Looking at a commercial strip on a corner lot

Currently this building is occupied by 6 tenants (one empty).  One is well known, but the tenant says it's their worst performing store.  The site is at a light and is on a corner and the traffic counts seem decent at about 31,000 cars a day.  Negatives are it's a small town (but not dying), the site is totally dependent on car traffic, it doesn't look like the site is drive through friendly for future use, and the site is not in the heart of town but 3 miles from it.   Thoughts??