South Division
Midpoint Recheck
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SoDiv Midpoint Recheck Functional Diversity Diagnostic 59 Strained o b s e r v a t i o n d a t e f u n c t i o n a l d i v e r s i t y s c o r e c l i e n t s t u d y a r e a r h i z e u r b a n s t r a t e g y · g r a n d r a p i d s r h i z e s t r a t e g y . c o m September 14, 2026 Fancy Real Estate Division Avenue South Fulton to Wealthy Grand Rapids, Michigan / 100 The score increased by 12 points from the starting point of 47. South Division remained Strained, with improvement across all six dimensions.
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In September of 2026, South Division had more places to shop, work, gather, and spend an evening than it did at the starting point. Large former vacancies had returned to use, more windows showed operating businesses, and corridor partners had clearer routes from a concern to a response. +7 active storefronts 35 to 42 -8 physical vacancies 22 to 14 +12 FDD points 47 to 59 Progress across all six dimensions Though the overall score rose nearly into Moderate standing, the biggest indicator of the corridor’s trajectory was that all six dimensions reflected positive change, with Use Mix and Physical Conditions showing the largest score gains. Additionally, 11 former vacancies became active, and more of the street offered a reason to stop. Substantial work remained While substantial improvement had been made, 38 storefronts remained vacant or occupied-inactive. The northern gap persisted, grocery shopping was underserved, and recent openings still needed to become durable businesses. Contents Scores, census, and inventory map 3-4 Six dimensions 5-10 Context, trajectory, and alignment 11-14 Recommendations 15 SOUTH DIVISION / MIDPOINT RECHECK FUNCTIONAL DIVERSITY DIAGNOSTIC Executive Summary functional diversity score 59 0 50 100 / 100 Midpoint score September 14, 2026 47 at the starting point standing trajectory Strained The score remained within Strained. Regenerating Fragmenting: watch Activity returned; gaps still separated destinations. Critical 0-19 At Risk 20-39 Strained 40-59 Moderate 60-79 Healthy 80-100 Fulton to Wealthy · September 14, 2026 Grand Rapids, Michigan · rhizestrategy.com 02
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DIMENSION STARTING- POINT SCORE STARTING-POINT STANDING MIDPOINT SCORE MIDPOINT STANDING CHANGE Use Mix & Concentration 51 Strained 69 Moderate +18 Economic Resilience 40 Strained 50 Strained +10 Community Rootedness & Governance 44 Strained 58 Strained +14 Continuity & Gap Pattern 44 Strained 54 Strained +10 Day-Part Activity Coverage 61 Moderate 66 Moderate +5 Physical Conditions & Legacy Assets 39 At Risk 55 Strained +16 The same 80 storefronts STREET-LEVEL STATUS MARCH 18, 2025 SEPTEMBER 14, 2026 CHANGE Active 35 42 +7 Occupied-inactive 23 24 +1 Vacant 22 14 -8 On the Up & Up Five of the 14 remaining physical vacancies had commitments. Their future activity remained outside the active count until operation was verified. SOUTH DIVISION / MIDPOINT RECHECK FUNCTIONAL DIVERSITY DIAGNOSTIC Scores & Storefront Change Fulton to Wealthy · September 14, 2026 Grand Rapids, Michigan · rhizestrategy.com 03
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September 14, 2026 More uses returned along the corridor Food, drink, workspaces, creative uses, and shared retail broadened the mix. New destinations at 200 and 359 Division strengthened the eastern and southern portions of the corridor, while vacant and unclassified spaces continued to interrupt activity. Interactive cartography · rhizestrategy.com/south-division SOUTH DIVISION / MIDPOINT RECHECK FUNCTIONAL DIVERSITY DIAGNOSTIC Property and Land Use Inventory L A M - - - E A K ? - - F J K J I - ? ? A - K ? ? C ? B ? H H L A M Q - H - K ? K - P L - D B ? ? K N ? - B B G J ? ? F O ? FULTON WESTON OAKES CHERRY WILLIAMS BARTLETT GOODRICH WEALTHY WEST EAST N 50 m Use categories A Apparel and vintage retail B Arts and galleries C Community and faith D Convenience and daily needs E Entertainment and nightlife F Food and beverage G Food production and incubator H Health and social services I Hobby and game retail J Music retail K Personal and repair services L Professional office M Specialty retail N Photography studio O Multi-operator retail P Mixed arts, retail, and services Q Retail and food ? Use not classified - Vacant Letters identified uses. Several letters together indicated uses at a shared location. 42 classified uses 24 uses not classified 14 vacant storefronts Fulton to Wealthy · September 14, 2026 Grand Rapids, Michigan · rhizestrategy.com 04
