{"id": "n-c5f38dca59", "slug": "port-richey-gulf-view-square", "type": "mall", "name": "Gulf View Square", "aka": [], "city": "Port Richey", "county": "Pasco County", "state": "FL", "country": "US", "census_division": 5, "lat": 28.27168, "lon": -82.71955, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "mall", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": 760000, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from icsc.com, model-extracted, unreviewed: Gulf View Square mall in Port Richey, Florida redeveloped its former JCPenney and Macy's sites into a 312-unit apartment complex called The Gables at Gulf View, which opened in September.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "built", "year_retrofit": null, "developer": "Mason Asset Management and operating partner Namdar", "architect": null, "after_notes": "The Gables at Gulf View, which opened in September, was built on a site formerly occupied by JCPenney and Macy’s.", "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": "12101", "opp_score": 5.0, "opp_reasons": ["retrofit already built", "760,000 sq ft GLA (large site)", "county grew 15.3% 2018–23", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/malls/fl/port-richey-gulf-view-square/", "events": [], "sources": [{"id": 8710, "site_id": "n-c5f38dca59", "url": "https://www.icsc.com/news-and-views/icsc-exchange/adding-multifamily-to-malls", "title": "Adding Multifamily to Malls - ICSC", "publisher": "icsc.com", "date": null, "quote": "Gulf View Square", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "Mason Asset Management and operating partner Namdar", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Gulf View Square (760,000 sq ft GLA) in Port Richey, FL, is built and undergoing redevelopment to housing. The Gables at Gulf View housing project opened in September 2023 on the former JCPenney/Macy’s site. Mason Asset Management and Namdar are the developers. Pasco County grew 15.3% (2018–23), and housing ZHVI is $328,125 (2026-09).", "why": "Strategy is 'redevelop' with housing as new use. Retrofit already built (The Gables). Large site (760,000 sq ft GLA). Housing demand supported by county growth and housing market data.", "where_it_stands": "Active redevelopment confirmed by completed housing phase. Peer comparisons show 6 similar redevelopments (all score 6.5) with matching strategy and GLA. Traffic: US-19 principal arterial (63,000 ADT, 2024).", "for_a_planner": ["Pasco County housing permits: 5,481 units (2024)", "County retail jobs up 36% (2012–23)"], "for_a_developer": ["Housing ZHVI: $328,125 (2026-09)", "760,000 sq ft GLA available for housing"], "risks_and_unknowns": ["No timeline for full redevelopment", "No current tenant mix or vacancy data", "Exact scope of 'redevelop' beyond The Gables not specified", "No details on JCPenney/Macy’s exit timeline"], "data_quality": "partial", "one_line": "Active housing redevelopment on 760k sq ft former mall site; confirmed by completed Gables project; supported by county growth and housing market data.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "7e9d1e2c09b4"}, "edgar": {"query": "Gulf View Square", "city": "Port Richey", "total": 171, "name_only_total": 6, "common_name": false, "sampled": 100, "latest": "2026-09-25", "earliest": "2001-03-30", "cmbs": [{"name": "COMM 2014-CCRE16 Mortgage Trust", "cik": "0001601705", "n": 7, "first": "2026-03-20", "last": "2026-09-25", "forms": {"10-D": 6, "10-D/A": 1}, "cmbs": true, "kind": "cmbs", "sic": "6189", "acc": "0001888524-26-017110", "doc": "ccc14c16_ex991-202609.htm", "adjacent": false, "vintage": 2014}], "public": [{"name": "SIMON PROPERTY GROUP INC /DE/  (SPG, SPG-PJ)", "cik": "0001063761", "n": 64, "first": "2002-05-17", "last": "2014-04-22", "forms": {"8-K": 48, "10-K": 15, "8-K/A": 1}, "cmbs": false, "kind": "owner", "sic": "6798", "acc": "0001047469-14-004015", "doc": "a2219793zex-99_1.htm", "adjacent": true}, {"name": "WP Glimcher Inc.", "cik": "0001594686", "n": 23, "first": "2014-11-04", "last": "2018-10-25", "forms": {"8-K": 14, "10-Q": 7, "8-K/A": 1, "10-K": 