{"id": "m-9a37014314", "slug": "memphis-wolfchase-galleria", "type": "mall", "name": "Wolfchase Galleria", "aka": null, "city": "Memphis", "county": "Shelby County", "state": "TN", "country": "US", "census_division": 6, "lat": 35.20105, "lon": -89.78791, "geocode_method": "override", "address": null, "metro": null, "original_use": "mall", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "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": null, "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": "2026-09", "created": "2026-10-18", "contributor_name": null, "contributor_org": null, "contributor_link": null, "international": 0, "county_fips": "47157", "opp_score": 10.0, "opp_reasons": ["distressed loan or foreclosure"], "for_sale": 0, "distressed": 1, "url": "https://retrofitatlas.org/malls/tn/memphis-wolfchase-galleria/", "events": [], "sources": [{"id": 6899, "site_id": "m-9a37014314", "url": "https://www.connectcre.com/stories/return-to-lender-week-of-sept-24-2026/", "title": "Return to Lender: Week of Sept. 24, 2026", "publisher": null, "date": "2026-09-24", "quote": "moved to special servicing ahead of its November 2026 maturity date", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [{"id": 378, "site_id": "m-9a37014314", "kind": "special_servicing", "date": "2026-09", "year": 2026, "acres": null, "sqft": 391862, "buyer": null, "seller": null, "broker": null, "lender": "Multiple conduits (CMBX.10)", "loan_maturity": null, "loan_status": "special servicing", "listing_url": null, "status": null, "notes": "", "source_url": "https://www.connectcre.com/stories/return-to-lender-week-of-sept-24-2026/", "source_title": "Return to Lender: Week of Sept. 24, 2026", "source_date": "2026-09-24", "quote": "moved to special servicing ahead of its November 2026 maturity date", "verified": "draft", "retrieved": "2026-10-18"}], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Wolfchase Galleria opened as a mall in Memphis and has continued to operate as a shopping center. The record shows it is currently under special servicing of a large loan, indicating financial distress. No further timeline details are provided.", "why": "The record attributes the site's distress to a distressed loan or foreclosure, as indicated by the opp_reasons and the special servicing deal in 2026.", "where_it_stands": "The mall is listed as operating, but control is tied to multiple conduits (CMBX.10) holding the loan in special servicing; the owner is not stated.", "for_a_planner": ["No explicit planning precedents or policy tools are recorded.", "Open question: potential for reuse or redevelopment under loan workout.", "Need to verify zoning, land use, and any existing entitlements.", "Assess whether any public incentives or distressed property programs could apply."], "for_a_developer": ["Site size and parcel boundaries are not provided in the record.", "Control is currently with lenders in special servicing, not a clear owner.", "Entitlement stage and any approved plans are unknown.", "Context layers such as flood risk, transit access, and environmental constraints are not recorded.", "Market signals from surrounding tract data are absent."], "risks_and_unknowns": ["Opening date and original anchor tenants are unknown.", "Current ownership and deed details are missing.", "Parcel boundaries, land area, and subdivision information are not recorded.", "Zoning, land-use designations, and any entitlements or approvals are absent.", "Floodplain, transit proximity, and environmental constraints are not documented.", "Surrounding tract demographics, income, and retail market data are missing.", "The loan details (2026 date, $155M amount) may be model-extracted and unverified.", "The record is marked as 'draft' verification, indicating limited source validation."], "data_quality": "thin", "one_line": "Wolfchase Galleria in Memphis remains operating but is under special servicing of a $155M distressed loan, ownership and details unknown", "model": "nvidia/nemotron-3-super-120b-a12b", "machine": "NVIDIA API via Hermes CT", "record_sha1": "6762ddc58370"}, "cluster": 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"https://efts.sec.gov/LATEST/search/#/q=%22Wolfchase%20Galleria%22%20%22Memphis%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": ["0000896985", "0000912463", "0001018005", "0001019439", "0001022344", "0001063761", "0001168213", "0001507563", "0001581164", "0001837671"], "adj_total": 103, "first_in_sample": "2016-12-08", "securitised": null, "vintage": 2016, "vintage_strong": false, "source": "SEC EDGAR full-text search"}, "elevation": {"elevation_ft": 336.3, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "47157021113", "urban": 1, "lila_1_10": 0, "low_access_1mi": 1, "lapop1share": 27.104851219929, "poverty_rate": 9.83727810650888, "median_family_income": 67076.0, "snap_households": 165.0, "pop2010": 3877.