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Plaza Las Flores is a mid-sized shopping center located at Avenida Jose Lopez Portillo 105 in Zacuauhtitla, Coacalco de Berriozabal, Estado de Mexico, part of the greater Mexico City metropolitan area. Opened in the early 2000s, it spans approximately 20,000 square meters with over 54 stores across two levels, catering to local and regional shoppers. The tenant mix includes anchor retailers like Soriana supermarket and Home Depot for everyday essentials, fashion outlets such as C&A and Coppel, entertainment via Cinemex theaters, and dining options including McDonalds, Subway, and Toks.
Service providers like banks (Banorte, Santander), Office Depot, and pharmacies (Farmatodo) round out the offerings, targeting middle-income families.
Market position: Situated in a rapidly growing suburb with residential expansion, it benefits from proximity to major highways like Mexico-Toluca, facilitating accessibility from nearby municipalities. Coacalco's population exceeds 293,000, with a youthful demographic (significant 15-29 age group) and average household incomes of 12,000-15,000 MXN monthly, supporting moderate retail spending on necessities and occasional leisure.
Leasing advantages include competitive rent levels estimated at 200-400 MXN per square meter monthly, based on regional averages, with flexible spaces in food courts and upper levels available for fast-casual concepts. Occupancy hovers around 90-95%, reflecting stable demand in a market with 5-7% annual retail growth. However, challenges include traffic congestion on Lopez Portillo avenue during peak hours and competition from larger nearby centers.
Footfall estimates reach 5,000-7,000 daily visitors on weekdays, peaking at 10,000-15,000 weekends, driven by local traffic rather than tourism.
Operational quality is adequate with extended hours (9am-11pm weekdays, 11am-9pm Sundays), but infrastructure shows signs of aging in parking areas, potentially requiring tenant-funded upgrades in leases.
Overall, it suits value-oriented retailers focusing on apparel, groceries, and quick-service food, though saturation in basic retail categories warrants careful category analysis.
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Hours of Operation
Hours
| Monday | 09:00 AM — 11:00 PM |
| Tuesday | 09:00 AM — 11:00 PM |
| Wednesday | 09:00 AM — 11:00 PM |
| Thursday | 09:00 AM — 11:00 PM |
| Friday | 09:00 AM — 11:00 PM |
| Saturday | 09:00 AM — 11:00 PM |
| Sunday | 11:00 AM — 09:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographics and Accessibility
Coacalco de Berriozabal has a population of 293,444 as of 2020, with 51.9% female and a youthful profile where 30% fall in the 15-29 age range, ideal for family-oriented retail. Average household income stands at 12,000-15,000 MXN monthly, enabling spending on affordable fashion, groceries, and entertainment but limiting luxury segments. Accessibility via Avenida Jose Lopez Portillo connects to major routes like the Mexico-Pachuca highway, with public transport options including Metrobus Line 1 nearby. However, heavy traffic and limited parking (around 500 spaces) pose risks during evenings and weekends, potentially reducing impulse buys by 10-15% in peak congestion periods.
Tenant Mix and Occupancy
The 54-store lineup features a balanced mix: 30% fashion and apparel (C&A, Coppel, Promoda), 20% food and beverage (McDonalds, Cinemex, Soriana), 15% services (banks, Office Depot), and 35% specialty (Home Depot, Farmatodo, toys). This supports cross-shopping but shows weakness in high-end or experiential retail. Occupancy rates are stable at 92-95%, per regional commercial reports, with low vacancy in anchor spaces. Leasing terms favor mid-tier tenants with minimum guarantees and percentage rents tied to sales, averaging 250 MXN/sqm base, but food court spots command premiums due to footfall concentration.
Competition and Market Risks
Plaza Las Flores faces direct competition from Cosmopol Coacalco (premium positioning with 100+ stores) and Plaza Power Center (anchored by Walmart, targeting value shoppers), both within 5-10 km, drawing 20-30% shared traffic. Market saturation in groceries and fast fashion in the northern Mexico City suburbs risks diluting sales, with overall retail vacancy at 8% amid economic slowdowns. Aging infrastructure, including outdated HVAC and parking lot wear, may increase operational costs by 5-10% for tenants. Economic factors like inflation (4-6% annually) and commuting patterns from Mexico City proper influence performance, advising diversification into services to mitigate risks.
Building Details
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Coacalco De Berriozábal
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City Snapshot
Coacalco De Berriozábal
Comprehensive market intelligence for retail expansion in this city
