[Steve-o]

Originally Posted by Big TR

The worst case is the condos never get sold because the gang and casino crowd scare out potential buyers.

My forecast exactly. I dont care how attractively priced they are, Aurora will always have problems, and I dont think theyll ever attract young professionals like Naperville or Wheaton, etc.

[XOunderground]

Youve all raised good points. Right now we have a customer base that comes from as far north as aurora, naperville, oswego, etc... Here...check out our website if you have time XO Underground or our myspace site MySpace.com - XO Underground - MORRIS, Illinois - Alternative / Lounge / Club - www.myspace.com/xounderground
That will give you an idea of what we're doing here. As of now I like the urban setting of aurora and the lease prices are incredible. I'm a little worried about the gang issue of aurora, but from what I heard its not even as bad as some areas of Chicago. My son just moved to Pilsen after living in Logan Square and said Pilsen isnt as bad. My main concern is if college kids and young 20 somethings from the burbs would venture into downtown aurora. So keep giving me some feedback here. I dont really want to move into a strip mall off Ogden. Sheeshas is already there and we need a space of at least 5,000 sf. I found a gorgeous building on Lasalle between benton and downer and the price is right...but...I know...some crack ho approached me as I was leaving the building the other day. I'm thinking its better on the west side of the river near the casino or along the east west main corridors.

[Big TR]

It looks like according to your website you're already moving. I hope this isn't a case of buyers remorse.

Now that I know what it is you do, I see why downtown Naperville is a poor choice. I would think that a location in a more industrial area would be better suited to your business. I'm thinking of a small business industrial park, much like the one located off the intersection of Eola Rd. and Wolf's Crossing on the edge of Aurora.

S Mandel St, Plainfield, IL 60585, USA - Google Maps (http://tinyurl.com/3daed4 - broken link)

The main benefit of this is you wouldn't have to worry about noise issues because nobody lives around there. Also, you wouldn't have a gang problem in an area such as this.

I'll just say the old maxim, if a deal seems too good to be true, it probably is. This is the likely the case when you are looking at the lease rates / sf on these Aurora properties. Your experience with the lady of the night is the norm for the area, not an aberration. The local paper has news about prostitution stings and gang shootings in the near downtown Aurora area all the time.