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 215732, "month": "2026-09", "change_1y": -0.012, "change_5y": 0.116}, "zori": {"latest": 1341, "month": "2026-09", "change_1y": 0.014, "change_5y": 0.155}, "county_fips": "47157", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "47157021113", "jobs": 6001, "retail_jobs": 2801, "food_accommodation_jobs": 1931, "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": "38133", "month": "202609", "median_listing_price": 319670, "median_listing_price_yy": 0.0836, "active_listing_count": 73, "median_days_on_market": 60, "price_reduced_share": 0.3179, "pending_ratio": 0.3288, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "47157021113", "kfr_p25": 0.4432, "jail_p25": 0.005, "kids_count": 308.6363, "commuting_zone": "Memphis", "vintage": "children born 1978-83, outcomes measured 2014-15", "source": "Opportunity Insights, Opportunity Atlas (Chetty, Friedman, Hendren, Jones, Porter 2018)", "retrieved": "2026-10-20"}, "permits": {"county": "Shelby County", "2024": {"units_1": 642, "units_2_4": 24, "units_5plus": 1395, "value_total": 392152447}, "2023": {"units_1": 968, "units_2_4": 16, "units_5plus": 980, "value_total": 466338443}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "47157", "year": 2025, "establishments": 2958, "employment": 43348, "avg_annual_pay": 46087, "lq_employment": 0.93, "employment_change_1y": -1.2, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 3053, "emp": 46987}, "2023": {"estab": 2910, "emp": 43694}, "estab_change": -0.047, "emp_change": -0.07, "county_fips": "47157"}, "schools": {"district": "Shelby County School District", "district_geoid": "4700148", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 1, "schools": ["Kate 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"gla_inline_sqft": null, "year_built": null, "year_acquired": 2002, "year_renovated": null, "occupancy_pct": 98.1, "occupancy_basis": "occupied", "sales_psf": null, "anchors": "Macy's, Dillard's, JCPenney, Sears, Malco Theatres", "ownership_pct": 94.5, "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": "Wolfchase Galleria", "city": "Memphis", "state": "TN", "gla_sqft": 1152554, "gla_inline_sqft": null, "year_built": null, "year_acquired": 2002, "year_renovated": null, "occupancy_pct": 94.4, "occupancy_basis": "occupied", "sales_psf": null, "anchors": "Macy's, Dillard's, JCPenney, Sears, Malco Theatres", "ownership_pct": 94.5, "tenure": "Fee"}, {"filer": "Simon Property Group", "filed": "2007-02-28", "as_of": "2006-12-31", "url": "https://www.sec.gov/Archives/edgar/data/1063761/000104746907001496/a2176251z10-k.htm", "match": "exact", "name": "Wolfchase Galleria", "city": "Memphis", "state": "TN", "gla_sqft": 1267109, "gla_inline_sqft": null, "year_built": null, "year_acquired": 2002, "year_renovated": null, "occupancy_pct": 99.3, "occupancy_basis": "occupied", "sales_psf": null, "anchors": "Macy's, Dillard's, JCPenney, Sears", "ownership_pct": 94.5, "tenure": "Fee"}], "absee": [{"trust": "CSMC 2016-NXSR Commercial Mortgage Trust", "cik": "0001691198", "filed": "2026-09-28", "as_of": "2026-09-11", "url": "https://www.sec.gov/Archives/edgar/data/1691198/000188852426017304/exh_102.xml", "primary": "https://www.sec.gov/Archives/edgar/data/1691198/000188852426017304/csc16nxr_absee-202609.htm", "match": "exact", "linked": true, "n_properties": 1, "loan": {"loan_id": "7", "originator": "UBSAG", "origination_date": "10-26-2016", "loan_original": "20000000.00", "maturity": "11-01-2026", "loan_balance": "18806298.82", "loan_balance_actual": "18806298.82", "interest_rate": "0.04146", "payment_status": "0", "paid_through": "08-01-2026", "servicer": "Trimont LLC", "special_servicer_transfer": "06-03-2020", "master_servicer_return": "05-11-2021", "workout_strategy": "8", "modified": "true", "defeased": "N", "dscr_ncf": "1.7691", "dscr_noi": "1.9399", "noi": "3163121.00", "financials_end": "03-31-2026", "dscr_ncf_at_securitization": "1.72", "noi_at_securitization": "17678127.78", "period_end": "09-11-2026", "n_properties": "1", "n_properties_now": "1"}, "property": {"property": "WOLFCHASE GALLERIA", "address": "2760 NORTH GERMANTOWN PARKWAY", "city": "Memphis", "state": "TN", "zip": "38133", "property_type": "RT", "nrsf": "391862", "nrsf_at_securitization": "391862", "year_built": "1997", "appraised_at_securitization": "254000000.00", "appraisal_date_at_securitization": "09-26-2016", "occupancy_pct": "0.69", "occupancy_pct_at_securitization": "90.1", "property_status": "6", "tenant1": "Malco Theatres", "tenant1_sqft": "31049", "tenant1_expiry": "12-31-2027", "tenant2": "H&M", "tenant2_sqft": 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