You build whatever the neighborhood wants and focus on a high-margin, low-investment product that you can sell through experience. There's a hobby store nearby. Hobby Lobby took over the space next door in 2007. They're still going strong because they sell the shit Hobby Lobby doesn't have... and they also do R/C tournaments, parties, and they can fix your quadcopter. i've got four comics shops within easy driving distance... but I've got six tabletop gaming outfits. When I left in 2007 that number was two.
If you make it a place people want to hang out and spend money, they will hang out and spend money. If you can make what you sell cost enough to cover the rent, you're good to go. We've got GameStops all over the place, same as anywhere else... but these guys have gone from one location to nine in the past eight years 'cuz you can hang out and have fun.