Malls · California
West Covina Plaza
West Covina Plaza, owned by Starwood, faces anchor vacancies amid county population decline and high rents, future use uncertain today. · summary, model-written
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 profile18 elements · what this retrofit is built with · tap a chip for the evidence
JCPenney
This site: JCPenney wikipedia · all sites with thisMacy's
This site: Macy's wikipedia · all sites with thisNordstrom Rack
This site: Nordstrom Rack wikipedia · all sites with this100k+ jobs within 45 min by transit
This site: 351,474 epa-walkability · all sites with this15-minute neighbourhood (5+ of 6 daily needs within 800 m)
This site: 5/6 openstreetmap · all sites with this200+ tax-credit housing units within 1 km
This site: 282 units in 2 properties hud-lihtc · all sites with thisBike network nearby
This site: 12 ways openstreetmap · all sites with thisCounty permitting 2,000+ apartment units a year
This site: 9,430 units, Los Angeles County census-bps · all sites with thisCounty typical rent $2,000+
This site: $2,806/mo zillow · all sites with thisGrocery within 800 m
This site: 2 stores openstreetmap · all sites with thisHigh earthquake risk
This site: Very High fema-nri · all sites with thisHigh inland flooding risk
This site: Relatively High fema-nri · all sites with thisHigh natural hazard risk (FEMA NRI)
This site: Very High; inland flooding, earthquake fema-nri · all sites with thisHigh social vulnerability tract (SVI ≥ 0.75)
This site: 0.81 cdc-svi · all sites with thisRenter-majority tract
This site: 62% census-acs · all sites with thisShrinking county
This site: -2.5% census-acs · all sites with thisWalkable block group (EPA ≥ 12)
This site: …index 17.7 epa-walkability · all sites with thisBuilding footprint 50,000+ m²
This site: 66,989 m² overture · all sites with thisNow
| Status | Status not verifiedWikipedia |
|---|---|
| What is there now | Its anchor stores are Macy's, JCPenney, Nordstrom Rack, Best Buy, and EōS Fitness with two vacant spaces last occupied by Sears and Forever 21.extracted, unreviewed |
Site context
| Transit within 800 m | no rail station; 7 bus stops within 400 mOpenStreetMap |
|---|---|
| Motorway junctions within 2 km | 34, 34A, 34B, 35OpenStreetMap |
| FEMA flood zone | X · 0.2 PCT ANNUAL CHANCE FLOOD HAZARDFEMA NFHL |
| EPA-regulated facilities within 500 m | 29: 629 SOUTH EVANWOOD AVE.; BATH & BODY WORKS #865; BATH & BODY WORKS #865; BEST BUY STORE #102; BRIGHT NOW DENTAL OFFICE OF SAHAWNEH DENTAL CORPORATIONEPA FRS |
| Census tract 06037406702 | 7,019 people, 6,531 per sq mi; median household income $91,646; median gross rent $2,392; 62% renters; 8.1% vacant units; 1.4% commute by transitACS 2023 5-year |
| Walkability (EPA, block group) | index 17.7 of 20; 269 intersections per sq mi; nearest transit stop 535 m; land-use mix 0.85; 290,070 jobs within 45 min by car, 351,474 by transit; 4% of households without a carEPA Smart Location |
| Within a 10–15 minute walk (800 m) | 5 of 6 daily needs: 2 grocers, 5 schools, 4 parks or playgrounds, 0 health, 6 civic, 25 food and drink; 12 cycleway segments, 29 sidewalk-tagged segmentsOpenStreetMap |
| Opportunity Zone | noHUD |
| Housing permits, Los Angeles County (CA), 2024 | 9,430 units in 5+ unit buildings, 1,273 in 2–4, 9,106 single-family; 2023: 13,214 in 5+Census BPS |
| Social vulnerability (CDC SVI 2022, tract) | overall percentile 0.81; socioeconomic 0.69; housing and transport 0.90; 16% below 150% of poverty; 7% of households with no vehicleCDC/ATSDR |
| Other atlas sites nearby | 2 within 10 km, 12 within 25 km: Eastland Center (4.3 km); Puente Hills Mall (8.6 km)computed |
| Overture Maps | no place match; building footprint 66,989 m², 17.9 mOverture (CDLA-Permissive 2.0) |
| Attention: Wikipedia page views | 55,603 since 2015; 4,100 in the last 12 months (+5% vs the prior 12); peak 2017-12 with 705Wikimedia |
| Tract change 2013–2023 | population +3% (6,809 → 7,019); median income +58% ($57,872 → $91,646); renters 50% → 62%; median home value +78% ($374,500 → $664,600)Census ACS 5-year |
| Natural hazard risk (FEMA National Risk Index, tract) | very high overall (score 98.3); expected annual loss $6.5M; high: inland flooding, earthquake; community resilience very lowFEMA NRI |
| Tax-credit housing within 1 km | 2 LIHTC properties, 282 units: Cameron Park Apts (158 units); Promenade (124 units)HUD LIHTC |
| Retail trade in the county, 2012 to 2023 | 28,998 establishments (+2%); 419,890 jobs (+8%)Census CBP |
| Housing market in the county | typical home value $871,674 (+0% 1 yr, +13% 5 yr); typical rent $2,806/mo (+1% 1 yr), 2026-09Zillow Research |
| House price index, tract, 2024 | 1,127 (2000 = 100); +8.1% 1 yr, +50% 5 yr, +96% 10 yrFHFA |
| Traffic on the busiest road within 600 m (2024) | 21,332 vehicles a day (principal arterial, 4 lanes); 3,570 trucks; 24 counted segmentsFHWA HPMS |
Summary, model-written
West Covina Plaza opened as a regional mall (opening year not in record) and was acquired by Westfield America, Inc. in 1998, renamed Westfield Shoppingtown West Covina, and the 'Shoppingtown' suffix was dropped in 2005. In October 2013 Westfield sold the mall to Starwood Capital Group while retaining a 10% equity stake; the property is now managed by Pacific Retail Capital Partners. Today the mall retains anchors Macy's, JCPenney, Nordstrom Rack, Best Buy, and EōS Fitness, with two vacant spaces formerly occupied by Sears and Forever 21.
