{"id": "m-1e73db7330", "slug": "san-antonio-leon-valley-ingram-park-mall", "type": "mall", "name": "Ingram Park Mall", "aka": null, "city": "San Antonio (Leon Valley)", "county": "Bexar County", "state": "TX", "country": "US", "census_division": 7, "lat": 29.46928, "lon": -98.62093, "geocode_method": "override", "address": null, "metro": null, "original_use": "mall", "year_opened": null, "year_closed": null, "acres": 22.92, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": "Melvin Simon & Associates (Simon Property Group)", "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": "Rush Fun Park (Rush Maxx), retenanting former Sears anchor", "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": "2026-10-20T14:41:18Z", "created": "2026-10-18", "contributor_name": null, "contributor_org": null, "contributor_link": null, "international": 0, "county_fips": "48029", "opp_score": 45.0, "opp_reasons": ["22.92 acres", "county grew 5.8% 2018–23", "distressed loan or foreclosure", "listed for sale"], "for_sale": 1, "distressed": 1, "url": "https://retrofitatlas.org/malls/tx/san-antonio-leon-valley-ingram-park-mall/", "events": [], "sources": [{"id": 6917, "site_id": "m-1e73db7330", "url": "https://www.sacurrent.com/news/part-of-san-antonios-ingram-park-mall-listed-for-sale-for-100-million-35528498/", "title": "Part of San Antonio's Ingram Park Mall listed for sale", "publisher": null, "date": "2024-09-09", "quote": "listed 22.92 acres of its 83.57 acre complex for sale", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 9407, "site_id": "m-1e73db7330", "url": "https://en.wikipedia.org/wiki/Ingram_Park_Mall", "title": "found by hermes-web (staffboxfree)", "publisher": null, "date": null, "quote": "Developer | Melvin Simon & Associates ... The mall opened on March 1, 1979 with J. C. Penney, Dillard's, Joske's, and Sears.", "kind": "hermes-web", "license": null, "retrieved": "2026-10-20"}, {"id": 9408, "site_id": "m-1e73db7330", "url": "https://www.mysanantonio.com/business/article/rush-maxx-ingram-park-mall-19520818.php", "title": "found by hermes-web (staffboxfree)", "publisher": null, "date": null, "quote": "The old Sears building at Ingram Park Mall has sat quietly since it closed its doors in 2018...a new entertainment center is set to breathe new life into the 45-year-old mall.", "kind": "hermes-web", "license": null, "retrieved": "2026-10-20"}, {"id": 9409, "site_id": "m-1e73db7330", "url": "https://www.expressnews.com/business/article/Ingram-Park-Mall-on-West-Side-sells-for-100-7-16318135.php", "title": "found by hermes-web (staffboxfree)", "publisher": null, "date": null, "quote": "Longtime owner Simon Property Group built the mall, totaling about 1.1 million square feet, more than 40 years ago.", "kind": "hermes-web", "license": null, "retrieved": "2026-10-20"}, {"id": 9410, "site_id": "m-1e73db7330", "url": "https://en.wikipedia.org/wiki/Ingram_Park_Mall", "title": "found by hermes-web (staffboxfree)", "publisher": null, "date": null, "quote": "In 2021, the mall was sold at a foreclosure auction for $100.7 million to an entity associated with the investment firm Morgan Stanley, one month after Simon Property Group defaulted its loan.", "kind": "hermes-web", "license": null, "retrieved": "2026-10-20"}], "deals": [{"id": 401, "site_id": "m-1e73db7330", "kind": "listing", "date": "2024-09", "year": 2024, "acres": 22.92, "sqft": null, "buyer": null, "seller": "Morgan Stanley affiliate (won at foreclosure auction)", "broker": "CBRE", "lender": null, "loan_maturity": null, "loan_status": "REO", "listing_url": null, "status": null, "notes": "", "source_url": "https://www.sacurrent.com/news/part-of-san-antonios-ingram-park-mall-listed-for-sale-for-100-million-35528498/", "source_title": "Part of San Antonio's Ingram Park Mall listed for sale", "source_date": "2024-09-09", "quote": "listed 22.92 acres of its 83.57 acre complex for sale", "verified": "draft", "retrieved": "2026-10-18"}], "parties": [{"name": "Simon Property Group", "kind": "owner", "role": "owner", "year_from": 1979, "year_to": 2021}, {"name": "Melvin Simon & Associates (Simon Property Group)", "kind": "developer", "role": "original_developer", "year_from": 1979, "year_to": null}, {"name": "Rush Fun Park (Rush Maxx), retenanting former Sears anchor", "kind": "developer", "role": "developer", "year_from": 2024, "year_to": null}, {"name": "Entity affiliated with Morgan Stanley", "kind": "private company", "role": "owner", "year_from": 2021, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Ingram Park Mall opened as a regional shopping center in Leon Valley, Texas, and has remained operating as a mall. In 2024 it became REO after a foreclosure auction, with a Morgan Stanley affiliate acquiring the property and placing it on the market for sale. The site continues to operate while being marketed for disposition.", "why": "The record shows a distressed loan or foreclosure as the primary cause of the current listing, indicating financial stress on the ownership. No specific anchor tenant losses, competition, or demolition are mentioned in the record.", "where_it_stands": "The mall is currently operating and controlled by the Morgan Stanley affiliate that won the foreclosure auction and is listed as the seller in the 2024 listing.", "for_a_planner": ["Potential for adaptive reuse or redevelopment given the 22.9‑acre site size.", "No public incentives or policy tools are documented in the record.", "Open questions include future land‑use