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STARTING POINT 51 / Strained → MIDPOINT 69 / Moderate +18 The mix added food and drink, workplaces, creative activity, and shared spaces for smaller operators. Apparel entries declined, and Skelletones’ departure removed a live-music venue at 133 Division. CHANGED USE CATEGORY STARTING POINT MIDPOINT Food and beverage 1 3 Professional office 1 3 Arts and galleries 4 5 Personal and repair services 5 6 Photography studio 0 1 Multi-operator retail 0 1 Mixed arts, retail, and services 0 1 Retail and food 0 1 Apparel and vintage retail 8 7 Entertainment and nightlife 3 1 What the additions brought to the corridor Crow’s Hold combined independent vendors in one retail destination at 200 Division, broadening merchandise choice and giving smaller sellers shared access to a storefront. Trust restored full-service dining, while Tellers added a separate place for drinks at 117 Division. Bamboo brought coworking, offices, meetings, and events to the former UICA building, combining a workplace with space for people and organizations to gather. Endcap brought studios, makers, retail, arts, and services to 359 Division. Its smaller spaces accommodated operators who could not occupy the entire former clinic, bringing creative production, shopping, and services together in a long-vacant building at the southern end. SOUTH DIVISION / MIDPOINT RECHECK FUNCTIONAL DIVERSITY DIAGNOSTIC Use Mix & Concentration 69 / 100 · MODERATE Fulton to Wealthy · September 14, 2026 Grand Rapids, Michigan · rhizestrategy.com 05
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STARTING POINT 40 / Strained → MIDPOINT 50 / Strained +10 Physical vacancy fell from 27.5% to 17.5%. 11 former vacancies became active, while five other spaces became vacant. A stronger replacement market was emerging alongside continued turnover. ADDRESS GROUP STOREFRONTS VACANT AT START VACANT AT MIDPOINT CHANGE 0-99 24 6 5 -1 100-199 24 6 3 -3 200-299 15 4 1 -3 300-359 17 6 5 -1 The largest vacancy reduction The 200 block fell from four vacancies to one. Crow’s Hold and Selah added active uses. However, 223 Division became occupied-inactive, so that reduction in vacancy did not add an active storefront. Commitments to open At the time of observation, an additional five of the remaining 14 vacancies had commitments to open within the next six months. SOUTH DIVISION / MIDPOINT RECHECK FUNCTIONAL DIVERSITY DIAGNOSTIC Economic Resilience 50 / 100 · STRAINED Fulton to Wealthy · September 14, 2026 Grand Rapids, Michigan · rhizestrategy.com 06
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STARTING POINT 44 / Strained → MIDPOINT 58 / Strained +14 A fuller Heartside Business Association board and property-level follow-through improved the response to corridor concerns. Downtown Pathways brought housing, health, and outreach groups into coordinated work. DRIP had launched and was providing retail business support by July. HBA feedback session at Bamboo. CHANGE SINCE THE STARTING POINT WHAT IT ADDED HBA communication and feedback A fuller board and more regular business contact. Businesses had clearer routes for sharing concerns, openings, and practical information. CPTED and lighting follow-through GRPD review and Dwelling Place’s lighting audit and follow-up. Partners addressed storefront lighting, windows, sightlines, and park conditions. Downtown Pathways Housing, health, and service partners coordinated street outreach. The Homeless Outreach Team, Dégagé, Dwelling Place, Network180, and other partners joined outreach and care coordination around housing and health needs. DRIP Downtown Retail Incubator Program. Arts Marketplace, DGRI, and People First Economy linked retailers with space, coaching, workshops, and business-support partners. SOUTH DIVISION / MIDPOINT RECHECK FUNCTIONAL DIVERSITY DIAGNOSTIC Community Rootedness & Governance 58 / 100 · STRAINED Fulton to Wealthy · September 14, 2026 Grand Rapids, Michigan · rhizestrategy.com 07
