Malls · Arizona
Paradise Valley Mall
Opened 1978. Closed 2021. Redeveloped in 2021. Owner of record Pv Owners Association Inc.
Status nowDemolishedextracted, unreviewed
What it becamemixed, retail, housing, parkextracted, unreviewed
Owner of recordPv Owners Association Inccounty assessor, 2026-10-15
Site size16.23 acres (parcels)county assessor
Last sale$100.0M · 2021public reporting
Retrofit year2021extracted, unreviewed
Walkability17.7 of 20 · 15-minute 6 of 6EPA, OpenStreetMap
Rail within 800 mNoOpenStreetMap, HUD
Reach the owner Download dossier (PDF) · early access Download record (JSON) API Share LinkedIn Correct this recordhttps://retrofitatlas.org/malls/az/phoenix-paradise-valley-mall/
Solid = from the authors' map · outlined = public source · dashed = model-written, not yet reviewed by a person. Tap any value's source label to see where it came from.
Site profile24 elements · what this retrofit is built with · tap a chip for the evidence
Former anchors
Dillard's
This site: Dillard's wikipedia · all sites with thisJCPenney
This site: JCPenney wikipedia · all sites with thisMacy's
This site: Macy's wikipedia · all sites with thisSears
This site: Sears wikipedia · all sites with thisFinance and pipeline
Sold since 2020
This site: 2021 RED Development research-deals · all sites with thisWebsite dead or redirecting
This site: overture / http check · all sites with thisOwnership
Single-purpose entity
This site: PARVAL WEST LLC county-parcels · all sites with thisPlace
100k+ jobs within 45 min by transit
This site: 104,975 epa-walkability · all sites with this15-minute neighbourhood (5+ of 6 daily needs within 800 m)
This site: 6/6 openstreetmap · all sites with this30,000+ vehicles a day on an adjacent road
This site: 49,942 on a counted road fhwa-hpms · all sites with thisBike network nearby
This site: 51 ways openstreetmap · all sites with thisCounty permitting 2,000+ apartment units a year
This site: 13,059 units, Maricopa County census-bps · all sites with thisGrocery within 800 m
This site: 6 stores openstreetmap · all sites with thisHigh heat wave risk
This site: Very High fema-nri · all sites with thisRenter-majority tract
This site: 65% census-acs · all sites with thisTract house prices doubled in 10 years
This site: +146% fhfa · all sites with thisTract income up 60%+ since 2013
This site: +75% census-acs · all sites with thisWalkable block group (EPA ≥ 12)
This site: …index 17.7 epa-walkability · all sites with thisStrategy
Redeveloped
This site: …apartment buildings, Whole Foods Market, park with pavilion extraction · all sites with thisNew use
Grocery
This site: …apartment buildings, Whole Foods Market, park with pavilion Future phases of the redevelopme extraction · all sites with thisHousing
This site: …apartment buildings, Whole Foods Market, park with pavilion Future ph extraction · all sites with thisMixed use
This site: …new_use field extraction · all sites with thisPark and open space
This site: …apartment buildings, Whole Foods Market, park with pavilion Future phases of the redevelopment have yet t extraction · all sites with thisRetail (continued)
This site: …new_use field extraction · all sites with thisNow
| Status | Demolishedextracted, unreviewed |
|---|---|
| Strategy | Redevelopedextracted, unreviewed |
| New uses | mixed, retail, housing, parkextracted, unreviewed |
| What is there now | apartment buildings, Whole Foods Market, park with pavilionextracted, unreviewed |
| Retrofit year | 2021extracted, unreviewed |
| Redeveloper | Macerich, RED Developmentextracted, unreviewed |
| Owner of record | Pv Owners Association Inccounty assessor |
