I did some real estate work in NF and am well aware of the lock that unions have in that town. Also it takes a stack of 100 dollar bills to grease the skids with the non union people controlling the project. My particular project had a real estate tax price tag of just under $30,000. That identical store would have a real estate tax of $6,000-$8,000 in PA. A well known discount grocery chain with headquarters in Germany located there and their real estate people told me that construction labor costs were about 75% more than for a typical store. Of the many, many stores that I found locations for the NF store is the only one that failed to stay in business.