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STARTING POINT 44 / Strained → MIDPOINT 54 / Strained +10 Effective frontage activation rose from 49.9% to about 62.6%. Crow’s Hold interrupted the original eastern gap, while the northern gap and inactive clusters remained. Northern gap: remained The approximately 302 ft interruption near 35 and 45 Division persisted. Construction at 45 had not yet become operating use. Eastern gap: interrupted Crow’s Hold at 200 broke up the former 310 ft gap. The garage at 218, inactive 222, and parking at 224 still weakened the connection toward the campus. Cherry to Bartlett: improved 3 → 5 active storefronts among the same 15 entries. Vacancies fell from four to one; occupied-inactive spaces rose from eight to nine. At 209 Division, five of the six entries remained occupied-inactive. Public-facing activity remained limited within the cluster. Active Occupied-Inactive Vacant Shared location / mixed status SOUTH DIVISION / MIDPOINT RECHECK FUNCTIONAL DIVERSITY DIAGNOSTIC Continuity & Gap Pattern 54 / 100 · STRAINED 2 Fulton W 13 / 15 / 17 [3] 25-100 / 25-125 [2] 35 45 69 71-101 / 71-102 [2] 101 / 103 / 105 [3] 111 115 117-101 / 117-102 [2] 121 123 129 131 / 133a / 133b [3] 135 139 205-101 209-101 – 209-104 [4] 209-105 / 209-106 [2] 223 / 227 / 229 [3] 235-110 / 235-112 [2] 255 303 307 313 – 327 [7] 333 / 337 / 341 [3] 343 347 349 351 359 4 E Fulton 20 24 40 – 48 [5] 56 58 / 62 / 64 [3] 78 106 120-125 – 124 [5] 136 / 140 [2] 144 200 222 N F U L T O N S T R E E T W E A L T H Y S T R E E T 50 m OAKES WESTON CHERRY GOODRICH BARTLETT WILLIAMS Fulton to Wealthy · September 14, 2026 Grand Rapids, Michigan · rhizestrategy.com 08
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STARTING POINT 61 / Moderate → MIDPOINT 66 / Moderate +5 The strongest additions extended midday and evening use. Early-week retail, weekday work, dining, classes, and events brought more reasons to visit, while morning coverage changed little. DAYPART CHANGE SINCE THE STARTING POINT Morning 6-9 a.m. Little change The additions brought limited activity before 9 a.m. Bamboo’s staffed weekday hours began around 9 a.m., and the principal retail and dining gains occurred later. Midday 9 a.m.-6 p.m. Expanded Crow’s Hold added shopping, including on Monday and Tuesday. Bamboo added staffed weekday work from approximately 9 a.m. to 5 p.m. New personal services brought appointment visits, and Endcap added studio, retail, and creative use with varying schedules. Evening After 6 p.m. More choices Live-music loss Trust and Tellers added dining and drinks, Crow’s Hold extended retail availability, and Selah added evening classes. Endcap’s studio and event activity varied. Skelletones’ departure removed an established live-music destination and its show-night activity. SOUTH DIVISION / MIDPOINT RECHECK FUNCTIONAL DIVERSITY DIAGNOSTIC Day-Part Activity Coverage 66 / 100 · MODERATE Fulton to Wealthy · September 14, 2026 Grand Rapids, Michigan · rhizestrategy.com 09
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STARTING POINT 39 / At-risk → MIDPOINT 55 / Strained +16 More operating spaces showed their use from the sidewalk. Active windows, clearer entrances, and lighting improved parts of the corridor, alongside substantial inactive frontage. A guitarist outside Endcap and NOW Gallery at 359 Division, August 18, 2026. VISIBLE CHANGE WHAT CHANGED Active storefront presentation Endcap, Starbird, Dolly’s, Bamboo, Selah, Tellers, and Trust made more operating uses visible from the sidewalk. Signs, windows, and clearer entrances helped people identify what was inside and where to enter. Property and lighting improvements Verne Barry’s facelift improved the building’s presentation. Storefront and doorway lighting at several properties made entrances and business frontages more visible after dark. Construction-stage progress At 45 Division, work toward Array’s planned workplace replaced the prior for-sale condition. Reuse had advanced into construction, but the building had not yet opened. SOUTH DIVISION / MIDPOINT RECHECK FUNCTIONAL DIVERSITY DIAGNOSTIC Physical Conditions & Legacy Assets 55 / 100 · STRAINED Fulton to Wealthy · September 14, 2026 Grand Rapids, Michigan · rhizestrategy.com 10
