{"id": "m-de2b4a253d", "slug": "chesapeake-greenbrier-mall", "type": "mall", "name": "Greenbrier Mall", "aka": null, "city": "Chesapeake", "county": "Chesapeake city", "state": "VA", "country": "US", "census_division": 5, "lat": 36.77972, "lon": -76.22738, "geocode_method": "override", "address": null, "metro": null, "original_use": "mall", "year_opened": null, "year_closed": null, "acres": 55.0, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Record created from a 2024+ transaction, listing or loan report; no retrofit recorded.", "strategy": [], "new_use": null, "share_retrofit": null, "status": "operating", "year_retrofit": null, "developer": null, "architect": null, "after_notes": null, "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": null, "public_subsidy": null, "entitlement_year": null, "planning_notes": null, "wikidata_qid": null, "wikipedia": null, "osm_id": null, "verified": "draft", "verified_by": null, "last_verified": null, "last_updated": "2026-10-18", "created": "2026-10-18", "contributor_name": null, "contributor_org": null, "contributor_link": null, "international": 0, "county_fips": "51550", "opp_score": 55.0, "opp_reasons": ["55 acres", "county grew 5.6% 2018–23", "median rent $1,523", "distressed loan or foreclosure"], "for_sale": 0, "distressed": 1, "url": "https://retrofitatlas.org/malls/va/chesapeake-greenbrier-mall/", "events": [], "sources": [{"id": 6908, "site_id": "m-de2b4a253d", "url": "https://www.wavy.com/news/local-news/chesapeake/virginia-beachs-mike-sifen-buys-greenbrier-mall-for-22-4m/amp/", "title": "Virginia Beach's Mike Sifen buys Greenbrier Mall for $22.4M", "publisher": null, "date": "2025-04", "quote": "The final cost was $22.4 million.", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [{"id": 388, "site_id": "m-de2b4a253d", "kind": "auction", "date": "2025-04", "year": 2025, "acres": 55.0, "sqft": 562000, "buyer": "1401 Greenbrier Parkway LLC (Mike Sifen)", "seller": "CBL Properties", "broker": null, "lender": null, "loan_maturity": null, "loan_status": "foreclosed", "listing_url": null, "status": null, "notes": "", "source_url": "https://www.wavy.com/news/local-news/chesapeake/virginia-beachs-mike-sifen-buys-greenbrier-mall-for-22-4m/amp/", "source_title": "Virginia Beach's Mike Sifen buys Greenbrier Mall for $22.4M", "source_date": "2025-04", "quote": "The final cost was $22.4 million.", "verified": "draft", "retrieved": "2026-10-18"}], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Greenbrier Mall opened as a retail mall and has remained operating. In April 2025 it was subject to a foreclosure auction, selling for $22.4 million to 1401 Greenbrier Parkway LLC after CBL Properties defaulted on a $62 million loan.", "why": "The record shows a distressed loan and foreclosure as the immediate cause of the 2025 auction. No anchor‑tenant loss, competition, or demolition factors are stated.", "where_it_stands": "The mall is currently operating under ownership of 1401 Greenbrier Parkway LLC (Mike Sifen) following the 2025 auction.", "for_a_planner": ["Precedent: foreclosure auction transferred ownership to a new LLC.", "Policy tools: loan workout and foreclosure process were used.", "Open questions: future zoning, potential redevelopment, and community impact of the 55‑acre site."], "for_a_developer": ["Site size: 55 acres.", "Control: owned by 1401 Greenbrier Parkway LLC.", "Entitlement stage: existing operating mall; entitlements assumed but not detailed.", "Constraints: floodplain, transit access, and environmental conditions are not specified in the record.", "Market signals: low opp_score (35) and opp_reasons highlight distressed loan and large acreage as opportunity factors."], "risks_and_unknowns": ["Opening date and original anchor tenant mix are unknown.", "Current