zoning, community impact, and timing of disposition."], "for_a_developer": ["Site totals 22.92 acres, providing substantial land for new construction.", "Control lies with a single institutional seller (Morgan Stanley affiliate), simplifying negotiations.", "Entitlement status is unknown; the property remains operating as a mall with no noted zoning changes.", "Context‑layer constraints (flood, transit, environment) are not provided in the record."], "risks_and_unknowns": ["Exact opening date and original anchor tenant mix are not recorded.", "Current tenant occupancy, lease terms, and financial performance are unknown.", "Environmental, floodplain, and transit access details are missing from the record.", "The verified status is draft and based on a single source, indicating thin data quality.", "Any existing debt structure beyond the REO status is not specified."], "data_quality": "thin", "one_line": "Ingram Park Mall, a 22.9‑acre operating mall in Leon Valley, TX, is REO‑held and listed for sale after foreclosure today", "model": "nvidia/nemotron-3-super-120b-a12b", "machine": "NVIDIA API via Hermes CT", "record_sha1": "2b33042372c9"}, "cluster": {"within_10km": [{"id": "m-cc69036b47", "name": "Crossroads Mall", "city": "Balcones Heights", "status": "partial", "km": 7.2}], "count_10km": 1, "count_25km": 4}, "elevation": {"elevation_ft": 823.5, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "48029181705", "urban": 1, "lila_1_10": 0, "low_access_1mi": 1, "lapop1share": 55.5365303822971, "poverty_rate": 9.11764705882353, "median_family_income": 60998.0, "snap_households": 345.0, "pop2010": 4882.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 250969, "month": "2026-09", "change_1y": -0.023, "change_5y": 0.045}, "zori": {"latest": 1393, "month": "2026-09", "change_1y": -0.009, "change_5y": 0.033}, "county_fips": "48029", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "48029181705", "jobs": 6187, "retail_jobs": 2131, "food_accommodation_jobs": 948, "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": "78238", "month": "202609", "median_listing_price": 261850, "median_listing_price_yy": 0.0478, "active_listing_count": 65, "median_days_on_market": 54, "price_reduced_share": 0.1001, "pending_ratio": 0.5194, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "48029181705", "kfr_p25": 0.4731, "jail_p25": 0.0122, "kids_count": 209.5361, "commuting_zone": "San Antonio", "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-e9252ce63f", "name": "Palm Center", "city": "Houston", "state": "TX", "score": 5.5, "why": ["similar size (26 acres)", "also in TX"]}, {"id": "m-64ce9cbf6c", "name": "Chinese Cultural Center, Phoenix", "city": "Phoenix", "state": "AZ", "score": 4.5, "why": ["similar size (26 acres)"]}, {"id": "m-c0ba87a890", "name": "Colonial Plaza", "city": "Orlando", "state": "FL", "score": 4.5, "why": ["similar size (20 acres)"]}, {"id": "m-d5fda53b02", "name": "Escondido Village Mall", "city": "Escondido", "state": "CA", "score": 4.5, "why": ["similar size (30 acres)"]}, {"id": "m-f561ef422b", "name": "Plaza del Atlántico", "city": "Arecibo", "state": null, "score": 4.5, "why": ["similar size (16.8 acres)"]}, {"id": "m-a4a41b3240", "name": "Seven Corners Shopping Center", "city": "Seven Corners", "state": "VA", "score": 4.5, "why": ["similar size (29 acres)"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Bexar County", "2024": {"units_1": 5815, "units_2_4": 28, "units_5plus": 2506, "value_total": 1967221319}, "2023": {"units_1": 5036, "units_2_4": 481, "units_5plus": 4932, "value_total": 2076860142}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "48029", "year": 2025, "establishments": 4936, "employment": 95933, "avg_annual_pay": 43680, "lq_employment": 1.04, "employment_change_1y": 0.1, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 4871, "emp": 82144}, "2023": {"estab": 5037, "emp": 98269}, "estab_change": 0.034, "emp_change": 0.196, "county_fips": "48029"}, "schools": {"district": "Northside Independent School District", "district_geoid": "4833120", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 2, "schools": ["PREMIER HIGH SCHOOL-SAN ANTONIO INGRAM", "HOLMES H S"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "sec": {"reit": [{"filer": "Simon Property Group", "filed": "2017-02-24", "as_of": "2016-12-31", "url": "https://www.sec.gov/Archives/edgar/data/1063761/000155837017000934/spg-20161231x10k.htm", "match": "exact", "name": "Ingram Park Mall", "city": "San Antonio", "state": "TX", "gla_sqft": 1120444, "gla_inline_sqft": null, "year_built": 1979, "year_acquired": null, "year_renovated": null, "occupancy_pct": 98.1, "occupancy_basis": "occupied", "sales_psf": null, "anchors": "Dillard's, Macy's, JCPenney, Sears, Bealls,", "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": "Ingram Park Mall", "city": "San Antonio", "state": "TX", "gla_sqft": 1125708, "gla_inline_sqft": null, "year_built": 1979, "year_acquired": null, "year_renovated": null, "occupancy_pct": 93.4, "occupancy_basis": "occupied", "sales_psf": null, "anchors": "Dillard's, Dillard's Home Store, Macy's, JCPenney, Sears, Bealls", "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": "48029", "years": "2016-2025", "events": 578, "by_type": {"Hail": 294, "Flash Flood": 174, "Thunderstorm Wind": 95, "Flood": 6, "Tornado": 5, "Lightning": 3, "Heavy Rain": 1}, "property_damage_usd": 1386756000, "deaths_direct": 20, "injuries_direct": 0, 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