1}, "cmbs": false, "kind": "owner", "sic": "6798", "acc": "0001594686-18-000031", "doc": "wpg10-qseptember302018.htm", "adjacent": true}, {"name": "Washington Prime Group, L.P.", "cik": "0001610911", "n": 8, "first": "2016-11-03", "last": "2018-10-25", "forms": {"10-Q": 7, "10-K": 1}, "cmbs": false, "kind": "owner", "sic": "6798", "acc": "0001594686-18-000031", "doc": "wpg10-qseptember302018.htm", "adjacent": true}, {"name": "SIMON PROPERTY GROUP L P /DE/", "cik": "0001022344", "n": 2, "first": "2001-03-30", "last": "2002-04-01", "forms": {"10-K": 2}, "cmbs": false, "kind": "owner", "sic": "6798", "acc": "0000912057-02-013017", "doc": "a2075171z10-k.htm", "adjacent": true}, {"name": "GLIMCHER REALTY TRUST", "cik": "0000912898", "n": 1, "first": "2014-11-04", "last": "2014-11-04", "forms": {"8-K": 1}, "cmbs": false, "kind": "owner", "sic": "6798", "acc": "0001104659-14-076544", "doc": "a14-21175_9ex99d1.htm", "adjacent": false}], "other": [{"name": "DILLARDS INC  (DDS, DDT)", "cik": "0000028917", "n": 2, "first": "2002-03-06", "last": "2002-12-17", "forms": {"8-K": 1, "10-Q": 1}, "cmbs": false, "kind": "other", "sic": "5311", "acc": "0000028917-02-000069", "doc": "f10q_110202.htm", "adjacent": false}, {"name": "J C PENNEY CO INC", "cik": "0001166126", "n": 1, "first": "2014-01-15", "last": "2014-01-15", "forms": {"8-K": 1}, "cmbs": false, "kind": "other", "sic": "5311", "acc": "0001166126-14-000003", "doc": "jcp-01152014xnewsrelease.htm", "adjacent": false}], "forms": {"8-K": 65, "10-K": 18, "10-Q": 8, "10-D": 6, "8-K/A": 2, "10-D/A": 1}, "url": "https://efts.sec.gov/LATEST/search/#/q=%22Gulf%20View%20Square%22%20%22Port%20Richey%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": ["0001022344", "0001063761", "0001594686", "0001610911"], "adj_total": 85, "first_in_sample": "2026-03-20", "securitised": null, "vintage": 2014, "vintage_strong": false, "source": "SEC EDGAR full-text search"}, "elevation": {"elevation_ft": 12.8, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "12101030901", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "lapop1share": 0.497715973835208, "poverty_rate": 16.4416203335981, "median_family_income": 56708.0, "snap_households": 412.0, "pop2010": 3793.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 328125, "month": "2026-09", "change_1y": -0.019, "change_5y": 0.138}, "zori": {"latest": 1985, "month": "2026-09", "change_1y": 0.001, "change_5y": 0.164}, "county_fips": "12101", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "12101030901", "jobs": 1812, "retail_jobs": 124, "food_accommodation_jobs": 62, "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": "34668", "month": "202609", "median_listing_price": 255470, "median_listing_price_yy": -0.0098, "active_listing_count": 335, "median_days_on_market": 70, "price_reduced_share": 0.3143, "pending_ratio": 0.297, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "12101030901", "kfr_p25": 0.3688, "jail_p25": 0.0375, "kids_count": 483.2658, "commuting_zone": "Tampa", "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-9067acff67", "name": "Los Arcos Mall", "city": "Scottsdale", "state": "AZ", "score": 6.5, "why": ["similar GLA (607,350 sq ft)", "same strategy: redevelop"]}, {"id": "m-a7fde1c2cc", "name": "Bannister Mall", "city": "Kansas City", "state": "MO", "score": 6.5, "why": ["similar GLA (1,014,390 sq ft)", "same strategy: redevelop"]}, {"id": "m-8eeeeebb8f", "name": "Coliseum Mall", "city": "Hampton", "state": "VA", "score": 6.5, "why": ["similar GLA (991,000 sq ft)", "same strategy: redevelop"]}, {"id": "m-3b6b5f47cc", "name": "Cloverleaf Mall", "city": "Richmond", "state": "VA", "score": 6.5, "why": ["similar GLA (800,000 sq ft)", "same strategy: redevelop"]}, {"id": "m-e1ba4aac1c", "name": "City Center", "city": "Columbus", "state": "OH", "score": 6.5, "why": ["similar GLA (958,000 sq ft)", "same strategy: redevelop"]}, {"id": "m-2b18bfa7e0", "name": "Bellevue Mall", "city": "Nashville", "state": "TN", "score": 6.5, "why": ["similar GLA (844,124 sq ft)", "same strategy: redevelop"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Pasco County", "2024": {"units_1": 5481, "units_2_4": 34, "units_5plus": 1250, "value_total": 1813381475}, "2023": {"units_1": 