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The starting point placed South Division within a larger downtown market and a difficult opening-cost environment. That remained useful context. Regional indicators described opportunity and constraints; they did not measure spending on this corridor. Visitors and downtown investment TAILWIND Kent County hotel rooms sold increased 3.2% in 2025 versus 2024. The amphitheater began operating in May 2026. More reasons to be nearby created an opportunity. Routes, hours, and an appealing offer determined whether someone stopped here. Workplaces and recurring demand MIXED Downtown office vacancy rose from 10.4% in Q1 2025 to 10.6% in Q1 2026. Bamboo added a corridor workplace within that wider market. Capital and opening costs MIXED The federal funds target fell from 4.25-4.50% in January 2025 to 3.50-3.75% in July 2026. The lower benchmark eased the wider rate environment. Build-out costs and individual loan terms remained constraints for operators. Household budgets and business costs HEADWIND Food, labor, and other operating costs remained pressures within the Midpoint business context. Resident purchasing power and operating costs affected the viability of grocery, lunch, and service businesses. KENT COUNTY HOTEL ROOMS / 2025 +3.2% More rooms sold than in 2024 expanded the visitor opportunity. Routes, hours, and the corridor’s offer still shaped whether those trips reached South Division. SOUTH DIVISION / MIDPOINT RECHECK FUNCTIONAL DIVERSITY DIAGNOSTIC The Macroclimate Fulton to Wealthy · September 14, 2026 Grand Rapids, Michigan · rhizestrategy.com 11
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STARTING POINT Successional Modifier: Fragmenting MIDPOINT Regenerating Fragmenting: Watch Standing described where the corridor was. Trajectory described its pattern of change. The score rose within Strained. Regenerating reflected gains across all six dimensions, including the mix of uses, partner coordination, hours, and physical conditions. DIMENSION WHAT SUPPORTED REGENERATING Use Mix Full-service dining, shared retail, workspaces, and creative uses broadened the corridor’s purposes and gave smaller operators more ways to occupy space. Economic Resilience New operators replaced more of the lost activity. Five remaining vacancies had opening commitments, extending the pipeline beyond the businesses already operating. Rootedness & Governance HBA contact, CPTED follow-through, Downtown Pathways coordination, and DRIP business support strengthened relationships and the response to local needs. Continuity Destinations at 200 and 359 Division strengthened the middle and southern portions. The northern gap still separated activity. Daypart Coverage Early-week shopping, weekday work, evening dining, and classes expanded reasons to visit at different times. Physical Conditions More visible uses, clearer entrances, lighting, Verne Barry’s facelift, and construction at 45 Division showed renewed attention to the street. Consolidating had not yet been established. Several operators and partnerships were new; their durability was still being tested. Everyday-service gaps remained, and Fragmenting stayed a watch where disconnected stretches limited the benefits of new destinations. SOUTH DIVISION / MIDPOINT RECHECK FUNCTIONAL DIVERSITY DIAGNOSTIC Standing & Trajectory 47 / 100 · STRAINED 59 / 100 · STRAINED Fulton to Wealthy · September 14, 2026 Grand Rapids, Michigan · rhizestrategy.com 12
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The recheck returned to the selected municipal directions used at the starting point. More operating uses and stronger coordination supported those aims, while everyday-service gaps and weak street connections remained. PLAN OR STUDY STARTING POINT MIDPOINT ALIGNMENT Community Master Plan Bridge to Our Future (2024) ON ON for mixed uses. More work, food, arts, and retail supported the selected direction. Curtained storefronts remained a visibility gap. City Strategic Plan October 2022 ON ON. Existing affordable homes and more businesses supported the direction. New household affordability gains were unmeasured. Equitable Economic Development & Mobility Strategic Plan 2020 ON ON. Shared spaces and business support improved routes for smaller operators. The distribution of benefits remained unmeasured. Vital Streets Plan & Design Guidelines 2016 OFF OFF / progress. Lighting and frontages improved; long gaps remained. Accessibility remained unassessed. Great Housing Strategies / Housing NOW! 2015 / 2018 ON ON. Existing housing choice remained an asset. No new housing delivery was established by this recheck. Consolidated Housing & Community Development Plan / FY2025 Action Plan FY2022-26 ON ON. Housing, shelter, and recovery services remained established. Coordinated outreach strengthened provider connections; program outcomes were unmeasured. Heartside Quality of Life Study 2019 OFF OFF / progress. Lighting and food-and-drink options improved. Grocery and everyday-amenity gaps remained. Storefront visibility remained a separate concern. For storefronts subject to historic review, curtains within three feet of the glass were discouraged and required Historic Preservation Commission review. The mixed-use rating did not establish storefront compliance. SOUTH DIVISION / MIDPOINT RECHECK FUNCTIONAL DIVERSITY DIAGNOSTIC Municipal Alignment Fulton to Wealthy · September 14, 2026 Grand Rapids, Michigan · rhizestrategy.com 13
