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US medical clinics fill void in retail property

Operators see new demand for convenient healthcare services; for patients, clinics fill gap

Posted on 02-Jan-2015

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US medical clinics fill void in retail property

New York

WITH video stores and retailers closing their doors, retail real estate has had a tough half-decade. The cure? Urgent care clinics.

The clinics, storefronts staffed with doctors to treat common ailments or minor injuries, are filling vacancies left by struggling retailers such as RadioShack Corp and Best Buy Co as they close locations. They're moving into those street and shopping centre fronts at their fastest pace ever, according to Scott Mason, managing director of Cushman & Wakefield's healthcare group.

In 2014, there was "an increase in retail medicine in all of its different dimensions", Mr Mason said. "You look for retail outlets with high visibility, high traffic patterns, and signage capabilities."

That approach, Mr Mason said, is referred to as "the Blockbuster strategy". The number of walk-in retail clinics in the US has risen 20 per cent since 2009, to 9,400 last year, according to the Urgent Care Association of America. Operators also see new demand for convenient healthcare services as more than 10 million people are insured under the Patient Protection and Affordable Care Act.

Medical tenants pay higher rents, come with good credit, and tend to sign longer leases, said Dave Henry, chief executive officer of Kimco Realty Corp in New Hyde Park, New York. So far this year, his company has signed 40 medical leases, an increase from the 34 in 2013 and 27 in 2012. "For us as a large landlord of lots of shopping centres, it's nice," he said.

For customers, the clinics fill a gap. Patients who can't get a last-minute appointment with their doctor or don't have one can turn to urgent care instead of overcrowded hospital emergency rooms.

When Kelly Davis's son woke up days before Christmas with a fever and vomiting, the 33-year-old mother of two's paediatrician's office was closed and her child didn't seem sick enough for the emergency room. Instead she went to a clinic.

"It seemed more effective than going to an ER," Ms Davis, who lives in Baton Rouge, Louisiana, said. "We just needed to make sure it wasn't going to get worse before Christmas. Instead of heading to the ER on Christmas we decided to go to an urgent care real quick."

In fact, research suggests the growth in walk-in clinics still hasn't outpaced demand. Reliance on the ER has increased under Obamacare, in part because people in remote or urban areas don't have access to enough primary-care doctors, a Wayne State University study found this month.

The real-estate market, meanwhile, is still recovering from the 2007 recession and consumers buying more goods online, which has left prime locations up for grabs for companies such as City Practice Group of New York, whose 39 clinics include a former Blockbuster Inc location in Nanuet, New York.

"We see those as opportunities to fill a void," said Nedal Shami, City Practice's chief operating officer. "We see it very much, almost like a bank, and want to be on Main and Main on the corner."

Vacancy rates at malls hovered at 7.9 per cent this year after peaking at 9.4 per cent in the third quarter of 2011, according to REIS Inc. That's still significantly above the 5.6 per cent rate in 2007. Neighbourhood and community shopping centres are slowly climbing back as well, with a vacancy rate of 10 per cent this year.

The rise of clinics has also influenced the job market, with employment in outpatient centres such as urgent care growing by 20 per cent since 2010, according to the Federal Reserve Bank of St Louis. That compares with a 7.2 per cent increase for general healthcare jobs and 6.9 per cent for all non-farm jobs.

Private equity firms and venture capitalists have poured more than US$3 billion into urgent care clinics since 2010, according to Pitchbook, a research firm.

Some Obamacare plans offer cheaper monthly premiums in exchange for high deductibles, which may steer more patients to urgent-care clinics. While it cost about US$94 to treat a sore throat at a local urgent care centre in 2013, treating the same symptoms would total more than US$590 at an emergency room, according to CareFirst Inc, a Maryland Newhealth insurer. Flu treatment at a retail clinic cost around US$128; the same procedures would total US$804 in an ER.

Some hospitals have begun opening their own urgent-care clinics to relieve emergency rooms and draw more patients into their systems.

Vanderbilt University Medical Center in Nashville, Tennessee, is building clinics in retail settings such as the second floor of a bank. The expansion was partly inspired by the hospital's first major push off its main campus in 2009, when Vanderbilt took over a large portion of Nashville's first enclosed mall, One Hundred Oaks, to house dozens of speciality clinics.

"We are a level-one trauma centre and our emergency room is packed all the time," said Janice Smith, chief administrative officer of the hospital's off-campus system. "We're trying to decamp those patients that truly don't need the emergency room care to facilities that can give them the quality of care that they need."

While urgent care has a part to play, primary physicians should still remain central to medicine, according to Manish Ozu, an emergency room doctor and medical director at Anthem.

"We always stress the primary care relationship first," Dr Ozu said. BLOOMBERG


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