Planning
| Zoning change | mixed useextracted, unreviewed |
|---|---|
| Entitlement year | 2020extracted, unreviewed |
| Planning notes | Future phases of the redevelopment have yet to be announced.extracted, unreviewed |
Parcels, tax and title
| Parcel | Owner of record | Acres | Use · zoning | Value (appraised · assessed · taxable) | Last sale · deed | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
16725163all 38 county fields
| Pv Owners Association Inc | 9.8 | 0021 · CONTACT LOCAL JURISDICTION | $9.7M (appraised) assessed — · taxable $4.0M | — deed 167 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
16725165all 47 county fields
| Paradise Valley Apartment Holdings LLC | 5.4 | 0021 · CONTACT LOCAL JURISDICTION | $5.6M (appraised) assessed — · taxable $2.3M | 2024-12-01 $23.2M deed 167 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
16725009all 42 county fields
| Parval West LLC | 1.0 | 1610 · CONTACT LOCAL JURISDICTION | $2.6M (appraised) assessed — · taxable $2.2M | 2009-08-01 deed 167 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Total | 16.2 | $18.0M |
Deals and debt
| Date | Event | Price | Parties | Source |
|---|---|---|---|---|
| 2021 | Sold | $100.0M closed | RED Development ← Macerich | Wikipedia |
Securitised debt and public filers
Filings (2001 to date) that name “Paradise Valley Mall” and “Phoenix” (198 hits, first 100 sampled, 2 other filers such as tenants left out). Only weak matches to commercial-mortgage trusts: the mall may have backed a securitised loan, or may just be mentioned in the filing; several trusts usually means one loan split into pari-passu notes. Earliest trust filing in the sample 2025-03-21 (a sample date, not the issuance date); candidate loan vintage 2014 from the trust name (weak match). Whether the loan is still in the pool, in special servicing or repaid is in the trust's monthly distribution reports, which are not searchable here. Text matches, not a title search. Open the search · all trusts.
| Kind | Filer | Filings | Dates | Forms |
|---|---|---|---|---|
| CMBS trust (weak) | COMM 2014-LC17 Mortgage Trust | 1 | 2025-03-21 to 2025-03-21 | 10-D 1 |
| Public owner (strong) | MACERICH CO (MAC) | 96 | 2002-05-31 to 2025-05-12 | 8-K 60, 10-Q 21, 10-K 12, 8-K/A 2 |
As reported by the owner
Property tables from the owner's annual report (Form 10-K, Item 2) on EDGAR, one row per filing year. GLA, occupancy and anchors are the filer's own figures at that year end; “leased” counts signed leases, “occupied” counts open stores; ownership is the filer's share. Matched by name and place, unreviewed; the verbatim table row is in sec_facts.csv.
| Year end | Filer | Name in filing | GLA sq ft | Occupancy | Years | Share | Sales psf | Anchors listed |
|---|---|---|---|---|---|---|---|---|
| 2016 | Macerich 10-K, 2017-02-24 | Paradise Valley Mall Phoenix, AZ match: exact | 1,203,000 in-line 424,000 | built 1979 / acquired 2002 / renovated 2009 | 100.0% | Dillard's, JCPenney, Macy's | ||
| 2009 | Macerich 10-K, 2010-02-26 | Paradise Valley Mall Phoenix, AZ match: exact | 1,152,333 in-line 372,204 | 88.0% leased | built 1979 / acquired 2002 / renovated 2009 | 100.0% | Costco, Dillard's, J.C. Penney, Macy's, Sears | |
| 2006 | Macerich 10-K, 2007-02-27 | Paradise Valley Mall Phoenix, AZ match: exact | 1,222,802 in-line 417,374 | 89.6% leased | built 1979 / acquired 2002 / renovated 1990 | 100.0% | $366 | Dillard's, J.C. Penney, Macy's, Sears |
Site context
| FEMA flood zone | X · 0.2 PCT ANNUAL CHANCE FLOOD HAZARDFEMA NFHL |
|---|---|
