Malls · Arizona
Tucson Mall
Tucson Mall remains operating but faces 2025 foreclosure on a $174.9M loan, pending lender decisions and redevelopment in the area. · summary, model-written
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Site profile5 elements · what this retrofit is built with · tap a chip for the evidence
CMBS special servicing
This site: research-deals · all sites with thisDefault or watchlist
This site: research-deals · all sites with thisForeclosure or REO
This site: research-deals · all sites with this3+ other atlas sites within 10 km
This site: 3 within 10 km computed · all sites with this30,000+ vehicles a day on an adjacent road
This site: 38,488 on ~~S~077~~~~~~~~~~~~~~~~~~~~~~~~~ fhwa-hpms · all sites with thisNow
| Status | Operatingpublic reporting reported |
|---|
Deals and debt
| Date | Event | Price | Parties | Source |
|---|---|---|---|---|
| 2025-08 | Foreclosure · default | — | · lender BB-UBS Trust 2012-TFT · loan $174.9M | KBRA 2026-07-23 |
| 2024-04 | Special servicing · special servicing | — | · lender BB-UBS Trust 2012-TFT · loan $174.9M | KBRA 2026-07-23 |
Securitised debt and public filers
Filings (2001 to date) that name “Tucson Mall” and “Tucson” (248 hits, first 100 sampled, 8 other filers such as tenants left out). Common name: these matches are unreliable. 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 2003-11-07 (a sample date, not the issuance date); 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) | WACHOVIA COMMERCIAL MORTGAGE SECURITIES INC | 1 | 2003-11-07 to 2003-11-07 | 8-K 1 |
| Public owner (strong) | GENERAL GROWTH PROPERTIES INC | 40 | 2001-08-14 to 2010-10-29 | 8-K 26, 10-K 8, 10-Q 5, 8-K/A 1 |
| Public owner (strong) | General Growth Properties, Inc. | 22 | 2010-12-13 to 2017-05-01 | 8-K 19, 10-K 2, 8-K/A 1 |
| Public owner (strong) | FOREST CITY ENTERPRISES INC | 18 | 2001-09-04 to 2005-04-01 | 10-Q 10, 8-K 5, 10-K 2, 10-Q/A 1 |
| Public owner (strong) | MACERICH CO (MAC) | 3 | 2008-11-07 to 2010-02-26 | 10-K 2, 10-Q 1 |
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 |
|---|---|---|---|---|---|---|---|---|
| 2020 | Brookfield Property REIT (formerly GGP) 10-K, 2021-02-26 | Tucson Mall Tucson, AZ match: exact | 1,287,000 in-line 618,000 | 90.0% leased | 46.0% | Dillard's, Macy's, JCPenney, Dick's Sporting Goods | ||
| 2016 | GGP Inc. 10-K, 2017-02-22 | Tucson Mall Tucson, AZ match: exact | 1,280,235 in-line 602,872 | 96.1% leased | 100.0% | Dillard's, JCPenney, Macy's, Sears | ||
| 2012 | General Growth Properties 10-K, 2013-02-28 | Tucson Mall Tucson, AZ match: exact | 1,290,560 in-line 621,797 | 97.7% leased | 100.0% | Dillard's, JCPenney, Macy's, Sears | ||
| 2009 | General Growth Properties 10-K, 2010-03-01 | Tucson Mall Tucson, AZ match: exact | 1,228,202 in-line 504,938 | Dillard's, Forever 21, JCPenney, Macy's, Sears | ||||
| 2006 | General Growth Properties 10-K, 2007-03-01 | Tucson Mall Tucson, AZ match: exact | 1,306,515 | Dillard’s, JCPenney, Macy’s, Mervyn’s, Sears |
Site context
| Housing permits, Pima County (AZ), 2024 | 996 units in 5+ unit buildings, 104 in 2–4, 4,150 single-family; 2023: 1,419 in 5+Census BPS |
|---|---|
| Other atlas sites nearby | 3 within 10 km, 3 within 25 km: Tucson Galleria (0.3 km); Foothills Mall (6.8 km); El Con Mall (9.1 km)computed |
| Retail trade in the county, 2025 (BLS QCEW) | 41,177 jobs in 2,136 establishments; average annual pay $40,265; employment location quotient 1.08; employment -2.6% on the yearBLS QCEW 2025, NAICS 44-45, private |
| Jobs located in the tract, 2022 | 3,924 jobs; 1,876 in retail trade, 861 in accommodation and food (workplace blocks summed to tract 04019004510)Census LEHD LODES8 WAC 2022 |
| Upward mobility (Opportunity Atlas, 2010 tract) | children of low-income (25th percentile) families reached the 40th income percentile as adults; 0.7% incarcerated at the 2010 count (471 children in the sample); born 1978–83, measured 2014–15Opportunity Insights |
