MedWest Realty · 29-location isolation analysis · Monterey vs. Burbank patient origin
On paper Burbank sits in a far larger, better-connected market. In practice Monterey draws 7.4× the patients — 3.9× once you account for Monterey being open 34 months against Burbank's 18.
| Factor | Monterey (best) | Burbank (worst) | Why it matters |
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Sibling counts recompute against the catchment radius set above. Click any row to fly the map to that clinic.
| Rank ▾ | Clinic ▾ | State ▾ | Nearest sibling ▾ | Distance (mi) ▾ | Siblings in radius ▾ | Band ▾ |
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What actually differs between the two locations — and why it isn't distance or demographics.
Patients travel about as far to reach Burbank (5.1 mi weighted average) as they do to reach Monterey (6.8 mi). Average distance isn't what's holding Burbank back.
The averages match; the shapes don't. Monterey's 90th-percentile patient sits 26.6 miles out and 103 patients come from its own ZIP. Burbank's 90th percentile stops at 14.6 miles — roughly where its nearest siblings sit — and just 4 patients come from its own ZIP. Monterey owns a corridor; Burbank owns neither a core nor a periphery.
Monterey's clinic is one of only a handful of options across an entire region — just 4 hospitals cover the whole Monterey Peninsula and Salinas Valley, and the southernmost of those, in King City, is nearly an hour away. Burbank sits inside the Los Angeles basin, surrounded by 6+ hospitals in the immediate area and dozens more (Kaiser, Cedars-Sinai, UCLA-affiliated systems) a short drive away. Patients there have far less reason to stay loyal to any single location.
Burbank benefits from excellent freeway access (I-5, SR-134, SR-170) — but that same connectivity makes it just as easy for patients to drive to a competing provider. Monterey's more limited access (CA-1, CA-68, no direct Interstate) works in the location's favor once patients are already in the region: there's simply less competition to drive to.
Burbank has five other LivWell clinics within 30 miles, the nearest 6.4 miles away, and draws only 8% of its patients from Burbank itself. Monterey has two siblings inside 30 miles, the nearest 23.3 miles out, and draws 19% from its own city. Across the portfolio, the two clinics LivWell has already graded land exactly where the theory predicts: Monterey is 2nd most isolated of 29, Burbank 3rd least.
Monterey County (median household income ~$97,200, median age 35.5) and Burbank (~$85,500–97,000 depending on source, median age 40.1) are broadly comparable. This isn't primarily an income or age story — it's a competitive-density story.
Twelve Monterey-area patients list permanent addresses outside California — Texas, Georgia, Arizona, Tennessee, New Jersey, Pennsylvania and Alaska among them — consistent with Carmel and Pebble Beach's profile as a wealthy second-home market. Only one such address appears in the Burbank list.
Monterey Peninsula's medical office stock is boutique and supply-constrained. Burbank sits in the Tri-Cities office submarket (Burbank/Glendale/Pasadena), running roughly 24–26% vacancy across asset classes — a market that makes it easy for competing providers and space to enter.
Temecula is the most isolated clinic in the portfolio — 34.2 miles to the nearest LivWell and zero siblings within 30 miles — and nobody has graded it. If it performs like Monterey, LivWell's own operating history has already run the experiment. If it doesn't, the theory dies cheap, before it reaches a deck.