| EPA-regulated facilities within 500 m | 21: ARIZONA STATE UNIVERSITY MAIN CAMPUS MS4; COSTCO WHOLESALE #1058; CVS PHARMACY #9245; FAST 1 HOUR FOTO; FAST 1 HOUR FOTOEPA FRS |
| Census tract 04013103210 | 7,951 people, 8,816 per sq mi; median household income $76,329; median gross rent $1,618; 65% renters; 2.8% vacant units; 1.3% commute by transitACS 2023 5-year |
| Walkability (EPA, block group) | index 17.7 of 20; 309 intersections per sq mi; nearest transit stop 300 m; land-use mix 0.75; 128,450 jobs within 45 min by car, 104,975 by transit; 0% of households without a carEPA Smart Location |
| Within a 10–15 minute walk (800 m) | 6 of 6 daily needs: 6 grocers, 1 schools, 108 parks or playgrounds, 3 health, 1 civic, 40 food and drink; 51 cycleway segments, 383 sidewalk-tagged segmentsOpenStreetMap |
| Opportunity Zone | noHUD |
| Housing permits, Maricopa County (AZ), 2024 | 13,059 units in 5+ unit buildings, 1,654 in 2–4, 21,667 single-family; 2023: 18,616 in 5+Census BPS |
| Social vulnerability (CDC SVI 2022, tract) | overall percentile 0.64; socioeconomic 0.47; housing and transport 0.79; 20% below 150% of poverty; 8% of households with no vehicleCDC/ATSDR |
| Other atlas sites nearby | 0 within 10 km, 11 within 25 kmcomputed |
| Overture Maps | place Macy's Paradise Valley Mall (shopping_mall, confidence 0.97, from Microsoft, Overture); building footprint 4,771 m², 7.1 mOverture (CDLA-Permissive 2.0) |
| Website and social | (down or redirecting, status None)Overture / Internet Archive |
| Attention: Wikipedia page views | 113,857 since 2015; 8,110 in the last 12 months (-18% vs the prior 12); peak 2021-03 with 2,943Wikimedia |
| Tract change 2013–2023 | population +23% (6,457 → 7,951); median income +75% ($43,542 → $76,329); renters 77% → 64%; median home value +166% ($161,500 → $430,000)Census ACS 5-year |
| Natural hazard risk (FEMA National Risk Index, tract) | relatively moderate overall (score 76.7); expected annual loss $2.4M; high: heat wave; community resilience very lowFEMA NRI |
| Tax-credit housing within 1 km | noneHUD LIHTC |
| Retail trade in the county, 2012 to 2023 | 11,076 establishments (+6%); 236,674 jobs (+29%)Census CBP |
| Housing market in the county | typical home value $455,168 (-1% 1 yr, +7% 5 yr); typical rent $1,715/mo (+1% 1 yr), 2026-09Zillow Research |
| House price index, tract, 2025 | 736 (2000 = 100); +8.1% 1 yr, +64% 5 yr, +146% 10 yrFHFA |
| Traffic on the busiest road within 600 m (2024) | 49,942 vehicles a day (principal arterial, 6 lanes); 26 counted segmentsFHWA HPMS |
Summary, model-written
Paradise Valley Mall opened in 1978 and operated as a regional shopping center with anchors including JCPenney and Costco. Over time, anchor stores such as Sears, Dillard’s and Macy’s closed, leaving vacancies. The mall was demolished starting in 2021 and is being redeveloped into a mixed‑use site with apartments, a Whole Foods Market, and a park.
Why. The record shows anchor store losses (Sears closure in 2018 and vacant Dillard’s and Macy’s spaces) and the owner’s redevelopment strategy, which led to demolition and new construction.
Where it stands. The site is demolished and under redevelopment; RED Development acquired the property in 2021 and is overseeing the mixed‑use build‑out.
For a planner
- Mixed‑use zoning was adopted for the site.
- Entitlement was granted in 2020 for the redevelopment.
- Future phases of the project have not yet been announced.
- No additional policy tools are described in the record.
For a developer
- The site comprises three parcels totaling about 16.2 acres (9.84 ac, 5.37 ac, 1.02 ac).
- Control passed to RED Development via a 2021 sale from Macerich.
