Location. Upper tier incomes surrounding.
Those attributes are tough to find at a rent factor that is durable.
I have seen a few shops needing to move way too frequently.

one shop I worked for was really smart, they had a 50 year lease, sold off the shop for basically the lease and fixtures.
that shop ran it until the lease was up.
then left, 25 years for the follow on shop.

fifty year leases are gone now.