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Progress with people in place Protected low-income housing was a major asset. Income and rent restrictions helped shield residents from rising market rents, creating a stronger foundation for anti-displacement. The opportunity was for existing residents to enjoy better walkability, new opportunities, and neighborhood improvements without having to leave to find an affordable home. 116 Verne Barry Place affordable homes 23 Martineau affordable live/work homes 30+ years Typical minimum LIHTC term from original compliance start These protections were valuable, but their remaining duration varied by property. Additional market-rate infill, alongside the protected homes, could broaden the nearby customer base and support groceries, household essentials, and other nondiscretionary uses more regularly. Commercial rent in context RETAIL LOCATION SPACE BASE-RENT EXAMPLES 35 Division Ave S South Division · Q1 2025 2,400 sf $17 / sf / year + NNN 1533 Wealthy St SE Eastown, storefront unit 2,849 sf $25 / sf / year + NNN 40 Monroe Center St NW Central Business District 1,755-4,195 sf $25 / sf / year + NNN These examples suggested a lower base-rent entry point on Division. Taxes, insurance, maintenance charges, and build-out costs still affected the total cost of opening and staying in business. SOUTH DIVISION / MIDPOINT RECHECK FUNCTIONAL DIVERSITY DIAGNOSTIC SoDiv: Grand Rapids' Most Unique Opportunity Fulton to Wealthy · September 14, 2026 Grand Rapids, Michigan · rhizestrategy.com 14
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The recommendations focus on useful everyday choices, durable businesses, and new housing that complements the corridor’s protected affordable homes. Recruit for everyday needs HBA and recruitment partners should target grocery, affordable lunch, and household essentials. Demand, margins, space, and dependable hours should guide recruitment, including a compact hardware offer. Add market-rate infill alongside protected homes Developers should pursue market-rate infill alongside protected affordable homes, supporting existing residents’ ability to stay, routine purchases, useful ground-floor space, and walkable connections. Make occupied storefronts visible and active Property owners should work with current storefront tenants to clear windows and entrances and place visible commercial activity at the front, respecting tenants’ work, privacy, and storefront requirements. Recruit tenants with owners and brokers Property owners should work with commercial brokers to market vacancies, provide tours, explain costs, and offer incentives for tenant representatives to bring suitable clients. Retain businesses and coordinate useful hours HBA and property owners should review access, maintenance, and occupancy costs with operators. Businesses should test overlapping Monday, Tuesday, and evening hours, and check whether profits from added sales cover extra wages and operating costs. Light the street and connect nearby destinations Property owners, HBA, and public partners should add string lights and wayfinding, improve walking connections to nearby shopping and dining corridors and higher-income neighborhoods, and maintain lighting, entrances, and sightlines. Recurring concerns should have an owner and review date, with continued service-provider coordination. Three years of change Return in 18 months to see what lasts. March 2028 Revisit the same 80 storefronts and all six dimensions. Track retained businesses, openings, closures, visible storefront activity, gap connections, and sustained hours to show progress across three years. SOUTH DIVISION / MIDPOINT RECHECK FUNCTIONAL DIVERSITY DIAGNOSTIC Strategic Recommendations March 2025 Starting Point September 2026 Midpoint Recheck March 2028 Three-Year Recheck Fulton to Wealthy · September 14, 2026 Grand Rapids, Michigan · rhizestrategy.com 15
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