M
ICRE · Healthcare Intelligence
Concorde Medical Center
Live · Esri 2025 Data
Healthcare Command Center · Trade Area Intelligence
A $1.09B healthcare market,
underserved by current supply.
Investment Thesis
The 5-mile trade area generates $1.09 billion in annual healthcare spending with a favorable commercial-to-Medicare payer mix of 2.8:1. Per-household healthcare spend is below the national average — a signal of patient leakage to outside markets, which represents the leasing opportunity for specialty practices establishing satellite locations at Concorde.
01Market Vitals
5-Mile Radius · 2025
Population
449,076
+0.5%
by 2030 → 451,334
Households
170,757
+1.7%
by 2030 → 173,717
Median HH Income
$69.6K
+15.7%
by 2030 → $80.5K
Pop. 65+
15.3%
+170 bps
by 2030 → 17.0%
Total HC Spend
$1.09B
SPI 82
vs. national 100
Health Insurance
$703.5M
SPI 83
strong commercial mix
02Trade Area Concentration
1 / 3 / 5 Mile Profiles
1Mile
Primary
Population18,659
Households7,999
Median HHI$54,659
Pop 65+12.3%
Median Age33.8
Healthcare Spend
$39.0M
3Mile
Secondary
Population172,210
Households65,587
Median HHI$65,135
Pop 65+15.0%
Median Age36.1
Healthcare Spend
$387.8M
5Mile
Catchment
Population449,076
Households170,757
Median HHI$69,616
Pop 65+15.3%
Median Age36.0
Healthcare Spend
$1.09B
03Healthcare Spend & Payer Mix
5-Mile · Annual Dollars
Top Medical Spending Categories
5-Mile Annual · Sized by Total Dollars
Insurance Payer Mix
5-Mile · Commercial vs. Government
Blue Cross / BS
$188.8M
Commercial · SPI 82
Fee-for-Service
$141.2M
Commercial · SPI 86
HMO
$107.8M
Commercial · SPI 87
Medicare
$158.5M
Government · SPI 81
2.8 : 1
Commercial to Medicare
04Specialty Target Matrix
Prospecting Priorities
| Specialty | Spend Driver | 10-Yr Growth | Suite Fit | Priority Tier |
|---|---|---|---|---|
| Dental / Oral Surgery | $76.1M in dental spend, SPI 83 | — | 1,600–6,800 SF | Tier 1 — Pursue |
| Endocrinology | Highest growth specialty in trade area | +35.6% | 3,000–5,000 SF | Tier 1 — Pursue |
| PT / Rehabilitation | Aging cohort + post-acute demand | +26.4% | 4,000–7,000 SF | Tier 1 — Pursue |
| Psychiatry / Behavioral Health | Underserved across the metro | +20.5% | 1,600–4,000 SF | Tier 1 — Pursue |
| Cardiology | Senior pop. growing 12.3% → 14.0% | +16.2% | 5,000–10,000 SF | Tier 2 — Engage |
| Orthopedics | Aging + active retiree demand | +13.4% | 5,000–8,000 SF | Tier 2 — Engage |
| Pain Management | Validated by existing Mountain View Pain | +12.1% | 2,500–5,000 SF | Tier 2 — Engage |
| Ophthalmology | $13.2M eyecare spend, senior-skewed | +11.4% | 3,000–6,000 SF | Tier 2 — Engage |
| Dermatology | Strong commercial payer mix fit | +2.8% | 2,000–4,000 SF | Tier 3 — Monitor |
| ENT | Steady utilization, stable demand | +9.4% | 2,500–5,000 SF | Tier 3 — Monitor |
05Strategic Insights
Leasing Implications
— 01 —
Below-index spending signals patient leakage.
Households across all rings spend below the national average on healthcare despite favorable insurance coverage. This pattern typically indicates residents are traveling outside the trade area for specialty care — exactly the gap a satellite practice at Concorde would capture.
— 02 —
Commercial payer dominance supports outpatient reimbursement.
$437.8M in commercial insurance spending (BCBS, FFS, HMO) vs. $158.5M in Medicare delivers a 2.8:1 commercial-to-Medicare ratio. Specialty practices targeting commercial reimbursement will respond to this payer mix.
— 03 —
Senior population growth is the leading utilization driver.
The 65+ cohort grows from 15.3% to 17.0% by 2030 in the 5-mile ring. This drives outpatient utilization across cardiology, orthopedics, pain management, ophthalmology, and podiatry — Tier 1 and 2 target specialties.
— 04 —
HMO over-index (SPI 87) creates referral steerage.
The trade area indexes 13% above the national HMO average. Tenants who contract with dominant local HMO networks gain steered patient traffic from a 449,000-person catchment — a leasing pitch specialty groups understand immediately.
Next Step
From data to a 90-day leasing plan.
This command center is the analytical foundation. The next deliverable converts it into a 90-day execution plan: target tenant lists pulled from a 5,000+ healthcare contact database, spec suite economics and TI strategy for Suite 115, and a realistic absorption schedule that protects the underwriting thesis on the Datavant blocks.