7189, "units_2_4": 14, "units_5plus": 464, "value_total": 1771008123}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "12101", "year": 2025, "establishments": 1718, "employment": 25992, "avg_annual_pay": 39933, "lq_employment": 1.75, "employment_change_1y": 1.0, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 1391, "emp": 19582}, "2023": {"estab": 1612, "emp": 26604}, "estab_change": 0.159, "emp_change": 0.359, "county_fips": "12101"}, "schools": {"district": "Pasco County School District", "district_geoid": "1201530", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 0, "schools": [], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "sec": {"reit": [{"filer": "Washington Prime Group", "filed": "2017-02-24", "as_of": "2016-12-31", "url": "https://www.sec.gov/Archives/edgar/data/1594686/000159468617000007/wpg201610-k.htm", "match": "exact", "name": "Gulf View Square", "city": "Port Richey", "state": "FL", "gla_sqft": 756098, "gla_inline_sqft": null, "year_built": null, "year_acquired": 1996, "year_renovated": null, "occupancy_pct": 92.1, "occupancy_basis": "occupied", "sales_psf": null, "anchors": "Best Buy, Dillard's, Macy's, Sears, T.J. Maxx, World of Décor", "ownership_pct": 100.0, "tenure": "Fee"}, {"filer": "Washington Prime Group", "filed": "2015-02-26", "as_of": "2014-12-31", "url": "https://www.sec.gov/Archives/edgar/data/1594686/000104746915001314/a2223207z10-k.htm", "match": "exact", "name": "Gulf View Square", "city": "Port Richey", "state": "FL", "gla_sqft": 754818, "gla_inline_sqft": null, "year_built": 1980, "year_acquired": null, "year_renovated": null, "occupancy_pct": 96.1, "occupancy_basis": "occupied", "sales_psf": null, "anchors": "Macy's, Dillard's, Sears, Best Buy, T.J. Maxx,", "ownership_pct": 100.0, "tenure": "Fee"}, {"filer": "Simon Property Group", "filed": "2010-02-25", "as_of": "2009-12-31", "url": "https://www.sec.gov/Archives/edgar/data/1063761/000104746910001324/a2196642z10-k.htm", "match": "exact", "name": "Gulf View Square", "city": "Port Richey", "state": "FL", "gla_sqft": 753572, "gla_inline_sqft": null, "year_built": 1980, "year_acquired": null, "year_renovated": null, "occupancy_pct": 82.4, "occupancy_basis": "occupied", "sales_psf": null, "anchors": "Macy's, Dillard's, JCPenney, Sears, Best Buy", "ownership_pct": 100.0, "tenure": "Fee"}], "absee": [], "source": "SEC EDGAR: REIT 10-K property tables and ABS-EE Exhibit 102", "retrieved": "2026-10-20"}, "storms": {"county": "12101", "years": "2016-2025", "events": 57, "by_type": {"Thunderstorm Wind": 24, "Tornado": 12, "Lightning": 7, "Flood": 6, "Hail": 5, "Funnel Cloud": 3}, "property_damage_usd": 91283000, "deaths_direct": 0, "injuries_direct": 0, "note": "county-typed events only; events logged to forecast zones (CZ_TYPE Z: most winter, heat, flood and coastal events) are not counted", "source": "NOAA NCEI Storm Events Database, details files", "retrieved": "2026-10-20"}, "traffic": {"max_aadt": 63000, "trucks_aadt": 4095, "road": "US-19", "class": "principal arterial", "lanes": 6, "segments_600m": 10, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "The Gables at Gulf View, which opened in September, was built on a site formerly occupied by JCPenney and Macy’s.", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "anchor-macy-s", "name": "Macy's", "group_": "anchor", "evidence": "Macy's", "origin": "wikipedia"}, {"slug": "anchor-jcpenney", "name": "JCPenney", "group_": "anchor", "evidence": "JCPenney", "origin": "wikipedia"}, {"slug": "place-growing-county", "name": "Fast-growing county (8%+ 2018–23)", "group_": "place", "evidence": "15%", "origin": "census-acs"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "63,000 on US-19", "origin": "fhwa-hpms"}], "details": {}, "photos": [], "provenance": {"gla_sqft": "newtypes-extraction", "after_notes": "newtypes-extraction", "developer": "newtypes-extraction"}, "restricted_fields": {"parcels": ["owner_addr", "assessed", "taxable", "tax_amount", "sale_price", "deed_ref"], "deals": ["price", "price_per_acre", "price_per_sqft", "loan_amount", "asking_price"], "how": "free API key: POST /api/v1/keys {\"email\": …}"}}