Asset evaluation protocol

@@ -2,7 +2,7 @@
schema: foundry-doc-v1
title: "Asset evaluation protocol"
slug: asset-evaluation-protocol
short_description: "How the co-location ranking matrix drives Woodfine's commercial asset acquisition targeting: tier score as the entry criterion, independent GIS analysis as the verification method."
short_description: "How the co-location ranking matrix drives Woodfine's commercial asset acquisition targeting: the tier classification as the entry criterion, deterministic scoring on public location data as the verification method."
category: site-selection
index_group: before-land-is-bought
type: reference
@@ -12,7 +12,7 @@ status: active
audience: customer-woodfine
bcsc_class: current-fact
language_protocol: PROSE-TOPIC
last_edited: 2026-08-26
last_edited: 2026-09-04
editor: pointsav-engineering
paired_with: site-selection/asset-evaluation-protocol.es.md
cites: []
@@ -23,7 +23,7 @@ Woodfine's asset acquisition process begins with the [[co-location-investment-th
## Key takeaways

- The tier score is a binary entry filter: a site either meets the minimum classification and advances to capital evaluation, or it does not — no exceptions are made for other site characteristics.
- The ranking matrix evaluates three anchor layers (Primary Target, secondary operators, tertiary civic infrastructure) within defined catchment radii, producing a reproducible tier classification verifiable by independent GIS analysis.
- The ranking matrix evaluates three anchor layers (Primary Target, secondary operators, tertiary civic infrastructure) within defined catchment radii, producing a tier classification that rests on public location data rather than on a market view.
- Passing the tier threshold is a necessary but not sufficient condition for acquisition; asset-specific analysis covering condition, lease structure, title, and debt service follows in the capital evaluation stage.

## Tier score as entry criterion
@@ -38,15 +38,15 @@ The matrix evaluates three layers of anchor presence within defined catchment ra

**Primary Target anchor.** A Walmart Supercentre in North American markets, or IKEA in European markets, within the site's primary trade area. The Primary Target anchor is the single most significant weighting factor in the matrix. A site without a committed Primary Target anchor cannot reach a tier classification sufficient to enter capital evaluation.

**Secondary anchors.** Large-format home improvement and warehouse club operators within 3 km. Each confirmed secondary anchor within the radius adds to the tier score. The count and proximity of secondary anchors distinguish a tier-4 site from a tier-3 site within the same primary trade area.
**Secondary anchors.** Large-format home improvement and warehouse club operators within the site's secondary catchment radius. Each confirmed secondary anchor within that radius adds to the tier score. The count and proximity of secondary anchors are what separate adjacent tier classifications within the same primary trade area.

**Tertiary civic infrastructure.** Hospitals and post-secondary institutions within 5 km. Civic anchors generate consistent, recession-resistant traffic that supplements retail-driven foot traffic. Their presence in the catchment radius contributes to the tier score but does not substitute for retail anchor presence.
**Tertiary civic infrastructure.** Hospitals and post-secondary institutions within a wider civic catchment radius. Civic anchors generate consistent, recession-resistant traffic that supplements retail-driven foot traffic. Their presence in the catchment contributes to the tier score but does not substitute for retail anchor presence.

The combined score across all three layers produces a tier classification from 1 to 5. Woodfine's current minimum threshold for capital evaluation is a tier-3 classification.
The combined assessment across the three layers produces a single tier classification. A minimum tier for capital evaluation is set at the platform level and applied uniformly to every candidate site.

## Independent verification

The matrix is reproducible by independent GIS analysis using publicly available retailer location data and civic facility coordinates. A site's tier score does not depend on Woodfine's internal assessment of market conditions; it depends on the presence or absence of specific operators and facilities within defined radii. An analyst applying the same matrix to the same data should reach the same classification for a given site.
The matrix runs on publicly available retailer location data and civic facility coordinates. Its inputs are observable facts on the ground — which operators and which civic facilities stand within the platform's defined radii — not a view of where a market is heading. A site's tier does not depend on Woodfine's internal assessment of market conditions, and two analysts applying the same criteria to the same data reach the same classification.

This reproducibility is not incidental — it is a design requirement. If the entry criterion depended on a judgment call that only Woodfine could make, the filter would not function as an objective standard.

@@ -64,7 +64,7 @@ Capital evaluation produces an investment recommendation; the tier score produce

## The bottom line

The Asset Evaluation Protocol disciplines the acquisition funnel by enforcing an objective, reproducible entry filter before any capital analysis begins. The tier score eliminates advocacy-driven deal origination: if a site does not independently qualify under the co-location matrix, evaluation does not proceed. Once a site clears the threshold, conventional capital analysis applies — property condition, lease structure, title, and debt service capacity are assessed on their own terms. Neither the qualification stage nor the capital evaluation stage can substitute for the other; both are required before Woodfine commits to an acquisition.
The Asset Evaluation Protocol disciplines the acquisition funnel by enforcing an objective entry filter before any capital analysis begins. The tier score eliminates advocacy-driven deal origination: if a site does not independently qualify under the co-location matrix, evaluation does not proceed. Once a site clears the threshold, conventional capital analysis applies — property condition, lease structure, title, and debt service capacity are assessed on their own terms. Neither the qualification stage nor the capital evaluation stage can substitute for the other; both are required before Woodfine commits to an acquisition.

## See also