occupancy, lease terms, and physical condition of structures are not provided.", "Zoning, flood‑plain, transit proximity, and environmental constraints are absent from the record.", "Data are thin: only one source and a draft verification status.", "Loan details beyond amount and status are unreviewed."], "data_quality": "thin", "one_line": "Greenbrier Mall, a 55‑acre operating mall in Chesapeake, VA, sold at auction after foreclosure to a new LLC in 2025.", "model": "nvidia/nemotron-3-super-120b-a12b", "machine": "NVIDIA API via Hermes CT", "record_sha1": "1e2dd0cb51c2"}, "cluster": {"within_10km": [{"id": "n-448b08943b", "name": "KempsRiver Crossing Shopping Center", "city": "Virginia Beach", "status": "approved", "km": 5.0}, {"id": "m-9ee025dc38", "name": "Military Circle Mall", "city": "Norfolk", "status": "closed", "km": 8.2}, {"id": "m-18c2c2652b", "name": "MacArthur Center", "city": "Norfolk", "status": "unknown", "km": 9.4}], "count_10km": 3, "count_25km": 10}, "edgar": {"query": "Greenbrier Mall", "city": "Chesapeake", "total": 204, "name_only_total": 9, "common_name": true, "sampled": 100, "latest": "2023-08-09", "earliest": "2002-12-10", "cmbs": [{"name": "JP MORGAN CHASE COMMERCIAL MORTGAGE SECURITIES CORP", "cik": "0001013611", "n": 1, "first": "2002-12-10", "last": "2002-12-10", "forms": {"8-K": 1}, "cmbs": true, "kind": "cmbs", "sic": "6189", "acc": "0000914121-02-001392", "doc": "jp690467-ex99.txt", "adjacent": false, "vintage": null}], "public": [{"name": "CBL & ASSOCIATES PROPERTIES INC  (CBL)", "cik": "0000910612", "n": 96, "first": "2004-04-28", "last": "2023-08-09", "forms": {"8-K": 70, "10-Q": 17, "10-K": 4, "8-K/A": 4}, "cmbs": false, "kind": "owner", "sic": "6798", "acc": "0000950170-23-040672", "doc": "cbl-20230630.htm", "adjacent": true}, {"name": "CBL & ASSOCIATES LIMITED PARTNERSHIP", "cik": "0000915140", "n": 45, "first": "2014-02-05", "last": "2021-11-16", "forms": {"8-K": 34, "10-Q": 6, "10-K": 2, "8-K/A": 2}, "cmbs": false, "kind": "owner", "sic": "6798", "acc": "0001564590-21-057244", "doc": "cbl-ex991_6.htm", "adjacent": true}], "other": [{"name": "DILLARDS INC  (DDS, DDT)", "cik": "0000028917", "n": 3, "first": "2003-11-21", "last": "2004-05-13", "forms": {"8-K": 3}, "cmbs": false, "kind": "other", "sic": "5311", "acc": "0001157523-04-004750", "doc": "a4639776ex99.txt", "adjacent": false}], "forms": {"8-K": 74, "10-Q": 17, "10-K": 4, "8-K/A": 4, "10-K/A": 1}, "url": "https://efts.sec.gov/LATEST/search/#/q=%22Greenbrier%20Mall%22%20%22Chesapeake%22&forms=10-K,10-D,8-K,10-Q,ABS-EE&dateRange=custom&startdt=2001-01-01", "retrieved": "2026-10-20", "v": 4, "adj": ["0000896985", "0000910612", "0000915140", "0001017707", "0001017710", "0001041379", "0001168213", "0001628063"], "adj_total": 74, "first_in_sample": "2002-12-10", "securitised": null, "vintage": null, "vintage_strong": false, "source": "SEC EDGAR full-text search"}, "elevation": {"elevation_ft": 20.6, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "51550020806", "urban": 1, "lila_1_10": 0, "low_access_1mi": 1, "lapop1share": 15.4536193392224, "poverty_rate": 4.19292292777508, "median_family_income": 93735.0, "snap_households": 178.0, "pop2010": 6839.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 424806, "month": "2026-09", "change_1y": 0.036, "change_5y": 0.272}, "zori": {"latest": 2058, "month": "2026-09", "change_1y": 0.063, "change_5y": 0.298}, "county_fips": "51550", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "51550020813", "jobs": 1368, "retail_jobs": 493, "food_accommodation_jobs": 330, "year": 2022, "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract", "retrieved": "2026-10-20"}, "listings": {"zip": "23320", "month": "202609", "median_listing_price": 425550, "median_listing_price_yy": 