Why. The record shows anchor store losses (Sears and Forever 21 vacancies) and notes that the surrounding county shrank by -2.5% from 2018‑2023 with median rent at $1,893, suggesting demographic and market pressures contributing to the vacancies.
Where it stands. The mall is currently owned by Starwood Capital Group and managed by Pacific Retail Capital Partners, though its overall status is listed as unknown in the record.
For a planner
- Precedent of ownership shift from a public REIT (Westfield) to a private equity firm (Starwood).
- No explicit policy tools or incentives are mentioned in the record.
- Open questions include potential reuse strategies for the vacant anchor spaces and how county population decline may affect long‑term viability.
For a developer
- Site size and exact parcel boundaries are not provided in the record.
- Control lies with Starwood Capital Group (owner) and Pacific Retail Capital Partners (manager).
- Entitlement stage and any zoning or land‑use approvals are unknown.
- Context layers such as flood risk, transit access, or environmental constraints are not described.
- Market signals indicate a contracting county population (-2.5% 2018‑23) and relatively high median rent ($1,893).
What we do not know yet
- Opening date and original building size are missing.
- Current vacancy percentage and financial performance are not stated.
- Environmental, flood, or transit constraints are unknown.
- Zoning status and any pending entitlements are not described.
- The record is marked as 'draft' verified, indicating possible unreviewed or model‑extracted data.
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
- PLAZA WEST COVINA - West Covina CA - Hours, Directions, Reviews ... loc8nearme.com
- Plaza West Covina on LinkedIn: #plazawestcovina linkedin.com
Search images: Google · Bing · Commons · references: ULI case studies · Google Scholar
Multifamily screen
- county shrank -2.5% 2018–23
- median rent $1,893
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
| Anchors | Forever 21, Macy's, JCPenney, Best Buy, Nordstrom Rack, EōS Fitness |
|---|---|
| County | Los Angeles County |
| Census division | 9 · Pacific |
| Notes | Wikipedia categories: Demolished shopping malls in the United States |
Not yet recorded: acres, GLA, year opened, original developer, retrofit year. Know it? Tell us.
Background
Plaza West Covina is a large regional shopping mall in West Covina, California, owned by the Starwood Capital Group. Its anchor stores are Macy's, JCPenney, Nordstrom Rack, Best Buy, and EōS Fitness with two vacant spaces last occupied by Sears and Forever 21. Westfield America, Inc., a precursor to Westfield Group, acquired the shopping center in 1998 and renamed it "Westfield Shoppingtown West Covina", dropping the "Shoppingtown" name in June 2005. In October 2013, the Westfield Group sold the mall to Starwood Capital Group and the mall is now managed by Pacific Retail Capital Partners. In the 2013 sale of the mall, Westfield kept a 10% equity stake in the property.
Excerpt from Wikipedia (authors and history), CC BY-SA 4.0. May be older than the record above.
Timeline
- 1998 Acquired by Westfield America, Inc. and renamed to Westfield Shoppingtown West Covina
- 2005 Dropped the 'Shoppingtown' suffix from the name
- 2013 Sold to Starwood Capital Group; Westfield retained 10% equity stake
Sources
- Wikipedia: West Covina Plaza · supports: after notes
4 quoted sentences
Its anchor stores are Macy's, JCPenney, Nordstrom Rack, Best Buy, and EōS Fitness with two vacant spaces last occupied by Sears and Forever 21.
Westfield America, Inc., a precursor to Westfield Group, acquired the shopping center in 1998 and renamed it 'Westfield Shoppingtown West Covina'
dropping the 'Shoppingtown' name in June 2005.
In October 2013, the Westfield Group sold the mall to Starwood Capital Group and the mall is now managed by Pacific Retail Capital Partners. In the 2013 sale of the mall, Westfield kept a 10% equity stake in the property.