| Food access (USDA FARA 2019, 2010 tract) | not a low-access tract at 1 mile; poverty rate 42.5%; median family income $34,135; 175 SNAP householdsUSDA ERS |
| Schools | Amphitheater Unified District (PK-12); 3 public schools within 1 mile: Amphi Academy Online; Pima County JTED - Amphi Land Lab; Academy Del SolNCES EDGE |
| Elevation | 2,318 ft above sea level at the site pointUSGS 3DEP |
| Storm events in the county, 2016-2025 | 540 county-logged events: 230 thunderstorm wind, 192 flash flood, 48 hail, 27 lightning; $45,960,800 property damage reported; 5 direct deaths; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events |
| Homes for sale in ZIP 85705, 2026-09 | median list price $274,225 (-11.4% on the year); 79 active listings; median 52 days on market; 28% with a price cutRealtor.com Research |
| Retail trade in the county, 2012 to 2023 | 2,561 establishments (-8%); 53,052 jobs (+21%)Census CBP |
| Housing market in the county | typical home value $335,772 (-2% 1 yr, +10% 5 yr); typical rent $1,488/mo (+2% 1 yr), 2026-09Zillow Research |
| Traffic on the busiest road within 600 m (2024) | 38,488 vehicles a day on ~~S~077~~~~~~~~~~~~~~~~~~~~~~~~~ (principal arterial, 6 lanes); 5,537 trucks; 3 counted segmentsFHWA HPMS |
Summary, model-written
Tucson Mall opened as a mall (opening year not recorded) and has remained operating. It entered special servicing in April 2024 and moved to foreclosure/default in August 2025 on a $174.9 million loan.
Why. The record shows distressed loan conditions: a special servicing event in 2024 followed by a loan default and foreclosure in 2025, indicating financial stress as the visible cause.
Where it stands. The mall is currently operating but under foreclosure/default, with control effectively held by the lender BB-UBS Trust 2012-TFT.
For a planner
- No opening date, anchor tenant list, or zoning details are provided in the record.
- Policy tools or incentives used at the site are not recorded; local adaptive‑reuse programs would need to be investigated.
- Open question: what is the city’s long‑term plan for the property and any redevelopment vision?
For a developer
- Site size is not specified in the record.
- Control lies with the lender BB-UBS Trust 2012-TFT due to the loan default.
- Entitlement stage is unknown; no permits, plans, or approvals are noted.
- Context layers such as flood risk, transit access, and environmental constraints are absent from the record and require separate review.
What we do not know yet
- Opening year, total square footage, and anchor tenant mix are missing.
- Local market conditions, competition, and consumer trends are not described.
- Zoning, land‑use regulations, and any pending municipal approvals are unknown.
- Environmental, flood, and transit context layers are not included in the record.
- The record is marked as 'verified: draft' and the opp_score/opp_reasons may be model‑extracted and unreviewed.
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.
Elsewhere on the web
Pages with photos
- Tucson Mall, 4500 N. Oracle Road, Tucson, AZ, Shopping Centers & Malls ... mapquest.com
- Tucson Mall - All You SHOULD Know Before Going 2026 (with Reviews) tripadvisor.com
- Tucson Mall, Park Place to reopen Tuesday kgun9.com
- Tucson Mall is for sale tucson.com
- TUCSON MALL - Updated July 2026 - … yelp.com
- Tucson Mall - Lohnt es sich? Aktuell für 2024 (Mi… tripadvisor.de
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Multifamily screen
- distressed loan or foreclosure
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
| County | Pima County |
|---|---|
| Census division | 8 · Mountain |
| Notes | Record created from a 2024+ transaction, listing or loan report; no retrofit recorded. |
Not yet recorded: acres, GLA, year opened, original developer, what is there now, retrofit year. Know it? Tell us.
Sources
- KBRA affirms BB-UBS Trust 2012-TFT · 2026-07-23
1 quoted sentence
The loan transferred to the special servicer in April 2024 due to imminent maturity default.