0.0919, "active_listing_count": 185, "median_days_on_market": 39, "price_reduced_share": 0.26, "pending_ratio": 0.0054, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "51550020806", "kfr_p25": 0.4203, "jail_p25": 0.0543, "kids_count": 483.8541, "commuting_zone": "Virginia Beach", "vintage": "children born 1978-83, outcomes measured 2014-15", "source": "Opportunity Insights, Opportunity Atlas (Chetty, Friedman, Hendren, Jones, Porter 2018)", "retrieved": "2026-10-20"}, "peers": {"peers": [{"id": "m-7c6fe2ab34", "name": "Newmarket North Mall", "city": "Hampton", "state": "VA", "score": 6.5, "why": ["similar size (53 acres)", "also in VA", "33 km away"]}, {"id": "m-9c11f7c85b", "name": "Tower Mall", "city": "Portsmouth", "state": "VA", "score": 6.0, "why": ["similar size (53 acres)", "also in VA", "12 km away"]}, {"id": "m-2fae83bf08", "name": "Fort Chiswell Outlet Mall site", "city": "Max Meadows", "state": "VA", "score": 5.5, "why": ["similar size (55.29 acres)", "also in VA"]}, {"id": "m-c67e2b6603", "name": "Landmark Mall", "city": "Alexandria", "state": "VA", "score": 4.5, "why": ["similar size (51 acres)", "also in VA"]}, {"id": "m-4c2248f1ec", "name": "Ledgewood Mall", "city": "Ledgewood", "state": "NJ", "score": 4.5, "why": ["similar size (51.6 acres)"]}, {"id": "m-6a86030dc4", "name": "Shore Mall", "city": "Egg Harbor Township", "state": "NJ", "score": 4.5, "why": ["similar size (73 acres)"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Chesapeake(Independent City)", "2024": {"units_1": 597, "units_2_4": 0, "units_5plus": 0, "value_total": 274663650}, "2023": {"units_1": 505, "units_2_4": 0, "units_5plus": 0, "value_total": 182381262}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "51550", "year": 2025, "establishments": 678, "employment": 12914, "avg_annual_pay": 40018, "lq_employment": 1.22, "employment_change_1y": -1.5, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 795, "emp": 15345}, "2023": {"estab": 743, "emp": 14838}, "estab_change": -0.065, "emp_change": -0.033, "county_fips": "51550"}, "schools": {"district": "Chesapeake City Public Schools", "district_geoid": "5100810", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 2, "schools": ["Greenbrier Intermediate", "Greenbrier Primary"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "sec": {"reit": [{"filer": "CBL & Associates Properties", "filed": "2017-03-01", "as_of": "2016-12-31", "url": "https://www.sec.gov/Archives/edgar/data/910612/000091061217000011/cbl-12312016x10k.htm", "match": "exact", "name": "Greenbrier Mall", "city": "Chesapeake", "state": "VA", "gla_sqft": 890852, "gla_inline_sqft": 269039, "year_built": 1981, "year_acquired": 2004, "year_renovated": 2004, "occupancy_pct": 92.0, "occupancy_basis": "leased", "sales_psf": 359.0, "anchors": "Dillard's, GameWorks, JC Penney, Macy's, Sears", "ownership_pct": 100.0, "tenure": null}, {"filer": "CBL & Associates Properties", "filed": "2010-02-22", "as_of": "2009-12-31", "url": "https://www.sec.gov/Archives/edgar/data/910612/000091061210000005/form10-k.htm", "match": "exact", "name": "Greenbrier Mall", "city": "Chesapeake", "state": "VA", "gla_sqft": 898416, "gla_inline_sqft": 315684, "year_built": 1981, "year_acquired": 2004, "year_renovated": 2004, "occupancy_pct": 81.0, "occupancy_basis": "leased", "sales_psf": 314.0, "anchors": "Dillard's, JC Penney, Macy's, Sears", "ownership_pct": 63.0, "tenure": null}, {"filer": "CBL & Associates Properties", "filed": "2007-03-01", "as_of": "2006-12-31", "url": "https://www.sec.gov/Archives/edgar/data/910612/000091061207000045/form10k.htm", "match": "exact", "name": "Greenbrier Mall", "city": "Chesapeake", "state": "VA", "gla_sqft": 888453, "gla_inline_sqft": 304468, "year_built": 1981, 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