- Entitlement was secured in 2020, with demolition and initial construction underway.
- Market signals noted in the record include Maricopa County population growth of 5.6 % (2018‑23) and a median rent of $1,587, supporting a housing component.
What we do not know yet
- The record’s verification status is draft, indicating limited review.
- Flood‑plain, transit access, and environmental constraint layers are not provided.
- The timing and scope of future redevelopment phases are unspecified.
- Exact land‑use breakdown within the planned mixed‑use program is not detailed.
- Model‑derived fields such as opp_score may be unreliable given the draft status.
Generated by nvidia/nemotron-3-super-120b-a12b on NVIDIA API via Hermes CT from the fields, parcels, deals and context layers on this page, with no outside knowledge. It is regenerated when the record changes and has not been checked by a person. How it is made.
Similar sites
- Fiesta Mall, Mesa, AZ · Malls · opened 1979; closed 2018; same strategy: redevelop
- Foothills Mall, Casas Adobes, AZ · Malls · opened 1982; closed 2023; same strategy: redevelop
- Lakeforest Mall, Gaithersburg, MD · Malls · opened 1978; closed 2023; same strategy: redevelop
- Burlington Center, Burlington Township, NJ · Malls · opened 1982; closed 2018; same strategy: redevelop
Elsewhere on the web
Pages with photos
- Paradise Valley Mall, Sears commons.wikimedia.org
- Arizona Paradise Valley Mall _ Paradise Valley Mall in Pho… abwebworks.com
- Paradise Valley Mall To Be Remodelled As Town Centre - Ret… rli.uk.com
- Future Of Paradise Valley Mall _ Paradise Valley Mall Phoenix – G… syugetu.com
- Paradise Valley Mall Renovation – CSDH paisvalencia.org
- All the Phoenix restaurants coming to Paradise Valley Mall development azcentral.com
- Redevelopment is Coming to Paradise Valley Mall - Law Office … bramnicklawaz.com
Search images: Google · Bing · Commons · references: ULI case studies · Google Scholar
Multifamily screen
- retrofit already built
- closed or demolished site (sourced)
- already in play: under construction, approved, or sold to a developer with housing plans
- county grew 5.6% 2018–23
- median rent $1,587
- housing in the record
Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.
History and original facts
| Opened | 1978Wikidata |
|---|---|
| Closed | 2021extracted, unreviewed |
| Original developer | Westcorextracted, unreviewed |
| Architect | Rafique Islam |
| Anchors | Macy's, Dillard's, JCPenney, Sears, Costco, Diamond's, Goldwater's |
| Organisations in Wikidata (undated) | Macerich |
| County | Maricopa County |
| Census division | 8 · Mountain |
| Notes | Wikipedia categories: Demolished shopping malls in the United States |
Not yet recorded: acres, GLA. Know it? Tell us.
Background
Paradise Valley Mall was a shopping mall located in Phoenix, Arizona, United States. The last remaining anchor stores were JCPenney and Costco. There were 3 vacant anchor stores that were once Sears, Dillard's, and Macy's.
Excerpt from Wikipedia (authors and history), CC BY-SA 4.0. May be older than the record above.
Timeline
- 1977 proposed
- 1978 Opened (Wikidata)
- 1978 opened
- 1979 grand opening
- 1980 Goldwater's opened
- 1980 expansion started
- 1998 carousel installed
- 2000 renovations
- 2002 ownership change
- 2018 Sears closure
- 2021 demolition started
Sources
- Wikipedia: Paradise Valley Mall · supports: after notes, original developer, status, strategy, year closed, zoning change
16 quoted sentences
When the mall permanently closed on March 31, 2021;
The mall was developed by Westcor, the leading shopping center developer in Arizona, which is now a unit of The Macerich Company.
Phase one of PV plans opened in late 2024 and includes a Whole Foods Market, a park with a pavilion and apartment buildings.
Demolition lasted from July 2021 to February 2022, when plans were announced for the future development.
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